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HomeMy WebLinkAboutLEGACY SENIOR RESIDENCES - PDP - PDP120015 - CORRESPONDENCE - (7)port Collins 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 Topic: Site Plan Number: 2 Issue Originated: 08/26/2011 08/26/2011: Buildings up to 5 stories are allowed, but per Sec. 4.17(D)(3)(c)(1) of the Land Use Code, "buildings or parts of buildings shall step down to 3 stories or less abutting any street frontage". Portions of the building along Pine and Poudre Place need to step down to comply (assuming these are streets) The building is set back quite a distance from Linden street, so staff will need to determine if the building is actually "abutting" the street or not. If it is, then the modifications to the building would be necessary to comply with the massing and placement standard. Number: 3 Issue Originated: 08/26/2011 08/26/2011: Parking is not allowed in front of the building per Sec. 4.17(D)(3)(c)(2) of the LUC. The intent is that the parking can't be located closer to a street than the building setback from the street. Number: 4 Issue Originated: 08/26/2011 08/26/2011: No more than 15 parking spaces in a row are allowed without an intervening tree, landscape island or landscape peninsula (Sec. 3.2. 1 (E)(5)(e) of the LUC. If you have any questions regarding these issues or any other issues related to this project, please feel free to contact me at 970-221-6341. Sincerely, Steve Olt City Planner cc: Susan Joy, City Engineering Bud Curtis, Northern Engineering 1 Staff Review Letter Generated: 9/12/2011 at 4:28 pm Flirt Collins 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 Contact: Roger Buffington, 970-221-6854, rbuffington(a�fcgov.com Topic: General Number: 1 Issue Originated: 08/29/2011 08/29/2011: Existing water mains and sanitary sewers include a 12-inch water main and an 8-inch sewer in Linden, a 6-inch water main and a 21-inch sewer in Pine and an 8-inch sewer in Poudre Street. Number: 2 Issue Originated: 08/29/2011 08/29/2011: Any water or sewer lines extending to the site must be used or abandoned at the main. Number: 3 Issue Originated: 08/29/2011 08/29/2011: Any connection(s) to the 21-inch sewer in Pine must be made at a manhole. Number: 4 Issue Originated: 08/29/2011 08/29/2011: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: hfp://www.fcgov:Com/standards Number: 5 Issue Originated: 08/29/2011 08/29/2011: Development fees and water rights will be due at building permit. Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes(cDfcgov.com Topic: General Number: 1 Issue Originated: 08/26/2011 08/26/2011: Proposed use is classified as multi -family. This use is subject to a Type 1 hearing officer review. Number: 5 Issue Originated: 08/26/2011 08/26/2011: This is in the Transit Oriented Development Overlay Zone. Therefore, there is no minimum number of parking spaces required to be provided. Topic: Landscape Plans Number: 6 Issue Originated: 08/26/2011 08/26/2011: 6% of the interior of the parking lot must be landscape islands. The parking row along Poudre Place must have a minimum 10' landscape setback area from the street right of way line per Sec. 3.2.2(J) of the LUC. No parking lot setback dimension is shown on the plan, but it is less than a 10' setback. If Poudre Place is not a street, then the required landscape setback is 5' from the lot line. Number: 7 Issue Originated: 08/26/2011 08/26/2011: Perimeter parking lot landscaping must comply with Sec. 3.2.1(E)(4). 1 Staff Review Letter Generated: 9/12/2011 at 4:28 pm rtCollins 'Fo /10�� 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 Number: 1 Issue Originated: 08/31/2011 08/31/2011: The Site Plan will need to have a legal description of the property added. Number: 2 Issue Originated: 08/31/2011 08/31/2011: The Site Layout Plan has the same sheet number (Cl. 1) as the Site Landscape Plan. Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanfordCa_fcgov.com Topic: General Number: 1 Issue Originated: 09/07/2011 09/07/2011: Traffic Operations would encourage the applicant to have both accesses come from Poudre Place instead of the south access coming from Linden St adjacent to Poudre Place. Department: Transportation Planning Contact: Matt Wempe, 970-416-2040, mwempeCabfcgov.com Topic: Site Plan Number: 2 Issue Originated: 09/07/2011 09/07/2011: There are currently no pedestrian or bicycle connections to Linden Street, Pine Street, or the Poudre River Trail. The LOS analysis will likely show that all of these connections are required in a downtown atmosphere. These connections must be safe and direct, ideally linking into the streetscape. Number: 3 Issue Originated: 09/07/2011 09/07/2011: Where will bike parking be located? This includes both short-term visitor and long-term resident bike parking. The ideal location is on a hard surface, well -lit, near the main entrance, protected from the elements, and secure. Both outdoor and indoor bike parking can be included. Please contact Aaron Iverson to discuss any specific questions or ideas you might have. Topic: Traffic Impact Study Number: 1 Issue Originated: 09/07/2011 09/07/2011: A bicycle and pedestrian level of service analysis must be completed as part of the traffic impact study. Please call Aaron Iverson, 416.2643 or aiverson@fcgov.com for scoping. Department: Water -Wastewater Engineering Staff Review Letter Generated: 9/12/2011 at 4:28 pm of Flirt Collins 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 radio amplification systems shall be installed in the following locations: 1. New buildings greater than 50,000 SF in size or additions) to an existing building that cause the building to be greater than 50,000 SF. For the purpose of this section, fire walls shall not be used to define separate buildings. 2. All new basements greater than 10,000 SF where the designed occupant load is greater than 50, regardless of the occupancy classification. 3. Existing buildings meeting the criteria of Items 1 and 2 of this section undergoing alterations exceeding 50 percent of the aggregate area of the building. Public -safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. PFA Fire Prevention Bureau Administrative Policy 07-01 Contact: Ron Gonzales, 970-221-6635, rgonzales(Wrloudre-fire.org Topic: General Number: 11 Issue Originated: 08/31/2011 08/31/2011: ADDRESSING: numerals must be visible from the street on which you front, with a minimum of 6 inch numerals. Department: Technical Services Contact: Jeff County, 970-221-6588, icounty(a)fcgov.com Topic: Building Elevations Number: 5 08/31/2011: No comments. Topic: General Issue Originated: 08/31/2011 Number: 4 Issue Originated: 08/31/2011 08/31/2011: The north arrow on all Site, Landscape, Utility & Floor Plans is pointing in the wrong direction. Topic: Landscape Plans Number: 3 Issue Originated: 08/31/2011 08/31/2011: The Site Landscape Plan has the same sheet number (Cl. 1) as the Site Layout Plan. Department: Technical Services Contact: Jeff County, 970-221-6588, icounty(a)_fcgov.com Topic: Site Plan Staff Review Letter Generated: 9/12/2011 at 4:28 pm City F6r Collins 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 requirements include: • Commercial and multi -family residential structures with three or more units, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter • Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter • Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter Distance is measured as a hose would lay out from a fire engine, not necessarily in a direct line. A hydrant located across an arterial street cannot be "counted" unless the structure is equipped with an approved, automatic fire -sprinkler system. These requirements may be modified if buildings are equipped with automatic fire sprinkler .systems. .2006 International Fire Code 508.1 and Appendix B Number: 8 Issue Originated: 08/29/201' '08/29/2011: REQUIRED ACCESS 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 the facility or 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 around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general_ requirements: * 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 (30 feet on at least one long side of the building when the structures is three or more stories in height). If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire code official is authorized to increase the dimension of 150 feet. 2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D Number: 9 Issue Originated: 08/29/2011 08/29/2011: TURNING RADII The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside 2006 International Fire Code 503.2.4 and Appendix D103.3 Number: 10 Issue Originated: 08/29/2011 08/29/2011: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM Where adequate radio coverage cannot be established within a building, public -safety 1 Staff Review Letter Generated: 9/12/2011 at 4:28 pm CRY 'F6rt of 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 review is $250. For more information, contact Hayley Spurrier at hspurrier@poudre-fire.org. Number: 2 Issue Originated: 08/29/2011 08/29/2011: RESIDENTIAL AUTOMATIC FIRE SPRINKLERS An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. (Exceptions: Detached one- and two-family dwellings and multiple single-family dwellings (townhomes) not more than three stories above grade plane in height with a separate means of egress). 2006 International Fire Code 903.2.7 and 2006 International Building Code 101.2. Number: 3 Issue Originated: 08/29/2011 08/29/2011: FIRE STANDPIPE SYSTEM Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2006 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access, or where the floor level of the lowest story is located more than 30 feet below the highest level of fire department vehicle access. The standpipe system shall be capable of supplying at minimum of 100 psi to the top habitable floor; an approved fire pump may be required to achieve this minimum pressure. 2006 International Fire Code Sections 905 and 913 Number: 4 Issue Originated: 08/29/2011 08/29/2011: FIRE LINE REQUIREMENT 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. NFPA 13 (2007) 23.1.3 Number: 5 Issue Originated: 08/29/2011 08/29/2011: KEY BOXES REQUIRED Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s) on every new building equipped a required fire -sprinkler system or fire -alarm system. 2006 International Fire Code 506.1; PFA BUREAU POLICY 88-20 Number: 6 Issue Originated: 08/29/2011 08/29/2011: 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. 2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy Number: 7 Issue Originated: 08/29/2011 08/29/2011: 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 Staff Review Letter Generated: 9/12/2011 at 4:28 pm 'F6rt Collin ,� �. Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax lcgov. com Colorado Register of Historic Properties. Therefore the project would be reviewed for compliance with LUC Section 3.4.7, Historic and Cultural Resources. LUC 3.4.7(A) Purpose, states: This section is intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or objects are preserved and incorporated into the proposed development and any undertaking that may potentially alter the characteristics of the historic property is done in a way that does not adversely affect the integrity of the historic property; and (2) new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. LUC 3.4.7(B) General Standard, states: If the project contains a site, structure or object that is [designated or individually eligible for designation] then to the maximum extent feasible, the development plan and building design shall provide for the preservation and adaptive use of the historic structure. The development plan and building design shall protect and enhance the historical and architectural value of any historic property that is: (a) preserved and adaptively used on the development site; or (b) is located on property adjacent to the development site and qualifies under (1), (2) or (3) above. New structures must be compatible with the historic character of any such historic property, whether on the development site or adjacent thereto. LUC Division 5.1, Definitions, provides the definition of Maximum Extent Feasible: Maximum extent feasible shall mean that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been undertaken. Number: 2 Issue Originated: 08/31/2011 The applicant is encouraged to take advantage of a Complimentary Review with the Landmark Preservation Commission very early in the project. This may be arranged by contacting staff. Number: 3 Issue Originated: 08/31/2011 The height, massing, (lack of) articulation and materials are all items that will affect the buildings' compatibility to their historic surroundings. Height will bean issue, as will massing. Number: 4 Issue Originated: 08/31/2011 08/31/2011: The City's Historic Preservation Office is in the process of reviewing and commenting on the Cultural Resources section of the EA, under Section 106 of the National Historic Preservation Act. The City's review is separate and independent of SHPO's review, and the conclusions may differ. Department: PFA Contact: Carle Dann, 970-219-5337, CDANN(a)poudre-fire.org Topic: General Number: 1 Issue Originated: 08/29/2011 08/29/2011: DEVELOPMENT REVIEW FEES Poudre Fire Authority charges a fee for submitted development review plans. Cost for this 1 Staff Review Letter Generated: 9/12/2011 at 4:28 pm �F6rt of 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 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off -site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Number: 9 Issue Originated: 08/31/2011 08/31/2011: The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat'. Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If trees within the site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Number: 10 Issue Originated: 08/31/2011 08/31/2011: With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re -landscaping and reduce bluegrass lawns as much as possible. Reveille Bluegrass is one option for having bluegrass lawns and using less water. Contact: Matt Zoccali, 970-416-2283, mzoccali Topic: General Number: 1 Issue Originated: 08/31/2011 08/31/2011: As per the letter dated September 6, 2010, it is important to note that excavation in this area may require notification to the Colorado Department of Public Health and Environment (CDPHE) and should be conducted using reasonable precautions to ascertain, identify and properly manage any regulated or hazardous materials encountered. Planning for management of hazardous materials and project safety is advisable and may be required, depending upon the condition of the property. Contact Matt Zoccali for more information at 970.224.6008 or mzoccali@fcgov.com Number: 2 Issue Originated: 08/31/2011 08/31/2011: Work must be planned and completed in a manner that will ensure development project activities will not adversely impact the Removal Action Remedies on the site, or change and/or create any preferential pathway for the NAPL plume. Number: 3 Issue Originated: 08/31/2011 08/31/2011: Air monitoring for methane and other airborne contaminates is strongly recommended during intrusive excavation and trenching activities for work on or adjacent to site. Department: Historical Preservation Contact: Karen McWilliams, 970-224-6078, kmcwilliams(t)fcgov.com Topic: General Number: 1 Issue Originated: 08/31/2011 This project has the potential to affect several properties that are designated as Fort Collins Landmarks, as well as on the National Register of Historic Places and on the 4 Staff Review Letter Generated: 9/12/2011 at 4:28 pm Flirt Collins 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 Suggest removing the driveway and taking all access off the alley instead. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex(cDfcgov.com Topic: General Number: 4 Issue Originated: 08/31/2011 08/31/2011: An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Poudre River). The Environmental Assessment provided by the applicant does not include key elements required by the Land Use Code that would allow us to substitute this document for an ECS. While the City's prescriptive buffer zone standards do not apply in the RDR Zone, code does require that "the applicant shall establish, preserve or improve a continuous landscape buffer along the River as an integral part of the transition between development and the River" (See Division 4.17(D)(1) of the Land Use Code). Upon receipt and review of the Ecological Characterization Study, staff will work with the applicant to determine the width and nature of this continuous landscape buffer. Number: 5 Issue Originated: 08/31/2011 08/31/2011: That said, staff recognizes the property is, at a minimum, 200' from the Poudre River and that surrounding land uses hinder this site's ability to serve as a high quality wildlife corridor. As an alternative, staff will accept a memo from a qualified consultant outlining habitat values and constraints of the site and recommended mitigation/enhancement strategies in lieu of an ECS for this site (please address the requirements in Section 3.4.1(D)1) of the Land Use Code). Through this memo and conversations with your designers and ecological consultants, staff is willing to consider working with your landscape architect to design this continuous buffer with extensive native plantings to maximize this site's habitat potential as redevelopment surrounding the site occurs. Please see the City's Native Plant Guide at http://www.fcgov.com/naturalareas/native-plants.php. These plantings should correspond to the site design requirements outlined in Section 4.17(D) of the RDR District, specifically the clustering of buildings to form outdoor spaces that relate to the river. Number: 6 Issue Originated: 08/31/2011 08/31/2011: Within the determined buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS memo discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. Number: 7 Issue Originated: 08/31/2011 08/31/2011: Also, please note that Section 3.4.1(1) requires that the overall design of the project takes into consideration design and aesthetics in relationship to the Poudre River. Number: 8 Issue Originated: 08/31/2011 08131/2011: With respect to lighting, the City of Fort Collins Land Use Code, in Article 1 Staff Review Letter Generated: 9/12/2011 at 4:28 pm 'F rt6Collins 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 Department: Engineering Development Review Contact: Susan Joy, 970-221-6603, siov(a-)fcgov.com Topic: General Number: 1 Issue Originated: 08/30/2011 Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Number: 2 Issue Originated: 08/30/2011 The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: hftp://www.fcgov.com/engineering/dev-review.php Number: 3 Issue Originated: 08/30/2011 Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Number: 4 Issue Originated: 08/30/2011 Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Number: 5 Issue Originated: 08/30/2011 Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: \,,,,_hftp://www.farimer.org/engineering/GMARdStds/UrbanSt.htm Number: 6 Issue Originated: 08/30/2011 This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Number: 7 Issue Originated: 08/30/2011 Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Number: 8 Issue Originated: 08/30/2011 A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Number: 9 Issue Originated: 08/30/2011 This project is responsible for the design and construction of all street frontages including the alley. Number: 10 Issue Originated: 08/30/2011 Mark Laken with Capital projects (970-416-2907), is currently installing improvements on Linden and a repay for this property will be due. The driveway is being installed 150' center to center from the alley. The proposed driveway shown with this development is probably not meeting separation requirements from the alley and will need to be looked at. Staff Review Letter Generated: 9/12/2011 at 4:28 DM m CAY of 'Frt Collins 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 September 9, 2011 Lawrence A. Mazzota, CEO - Cornerstone Associates, LLC 209 South 19`" Street, Suite 600 Omaha, NE 68102 I m azzota(ftstonel Ic. net City staff and outside reviewing agencies have reviewed your submittal for Legacy Senior Residences, and we offer the following comments: Department: Current Planning Contact: Steve Olt, 970-221-6341, solt(a)fcgov.com Topic: General Number: 1 Issue Originated: 08/30/2011 08/30/2011: What is proposed for the area within the 75' setback from Linden Street? Number: 2 Issue Originated:. 08/30/2011 08/30/2011: What is the status of Poudre Place? Is it a dedicated right-of-way for an alley or street? It appears that it may have to become the only means of access to this development. Number: 3 Issue Originated: 08/30/2011 08/30/2011: There are numerous Development Standards in Section 4.17(D) of the River Downtown Redevelopment District in the Land Use Code that must be complied with, if applicable. They deal with: 1) Transition between the River and Developments; 2) Street Connections; 3) Buildings; and, 4) Site Design. Number: 4 Issue Originated: 08/30/2011 08130/2011: What is the base material for the first floor on the East Building Elevation, under the arcade canopy? Is it the "stone veneer"? Number: 5 Issue Originated: 09/07/2011 09/07/2011: The proposed multi -family residential project is a Type 1 land use in the RDR District and is subject to an Administrative Review. A required Project Development Plan will be evaluated against all applicable rules, regulations and requirements set forth in the City of Fort Collins Land Use Code. Ultimately the development request must go to a Public Hearing and the decision maker would be a Hearing Officer. Staff Review Letter Generated: 9/12/2011 at 4:28 Pm