HomeMy WebLinkAboutREGENCY LAKEVIEW - PDP & APU - PDP120013 - CORRESPONDENCE - (6)Parking stall Diniansions for a standard space at 90 degrees i" a' x 19', compact at 90 degrees
is 8' xl 5'
When using the reduce stall depth because of overhang the plans need to indicate the width of
the sidewalk or landscaped area the vehicle will overhang.
3.2.2(D)(2) Off street parking spaces shall be unobstructed vehicular access to and from public
street. Please remove tandem parking spaces from the plans and tables.
LUC 3.2.2(C)(4)(a) Bicycle parking is required at 5% of the total off street parking spaces
provided. With 63 bike spaces the development proposal does meet and exceed the
standard.
Comment Number: 9 Comment Originated: 05/07/2012
05/07/2012: Please provide elevations for all building types (Gazebo)
Comment Number: 10
Comment Originated: 05/08/2012
05/08/2012: LUC 3.2.5 and 3.5.1(1) Trash/recycling enclosures shall be on a concrete cement
pad, designed with walk-in access without opening the main service gate and at least 20 ft
away from a public sidewalk/street. Place note on plans that enclosures must be on concrete.
Comment Number: 11 Comment Originated: 05/08/2012
05/08/2012: Plans should indicate mechanical/utility equipment locations with notes on how
they will be screened/painted.
Comment Number: 12
Comment Originated: 05/08/2012
05/08/2012: Reminder signs are not permitted as part of the PDP and FPD. All signs and their
locations are permitted and approved through separate sign permit.
Department: Traffic Operation
Contact: Ward Stanford, 970-221.6820, wstanford(a)fcgov.com
Topic: Construction Drawings
Comment Number: 2
Comment Originated: 05/19/2012
05/19/2012: Please revise all Traffic Signing and Pavement Marking notes that state "City
Engineer" to state City Traffic Engineer". Please make this a permanent change.
Comment Number: 3 Comment Originated: 05/19/2012
05/19/2012: Please add an R1-1 (Stop) sign on the NE corner of the Drake access drive.
Comment Number: 1 Comment Originated: 05/19/2012
05/19/2012: The Drake Rd access does not meet City standards which are based on the
outdated 1990 AASHTO standards. The access looks to meet or very nearly meet the current
AASHTO (2004) standards. The City should consider revising its standards to the current
AASHTO standards. Until that is done though this project will need to submit for a variance to
the City sight distance standards.
Topic: Traffic Impact Study
Comment Number: 4
05/19/2012: TIS accepted. No comments.
Comment Originated: 05/19/2012
LUC 4.6(E)(3)(a) Setbacks from the property line of abutting property containing single- and two
family dwellings shall be 25 ft.
Comment Number: 5
Comment Originated: 05/07/2012
05/07/2012: LUC 4.6(E)(3)(b) Requires that project with more than 7 buildings there shall be at
least 3 distinct building designs. There shall be no more than 2 similar buildings placed next to
each other along a street, street like -private drive or major walkway spine. Building shall be
considered similar unless they vary significantly in footprint size and shape, architectural
elevations and entrance features, within a coordinate overall theme of roof forms, massing
proportions and other characteristic. To meet this standard, such variation shall not consist
solely of different combinations of the same building features.
Current proposal has three of the same building (Building D) next to each other along the street
like private drive. Also four buildings (3 of Building D and 1 of Building B) that are similar along
the street -like private drive
Comment Number: 6 Comment Originated: 05/07/2012
05/07/2012: LUC 4.6(E)(3)(c) With more than 56 dwelling units there needs to be at least 3
distinct color schemes used on structures throughout the development and no more than 2
buildings next to each other can have similar, colors.
(Will need to provide actual color renderings for each color scheme)
Comment Number: 7 Comment Originated: 05/07/2012
05/07/2012: LUC 4.6(E)(3)(d) Entrances shall be made clearly visible from the streets and
public areas through the use of architectural elements and landscaping.
LUC 4.6(E)(3)(f) Each multi -family dwelling shall be articulated with projections, recesses,
covered doorways, balconies, covered box or bay windows and/or other similar features,
dividing large facades and walls into human -scaled proportions similar to the adjacent single -
or two-family dwellings, and shall not have repetitive, undifferentiated wall planes.
(An increase architectural articulation around the building entrances will help alleviate the
repetitiveness of the facades.)
LUC 4.6(E)(3)(e)5. Rooftop equipment shall be hidden from view by incorporating equipment
screens of compatible design materials.
Comment Number: 8
Comment Originated: 05/07/2012
05/07/2012: LUC 3.2.2(K) With 91 one bedroom, 68 two bedroom, and 16 three bedroom units
there needs to be at least 288 off street parking spaces.
If providing 301-400 off street parking spaces than at least 8 of those are required to be
accessibility spaces. If providing 201-300 off street parking spaces the at least 7 of those need
to be accessibility spaces. Such spaces shall be designated by a sign.
At least one of the accessibility spaces shall be designated as a van -accessible space and
must be a minimum of 8 feet wide and adjoin a minimum of eight foot wide access aisle.
service. In Fort �,ollins, residential development fees are bast„ upon lot/site area and number
of living units; therefore, a 2"service for the larger buildings will not affect the development
fees.
Comment Number: 5 Comment Originated: 05/08/2012
05/08/2012: See redlined utility plans for additional comments. Please return redlined plans
with next submittal.
Topic: Easements
Comment Number: 3 Comment Originated: 05/08/2012
05/08/2012: Minimum easement widths are: Water - 20 feet (10 feet each side); Sewer - 30 feet
(15 feet each side).
Topic: Landscape Plans
Comment Number: 4
Comment Originated: 05/08/2012
05/08/2012: Required landscape separation distances for water/sewer mains are 10' for trees
and 4' for shrubs and for water/sewer services are 6' for trees and 4' for shrubs.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals(&fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 05/07/2012
05/07/2012: In the petition for the Addition of Permitted Use it needs to include that the addition
of permitted use Multi -Family will comply with the Land Use Standards, Development
Standards, and Design Standards for multi -family dwellings found the MMN zone district.
Comment Number: 2
Comment Originated: 05/07/2012
05/07/2012: Land Use Code (LUC) 4.6(D)(3) At least ninety (90) percent of the dwellings in all
development project shall be located within one -quarter (1/4) mile of either a neighborhood
park, a privately owned park or a central gathering place that is located within the project or
adjacent development.
LUC 4.6(D)(3) A privately owned park shall be at least 10,000 sq ft, highly visible, secure
settings, safely and easily accessible by pedestrians, open to the public, multiple -use turf
areas, walking paths, plazas, pavilions, picnic tables, benches, or other features for various
age groups to utilize.
LUC 4.6(D)(3)(b)6. When integrating storm drainage and detention functions to satisfy this
requirement, the design of such facilities shall not result in slopes or gradients that conflict with
other recreational and civic purposes of the park.
(Need to see a contour map of the park area)
Comment Number: 3
Comment Originated: 05/07/2012
05/07/2012: LUC 4.6(E)(1)(b) Block size shall be limited to a maximum size of 7 acres.
Current proposal shows one block exceeding 7 acres.
Comment Number: 4 Comment Originated: 05/07/2012
05/07/2012:"LUC 4.6(E)(2)(c) Minimum setback from street right-of-way: none
Comment Number: 7 Comment Originated: 05/14/2012
05/14/2012: All existing & proposed easements must be locatable.
Comment Number: 8 Comment Originated: 05/14/2012
05/14/2012: All easements recorded by seperate document should note the reception
number.
Comment Number: 9 Comment Originated: 05/14/2012
05/14/2012: Please label the point of beginning.
Comment Number: 10 Comment Originated: 05/14/2012
05/14/2012: The bearings shown along the north right of way do not match the First Christian
Church PUD plat.
Comment Number: 11 Comment Originated: 05/14/2012
05/14/2012: Does the monument symbol at the northeast corner of the plat mark the northeast
corner, the northwest corner of Lot 10 Silverwood Village Second Filing, or both?
Topic: Site Plan
Comment Number: 12 Comment Originated: 05/14/2012
05/14/2012: Please correct the Township in the legal description & the subtitle on sheet S1.
See redlines.
Comment Number: 13 Comment Originated: 05/14/2012
05/14/2012: There are two line over text issues on sheet S2.
Department: Transportation Planning
Contact: Emma McArdle, 970-221-6197, emcardle(a)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/14/2012
05/14/2012: Currently no transit service is provide on this section of East Drake Road, but the
Transfort Strategic Plan designates that service will be provided in phase 1 improvements,
which are only partially completed at this time. Section 3.6.5 of the LUC states that any
development plans shall accommodate planned transit facilities. The applicant may either
choose to provide an accessible 12' x 18' pad adjacent to Drake Road for a future bus stop or
provide a 12' x 18' transit easement and escrow funds to pay for a pad at the time service on
Drake begins. Please coordinate with me regarding the exact location.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221-6854, rbuffington a().fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 05/08/2012
05/08/2012: As noted in previous discussions, revisions to the sewer alignment are needed to
address maintenance access concerns. If it would be helpful, schedule a separate meeting to
work on this.
Comment Number: 2 Comment Originated: 05/08/2012
05/08/2012: Typically, buildings with more than 18 units would have a 2" domestic water
Comment Number: 4
Comment Originated: 05/09/2012
05/09/2012: LCUASS Figure 7-16 specifies the amount of sight distance easement required at
intersections. The required sight distance along Drake Road based upon the 50 mph design
speed is 1030 feet. Adherence to this requirement would require offsite easement from the
homeowner at the southwest corner of Dorado Court and Drake Road (with the house appearing
to be partially in the easement) and an offsite easement from the property owner(s) of
Parkwood Lake. The actual existing sight distance easements are less than the standard due to
existing landscaping, and berming. The existing sight distance easements should be
documented and compared against the standard through a variance request for evaluation of
the impact resulting from non -adherence to this provision, any concerns as a result, and how
those concerns may need to potentially be mitigated.
Comment Number: 5
Comment Originated: 05/09/2012
05/09/2012: Please confirm whether the proposed underdrain system on the south end of the
property is intended to address saturated soil conditions and will not intend to alter groundwater
morphology of the general area. A statement to that effect should be included in the drainage
report with perhaps verification of any groundwater/well rights in the area that might claim to be
impacted by the proposed underdrain system.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex(cDfcgov.com
Topic: General
Comment Number: 1
Comment Originated: 05/04/2012
05/04/2012: Is the "wetland Plant" designation just the types of plants you are proposing, or do
you suspect this area will turn into a wetland? Also, it is confusing to say "Wetland Plants (Low
Water Use)" when I'm pretty sure you mean high water use? We'll need to make sure that the
plants proposed in this area are tolerant to both saturation and drought.
Department: Forestry
Contact: Tim Buchanan, 970-221.6361, tbuchananpfcgov.com
Topic: Landscape Plans
Comment Number: 1
Comment Originated: 05/09/2012
05/09/2012: Are there any existing trees that will be impacted by this Project or in the detention
pond to the south of the development? If so please schedule an on site meeting with the City
Forester to review.
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 04/23/2012
04/23/2012: In order to design the electric utility system, Light & Power Engineering needs a
Commercial Service Information (C-1) form completed relative to the clubhouse. It is assumed
that there will be no use of electric space heating. With that assumption, it appears that fewer
electric transformers will be necessary than what is shown on the utility plan. A utility
Comment Number: 12
comment Originated: 05/19/2012
05/19/2012: On the Lighting Plan, there are several foot-candle measurements that exceed 0.1
that spillover the property line. There should be no spillover of illumination. Staff suggests that
the 10 eastern most BB fixtures be eliminated. Also, the use of the BB fixtures (Kichler -
Benton Outdoor Wall) along the east edge may not be the best selection. A better selection
would be a fully -shielded fixture that is sharp cutoff and down directional.
Comment Number: 13
Comment Originated: 05/19/2012
05/1912012: Please indicate the size of the detention pond / multi -use field.
Comment Number: 14 Comment Originated: 05/19/2012
05/19/2012: On all architectural elevations, the building entrances appear to be very
non-descript and featureless. Building entrances, especially those facing east, need to be
upgraded with accent features, projecting overhangs, weather protection, or other architectural
embellishments that highlight the entrances. In addition, second floor stairwells could be upgraded.
Comment Number: 15 Comment Originated: 05/19/2012
05/19/2012: For Building B, please provide height dimensions.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata(a)fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 05/09/2012
05/09/2012: Prior to the scheduling of a public hearing for the project, letters of intent should
be provided from the church indicating their willingness to provide easements for access,
emergency access, utilities, and drainage as well as the offsite construction taking place (such
as the mill and overlay of the existing roadway).
Comment Number: 2
Comment Originated: 05/09/2012
05/09/2012: Clearly label the PDP boundary which should ideally coincide with the platted
boundary of the subdivision plat.
Comment Number: 3 Comment Originated: 05/09/2012
05109/2012: Note that the intent with the previous comment is that the City would establishment
a development plan approval for the area being encompassed by the Regency Lakeview
subdivision plat which would coincide with the boundary on the site/landscape plans. The work
on the church property would be considered offsite and not a part of this project. If the applicant
is considering using area within the church property for a use (such as temporary sales trailers),
the applicant should contact City Zoning for verification on whether such a use could be allowed
outside of the development plan boundary.
compliance with LIie Detention Pond Landscape Standards. 1,c detention landscaping on the
preliminary landscape plan looks a little low on the proposed vegetation.
Comment Number: 5 Comment Originated: 05/09/2012
05/09/2012: The proposed water quality mitigation will need to be quantified during final
compliance to make sure the design is treated the entire area draining to the pond.
Department: Technical Services
Contact: Jeff County, 970.221.6588, lcounty@fcgov.com
Topic: Building Elevations
Comment Number: 16 Comment Originated: 05/14/2012
05/14/2012: Sheet A2 is incorrectly labeled as "Building 2 Elevations".
Topic: Construction Drawings
Comment Number: 17 Comment Originated: 05/14/2012
05/14/2012: Please correct the Township in the subtitle on sheet C000. See redlines.
Comment Number: 18 Comment Originated: 05/14/2012
05/14/2012: The basis of bearings doesn't match the subdivision plat.
Comment Number: 19 Comment Originated: 05/14/2012
05/14/2012: There are line over text issues on sheets C400 & C401.
Topic: Landscape Plans
Comment Number: 14 Comment Originated: 05/14/2012
05/14/2012: There are two line over text issues on sheet L1.
Topic: Lighting Plan
Comment Number: 15 Comment Originated: 05/14/2012
05/14/2012: There are line over text issues on sheet PM1. Please move the north arrow &
sheet title out of the lighting values.
Topic: Plat
Comment Number: 1 Comment Originated: 05/14/2012
05/14/2012: The boundary & legal description close.
Comment Number: 2 Comment Originated: 05/14/2012
05/14/2012: Please correct the Township on both sheets. See redlines.
Comment Number: 3 Comment Originated: 05/14/2012
05/14/2012: Please add a note referencing documents that affect usage of the property.
Comment Number: 4 Comment Originated: 05/14/2012
05/14/2012: Please provide monument records for the corners shown on this plat.
Comment Number: 5 , Comment Originated: 05/14/2012
05/14/2012: Please add a "s" to sheets in the sheet numbering on both sheets.
Comment Number: 6 Comment Originated: 05/14/2012
05/14/2012: Please label the basis of bearings line, and add the record bearing & distance.
coordination meet,, ig is encouraged. Please contact Doug Mane le in Light & Power
Engineering at 224-6152 with any questions.
Comment Number: 2 Comment Originated: 04/23/2012
04/23/2012: After the site plan is final, please send an AutoCad version 2008 to Terry Cox at
TCOX a(a)FCGOV.COM.
Department: PFA
Contact: Ron Gonzales, 970-221-6635, rgonzales(a)poudre-fire.orq
Topic: General
Comment Number: 1. Comment Originated: 05/11/2012
05/11/2012: 30 foot wide emergency access is required for all 3 story structures, or portions
thereof.
Comment Number: 2. Comment Originated: 05/11/2012
05/11/2012: water supply to be 1500 gpm at 20 psi supplied through a fire hydrant within 300
feet of all buildings.
Comment Number: 3. Comment Originated: 05/11/2012
05111/2012: address numerals are to be visible from the street fronting the property.
Comment Number: 4. Comment Originated: 05/11/2012
05/11/2012: All 3-story portions and 3-story structures are to be fire sprinklered with a full 13 fire
sprinkler system.
Comment Number: 5. Comment Originated: 05/11/2012
05/11/2012: While the HMIA has been submitted, there is pool chemistry classified as Class 3
oxidizers requiring quantity limits of 10 Ibs only. The pool chemistry shall not be stored within
the pool equipment room (this is a mechanical room only). Pool chemistry cannot be stored
within flammable liquid storage cabinets --they must be in Haz.Mat Storage Cabinets.
Comment Number: 6. Comment Originated: 05/11/2012
05/11/2012: Fire lane turns require a 25 foot radius inside and a 50 foot radius outside.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue(Vcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/09/2012
05/09/2012: Stormwater is ready for a hearing.
Comment Number: 2 Comment Originated: 05/09/2012
05/09/2012: Maintenance access is needed to the regional detention pond through this
development. Current access is through the site. This can be coordinated during final design.
Comment Number: 3 Comment Originated: 05/09/2012
05/09/2012: Please see the erosion control plans and report checklist for requirements at final
compliance.
Comment Number: 4 Comment Originated: 05/09/2012
05/09/2012: At final compliance, the detention pond landscaping will be reviewed to ensure
Comment Number: 4
Comment Originated: 05/19/2012
05/19/2012: Based on the above, the site plan would benefit by clearly labeling the building
entrances. In general, entrances need to connect to the walkway system and the tandem
spaces should be re-evaluated as they appear to disrupt the walkways.
Comment Number: 5
Comment Originated: 05/19/2012
05/19/2012: The walkway in front of the clubhouse should be widened to eight to ten feet. This
is a highly visible destination and a six foot wide walk with vehicle overhang is really only a four
foot wide walk.
Comment Number: 6
Comment Originated: 05/19/2012
05/19/2012: The aforementioned walk should softened and made more direct and continuous as
it joins the walk along the street like private drive.
Comment Number: 7 Comment Originated: 05/19/2012
05/1912012: The north -south walkway, in the area on the east side of Building Three, should
feature raised crosswalks so that the pedestrian is more visible and on equal status, not
subordinate, to the driver.
Comment Number: 8 Comment Originated: 05/19/2012
05/19/2012: The site plan should clearly label the tuck -under garages.
Comment Number: 7
Comment Originated: 05/19/2012
05/19/2012: If the garages are to be leased separately, at a rate over and above the base unit
lease,. then they cannot be counted towards meeting the minimum required number of spaces.
[Section 3.2.2(K)(1)(a)].
Comment Number: 8 Comment Originated: 05/19/2012
05/19/2012: The trash enclosures are located relatively close to the adjoining residents. If
these locations are to remain as indicated, then the pick up service must be restricted to
normal business hours to avoid disturbance. Per Section 3.5.1(J), these hours will need to be
specified and made a part of the P.D.P.
Comment Number: 9
Comment Originated: 05/19/2012
05/19/2012: A new minimum bicycle parking standard has been recommended for approval by
the Planning and Zoning Board (May 17, 2012) and is being forwarded to City Council for First
Reading (June 5, 2012). This new standard, while not applicable to this project due to submittal
prior to adoption) should be carefully considered. As proposed, the new standard calls for
one bike space per bedroom and that 80% be enclosed and 20% be fixed. For this project,
this would required a total of 275 spaces with 220 enclosed and 55 fixed. Definitions of
enclosed and fixed are available in draft form for your information.
Comment Number: 10
Comment Originated: 05/19/2012
05/1912012: Serious consideration should be given to establishing an undulating earthen berm
along the eastern edge. Section 3.5.1(H) calls for effective use of buffer yards in order to allow
dissimilar uses next to each other.
Comment Number: 11
Comment Originated: 05/19/2012
05/19/2012: Will there be a new fence along the east property line? Has there been any
dialogue with the adjoining property owners as to the status of the existing fences? Fencing
issues should be resolved with the affected property owners at the P.D.P. stage.
City of
Fort 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/developmentre view
May 19, 2012
RE: Regency Lakeview PDP with Addition of Permitted Use, PDP120013, Round Number 1
Please see the following summary of comments from City staff and outside reviewing agencies and utilities for your
submittal of the above referenced project. If you have questions about any comments, you may contact the
individual commenter or direct your questions through the Project. Planner, Ted Shepard, at 970-221-6343 or
tshepard@fcgov.com.
Comment Summary:
Department: Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 05/19/2012
05/19/2012: The street like private drive would be more street like if there were on -street
parking. Please explore adding either parallel or angled parking along the east side.
Comment Number: 2
Comment Originated: 05/19/2012
05/19/2012: Buildings 5,7 and 9 could be better connected to the street like private drive with a
major walkway spine versus a connecting walkway. The area of the lawn framed by Buildings 4
and 6 should be enhanced with the features of a major walkway spine.
Comment Number: 3 Comment Originated: 05/19/2012
05/19/2012: For Buildings 5,7 and 9, access to the street like private drive is impeded by the
garage access to the tuck -under parking. For Buildings 6 and 7, the driveways to the garages
appear to be on the back side of the buildings. But, it is not clear if these buildings have
entrances on the north. For Buildings 8 and 9, these buildings have double frontage with
driveways and there appears to be no walkway along the south. The site plan indicates this
area is seven feet wide and the landscape plan indicates plant material, but no walkway? Are
there no building entrances along the south? If the only entrances to these buildings are on the
north, then opportunity for the tandem parking should be eliminated and replaced with a
continuing walkway. In general, walkways should be prioritized and widened where possible and enhanced
trees in grates.