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HomeMy WebLinkAboutSOLAR VILLAGE MAPLE PDP TYPE 1 - 23-07 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE (3)Number: 62 Created: 6/7/2007 [6/7/07] Development fees and water rights will be due at building permit. Credit will be allowed for existing service accounts. Understood. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 1 Created: 6/1 /2007 [6/1/07] The residential units are classified as mixed -use dwelling units, and are allowed as a Type 1 review. Commercial uses will be subject to a Type 1 or Type 2 review depending on the specific use (per the table in Section 4.16(B)(2) of the Land Use Code). Understood, commercial space are planned to conform to the Type 1 uses listed. Number: 2 Created: 6/1 /2007 [6/1/07] Parking required for dwelling units. 1.5 spaces per 1 bdr. Unit, 1.75 spaces per 2 bdr. Unit and 2 spaces per 3 bdr. Unit. If the garage spaces are 2 car garages, then It's ok, if 1 car garage, then more parking is required. NOTE: If City Council passes a code change on Second Reading on June 19th regarding residential parking in the TOD area, then no off- street parking for the residential units will be required and the parking count will comply with the code. City Council passed the code change. Thank you for this detailed preliminary design review Sincerely, Justin Larson Page 10 Number: 36 Created: 6/6/2007 [6/6/07] No critical facilities are allowed in the floodplain. Ok. See response to comment number 33. Number: 37 Created: 6/6/2007 [6/6/07] Any work done in the floodway (landscaping, etc.) must be at or below the existing elevations or show no -rise by hydraulic modeling. A no -rise certification will be required. Understood. Number: 38 Created: 6/6/2007 [6/6/07] A floodplain use permit will be required for each structure in the floodplain and for the site work in the floodplain or floodway. Each permit is $25. Understood. Number: 39 Created: 6/6/2007 [6/6/07] Any structure built in the floodplain will have a hold on the CO until a FEMA elevation or floodproofing certification is approved based on as -built conditions. Understood. Number: 40 Created: 6/6/2007 [6/6/07] See Chapter 10 of City Code for complete floodplain regulations. See also the attached Quick Guide to floodplain regulations. Understood. Number: 41 Created: 6/6/2007 [6/6/07] Floodplain Admin contact is Marsha Hilmes-Robinson, 224-6036. Thank you, we met with Marsh to discuss the floodplains impact on this project. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 59 Created: 6/7/2007 [6/7/07] Existing water/sewer mains include the following: 16-inch water and 12-inch sewer in Maple; 8-inch water and 6-inch sewer in Meldrum. Understood. Number: 60 Created: 6/7/2007 [6/7/07] Separate water/sewer services are required for each building, and within each mixed -use building, separate water/sewer services are required for the commercial and residential portions of the building. We have shown separate water services for commercial and residential uses in a building. However, we have only shown one sewer service for each building based on our discussions at the utility coordination meeting on July 18th. Number: 61 Created: 6/7/2007 [6/7/07] Grease interceptors are required for any restaurants in the project. At this time, we do not know who the users will be for the commercial spaces so we have not included any grease interceptors. Page 9 Number: 29 Created: 6/6/2007 [6/6/07] A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. Yes, we have done this. Number: 30 Created: 6/6/2007 [6/6/07] In the Old Town drainage basin water quantity detention is required if there is an increase in imperviousness greater than 5000 square feet. Since this project will have less than that, water quality treatment is all that is needed. Forty hour extended detention is the preferred method. As it turns out our site has increased the imperviousness by more than 5000 square feet so we are providing a small amount of on -site detention. We may need to discuss this further as it relates to pervious pavements. We would also like to look at different water quality measures. Number: 31 Created: 6/6/2007 [6/6/07] There is a storm sewer in Maple with inlets on the west side of Meldrum St. This could serve as a lower outfall. We are not proposing to tie in to into the existing storm sewer. Number: 32 Created: 6/6/2007 [6/6/07] It appears the court yard is to be used for water quality treatment. The roof design seems to work to direct the runoff to the court yard. However the outlet flow control structure shown will require an outflow in an easement to the public ROW. The water quality extended detention pond area will also need to be in an easement. We have shown an easement on the preliminary plat. Number: 33 Created: 6/6/2007 [6/6/07] A portion of the site is in the Old Town floodplain. There are two splits that are shown on the floodplain map. We have looked at these to make sure the mapping is accurate. It appears that the split in the alley to the east of Meldrum that shows flood fringe to the north is not valid. The floodway line will also be the flood fringe line. However, the floodplain and split at Meldrum is valid. Therefore floodplain regulations do apply to that portion of the floodplain. This floodplain appears to impact Unit D. We had a meeting with Marsha to discuss the floodplain issues. After further investigation, it appears that all of the buildings that front Maple Street are in the flood plain. We have elevated those buildings so they are at least 18" above the flood plain. Number: 34 Created: 6/6/2007 [6/6/07] Any structure in the 100-year floodplain must have the lowest floor and all HVAC and mechanical elevated or floodproofed 18" above the flood elevation. If units are attached and are not separate buildings, then all units in that building must meet this requirement. Ok. See response to comment number 33. Number: 35 Created: 6/6/2007 [6/6/07] An option is to change the configuration of that building, so as to not be in the floodplain and therefore not have to elevate the structure. Ok. See response to comment number 33. Page 8 Number: 22 Created: 6/6/2007 [6/6/07] FIRE DEPARTMENT CONNECTION: Fire department connections shall be installed remote from the buildings, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. (We can discuss FDC locations when you have the final site plan/building occupancy and location.) 2006 International Fire Code 912.2.1 and PFA Bureau Policy Understood. Number: 23 Created: 6/6/2007 [6/6/07] KNOX BOX REQUIRED: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. PFA BUREAU POLICY 88-20 Understood. Number: 24 Created: 6/6/2007 [6/6/07] ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). Commercial occupancies will be numbered as suites and residential occupancies will be numbered as units. Contact Carie Dann for more information on addressing. Will coordinate a meeting with Carie Dann in the next few weeks. Number: 25 Created: 6/6/2007 [6/6/07] FIRE SPRINKLERS FOR GARAGES/STUDIOS: If the two buildings shown as garages also have second -floor studio units, the buildings shall be equipped with approved fire -sprinkler systems, including the garages. There will be studios above the garage please refer to PDP-003 — both uses will be fully sprinkled. Number: 26 Created: 6/6/2007 [6/6/07] FIRE NOTIFICATION SYSTEMS: Horn/strobe notification of fire alarm may be required for common areas. Approved smoke detectors shall be required for residential areas. Understood. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 27 Created: 6/6/2007 [6/6/07] The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. Yes, we have done this. Number: 28 Created: 6/6/2007 [6/6/07] The city-wide development fee is $3,070.00/acre ($0.0705/sq.ft.) for new impervious area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. It is important to document all existing impervious area since it is grandfathered. Therefore the fees are only charged for new impervious area and it affects the requirements of onsite detention Ok, we may need to discuss this further as it relates to pervious pavements. Page 7 Number: 15 Created: 6/6/2007 [6/6/07] Three-phase power is available to this site. We'll need to coordinate a transformer location that is within 10' of a paved surface. We have shown a transformer pad at the northeast corner of our site, next to the paed alley. Number: 16 Created: 6/6/2007 [6/6/07] All units will need to be individually metered. We request that you gang the meters on each building in one location. Electric and gas meters will need to either be on separate walls or have a minimum of three feet of separation. We will gang the meters on the north side of the north building. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 17 Created: 6/6/2007 [6/6/07] APPLICABLE FIRE CODE: The project will fall under requirements of the 2006 International Fire Code and applicable local amendments. Understood. Number: 18 Created: 6/6/2007 [6/6/07] DEMOLITION: The project shall comply with 2006 IFC Chapter 14 Fire Safety During Construction and Demolition. Understood. Number: 19 Created: 6/6/2007 [6/6/07] AUTOMATIC FIRE SPRINKLERS: The three-story, mixed use buildings shall comply with automatic fire sprinkler requirements as specified in NFPA 13. Per PDR discussion, this includes all attic spaces, etc. All balconies shall also be equipped with sprinkler heads. Understood. Number: 20 Created: 6/6/2007 [6/6/07] WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. Understood. Number: 21 Created: 6/6/2007 [6/6/07] FIRE LINE: All fire sprinkler lines shall be a minimum of 6 inches in diameter, unless hydraulic calculations show that a smaller diameter line can supply sufficient water to the system: We are currently showing one fire line to the site to feed all of fire sprinkler lines. Page 6 Number: 54 Created: 6/7/2007 [6/7/07] Maple Street - The sidewalk on Maple shall be constructed as a detached walk in the ultimate location. Due to the zero set back proposed for the building, the walk must be attached to the building at the ROW line. When sidewalks are attached to buildings, they must then be widened to a minimum of 8 or 10 feet or as directed by Transportation Planning. The proposed site plan does not accommodate any outdoor seating or sidewalk dining. The existing newly constructed ramps at Maple and Meldrum may be used with the new design. Standard curb and gutter shall be constructed along the entire street frontage on Maple and Meldrum. Any new striping for angle parking that may be gained will be at the developer's expense and should be shown on the utility plans. We have detached the walk and attached it to the building. It is generally 10.5' wide next to the building along Maple and sits about 1.5' to 2' above the curb and gutter. At the intersections the sidewalk splits into two 5' sidewalks in order to ramp down to the existing curb and gutter. Thank you for your other comments, we have noted them and shown them on the plans. Number: 55 Created: 6/7/2007 [6/7/07] Given the need for some ROW dedication at the alley intersection flare and several potential easements for emergency access, utilities and drainage, it is recommended that the property is re -platted, however, all dedications may be done by separate document at a City fee of $250 per document for review and processing. We have included a preliminary plat based on the city's recommendation. Number: 56 Created: 6/7/2007 [6/7/07] All sidewalk, curb and gutter shall be constructed on Meldrum per LCUASS standards (local residential). Understood. Number: 57 Created: 6/7/2007 [6/7/07] Any existing broken (or damaged during construction) sidewalk, curb and gutter shall be replaced at the direction of the City Engineering Inspector with this project. Understood. Number: 58 Created: 6/7/2007 [6/7/07] All applicable Transportation Development Review Fees (TDRF) shall be paid at the time of submittal. Understood. Department: Light & Power Issue Contact: Janet McTague Topic: General Number: 14 Created: 6/6/2007 [6/6/07] Credit will be given for the existing services. Our maps indicate that there are four services, one of which is three-phase. Normal development charges will apply. Understood. Page 5 Number: 48 Created: 6/7/2007 [6/7/07] A temporary construction easement may be required to the east of the alley for alley construction. Any proposed sidewalk adjacent to the alley shall be located outside the min. 20 feet of asphalt or concrete paving and within ROW or a public access easement dedicated to the City. At this time we are not proposing any work be done outside of the public ROW. We will not be adding a sidewalk to the alley as was inadvertantly shown on the conceptual submittal. Number: 49 Created: 6/7/2007 [6/7/07] Please carefully review the LCUASS alley standards regarding corner cuts and garage setbacks. The site plan submitted for this meeting does not provide for the necessary corner cuts/flares at the intersection to the street and garage set backs of 8 feet or 20 feet minimum. We have shown a 10'x10' triangular right of way dedication on our property at the intersection of the alley and Maple Street. A variance will be requested for the structural column located within this dedicated area. Number: 50 Created: 6/7/2007 [6/7/07] No more than 750 sf of alley surface area may drain over the sidewalk into the street. Given the proposed water quality pond outfall to the alley, it is highly likely that an inlet will be needed at the far south end of the alley to collect all of the drainage and convey it to the storm drain line on Maple. The existing alley drains more than 750 sf of alley surface of the sidewalk. Because we are detaining a good portion of the site's runoff to the alley, we are not significantly changing these existing conditions. We will be requesting a variance for this item. Number: 51 Created: 6/7/2007 [6/7/07] It appears that no additional ROW dedication will be required for this project (except flares at alley intersection). However, LCUASS standards do require utility easement dedication behind the ROW on private property. It is not likely that the utility easements will be needed given the in -fill development conditions, however, a formal variance request must be submitted and routed for approval. Maple, Meldrum and the alley will need an approved variance for an 8 foot utility easement behind the ROW. Thank you for the heads up, we will be requesting a variance for the 8 foot utility easements. Number: 52 Created: 6/7/2007 [6/7/07] The drive approach at the alley intersection with the street will need to be reconstructed to current LCUASS standards. We have shown this on our plans, although not to construction level detail yet. Number: 53 Created: 6/7/2007 [6/7/07] Maple Street - no doors shall open into the ROW. No part of the building including foundations shall encroach into the ROW. An encroachment permit may be obtained for possible awning structures and will require an agreement with the City that includes necessary insurance be provided. Understood. Page 4 Department: Engineering Issue Contact: Randy Maizland Topic: Engineering Number: 43 Created: 6/7/2007 [6/7/07] Standard comment - Larimer County Road Impact Fees and City Street Oversizing Fees will apply. Contact Matt Baker in Street Oversizing at 224-6108 for an estimate of both fees. Understood. Number: 44 Created: 6/7/2007 [6/7/07] A transportation impact study (TIS) will be required. Please contact the City Traffic Engineer, Eric Bracke, 224-6062 to set up a TIS scoping meeting. Understood. Number: 45 Created: 6/7/2007 [6/7/07] A complete PDP submittal is required for review with a Type I or Type II process. The developer will be required to enter into a Development Agreement (DA) with the City and a development construction permit (DCP) must be obtained prior to starting construction. Understood. Number: 46 Created: 6/7/2007 [6/7/07] A utility coordination meeting is strongly recommended for this site due to the limited space for services. Please contact me at 970-416-2292 to schedule this coordination meeting with at least one week advance notice. A utility coordination meeting was held on July 17, 2007. Number: 47 Created: 6/7/2007 [6/7/07] Full alley improvements will be required in compliance with LCUASS street standards. There are two alley design options. The alley must be constructed along the property frontage and a minimum of 500 feet of off -site preliminary design must be provided to the north. It was discussed at the meeting that alley improvements have been completed to the north for another development. You will need to obtain the as -built conditions and show how the alley design for your development will tie into the existing improvements. The same alley design option should be used for consistency and all drainage must be adequately conveyed. We obtained the design plans for the Cherry Street Lofts. We have shown their design profiles on our alley plan and profile sheet to meet the requirements for the off -site alley design. The Cherry Street lofts project built the north end of the alley along their frontage up to Cherry Street and showed the future design for the southern portion of the alley. Their plans showed an alley section with a drive over curb and gutter on the east side of the alley and a concrete edge on the west side. However, the north end of the alley was constructed with vertical curb and gutter on both sides of the alley, with a concrete pan next to the garages. The alley next to our site already has vertical curb and gutter with valley pans at the driveway cuts on the the east side of the alley. The alley is currently paved, but it has very liittle cross slope to drain the water across the alley from west to east. We are proposing to rebuild the cross section of the alley so that it has a cross slope of 2% to 3%. Page 3 Is Number: 6 Created: 6/5/2007 [6/5/07] Street trees must be placed on 30-40 foot centers. Clearly and graphically differentiate between existing and proposed trees on site. Please refer to PDP 002. Number: 7 Created: 6/5/2007 [6/5/07] Garages on the alley must meet the backing dimension standards. Please refer to PDP 002 where carports are placed. Number: 9 Created: 6/5/2007 [6/5/07] Please incorporate bike parking and amenities in your site plan. Please refer to PDP 002 for bike rack location and type. Number: 10 Created: 6/5/2007 [6/5/07] If the building is over 40 feet tall, a special height review will be required as described in Section 3.5.1 of the Land Use Code. According to Division 4.16(D)(2) of the Land Use Code the Building is less than 45 feet, please refer to PDP 003. Topic: Architecture Plans Number: 8 Created: 6/5/2007 [6/5/07] Because this site is in a predominantly existing residential neighborhood with a strong sense of identity, please pay special attention to the compatibility standards in Section 3.5.1 of the Land Use Code. Also, consider how you will buffer the project from existing abutting residential properties. Please refer to the developing planning notes on PDP 002. Department: Environmental Planning Issue Contact: Dana Leavitt Topic: General Number: 63 Created: 6/13/2007 [6/13/07] As this is a brownfield site, identify previous uses and any hazmat related issues. Please refer to the attached document. Topic: Architecture Plans Number: 64 Created: 6/13/2007 [6/13/07] Great to see a green building project come into the city from start to finish. The City has begun the process of developing a city-wide green building program. I am available to discuss any thoughts or ideas you have for this project. Be sure to also contact Gary Schroeder in the Utility Department for information on our Integrated Design Assistance Program (IDAP) which provides technical and monetary assistance with building sustainable projects. His contact info is gschroeder@fcgov.com or 221-6395. Thank you, a meeting was held with Gary. Number: 65 Created: 6/13/2007 [6/13/07] If the trash enclosure and the transformer share the same space, ensure that both functions can operate independently in the allocated space. Refer to Section 3.2.5 of the Land use Code and http://fcgov.com/recycling/pdf/enclosure-guidelines08O4.pdf for design guidelines relating to trash enclosures. Please refer to PDP 002. Page 2 RESPONSE TO: STAFF PROJECT REVIEW Ann Aspen City Planner Current Planning Department FORT COLLINS, CO 80524 Date: 07/25/2007 Please find in bold our response to the Staff comments dated 06/13/07 for Solar Village Maple Preliminary Design Review, and we offer the following comments: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 3 Created: 6/5/2007 [6/5107] Please put a north arrow and scale on all drawings. Drawings have been corrected according to show north arrow. Number: 11 Created: 6/5/2007 [6/5/07] This project represents a big change for this established neighborhood so you'll need to have a neighborhood meeting early on in the design process to share your plans with the neighbors. Please contact me to arrange this meeting. Neighborhood meeting was held on July 17, 2007. Number: 12 Created: 6/5/2007 [6/5/07] As you develop the design, please keep mechanical equipment in mind --either locate it on the roof or provide adequate space and buffering for it on the ground level. All mechanical equipment will be located on roof top mechanical area. Topic: Site Plan Number: 4 Created: 6/5/2007 [6/5/07] 1 don't understand the proposed streetscape. Why is there a 2.5 foot attached sidewalk/curb? And why is there a widened patch on the east end of the Maple frontage? Please consider using a more urban streetscape (wide sidewalks with trees in grates) transitioning to detached sidewalk to north and east. Drawings have been corrected according to site visit held on July 18, 2007, please refer to the image on PDP 001 and the site on PDP 002. Number: 5 Created: 6/5/2007 [6/5/07] Please show proposed on -street parking scheme. Please also show at least part of adjacent buildings on site plan or overall site context map. Please refer to PDP 002. Page 1