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HomeMy WebLinkAboutNORTH COLLEGE MARKETPLACE, WETLANDS - PDP - 39-08 - SUBMITTAL DOCUMENTS - ROUND 1 -storage volume and leaving the "dead storage" may be better for the wetland since a lower outlet could dewater the area lower than historically and affect the wetland vegetation. Response:A new outlet is being proposed. The pipe will be placed approximately 6 inches higher than the proposed pond bottom to prevent dewatering of the wetlands. Stormwater-Water-Wastewater The existing water and sanitary sewer facilities in the vicinity of the project have been previously reviewed and will not be repeated here. If there are questions, please call. Response: -Noted The PDR conceptual utility plan included in the submittal appears to be generally okay; however, some adjustments may be needed during PDP based upon water main looping opportunities and input from PFA on fire hydrant locations. Response: -Noted It is noted that the 6-inch sewer is being re -located. It will be important that minimum grade is maintained for this line. As previously stated, the City is willing to participate to some degree in the cost of the replacement of this sewer; however, the level of cost sharing has not been discussed. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal. -Noted The proposed pad sites along College could obtain water service from the water main in College or the proposed water main in the N/S drive east of College. Any utility work in College will require a CDOT utility access permit. Curb stops and meter pits for these pad sites must be located in landscaped areas as near to the water main as practical. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal. All existing water and sewer services must be used or abandoned at the main. Response: To be addressed in subsequent CDP and Phase-2 PDP submittal. All water and sanitary sewer mains for the project must be located within easements or R.O.W. Minimum easement widths are 20 feet for water and 30 feet for sewer. Response: The sanitary and water mains are located within the required easements. Zoning The development will have to comply with the standards and guidelines for the North College Avenue Corridor. Response: Noted. Connecting walkways need to be provided per Section 3.2.2(C)(5) Response: Phase-1 includes a trail connection along the west edge of the existing north wetland areas to the north. And, pedestrian connections are to be addressed in subsequent ODP and Phase-2 PDP submittal. Responses to Preliminary Design Review Comments Page 6 of 6 These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 Response:- To be addressed in subsequent ODP and Phase-2 PDP submittal. 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 deportment vehicle access or as otherwise approved by the fire code official. If possible, a fire hydrant shall be located within 100 feet of the FDC. PFA Bureau Policy Response: To be addressed in subsequent ODP and Phase-2 PDP submittal Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal. - Permits are required from PFA to install fueling systems. Two sets of plans shall be provided to PFA for review; these cut sheets shall show the number, size, contents and construction of the fuel tanks and their assemblies. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal Stormwater-Water-Wastewater The first question for Stormwater was with an extra 5 acre-ft of storage will the City view the onsite pond with regional value? Answer: No, if "regional" means that the City would own and maintain the pond. If regional means that other properties can drain to it and they would participate in maintenance then yes. It is not a regional pond that is identified in any City Stormwater Masterplan. Response: Noted The second question is can the existing dealership and restaurant continue to drain to the street without detention? Yes, the existing sites are grandfathered. If they were demolished and the area became part of the development, then it should be detained and treated, but even then the impervious area is grandfathered and will drain to the same pond as it always has. The existing pond/wetland does have a required release rate identified in the Drainage Masterplan. As long the flow depths in the street meet criteria there shouldn't be a need to detain it anywhere other than where it drains to now. Response: The existing property flows are being picked up by an inlet located just south of the bio-swale with minor carry-over flows continuing as it currently drains. The third question was can flows continue to sheet flow onto the site through the main access drive or are inlets required? It could sheet flow into the site but the design engineer may want to consider an inlet since waiter flowing into the drive could be a nuisance especially in the winter time where it could form ice in the driveway. There is an existing pipe running parallel to College Ave. so it should be fairly easy to add an inlet upstream of the driveway access. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal - There was some discussion concerning adding a new detention pond outfall instead of opening up the plugged pipe just east of the site. A new pipe would be fine but it may be less expensive to use the existing pipe. There would be some "dead storage" in the existing pond/wetland that is presently drained by the old field drain. As designed now there is extra to Preliminary Design Review Comments Page Response: Acknowledged. There is existing single-phase and three-phase power along the South side of East Willox with a couple of conduits stubbed into this property. Response: Acknowledged. Light & Power will need to install a concrete vault and some switchgear on this site to provide service for this development. Additional easement may be needed. Response: Acknowledged. Please field locate and show all existing electric facilities on the plan set so we can determine where, if any, utility conflicts will be. Response: Existing electric utilities are provided on the utility plans. Fire Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the PFA's jurisdiction when any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route (from a public street) around the exterior of the building or facility. This fire lane shall: • Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. • Have appropriate maintenance agreements that are legally binding and enforceable. • Be designated on the plat as an Emergency Access Easement. • Maintain the required minimum width of 20 feet throughout the length of the fire lane. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal. Afire lane plan shall be submitted for approval prior to installation. If a fire lane is not provided, all buildings out of access (exceeding the 150-foot requirement) shall be equipped with an approved automatic fire -sprinkler system. 97UFC 901.2.21; 901.3; 901.4.2; 902.2.1 Response: To be addressed in subsequent ODP and Phase-2 PDP submittal Minimum turning radii for emergency- response apparatus on any fire apparatus roadway is 25 feet inside, 50 feet outside. UFC 902.2.2.3 Response: To be addressed in subsequent ODP and Phase-2 PDP submittal. 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 farther than 300 feet to the building, on 600-foot centers thereafter. Response: Fire hydrants are provided at the spacing requirements listed. Responses to Preliminory Design Review Comments Page 4 of 6 Current Planning's responses to questions provided by the Mulhem Group, Ltd. Technically, yes, a "phased" development project will occur if all infrastructure (roadways, utilities, storm drainage) and landscape improvements are not to be done all at once based on an approved and filed Final Plan. If this is to be the case the Development Agreement will address the infrastructure phasing and the Site & Landscape Plans must address the landscape phasing. Response: Acknowledged. The type of development review processes, checklists, and submittal requirements will depend on what the developer wants to have approved at the various levels of review. If the developer wants Project Development Plan (PDP) level of approval only for the King Soopers store then an Overall Development Plan (ODP - bubble diagrammatic) for the entire site must be submitted along with the King Soopers PDP. As stated in Section 2.1.3(B)(2), an ODP shall be required for any property which is intended to be developed over time in 2 or more PDP submittals. Response: An ODP and the Phase-2 PDP is planned to be submitted at a later date. As part of the Statement of Planning Objectives, the developer/applicant must identify the applicable City Plan Principles and Policies to be achieved by this development. The Principles and Policies can be obtained on the City's website at: http://fcqov.com/advanceplanninci/city- plon.phg Response: Acknowledged. Since this submittal focuses in on the detention/wetland area the Phase-1 Statement of Planning Objectives is limited. A more detailed statement will be available with the ODP and subsequent Phase-2 PDP for the balance of the project site. Current Planning — Natural Resources The Ecological Characterization study previously prepared for this site will need to be updated Response: Updated plan provided by Cedar Creek Associates, Inc. Wetland mitigation shall occur at a 1 :1 replacement ratio. A wetlands mitigation plan is required for this project. Response: A wetland mitigation plan is provided meeting the required replacement ratio. Engineering The directing of water from the street system into the site via driveway should look towards directing water such that it does not cross over a sidewalk, (sidewalk chase). Response: - To be addressed in subsequent ODP and Phase-2 PDP submittal. Noted Depending on the relationship between the sidewalk design along Willox and the design of the detention pond, a handrail may needed to provide barrier protection. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal. Please see previous comments through previous conceptual reviews. Response: Acknowledged. Light & Power Electric Capacity Fee and Building Site charges will apply to this development. Any relocation or modification to existing electric facilities will be at the owners' expense. Responses to Preliminary Design Review Comments Page 3 of 6 The detention pond at the southeast corner of the site must be located in a public easement. Response: The developer stated that there may be some URA participation in this development. Phase-1 indicated URA Fort Collins is to own and maintain. Environmental Planner An Ecological Characterization Study is required, as set forth in Section 3.4.1(E) of the Land Use Code. A full study of the site, including a report, must be part of the Project Development Plan submittal. Response: A report prepared by Cedar Creek Associates, Inc. has been submitted with the Phase-1 PDP. Show existing trees and any necessary or proposed mitigation on the Landscape Plan. Response: Existing trees and proposed mitigation is shown on the landscape plan for six trees on the south edge of the existing north wetland. An additional site visit is to be coordinated by BHA Design with Tim Buchanan to evaluate trees which may be impacted by the proposed trial connection. It was discussed on an earlier site visit by Tim and Bruce Hendee that many of the trees on site are nuisance trees and can be removed. It is critical for the developer and City staff to maintain continuing discussions in the pre - submittal process. Response: Acknowledged. Developer and design team have had continued discussions and meetings prior to submittal. Engineering City staff recommends not including the building "envelopes" on the subdivision plat. Platting the envelopes could create problems in the future relating to the potential need for replats. It is recommended that the applicant plat parcels, tracts, or lots that are large enough to accommodate possible building shifts or overhangs/encroachments. Response: Acknowledged. Currently the proposed plat does not include building envelopes. The minimum horizontal separation between the sidewalk and the proposed retaining wall for the detention pond is 2'. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal. Andrea of AYRES Associated asked if the retaining wall for the detention pond can be in street right-of-way (ROW) or easements? Marc replied by saying that it cannot be in the ROW but could possibly be in the easement behind the ROW if given permission by all affected utilities. Response: No retaining walls are proposed within street right-of-way or utility easement. Transportation Planning The developer asked if the sidewalk between East Willox Lane and the proposed retaining wall at the detention pond can be attached to the back of curb for the street. Denise replied by saying that a detached sidewalk, with parkway, is preferred. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal. Responses to Preliminary Design Review Comments Page 2 of 6 rises to Preliminary Design Review Comments North College Marketplace — Wetlands (Phase -1) ITEM: North College Marketplace MEETING DATE: June 25, 2008 APPLICANT: 1908 North College, LLC Blaine Rappe and Eric Holsopple 1043 Eagle Dr Loveland, Colorado 80537 COMMENTS: Note: Responses provided are applicable to the Wetlands (Phase-1) PDP submittal. All comments will be addresses in the ODP and Phase-2 PDP submittal. Advanced Planning The proposed rezoning currently in process is highlighting goals that reinforce the importance of that standard in creating as pedestrian -oriented a place as possible. Response: Phase-1 includes a trail connection along the west edge of the existing north wetland areas to the north. And, pedestrian connections are to be addressed in subsequent ODP and Phase-2 PDP submittal. Water & Wastewater Water services to the shopping center can come from the City's water mains in either North College Avenue or East Willox Lane. Response: Acknowledged. The existing sanitary sewer main in the area is being relocated. Response: To be addressed in subsequent ODP and Phase-2 PDP submittal Light & Power Some additional utility easements may be needed. Response: Noted Existing electric facilities in the area must be shown on the Project Development Plans. The applicant is responsible for locating these facilities. Response: Existing utilities are shown on the site and utility plans. Stormwater Glen asked where the storm drainage outfoll from the site will occur. Response: Andrea of AYRES Associates replied by saying that it will be at the southeast corner of the site. Andrea of AYRES Associates stated that the storm water will be released into the Blue Spruce system at the approved master plan level. Responses to Preliminary Design Review Comments Page 1 of 6