HomeMy WebLinkAboutPLUM & SHIELDS GREEK HOUSING - PDP/FDP - FDP130053 - CORRESPONDENCE -Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
January 27, 2014
Cathy Mathis
TB Group
444 Mountain Ave
Berthoud, CO 80513
RE: Plum & Shields Greek Housing, FDP130053, Round Number 1
Please see the following summary of comments from City staff and outside reviewing agencies for your
submittal of the above referenced project. If you have questions about any comments, you may contact the
individual commenter or direct your questions through the Project Planner, Jason Holland, at 970-224-
6126 or jholland@fcgov.com.
Comment Summary:
Department: Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/22/2014
01/22/2014: A modification to the minimum parking required would need to be submitted for
review, if the parking ratio cannot be met.
RESPONSE: We have the parking worked out.
Comment Number: 2 Comment Originated: 01/22/2014
01/22/2014: A modification to the TOD Character and Image standards is required to be
reviewed prior to hearing. This is for 3.10.5(C)(1)(2)and(5) below:
3.10.5(C) Materials and Colors.
RESPONSE: As discussed, this may not be necessary.
(1) Predominant exterior building materials shall be high quality materials, including but not
limited to brick, sandstone, other native stone, tinted/textured concrete masonry units, stucco
systems or treated tilt-up concrete systems.
RESPONSE: As discussed, this may not be necessary.
(2) All building facades shall incorporate stone, stone veneer, brick, brick veneer, stucco,
corrugated metal, wood and/or equivalent accent material in a manner that highlights the
articulation of the massing or the base and top of the building. An all-brick building does not
need to incorporate an accent material, though soldier courses and banding or other brick,
stone or metal detailing are encouraged in order to subdivide masses and establish human
scale.
RESPONSE: As discussed, this may not be necessary.
(3) Predominant or field colors for facades shall be low reflectance, subtle, neutral or earth tone
colors. The use of high-intensity colors, black or fluorescent colors shall be prohibited.
RESPONSE: As discussed, this may not be necessary.
(4) Building trim and accent areas may feature brighter colors, including primary colors, and
black, but neon tubing shall not be an acceptable feature for building trim or accent areas.
RESPONSE: As discussed, this may not be necessary.
(5) Exterior building materials shall not include smooth-faced concrete block, untreated or
unpainted tilt-up concrete panels or prefabricated steel panels.
RESPONSE: As discussed, this may not be necessary.
Comment Number: 3 Comment Originated: 01/22/2014
01/22/2014: Please see redlines for comments on formatting and additional content needed
for sheet information, dimensions, and land use table. Overall, it is difficult to read existing vs.
proposed, and the existing tree symbols are difficult to read and have no trunk marking.
RESPONSE: Everything is fixed per suggestions.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 01/22/2014
01/22/2014: Sheet C200 proposes the pervious pavers to extend south of the Property line.
Does this project have an access easement or legal right to construct on the adjacent property.
If not than a letter of intent will be required by the adjacent property stating that they will grant
such easement during final compliance of this project.
RESPONSE: The pervious pavers are now proposed at the NW corner of the new parking area.
Comment Number: 2 Comment Originated: 01/22/2014
01/22/2014: A sidewalk connection is required to be provided to the west property line of this
project. The existing tree that exists on the northwest corner or this property is currently
blocking the preferred alignment of the sidewalk. Pending an independent evaluation from a
licensed arborist on the trees health and condition the sidewalk alignment may need to be
further evaluated for interim and ultimate conditions.
RESPONSE: Based on several on-site meetings and coordination, we think we have a solution
that will accommodate both the sidewalk and the tree.
Comment Number: 3 Comment Originated: 01/22/2014
01/22/2014: The right of way along Plum Street shall be dedicated by separate document such
that it matches with the back of the proposed sidewalk. A utility easement should be provided
on the back of the right of way but the actual width of easement can be negotiated since most
utilities already exist within the existing and proposed right of way.
RESPONSE: Acknowledged. This is shown on revised plans.
Comment Number: 4 Comment Originated: 01/22/2014
01/22/2014: The driveway access on the Plum should be a 2-way access with a minimum of
28' in width per LCUASS. Not only should this width be provided per standard but it will also
allow this site to take full access off of Plum Street allowing vehicles to make full use of the
signalized intersection at Plum and Shields instead of directing all vehicles to SB Shields. This
driveway will need to be constructed per City standard details.
RESPONSE: The drive aisle is now 22’, with a 20’ driveway at the Plum Street access.
Comment Number: 5 Comment Originated: 01/22/2014
01/22/2014: Does this project currently have an access easement on the adjacent property to
allow vehicles to exit through the southbound driveway?
RESPONSE: As discussed, we will leave the access open, but will add a speed bump.
Comment Number: 6 Comment Originated: 01/22/2014
01/22/2014: The proposed street trees and grates appear to be directly on top of existing fiber
optic lines. Please coordinate with the protection or relocation of these fiber optic lines and
coordinated with any requirements from Forestry.
RESPONSE: The fiber optic lines are owned by CenturyLink, and we are currently investigating
whether or not the street trees will be allowed. Early indications are that they will be allowed, so
long as the street trees are hand dug in the planting process.
Comment Number: 7 Comment Originated: 01/22/2014
01/22/2014: Greater than 750 square feet of runoff is draining out of the existing driveway onto
Plum Street. Depending on the determination on the tree, sidewalk and driveway this will need
to be mitigated by a chase, inlet, etc.
RESPONSE: As you have noted, there is currently 1314 sf of paving that will drain across the
proposed flush sidewalk. Due to the sidewalk being flush, and the proximity to the existing tree,
there are no mitigation techniques proposed at this time.
Comment Number: 8 Comment Originated: 01/22/2014
01/22/2014: It appears that the existing curb and gutter along Plum Street will need to be
removed and replaced to the standard vertical curb and gutter section.
RESPONSE: The curb and gutter along Plum is now shown as new 30” vertical curb and gutter.
Please note that this stretch of curb is located along a crest in the road, and as such, the
proposed flowline grades are extremely flat. It should also be noted that the existing asphalt
actually slopes away from the existing curb and gutter. The combination of these two factors
lead us to believe that the flat slopes that currently exist, and that we propose to match, will have
little to no adverse impact.
Comment Number: 9 Comment Originated: 01/22/2014
01/22/2014: Right of way dedication, easement dedication and vacation will need to be
processed by separate document. It is $250 for each dedication and $400 for easement
vacation.
RESPONSE: A right-of-way dedication exhibit and easement vacation will provided once the
extents of the improvements have been finalized.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/07/2014
01/07/2014: No comments.
RESPONSE: Thank you.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 01/22/2014
01/22/2014:
A complete tree inventory will need to be provided. All existing trees will need to be shown
on the plan and labeled by number. For each existing tree the species, size, condition, intent
to remove or retain and mitigation will need to be identified. This information will need to be
placed in a table. Contact the City Forester for an on-site meeting to review existing trees and
obtain information for the tree inventory.
RESPONSE: An on-site meeting was held with the City Forester and a complete tree inventory
prepared by Jordan’s has been provided as well. Information on tree species, size, condition,
intent to remove or retain and mitigation has been identified on the Landscape Plan.
Comment Number: 2 Comment Originated: 01/22/2014
01/22/2014:
Include all of the tree protection specifications found in LUC 3.2.1 G 1-7 including the table
associated with number 7. Be sure all in the information in 1-7 is included. Additional
information is ok.
RESPONSE: All of the tree protection specifications found in LUC 3.2.1 G 1-7, including the
table have been added to the Tree Protection Notes on the Landscape Notes sheet.
Comment Number: 3 Comment Originated: 01/22/2014
01/22/2014:
Two of the existing trees will need to have aerial evaluation performed by a qualified and
certified private arborist. The aerial evaluation is different from general information provided by
the City Forester in the on-site meeting. A written report should be provided by the private
arborist on the suitability of these two trees for retention including a recommendation to retain or
remove. The two trees include the following.
1. Cottonwood at the NW corner of the project along Plum Street
2. American Linden located along the north wall of the existing building a little to the east of
the current entry to the parking lot off of Plum Street.
An aerial evaluation should include and examination of the complete tree for health and
primarily structure. Aerial evaluations are conducted with a bucket truck and climbers where
necessary. The purpose is to closely evaluate the structural strength and integrity of the trunk
and branches of the trees in much more detail than can be accomplished from the ground.
This information can then be used in making decisions about the suitability of these trees for
retention. Existing significant trees should be retained to the extent reasonably feasible. The
Linden has some noticeable cavities in the trunk. Comprehensive information is needed on the
cottonwood to further evaluate the sidewalk design options. Forestry staff requests to be
contacted when aerial evaluations are performed. Forestry can provide a reference for qualified
and certified provide arborists to perform the aerial evaluation.
RESPONSE: An aerial evaluation and report, completed by Jordan’s, was submitted to the City
Forester.
Comment Number: 4 Comment Originated: 01/22/2014
01/22/2014:
If it is not advisable from the private arborist report to retain the American Linden along Plum
Street on the north side of the building then please incorporate a third street tree along Plum
Street.
RESPONSE: A third street tree along Plum Street has been provided.
Comment Number: 5 Comment Originated: 01/22/2014
01/22/2014:
Tree is sidewalk grates typically need to be 3 inch caliper. Please specify trees in tree grates
at 3 inch caliper.
RESPONSE: The trees species that are shown in sidewalk grates have been noted as 3”
caliper in the plant list.
Comment Number: 6 Comment Originated: 01/22/2014
01/22/2014:
Label on the landscape plan that tree grates to City Standards will be installed for trees in the
sidewalk. Specify type of grate. Contact Tracy Dyer in Engineering to obtain information on
standard grates.
RESPONSE: A note has been added to the Landscape Notes (#23) with the type of grate and
requirement that tree grates meet City Standards.
Comment Number: 7 Comment Originated: 01/22/2014
01/22/2014:
Landscape note number 1 includes information about tree separation between trees and
electric and phone lines. There is not a LUC separation standard between trees and these
utilities. Please edit the note accordingly.
RESPONSE: The note has been revised accordingly.
Comment Number: 8 Comment Originated: 01/22/2014
01/22/2014:
Please remove Landscape note number 30 as it pertains to residential street trees.
RESPONSE: Acknowledged and revised.
Comment Number: 9 Comment Originated: 01/22/2014
01/22/2014:
Move new shrubs and perennials away from existing trees enough to prevent excavation for
planting holes very close to tree trunks.
RESPONSE: Acknowledged and revised.
Comment Number: 10 Comment Originated: 01/22/2014
01/22/2014:
Please provide larger symbols for plants in the plant schedule to make it easier to read.
RESPONSE: Line weight and types for plant symbols have been revised to improve legibility.
The scale has not been revised as they symbols are drawn to scale in order to provide accurate
plant counts and layout.
Comment Number: 11 Comment Originated: 01/22/2014
01/22/2014:
Evaluate adding a couple of canopy trees along the east boundary to add additional
separation.
RESPONSE: An additional canopy tree has been added along the eastern boundary.
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/26/2013
12/26/2013: Records indicate the existing electric service is one meter at 1200 amps of
120/240 volt single phase. Please coordinate any changes to the electric service and/or the
electric utility system with Light & Power Engineering (970-221-6700).
RESPONSE: Acknowledged.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 01/20/2014
01/20/2014: 2012 IFC CODE ADOPTION
Be advised, the Poudre Fire Authority and the City of Fort Collins are currently in the process of
reviewing the 2012 International Fire Code in preparation for its adoption in 2014. Building plan
reviews shall be subject to the adopted version of the fire code in place at the time of plan
review submittal and permit application. Changes to fire sprinkler system requirements for
commercial use properties is anticipated and at such time a full NFPA13 system will be
required rather than a 13R system currently allowed for R2 residential occupancies.
RESPONSE: Acknowledged. The applicant is having the existing sprinkler system evaluated
and will upgrade as necessary.
Comment Number: 2 Comment Originated: 01/20/2014
01/20/2014: AUTOMATIC FIRE SPRINKLER SYSTEM
This building is currently sprinklered however, current code standards may require upgrades to
the existing system. The sprinkler system shall be reviewed and approved under a separate
permit.
RESPONSE: Acknowledged. The applicant is having the existing sprinkler system evaluated
and will upgrade as necessary
KEY BOXES REQUIRED
06IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at
least one key box ("Knox Box") to be mounted in approved location(s) on every new building
equipped with a required fire sprinkler or fire alarm system. The top shall not be higher than 6
feet above finished floor. Update keys as needed.
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 01/20/2014
01/20/2014: FIRE LANES
Redesigning the site plan to allow fire access will create significant impacts to the site and
result in the loss of 6 -7 parking spaces. Upgrading the current sprinkler system to a full
NFPA13 system will negate the EAE drive through currently proposed on the west and south
sides of the building.
RESPONSE: As discussed, since the fire sprinkler system will be upgraded, fire access is not
an issue.
Comment Number: 4 Comment Originated: 01/20/2014
01/20/2014: PLANS SCALE
The 1"=40' scale labeling on the Site Plan, Sheet 1 appears to be in error.
RESPONSE: This has been fixed.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 01/24/2014
01/24/2014: Please provide no more than 2 times the area draining into the porous pavement
area. This is to ensure the pavement system is not overburdened and will function as intended
over time.
RESPONSE: The paver area has been moved to the NW corner of the new parking spaces.
Comment Number: 3 Comment Originated: 01/24/2014
01/24/2014: Please provide a detail for the proposed planter bed.
RESPONSE: A detail is now provided on the landscape plans.
Comment Number: 4 Comment Originated: 01/24/2014
01/24/2014: Please provide a cleanout for the underdrain that enters the porous pavement
section.
RESPONSE: There is no longer a pipe entering the porous pavement. Details have been
provided for the various cleanouts and drain basins.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 01/20/2014
01/20/2014: Are the building elevations changing?
RESPONSE: No.
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 01/20/2014
01/20/2014: Please add "NGVD 1929 Datum Unadjusted" to the elevations.
RESPONSE: A reference to the vertical datum was provided in Note 3 of the notes on Sheet
C300. Reference to the datum is now provided for the city benchmarks as well.
Comment Number: 3 Comment Originated: 01/20/2014
01/20/2014: There are line over text issues on sheet C100. See redlines.
RESPONSE: The line over text issues have been corrected.
Comment Number: 4 Comment Originated: 01/20/2014
01/20/2014: Please mask the text in the dark gray hatching on sheet C200. See redlines.
RESPONSE: The text is using a background mask that matches the color of the hatch. The
hatch color has been lightened to provide additional contrast.
Topic: Landscape Plans
Comment Number: 5 Comment Originated: 01/20/2014
01/20/2014: No comments.
RESPONSE: Thank you.
Topic: Site Plan
Comment Number: 6 Comment Originated: 01/20/2014
01/20/2014: We have a Site Plan on file. Is the Site Plan being amended?
RESPONSE: Yes, the existing recorded site plan is being amended. This has to go through a
full PDP/FP review since the building has been vacant for more than 1 year and the site needs
to be brought up to standards to the extent reasonably feasible.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/21/2014
01/21/2014: Traffic Op's would like to see 2-way traffic movement ability at the Plum access.
Traffic does recognize the large existing tree impacts that significantly. If the tree has to stay
Traffic would like to explore the possibility of some agreement or D.A. language requiring the
Plum driveway to be widened for two-way traffic when the tree is removed.
RESPONSE: Resolved.
Comment Number: 2 Comment Originated: 01/21/2014
01/21/2014: Traffic would like to see the southeast access between the lots reconstructed to
create a 90 degree drive lane between the lots, parallel to Shields. This would promote the
one-way movement onsite as well as better control of exiting traffic onto Shields St. Another
option to the reconstructing the access could be speed bumps.
RESPONSE: Resolved.
Comment Number: 3 Comment Originated: 01/21/2014
01/22/2014: Please provide verification that the access easement at your southeast access to
the church property extends to Shields. If it does not an access easement will be needed to
maintain the access to Shields.
RESPONSE: Resolved.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 01/21/2014
01/21/2014: Will the building have a commercial kitchen or will it be more like a multi-family
building with kitchens in each separate unit? If there is a commercial kitchen, a grease
interceptor will be required.
RESPONSE: No new kitchen at this time.
Comment Number: 2 Comment Originated: 01/21/2014
01/21/2014: Will a fire line be needed?
RESPONSE: The existing fire line will be utilized.
Department: Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 12/31/2013
12/31/2013: The Land Use Statistics table on the site plan states that the use is a group home.
That needs to be changed to 'fraternity'. It would also be advised to include in the table
information about number of occupants. i.e. does 21 bedrooms mean 21 occupants, or will
there be more than 1 bed per bedroom?
RESPONSE: Potential uses have been added to the Land Use Table.
Comment Number: 2 Comment Originated: 12/31/2013
12/31/2013: The drive aisle widths are less than required. Per Sec. 3.2.2(L), the drive aisle
widths are less than required. The one-way drive on the west side needs to be at least 12'
wide, and the drive aisle on the south side needs to be 20' wide.
RESPONSE: The agreed-upon drive aisle widths are shown on the revised plans.
Comment Number: 3 Comment Originated: 12/31/2013
12/31/2013: Per Sec. 3.2.2(L), not more than 40% of the parking spaces can be compact. 50%
of the proposed spaces are compact (This use is not included in the uses that are exempt from
this requirement).
RESPONSE: There are no compact spaces proposed with the revised plans.
Comment Number: 4 Comment Originated: 12/31/2013
12/31/2013: The maximum fence height allowed in the front yard (the east side) is 4 ft. The
proposed height is 6'. The elevation drawings show a 4' high fence but the site plan shows 6'
RESPONSE: The fence is reduced to 4’.
Comment Number: 5 Comment Originated: 12/31/2013
12/31/2013: Please show the trash enclosure dimensions and include a detail drawing (height,
materials).
RESPONSE: Done.
Comment Number: 6 Comment Originated: 12/31/2013
12/31/2013: Add a note indicating that building- and pole-mounted light fixtures will be
shielded and down directional.
RESPONSE: Note added.
Comment Number: 7 Comment Originated: 12/31/2013
12/31/2013: Show lot dimensions on site plan.
RESPONSE: Dimensions added.