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HomeMy WebLinkAboutPAWS OF THE ROCKIES - PDP - 29-06 - SUBMITTAL DOCUMENTS - ROUND 1 -Number: 18 Created: 4/10/2006 [4/10/06] A meeting with the FCLWD is strongly suggested to discuss water service. Response: The developer has had several conversations with the District about water service. They have agreed to serve the site. Number: 19 Created: 4/10/2006 [4/10/06] Sewer will be a challenge. Some preliminary surveying may be needed to identify the best direction for the area. Response: After investigating the various sewer alternatives and meeting with City staff, a route has been selected towards the south. A new sewer carrier pipe will be installed in the abandoned horizontal elliptical pipe under Harmony Road, and connected to an existing manhole on the First National Bank property. The bank has indicated a willingness to provide the necessary easements as shown on the Preliminary Utility Plan. We've contacted several casing spacer manufacturers concerning custom spacers for the application. It appears that custom spacers for both the sewer and storm are feasible. This alternative offers the most cost-effective solution, while providing gravity flow for the project and avoiding the risks associated with a new bore under either Harmony or Timberline. 12 Draining to the west in the ROW to the drainage outfall system in Golden Meadows seems to be the best option, although it isn't exactly a short distance across the property and railroad to the west. The other option still being explored is the irrigation pipe for the Dixon Canyon Lateral that used to cross Harmony Rd. to the south. So far, all indications are that it is abandoned and ends somewhere under Harmony. Since the Preliminary Design Review meeting, the applicant's consultant and City staff have field investigated the pipe and possible crossing points of the pipe. None were found. The City inspector for the Harmony/Timberline intersection improvements and the ditch company superintendent think the pipe is abandoned and ends under Harmony Rd. The only way to confirm this is to check it out with a TV camera, which is being scheduled. Response: As per our subsequent discussions, a storm route to the south is being proposed. A 15-inch SDR35 carrier pipe will be installed in the existing abandoned irrigation pipe to carry flow to the First National Bank property. The bank has indicated a willingness to provide.the necessary drainage easement as shown on the Preliminary Utility Plan. 5. The Warren Lake Reservoir Company will need to approve the construction plans. They are also the company to contact concerning official abandonment of the Dixon Canyon Lateral. The culvert crossing of the lateral for access into the property to the east may no longer be needed since the lateral is not used for irrigation water. It appears that very little water drains into it now, which is good if it ends under Harmony Rd. There is a small portion of Harmony Rd. curb and gutter that drains into it and maybe a little water from the property to the east as well as some from this site. John Moen is the Superintendent (482-3309) and the Attorney is Gene Fischer (482-4710) for the Warren Lake Reservoir Company. Response: John Moen has confirmed that a small portion of the ditch and the irrigation pipe under Harmony has been abandoned. The small amount of off -site flow being collected by the abandoned irrigation pipe will be routed toward the existing borrow ditch along Harmony Road. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/WW Number: 16 Created: 4/10/2006 [4/10/06] Existing mains include: 16-inch water main in Timberline, 36-inch water transmission main on south side of Harmony, 27-inch sanitary sewer on west side on railroad north of site, 8-inch sewer in Harmony Village (south of Harmony Rd), 8-inch sewer in Harmony School Shops (east of Timberline). Response: Acknowledged. Number: 17 Created: 4/10/2006 [4/10/06] This area originally developed in the county. Water service to the properties along Harmony and to the two subdivisions to the north (west of Timberline) is provided by the FCLWD. Many of these same properties have on site septic systems for wastewater treatment. Response: As discussed, the project will be obtaining water service from the Fort Collins/Loveland Water District. it [4/10/06] AUTOMATIC SPRINKLERS: Because of our access concerns, both office buildings must be equipped with monitored automatic fire sprinklers and the accompanying Knox Box (on each structure). Response: Acknowledged. We intend for all buildings on the site to be equipped with automatic sprinklers. Number: 13 Created: 4/10/2006 [4110/06] WATER SUPPLY: The fire hydrant to the east of the property is unusable for Paws of the Rockies, because the proposed clinic/grooming sites would block us from being able to stretch supply hose from the hydrant. Commercial structures must be within 300 feet of a fire hydrant, and hydrants must be capable of delivering 1,500 gallons of water per minute at 20 psi residual pressure. Response: An 8-inch water loop, with an additional fire hydrant, is proposed through the site. In addition, the buildings will be sprinklered. Number: 14 Created: 4/10/2006 [4/10/06] HMIA: The applicant must submit a hazardous materials impact analysis to the Fire Department and Planning Department. Contact PFA for more information. Response: Acknowledged. Number: 15 Created: 4/10/2006 (4/10/06] ADDRESSING: Will each building be given an individual, numeric address, or will it be campus addressing, with a single numeric and then lettered buildings? If numerals and letters, lettering should be done in a clockwise fashion, if possible, beginning with the first building we access. Response: We intend to give each building an individual numeric address. Department: Stonnwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: General Number: 23 Created: 4/10/2006 [4/10/06) Stormwater Comments: 1. This site is in the Fox Meadows drainage basin. The city-wide new development fee is $3,070.00 /acre which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. Response: Acknowledged. 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. Response: A drainage and erosion control report and construction plans have been included with this submittal. 3. Onsite detention is required with a 2-year historic release rate for water quantity. Extended detention is required for water quality treatment. Response: Acknowledged. 4. The drainage outfall for this site is an issue that may be difficult to solve. Draining to the north through private properties to the Timberline Wetland could be expensive, considering how far it is and the easements needed to get to the wetland. Draining to the east isn't an option since it is uphill. Draining to the south would require boring of Harmony Rd. and evaluation of adding runoff to the drainage system in Harmony Village. 10 Number: 37 Created: 4/12/2006 [4/12/06] The following natural habitats and features buffers will apply (unless determined otherwise after review of the Ecological Characterization Study). LUC 3.4.1 (E): Isolated patch of native upland forest - 50 feet - This isolated patch is identified on the City Natural Habitats and Features Inventory Map and consists of the two Cottonwoods that are being evaluated for removal. " Irrigation Ditches that serve as wildlife movement corridors - 50 feet - During the site visit several signs (tracks, scat, burrowing) of wildlife movement occurring along the irrigation ditch were present. Location of possible fox den - 50 feet (this den has not been positiveiy identified as a fox den. A determination pending study). *" NRD is still investigating what species is currently using this den. Response: It was determined during a follow-up meeting with Tim Buchanan and a private arborist (Jordan's Tree Service) that the two cottonwood trees should be removed due to the rot in the trunks of the trees, and the safety issue associated therewith, therefore there is no "upland forest" from which to buffer. See our submitted ecological characterization study and buffer zone reduction request regarding wildlife movement and fox dens. Number: 38 Created: 4/12/2006 [4/12/06] Buffer zones will be required to be re -vegetated with Fort Collins native plants species. A plant guide may be found at http://fcgov.com/naturalareas/native-plants.php. LUC 3.4.1 (E) (1) (g) Response: Acknowledged. Please see our landscape plan. Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 11 Created: 4/10/2006 14/10/06) EMERGENCY ACCESS: The site plan as shown does not satisfy emergency access needs. Because the east -west drive aisle exceeds 150 feet, we require either a turnaround that's 100 feet in diameter or a hammerhead. We would not use the drive aisle that is shown to access properties to the east, due to the narrowness and overhanging trees; also, the culvert is only CMP, which would not hold a 40-ton fire vehicle. The applicant asked if the gravel road on the east side of the property could be improved and used for access; we would consider that but will need to see drawings before commenting. Response: Troy Jones followed up on this issue via telephone conversation with Carie Dann. We -agreed on a solution where: • all portions of our 24-foot wide drive aisle within 150 feet of driveway length from Timberline is dedicated as an emergency access easement and called out as a fire lane, • buildings are no taller than 2 stories, and • all buildings are fire sprinklered. Number: 12 Created: 4/10/2006 9 Number: 9 Created: 4/7/2006 [4f7106] We require a C-1 Form and a one -line diagram for all proposed buildings. We will need to coordinate a transformer location within 10' of a driveable surface. Response: Acknowledged. Department: Natural Resources Topic: General Number: 32 Issue Contact: Doug Moore Created: 4/12/2006 [4/12/06] 1 conducted a visit to the proposed site on April 6, 2006 and determined that the following comments will apply to the proposed development project. I met briefly with Troy Jones on April 7, 2006 to go over these issues. Please contact me to further discuss options available within the Fort Collins Land Use Code (LUC) that may be used to resolve some of these issues. Response: Acknowledged. Number: 33 Created: 4/12/2006 [4/12/06] This project must comply with subsection 3.2.5 Trash and Recycling Enclosures (Fort Collins Land Use Code). Please consult the City of Fort Collins Design Considerations Guidance Document available online at http://www.fcgov.com/recycling/pdf/enclosure- guidelines0804.pdf to determine the size and appropriate design needed for this project. Response: Two appropriate trash and recycling enclosures have been provided as required. Please see the site plan. Number: 34 Created: 4/12/2006 14/12106] Please contact Tim Buchanan (City Forester) at 221-6360, to determine the health of the existing trees on site. If it is determined that these trees will be required to be removed do to public health and safety issues, the Natural Resources Department will work with the applicant to determine what mitigation will be needed to replace the loss of existing habitat provided by the trees. Response: We met with Tim Buchanan and a private arborist, who determined that the trees should be removed. No mitigation is required, since the trees are not healthy enough to merit replacement. See the submitted report from Jordan's Tree Service. Number: 35 Created: 4/12/2006 [4/12/06) When a private certified arborist conducts the aerial inspection needed by the City Forester, the arborist will need to be both sensitive and cautious about any possible nesting activity. Pruning should not occur at this time due to the nesting season and issues related to the U.S. Migratory Species Act. Even though I did not find evidence on the ground of migratory species (such as owls) the visible nesting cavities are conducive to these types of species. Response: We will coordinate the timing of tree removal with Tim Buchanan. Number: 36 Created: 4/12/2006 [4/12/06] An Ecological Characterization Study will be required. Please have the consultant conducting this study contact me to set up a meeting on site prior to starting the study. Fort Collins Land Use Code (LUC)3.4.1 (D) (1) Response: An ecological study has been provided with this submittal as required. for the future connection would have to be worked out and will probably be dependent on how close the paved surface is brought to the edge of the property line. The site plan should also indicate the proposed possible connections so that there is no question in the future about the intent to provide the cross - access." Please see our site plan and plat for details on this connection. Number: 3 Created: 4/7/2006 [4/7/06] The access to the site will be Right in / Right out only. Response: Acknowledged. Number: 4 Created: 4/7/2006 [4/7/06] No detention is allowed in the Right of Way. Response: Acknowledged. Our detention ponds have been set back out of the Right of Way. Number. 5 Created: 4/7/2006 [4/7/06] The sidewalk should be set further back into the 40' buffer area. The absolute minimum setback from back of curb is 10' (by arterial street standards), and the Harmony Corridor Plan supports a 30' minimum setback wherever possible. Response: The sidewalk meanders through the buffer with a 30' setback in most areas and a minimum setback of 11'. Because we only have a 40' setback and not the 80' typically required in the Harmony Corridor, we are unable to provide a meandering 8' sidewalk with an overall minimum 30' setback, but we have accommodated this comment to the extent reasonably feasible. Number: 6 Created: 4/7/2006 [417/06] If you would like to set up a utility coordination meeting, please contact Dan Del-aughter at 221-6605. Response: Acknowledged. Topic: Light & Power Number: 10 Created: 4/7/2006 [4/7/06] We need to see additional dimensions and linework on Harmony Rd. adjacent, to your site to be sure that it is designed as planned, and to ensure that the proposed access location will not cause any safety concerns. Response: Portions of the median, striping and landscaping along Harmony were surveyed and are shown. Department: Light & Power Issue Contact: Rob Irish Topic: Light & Power Number: 7 Created: 4/7/2006 [417/06] There are existing electric facilities adjacent to the property along Harmony Road. There is an existing 3 - phase electric vault at the southwest comer of the site. Any modification or relocation to existing electric facilities will be at the owner's expense. Response: Acknowledged. Number: 8 Created: 4/7/2006 [417/06] Electric Capacity Fee and Building Site charges will apply. Response: Acknowledged. Response: Acknowledged. 3. A Transportation Impact Study will need to be submitted for this project. Contact Eric Bracke at (970) 224-6062 to discuss. Response: A Transportation Impact Study has been included with this proposal. 4. All public improvements must be made according to Larimer County Urban Areas Street Standards (LCUASS) which can be found on the City's website at: hftp://fcgov.com/engineedng/street-standards.php. Response: Acknowledged. 5. Utility plans, a development agreement, a development construction permit (DCP) and a plat will need to be prepared for this project. Response: Utility plans and a subdivision plat are included with this submittal as required. We look forward to working through the DA and DCP after receiving approval. 6. Additional ROW or easements may need to be dedicated to accommodate the ultimate Harmony cross-section. These can be dedicated with the plat. Response: All necessary easements are included with the plat. Number: 1 Created: 4/7/2006 [4/7/06] The ultimate design of Harmony Rd. should be based on the EAST HARMONY ROAD SOUTH TIMBERLINE ROAD HARMONY HALF ACRES IMPROVEMENT DISTRICT streets design. Please note that the required 40' setback should be measured from the ultimate edge of pavement. Response: Acknowledged. Number: 2 Created: 4/7/2006 [417/06] Cross access must be provided to both the east and west properties according to the Harmony Rd. Access Control plan. EgLthe property to the west the only access available from vour site that would work with the existing conditions is in the front of the nt. The proposed access to the north would nee, since it is the existing building. We are providing cross access to the west property behind our vet facili fo the south end of the existing building. A follow-up meeting was held ghter, Kathleen Brac e, an are Dann to discuss this issue. Dan Deli us an "Cross- access design: On the east, it is acceptable to provide a broad access easement rather than an actual driveway stub to the property line. The access easement should include enough area so that the connection could be made either directly east or to the north. It is acceptable to park within an access easement, and parking would be allowed in the interim, even where the potential connection may occur. We would work with you on getting the appropriate language into the development agreement in order to ensure that the future connection could be made (restrictions on landscaping and structural features may be necessary to prevent high costs of future demolition and construction). The responsibility for cost 6 Number: 29 Created: 4/10/2006 (4/10/06] We will want to see a carefully designed sidewalk system that is 8 feet wide, meanders along the frontage as far from the right-of-way as is feasible, and that interconnects with the internal pedestrian system in a logical way. , Response: The provided sidewalk system shown in the plan meets all of these criteria. Number: 31 Created: 4/11/2006 [4/11/06] Kathleen Bracke from Transportation Planning comments as follows: " 1. Need to provide for future cross -access to site west of this parcel per the Harmony Road access plan. This access is recommended to be located on the south side of the existing building, rather than on the north side of this site. 2. Need to provide sidewalk connections to/from the sidewalk along Harmony into their site. 3. Location of proposed driveway entrance into site is ok, even though not exactly where shown on the access plan. This location shown is workable." Response: A follow-up meeting was held with Dan DeLaughter, Kathleen Bracke, and Carie Dann in which we discussed cross access to the west. Dan Delauter sent us an email on May 5, 2006 stating: "Cross- access design: On the east, it is acceptable to provide a broad access easement rather than an actual driveway stub to the property line. The access easement should include enough area so that the connection could be made either directly east or to the north. It is acceptable to park within an access easement, and parking would be allowed in the interim, even where the potential connection may occur. We would work with you on getting the appropriate language into the development agreement in order to ensure that the future connection could be made (restrictions on landscaping and structural features may be necessary to prevent high costs of future demolition and construction). The responsibility for cost for the future connection would have to be worked out and will probably be dependent on how close the paved surface is brought to the edge of the property line. The site plan should also indicate the proposed possible connections so that there is no question in the future about the intent to provide the cross - access." Sidewalk connections have been provided. Please see our site plan and plat. Department: Engineering Issue Contact: Dan DeLaughter Topic: General 1. Larimer County Road Impact Fees and a City Street Oversizing Fee will apply. Fees vary by use. Contact Matt Baker at (970) 224-6605 for an updated estimate of the fees. Response: Acknowledged. 2. Engineering has new development review fees that went into effect in January of 2006. For more information, see http://fcgov.com/engineering/dev-review.php 5 Number: 27 Created: 4/10/2006 [4/10/06] Landscaping is encouraged in the detention ponds and can be used to further screen any parking visible from Harmony. Response: Acknowledged. Number: 30 Created: 4/11 /2006 [4/11/06] Tim Buchanan, City Forester comments as follows: " I conducted a site visit on 4-11-06 to check the two large cottonwoods at the proposed Paws of the Rockies at 2000 East Harmony Road. The west tree has a large wound and hollow area on the east side of the tree. I observed this defect but did not probe it to see the extent of decayed wood. The condition of this tree was noted to be good in terms of live canopy and amount of bud wood. The east tree also has a wound and hollow on the east side but smaller in size. The east tree has a notable amount of dead wood in the crown and is in fair condition. Structural problems were noted in both trees but from only observing from the ground there is not enough information to decide on removal or retention. I suggest that the applicant have a private certified arborist conduct an aerial inspection of the canopy of the trees with a bucket truck and investigate the extent of decay in the low wounds. City Forestry staff would like to be present when the aerial evaluation is conducted. After this information is available the suitability of retention of these two trees can be made. Also, I did note in a large dead branch in the east tree what appears to be an excavated wildlife cavity." Response: We had a follow-up meeting with Tim Buchanan and a private arborist, who determined that the cottonwoods should be removed. Please see the attached report from Jordan's Tree Service. Topic: Lighting Plan Number: 26 Created: 4/10/2006 [4/10/06] High pressure sodium lights are recommended in the corridor for a uniform appearance. Response: Acknowledged. Topic: Site Plan Number. 21 Created: 4/10/2006 [4/10/06] You will need to provide a connecting walkway as defined in the Land Use Code to link street sidewalks with the building entries. if the site layout involves any buildings north of the drive access, a modification will be required to the connecting walkway standard, and mitigation measures will be required, such as an enhanced crosswalk. Response: Our site layout does involve one building north of the drive access; please see the modification request included with this submittal. Number: 28. Created: 4/10/2006 [4/10/06] Will there be any loading or service areas needed? If so, please incorporate these into the design early on. Response: No loading or service areas are proposed. [4/12/061 Similar materials and colors as neighboring developments should be used per Section 3.5.1 of the Land Use Code. Additionally, the project will be subject to the building standards of Section 3.5.3 for Mixed -use buildings, including facade and base and top standards. Response: Acknowledged. Number: 44 Created: 4/12/2006 [4/12/06] You will need to submit a lighting plan for this project, showing photometric plot points and cut sheets for the lighting fixtures chosen. All lighting must meet the standards contained in Section 3.2.4 of the Land Use Code, including down -directional, fully shielded fixtures. Response: A lighting plan has been included with this submittal. Number: 45 Created: 4/12/2006 [4/12/061 More detailed comments will be made once we have more detailed plans to review. Response: Acknowledged. We look forward to further comments. Number: 46 Created: 4/12/2006 [4/12/06] Contact me if you have any questions about the code requirements or submittal requirements, which can be found at: hftp:/tfcgov.com/currentplanning/pdf/project-dev-plan.pdf. Response: Acknowledged. Number: 47 Created: 4/12/2006 [4/12106] You will need to set up an appointment to submit your application with Tara Leman, our Planning Tech in Current Planning at 221-6750. Incomplete submittals will not be accepted. Response: Acknowledged. Number: 22 Created: 4/10/2006 [4/10/06] Please clarify drawings and line weights before submittal. Response: Acknowledged. Topic: Architecture Plan Number. 25 Created: 4/10/2006 [4/10/06) All elevations must be constructed of high quality materials. All mechanical equipment must be screened. Response: Acknowledged. Topic: Landscape Plan Number: 24 Created: 4/10/2006 [4/10/06] Refer to the Harmony Corridor Plan for specifics on the type of plantings required in this zone district. As the landscaping is one of the hallmarks of this Corridor, we will look to this project to meet these standards. Plant types that are emphasized include oaks, groupings of coniferous trees, large areas of wildflowers and large areas of daffodils. Response: Acknowledged. A landscape plan has been included with this submittal and uses plant types required by the Harmony Corridor Plan. 3 and structural features may be necessary to prevent high costs of future demolition and construction).. The responsibility for cost for the future connection would have to be worked out and will probably be dependent on how close the paved surface is brought to the edge of the property line. The site plan should also indicate the proposed possible connections so that there is no sr=a—in the ru access.' Please see our site plan and plat. 4) Not sure. You will need to provide additional information. Please see both Tim Buchanan and Doug Moore's comments. Response: A follow-up meeting was held with Tim Buchanan and our own arborist; it has been determined that the trees should be removed. See the submitted report from Jordan's Tree Service. 5) No, this does not qualify as a "community shopping center" as defined in the Harmony Corridor Plan. Response: Acknowledged. Please refer to the individual reviewers comments for more detail. Topic: Standard Comments Number. 39 Created: 4/12/2006 (4/12/06] The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.com/ftcollinsAanduse/begin.htm Response: Acknowledged. Number: 40 Created: 4/12/2006 [4/12/06] This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), specifically Article 3 General Development Standards, and Division 4.21 HC-Harmony Corridor District. Response: Acknowledged. Number: 41 Created: 4/12/2006 14/12/06] A neighborhood meeting is suggested but not required before submitting your formal application. If you choose to hold a neighborhood meeting, please contact me to arrange the meeting. Response: We conducted a neighborhood meeting June 21, 2006 with Anne Aspen of the Current Planning Department. Number: 42 Created: 4/12/2006 [4/12/06] Please refer to Section 3.2.1 Landscaping and Tree Protection of the Land Use Code (LUC) for landscape planning and design standards. Specifically, you'll need to provide street trees, foundation plantings and parking lot perimeter and internal landscaping. The parking stalls facing roads or adjacent uses will need to be screened. Be aware of any sight distance triangles needed. Response: A landscape plan has been provided according to the criteria presented in Section 3.2.1 of the Land Use Code. Number: 43 Created: 4/12/2006 F-0 2 Preliminary Desian Review Comment Responses — Paws of the Rockies P.D.P. City staff offered the following comments based on the sketch plan presented to the Preliminary Design Review Team on Wednesday, April 5, 2006: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 20 Created: 4/10/2006 [4/10/061 In response to the questions you posed to us, the quick answers are as follows: 1) Yes, a 40-foot setback is acceptable. This was always envisioned for these shallow lots. A modification is needed, but it can be concurrent to the PDP and it will have staff support. Response: Our plan uses a 40-foot setback; see the modification request included with this submittal. 2) This issue needs more investigation. See Glen's comments for more information. Response: This issue has been further investigated; please see our responses to Glen's comments below. 3) Yes and No: The access to the east is acceptable to Engineering, Transportation Planning and Planning, but PFA has concerns about it. Please see Carie's comment #11. Cross access to the west must also be included in your design. Staff has reviewed this issue and has concluded that cross -access needs to be provided in such a way that the existing building to the west can be accessed by it, which means that the access must be located further south. To avoid the effect of a frontage road, staff recommends that the access be brought behind the vet building, since the kennel portion is not allowable. Response: A follow-up meeting was held with Dan DeLaughter, Kathleen Bracke, and ICarie Dann in which we discussed cross access to the west. Dan Delauter sent us an email on May 5, 2006 stating: .AAD� ( "Cross- access design: On the east, it is acceptable to provide a broad access easement �u,T fA rather than an actual driveway stub to the property line. The access easement should include enough area so that the connection could be made either directly east or to the north. It is lip acceptable to park within an access easement, and parking would be allowed in the interim, even where the potential connection may occur. we would work with you on getting the appropriate language into the development agreement in order to ensure that the future connection could be made (restrictions on landscaping