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HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - PDP - 16-10B - CORRESPONDENCE - (115)Number: 47 Created: 12/27/2010 [12/27/10] At final: 1) Label all valves, fittings, F Hyd's, etc., 2) Differentiate between residential and commercial water taps to the clubhouse building, 3) Provide more detail regarding the abandonment of the sanitary sewer that is being re-routed. Number: 48 Created: 12/27/2010 [12/27/10] What is the general depth of the underdrains? Will this result in conflicts with utility services? Department: Zoning Issue Contact: Peter Barnes Topic: zoning Number: 1 Created: 12/14/2010 [12/14/10] Show the building envelope dimensions on the site plans, and the distances from the envelope to lot lines where feasible. Number: 2 Created: 12/14/2010 [12/14/10] The land use tables on sheet 2 indicate that there are 140 compact parking spaces. These spaces need to be labeled on the site plan sheets, and a note added stating that the compact spaces will be identified by raised "compact parking only" signs. Number: 3 Created: 12/14/2010 [12/14/10] A few of the buildings aren't conveniently located to trash enclosures. i.e. Bldg. 2, 4, 5, and 6. Moving the enclosure in the parking lot on the east side of Building 6 to the west end of that lot would help for Bldg. 6. Number: 4 Created: 12/14/2010 (12/14/10] Handicap parking stall widths need to be 13' wide, including the width of a parallel pedestrian walk. I don't believe the HC stalls in the lot next to Building 2 comply with this. Also, it would be a good idea to provide a HC stall in the parking lot next to Bid. 6. Another round of development review will be necessary. Be sure and return all red -lined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970)221-6341. Yours Truly, Steve Olt City Planner cc: Marc Virata Lindsay Ex Campus Crest Nick Haws, Northern Engineering Current Planning file #16-10B Page 16 Number: 35 Created: 12/27/2010 [12/27/10] Does the Temporary Turnaround Easement at the end of Rolland Moore Drive go away? If so, do you need to accommodate for the Trail Easement? Topic: Utility Plans Number: 44 Created: 12/27/2010 [12/27/10] There are text over text issues on sheets R1, R2 & R3 of the Utility Plans. Number: 45 Created: 12/27/2010 [12/27/10] There is cut off stationing on sheet R5 of the Utility Plans. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: General Number: 49 Created: 12/27/2010 [12/27/101 Planting trees over (or near) a slotted underdrain will likely lead to root intrusion and clogging of the underdrain. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 89 Created: 12/30/2010 (12/30/10] Reminder comment. [9/23/10] The Stormwater Utility is OK with this issue being a condition of approval by the P & Z board. At final compliance, the slopes will need to be designed to a stable condition and the Ditch Company will also need to approve the modifications made within their easement. [8/6/10] The side slopes off the Larimer #2 canal are 2:1 in some places. Coordination needs to take place with the ditch company and the City to ensure all party's concerns are mitigated. Concerns include slope stability, erosion, maintenance issues, general safety. Preliminary approval, or "OK" from the ditch company is needed before a public hearing. Number: 90 Created: 12/30/2010 [12/30/10] The ownership and maintenance responsibilities of Outlot A need to be agreed on and formalized. This can be done during final compliance. The Outlot may need to be adjusted or broken into two outlots to distinguish various ownerships and maintenance responsibilities. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterMastewater Number: 39 Created: 12/27/2010 [12/27/l OrWater services must -be same size as metes fromfhe water main to a point-5-fee downstream from meter pit; therefore, services (and meters) for large buildings must be 2- inch or 3-inch (no 2.5). At the point 5 feet beyond meter pit, service size may be increased. Number: 42 Created: 12/27/2010 [12/27/10] Check with PFA on the need for a F Hyd near intersection of Botanic Place and Public Local Street. Number: 46 Created: 12/27/2010 [12/27/10] Connect F Hyd at SW corner of Bldg 8 to the 8-inch main in Private Local Street rather than Rolland Moore Drive to shorten hydrant run. Page 15 Department: Transportation Planning Issue Contact: Matt Wempe Topic: Site Plans Number: 119 Created: 1 /3/2011 [1/3/11] Please continue to work with Traffic Operations to identify the appropriate street striping at Rolland Moore Drive and Centre Avenue. The new MUTCD has several ways to bring the bike lane all the way to the intersection while allowing for right turns. Number: 121 Created: 1 /3/2011 [1/3/11] Public Local Street will need to have sidewalks, bike lanes, and on -street parking. Engineering has been more involved in these discussions to date, and I will provide comment on the latest plans at the staff review meeting as necessary. Department: Technical Services Issue Contact: Jeff County Topic: Elevation Plans Number: 41 Created: 12/27/2010 [12/27/10] There are dimensions with "extra characters" on the Elevation Plans. Number: 43 Created: 12/27/2010 [12/27/10] There are line over text & text over text issues on the Elevation Plans. Topic: General Number: 36 Created: 12/27/2010 [12/27/10] What is the name of the "Public Local Street"? Number: 38 Created: 12/27/2010 [12/27/10] Existing Rolland Moore Drive is shown on the Site, Landscape & Utility Plans as "Botanic Place". The Subdivision Plat shows it as Rolland Moore Drive. Where did this name come from? Topic: Site Plans Number: 37 Created: 12/27/2010 [12/27/10] Is the sheet index correct on sheet 1 of the Site Plans? There is only one Landscape Plan. Number: 40 Created: 12/27/2010 [12/27/10] There are line over text issues on sheets 2,4,5 & 7 of the Site Plans. Topic: Subdivision Plat Number: 31 Created: 12/27/2010 [12/27/10] The Subdivision Plat boundary & legal description close. Number: 32 Created: 12/27/2010 [12/27/10] Please add ROW widths to all streets. Number: 33 Created: 12/27/2010 [12/27/10] Does the ROW of Rolland Moore Drive vary? Number: 34 Created: 12/27/2010 [12/27/10] All easements on the Subdivision Plat must be locatable. Page 14 Topic: Site Plans Number: 98 Created: 1 /3/2011 [1/3/11] The bump -out on the south side of Rolland Moore drive, at the west end of this property does not seem to have a purpose. Please provide discussion for the need of the bump -out or if only to match the bump -out on the north side, please remove it and keep the south flowline straight in that area. Number: 100 Created: 1 /3/2011 [1/3/11] Please reduce the driveway width of the Tract A property on Rolland Moore. Would prefer to encourage exiting traffic to use the internal public local street as much as possible to reduce friction near the Rolland Moore and Centre intersection. Reduce its width to match the parking lot access on the south side. Topic: Subdivision Plat Number: 103 Created: 1 /3/2011 [1/3/11] Plat states that Rolland Moore ROW varies in width. A few quick scale checks did not indicate any change in width. Please revise the notation or label the width changes. Topic: TIS Number: 102 Created: 1 /3/2011 [1/3/11] A full revised traffic study will not be required for this project since this revised submittal has fewer units/residents and the previous study was acceptable with the higher number of units/residents. The submitted memo discussing the reductions and the operations at Centre and Prospect pre and post revisions is accepted. No further traffic analysis is required for this submittal. Topic: Utility Plans Number: 105 Created: 1 /3/2011 [1/3/11] Sheet R6: please minimize the plan lines that are not relative to the roadway details and the striping/signing. Also make the striping/signing and roadway detail lines more bold. Need the signing and striping details to stand out from all the extraneous lines/text on the plan. Number: 107 Created: 1 /3/2011 [1/3/11] Sheet R6: please remove the diamond symbol plus diamond symbol language. The diamond symbol is no longer used with bike lanes. Number: 108 Created: 1 /3/2011 [1/3/11] Sheet R6: the striping for the east bound Rolland Moor at Centre needs to be revised to have an 8" solid white line between the left turn lane and thru/right lane. It should only extend west as far as the full 12' left turn lane and 16' thru/right lane allow. Continuing from the west end of the 8" solid white line provide a dashed line (not broken line) that angles to the double yellow stripe at about point 27+00. Number: 110 Created: 1 /3/2011 [1/3/11] Sheet R6: please indicate R1-1 signage at the intersections of the minor streets with the major streets. Also indicate R2-1 (speed limit) signage along Rolland Moore and No Parking signage along the public streets as appropriate. Page 13 Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 23 Created: 12/22/2010 EMERGENCY VEHICLE ACCESS Any potential issues regarding emergency apparatus access need to be resolved prior to approval. Number: 25 Created: 12/22/2010 EAE ON SITE PLAN Show the EAE on the private drive/parking lot drive aisle that's east of Building 6. It's shown on the plat but not labeled on the site plan. Number: 26 Created: 12/22/2010 EAE SIGNS EAE locations are good on the plat. Need to resolve travel width issues and where Fire Lane - No Parking signs will be required. Number: 27 Created: 12/22/2010 FDC LOCATIONS Fire line/FDC locations as shown are acceptable. FYI, FDCs must be on the "front" side of the structures. Number: 28 Created: 12/22/2010 VEGATATION No vegetation (other than ground cover) is permitted to be closer than 36 inches to fire hydrants or FDCs, when the vegetation is at full maturity. Number: 29 Created: 12/22/2010 STREET NAMES Street names shall be reviewed and verified by PFA and LETA prior to being put in service. 2006 International Fire Code 505.2 Number: 30 Created: 12/22/2010 NO FDC No FDC is shown for the clubhouse. Please insert it. Department: Traffic Operations Issue Contact: Ward Stanford Topic: General Number: 111 Created: 1 /3/2011 [1/3/11] Did not receive a Landscape Plan with this submittal. Please provide a copy with subsequent submittals. Number: 112 Created: 1 /3/2011 [1/3/11] Please correlate the various plan comments thru all the plans (UP, Site, Landscape). Page 12 Number: 15 Created: 12/16/2010 [12/16/10] Please add at least one pet waste station to the north of building 9, 10, and 11, as this area was the concern area for pet waste impacting wetlands and the natural habitat buffer zone. Number: 16 Created: 12/16/2010 [12/16/10] Please note that any trash and/or recycling enclosures shall be compatible with the style of architecture of the building, per Section 3.2.5 of the LUC. Number: 17 Created: 12/16/2010 [12/16/10] With respect to landscaping and project 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. Number: 18 Created: 12/16/2010 [12/16/10] Are there reasons why the trail easements on the northeast corner of the property and the Hillpond Bicycle Trail are not aligned? See Plat of the Grove, sheet 2. Number: 19 Created: 12/16/2010 [12/16/10] In the Plat of Grove, page 2, the Natural Habitats Buffer Zone follows the lot of the wetland in the northern portion of the property, whereas in the site plans, the buffer zones extend south and cover more acreage. Please adjust this line to reflect the full acreage of the Natural Habitats Buffer Zone area. Number: 20 Created: 12/16/2010 [12/16/10] On the floodplain exhibit and grading plan sheets, a legend symbol is provided for the wetland mitigation area though this symbol was not found on within the plan. The only area within the site where wetlands will be encroached upon is within the non - jurisdictional wetland adjacent to building 11. Note that the City is working with the applicant to evaluate whether the proposed buffers (which are greater than the required buffers) and additional plantings will negate the need for mitigation. Number: 21 Created: 12/16/2010 [12/16/10] The City's green building program has many programs that may benefit your project. Resources are available at the Green Building web page: http://www.fcgov.com/greenbuilding/. Of particular interest may be the Integrated Design Assistance Program, which offers financial incentives and free technical support to those interested in delivering high-performance buildings that exceed building code requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this program. This is the direct link to the web page for this program: hftp://www.fcgov.com/conservation/biz-idap.php. Number: 22 Created: 12/16/2010 [12/16/10] In your submittal's Statement of Planning Objectives, please address Principle WC-1 (in addition to those already addressed). Page 11 30, 2010 that some of the wetland hydrology could be fed via seepage from the Larimer Canal No. 2. Please note that we acknowledge the applicant's commitment to wetland monitoring, as detailed in page 10 of the report, and know that the City will work with the applicant to develop a suitable monitoring plan that is acceptable to both parties. Number: 9 Created: 12/16/2010 [12/16/10] The placement and details associated with the fencing on -site meet the needs of the environmental issues discussed in previous reviews. Specifically, the placement of the metal -picket fence will deter dogs and human trampling of the wetlands, minimize any trash issues, yet still allow for viewing into the natural area by future residents which should be seen as a win -win for both parties. The placement of the solid fencing around the parking areas will address the issue of headlights going into the surrounding neighborhood areas and the natural habitat area. Number: 10 Created: 12/16/2010 [12/16/10] As per Erica Saunders' comments this past fall, the client's proposed filling of the fox dens is still awaiting comment from the Division of Wildlife. The City sent an official request to Shane Craig with the Division of Wildlife regarding this issue on December 7, 2010. In the meantime, and as per Steve Olt's email dated 11/30/2010, no filling of the dens can be conducted until without an approved development plan. Number: 11 Created: 12/16/2010 [12/16/10] Is there a reason why the fox dens were not depicted on the existing conditions sheet? Number: 12 Created: 12/16/2010 [12/16/10] As per the provided Ecological Characterization Study, the trees along the Larimer No. 2 Canal shall be surveyed prior to any construction to "confirm the presence or absence of raptor nesting activity." Note that if an active nest is discovered, the buffer zone setbacks in Section 3.4.1 apply, and, as per your ECS, "should be maintained during the breeding, nesting, and nestling rearing period." Number: 13 Created: 12/16/2010 [12/16/10] Note #14 on the Landscape Plan (Drawing 10 of 21) is inadequate information for staff to evaluate the proposed plantings in the natural habitat buffers zone. Please detail on the existing landscape plan or provide a separate sheet detailing where additional shrubs, trees, etc. will be provided that will meet the applicant's proposed intention to provide structural diversity and enhance wildlife habitat in the area. Note that on page 12 of the ECS, it was indicated that details of native species to be planted as well as the locations, configurations, and density of native shrub and tree plantings are shown on the landscape site plan sheet (L-1) provided in the PDP submittal package. As the City is working with the applicant to evaluate whether the proposed buffers and additional plantings will negate the need for mitigation of the non -jurisdictional wetland, this information will be required to complete that evaluation. Number: 14 Created: 12/16/2010 [12/16/10] With respect to lighting, the City of Fort Collins Land Use Code, in Article 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. Please add the Natural Habitats Buffer Zone areas to the lighting plan so staff can evaluate this issue. Page 10 Department: Forestry Issue Contact: Tim Buchanan Topic: Landscape Plans Number: 88 Created: 12/29/2010 [12/29/10] Street tree species need to be selected from the City Street Tree List. Species diversity should follow 3.2.1 D. 3 Add these plant notes. A permit must be obtained from the City forester before any trees or shrubs as noted on this plan are planted, pruned or removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other city property. This permit shall approve the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificate of occupancy. Contact the City Forester to inspect all street tree plantings at the completion of each phase of the development. All trees need to have been installed as shown on the landscape plan. Approval of street tree planting is required before final approval of each phase. Department: Light & Power Issue Contact: Doug Martine Topic: Electric Utility Number: 5 Created: 12/15/2010 (12/15/10] With a few minor adjustments, the electric facilities shown on the utility plan are acceptable providing that no form of electric space heating is used. Number: 6 Created: 12/15/2010 [12/15/10] Where the sub drain lines are in nearly the same horizontal location as the electric facilities, the sub drains will need to be installed after and above the electric lines. Department: Natural Resources Issue Contact: Lindsay Ex Topic: Natural Resources Number: 7 Created: 12/16/2010 [12/16/10] The code allows for varying buffer widths within a project, with the goal of meeting the average of the required buffer widths on the site. For this project, it was determined (as per applicant's plan documents) that 4.88 acres would be required for a straight 100' buffer and 2.03 acres for the canal buffer. The applicant has provided a 5.23 acre buffer for the wetland area and a 2.30 acre buffer area for the canal for a total of 7.53 acres, an addition 0.62 acres above what is required. Please add dimensions for the buffer widths around the buffer area to the east of the parking lot north of building 7 and to the northeast of building 1 so staff can evaluate these smaller buffer widths. Number: 8 Created: 12/16/201.0 [12/16/10] As I will be out of the office from December 20th until January 10th, I would request that Stormwater comment on whether the existing drainage plan will allow for the wetlands to receive a hydrological regime that is similar to the regime this area has historically received (as is suggested in the Preliminary Drainage and Erosion Control Report). There has been some concern expressed as to whether the site's drainage plan will allow for adequate groundwater and surface water to feed the site's wetlands. The report notes that the wetlands on -site have traditionally been fed by surface water from the Windtrail P.U.D. to the north (see page 10), but staff noted during a site visit on November Page 9 Engineering not be concerned with this, 1 would withdraw this comment and consider it not an issue. Topic: Subdivision Plat Number: 65 Created: 12/29/2010 [12/29/10] The private street needs to be designated as a separate tract of land on the plat (which can then have the various easements indicated). The tract should encompass the area currently defined as the combined public access, drainage, and utility easement with the 9' utility easement on either side remaining separate from that tract. Topic: Utility Plans Number: 70 Created: 12/29/2010 [12/29/10] The underdrain design along the street system where bumpout/neckdowns occur illustrate deflection of the PVC in a manner that appears PVC pipe cannot deflect to that great of a degree. I'm interested to know if the intention is to provide consecutive 45's/cleanouts in order to match the amount of deflection shown, or is the intent to bring a more gradual deflection than what is depicted? If the later is the case, the City would require that the pipe deviate from the flowline and deflect into the parkway instead of deviating from the flowline and deflecting into the street. On plan view the cleanouts themselves should be depicted at this time similar to the storm and sanitary manholes. Number: 72 Created: 12/29/2010 [12/29/10] At time of final plan, please ensure additional flowline information is provided specific to existing Rolland Moore Drive (abutting the Gardens at Spring Creek) in order to understand how flows from existing Rolland Moore are perpetuated to the new public local street. Number: 75 Created: 12/29/2010 [12/29/10] Sheet G6 of the grading plan does not provide information on existing grading at Care Housing to demonstrate that proposed grading can be accomplished fully within the property boundary. Information on existing offsite contours is needed. Number: 77 Created: 12/29/2010 (12/29/10] . The construction plans should correlate with the site plan on indicating whether retaining walls or fences are being proposed. The same lineweight/►ine type is being shown on the construction plans without discerning whether a (retaining) wall or fence is being proposed. Number: 93 Created: 12/30/2010 [12/30/10] There are several sanitary manholes that appear to be in the projected wheel path of a vehicle or bicycle (A, A4, A5, A6, A7, & 132). Number: 116 Created: 1 /3/2011 [1/3/11] A construction plan set has been given to Engineering Inspection for their review. Comments from them may be forthcoming. Number: 120 Created: 1 /3/2011 [1/3/11] Erika Keeton provided the following comment for Engineering Pavement: "Fly ash treatment may be required under pavement sections with unstable subgrade". Page 8 Number: 73 Created: 12/29/2010 [12/29/101 Specific to the construction, site and landscape plans: there is a formal process to have existing streets renamed. Rather than specify Botanic Place as the new street name for existing Rolland Moor Drive, please have this removed at this time and indicate this as Rolland Moore Drive (existing to be renamed), similar to the plat note. In the meantime, Botanic Place can look to be verified if acceptable in terms of suitability for naming street requirements. Number: 74 Created: 12/29/2010 [12/29/10] The private local street and public local streets proposed with the project should probably establish specific street names on the plat. Number: 76 Created: 12/29/2010 [12/29/10] Buildings 10 and 11 have 2:1 grades out to the private street sidewalk. This isn't a concern per se, but should the grades be viewed as a maintenance/installation concern for the landscaping behind the sidewalk, please be aware that there may be some expressed concerns from the City should the grades result in bringing forth a revised proposal to either reduce the sidewalk or parkway strip between the sidewalk and street. Number: 78 Created: 12/29/2010 [12/29/10] Please provide documentation as to what the 100 year elevation is at the outfall of the subdrain and indicate whether the underdrains that dewater outside of the street system are above this elevation. Assuming the 100 year elevation is situated below the dewatering that is intended outside of the street system, please remove the usage of a backflow preventer or other devices that are intended to attempt preventing surcharging. Please then provide a note on the plat indicating that no basements are allowed within the development plan. Number: 86 Created: 12/29/2010 [12/29/10] The title of the project on all of the drawings needs to be consistent. Some drawings list the project as "The Grove @ Fort Collins" while others list the project as "The Grove". I'm understanding that "The Grove" isn't acceptable to Planning in order to keep the review of this submittal separate from the previous proposal. Please note however that the title of a project should not have symbols (in order to be more "find -able" for web queries), so the project should probably be titled "The Grove at Fort Collins". Number: 91 Created: 12/29/2010 [12/29/10] Is the applicant intending to stripe parking lanes for either the public or private streets? The City will not allow striping parking lanes on public streets. If the applicant wishes to pursue this on the private street, please be aware that if the City were to ever end up maintaining the private street (through it becoming a public street) the City will not assume any responsibility to continue the striping. This would then need to also be specified in a development agreement. Number: 92 Created: 12/30/2010 [12/30/10] I'm somewhat concerned about the proposal of creating the neckdown that is shown on the south side of Rolland Moore Drive at the western boundary of the site. The overall length of this neckdown seems at 50 feet, fairly short, such that I question whether it might get hit from vehicles with it not being as noticeable. With review from Traffic Engineering not being out of the office, I can't confirm their view at this time. Should Traffic Page 7 Number: 124 Created: 1 /4/2011 [1/4/11] The PDP satisfies the standard in Section 4.27(D)(4)(a) of the LUC in that the residential buildings and the mixed -use dwelling building are 3 stories in height. Number: 125 Created: 1 /4/2011 [114/11] The PDP satisfies the standard in Section 4.27(D)(5) of the LUC in that the average density of the residential development on The Grove at Fort Collins PDP is 12.62 dwelling units per net acre, exceeding a minimum of 7 dwelling units per net acre. Number: 126 Created: 1 /4/2011 [1/4/11] The PDP satisfies the standard in Section 4.6(D)(1) of the LUC in that the average density of the residential development on The Grove at Fort Collins PDP is 12.62 dwelling units per net acre, exceeding a minimum of 7 dwelling units per net acre. Department: Engineering Issue Contact: Marc Virata Topic: General Number: 66 Created: 12/29/2010 [12/29/10] The sidewalk and parkway landscaping on the east side of the public local street abutting the Tract A CSURF property wouldn't necessarily be required to be installed in conjunction with this development. This can be deferred until the CSURF Tract A property develops as it would be the obligation of the development specific to Tract A. If the applicant wishes to continue with the installation of landscaping and sidewalk, it may be of benefit to coordinate with the utility providers such that utility installation is sequenced properly, avoiding the need to tear out existing sidewalk/landscaping. Number: 67 Created: 12/29/2010 [12/29/10] There are aspects of the design of Rolland Moore Drive (collector w/ parking) and the public local street (commercial local) that do not meet LCUASS standards. A variance request(s) would be required for submittal and evaluation before the City can make a determination whether the designs could be acceptable. Number: 68 Created: 12/29/2010 [12/29/10] In accordance. with LCUASS Figure 16-2, all T-intersections (of public/private streets) are required to have access ramps in a minimum of three locations. The intersection of the new local street with Rolland Moore Drive should provide at least one access ramp crossing configuration across Rolland Moore Drive. Number: 69 Created: 12/29/2010 [12/29/10] Similar to the previous comment, the intersection of new Rolland. Moore Drive with Centre Avenue should indicate the construction of access ramps that cross Rolland Moore Drive on the west side of Centre Avenue and an access ramp that crosses Centre Avenue (with a receiving access ramp on the driveway across the street) on at least one location. The preferred access ramp crossing would be on the north leg of the intersection as opposed to the south. Number: 71 Created: 12/29/2010 [12/29/10] It appears that an abandoned sanitary sewer line shown on the utility plans will need to be vacated after the abandonment in order for Building 2 to be able to pull a building permit. Please be aware that the City can only process a sanitary sewer easement vacation upon such time that the new line is in and accepted and the old line has been abandoned. Page 6 Department: Current Planning Issue Contact: Courtney Rippy Topic: Site Plans Number: 54 Created: 12/28/2010 [12/28/10] Please provide detail regarding the height and materials for the retaining wall proposed to the south of the development. More specifically, the height of the retaining wall between buildings 3 and 4. Looking at the contours, it appears this wall is approximately 10' - 12' high. Department: Current Planning Issue Contact: Steve Olt Topic: Subdivision Plat Number: 122 Created: 1 /4/2011 [1/4/11] Outlot A must be defined as a Drainage Easement on the Subdivision Plat. Topic: Utility Plans Number: 80 Created: 12/29/2010 [12/29/10] Don Kapperman of Comcast Cable TV indicated that they have no problems with or concerns about this proposed new development. Topic: Zoning Number: 114 Created: 1 /3/2011 [1/3/11] The PDP contains land uses (multi -family dwellings, mixed -use dwellings) that are permitted in the MMN, Medium Density Mixed -Use Neighborhood District. Number: 115 Created: 1 /3/2011 [1/3/11] The PDP contains land uses (multi -family dwellings, mixed -use dwelling units) that are permitted in the E, Employment District. Number: 117 Created: 1 /3/2011 [1/3/11] The PDP satisfies the applicable standards in Section 4.6(D) Land Use Standards in the MMN District in the LUC, including: Section 4.6(D)(2) Mix of Housing Types in that the development plan, being larger than 16 acres in size, contains multi -family dwellings and a mixed -use dwelling; and, Section 4.6(D)(3) Access to a park, central feature or gathering place in that The Grove at Fort Collins PDP contains a clubhouse, swimming pool and central green that will function as a central feature and/or gathering place for the development. Number: 118 Created: 1 /3/2011 [1/3/11] The PDP satisfies the applicable standards in Section 4.6(E) Development Standards in the MMN District in the LUC, including: Section 4.6(E)(1) Block Requirements in that a defined block in a portion of Lot 1 is smaller than 7 acres in size, is bounded on all sides by a public or private street, satisfies the minimum building frontage requirement and contains buildings that are 3 stories in height. Number: 123 Created: 1 /4/2011 [1/4/11] The PDP satisfies the applicable standards in Section 4.27(D) Land Use Standards in the E District in the LUC, including: Section 4.27(D)(6) Mix of Housing Types in that the development plan, being larger than 16 acres in size, contains multi -family dwellings and a mixed -use dwelling; and, Section 4.27(D)(7) Access to a park, central feature or gathering place in that The Grove at Fort Collins PDP contains a clubhouse, swimming pool and central green that will function as a central feature and/or gathering place for the development. Page 5 Number: 106 Created: 1 /3/2011 [1/3/11] The PDP satisfies the standards set forth in Section 3.2.4 Site Lighting in the LUC as they relate to lighting levels and design standards. Topic: Site Plans Number: 52 Created: 12/27/2010 [12/27/10] The Trash & Recycling Enclosure at the east end of the parking lot just east of Building 6 would probably be better served if located closer to the building. Also, the residents in Buildings 2 and 5 would have to walk distances of 300' - 400' or cross Rolland Moore Drive, a collector street, to be within 250' feet of a trash & recycle enclosure. Does this fully satisfy Section 3.2.5(A) Purpose of the LUC? Number: 62 Created: 12/28/2010 [12/28/10] There are a number of Dog Waste Stations included on the Site Plan; however, a few more evenly spaced would be beneficial. There is a big gap from Building 3 to the basketball court on the south side of Rolland Moore Drive and another big gap along the private street on the north side of the development, between building 8 and Building 10. Number: 63 Created: 12/28/2010 [12/28/10] Buildings 4 - 6, 9 and 12 (clubhouse) do not appear to have handicapped parking spaces conveniently located for the residents/users of these buildings. Number: 95 Created: 1 /3/2011 [1/3/11] Based on the Site Plan information, pedestrians are being separated, to the maximum extent feasible, from vehicles and bicycles by a street and internal sidewalk system throughout the development, thereby satisfying Section 3.2.2(C)(1) of the LUC. Number: 96 Created: 1 /3/2011 [1/3/11] The PDP satisfies Section 3.2.2(C)(4) Bicycle Facilities of the LUC in that it provides 147 bicycle parking spaces, or 29% of the total number of automobile parking spaces for the development, thereby exceeding the minimum 5% required. Also, based on the Planning Objectives, space for doubling the amount of bicycle parking is available if needed in the future. There are 21 bicycle racks shown, apparently providing parking for 7 bicycles each. The racks are located near building entrances and would be visible from the buildings in the PDP. No racks are remotely located in the automobile parking areas. A detail of the proposed racks must be provided for review. Number: 97 Created: 1 /3/2011 [1/3/11] The Site Plans do not clearly show if the PDP fully satisfies the pedestrian connectivity requirements set forth in Section 3.2.2(C)(5) Walkways of the LUC. Please provide further detail in the next round of review. Number: 99 Created: 1 /3/2011 [1/3/11] The PDP satisfies the standards set forth in Section 3.2.2(D) Access and Parking Lot Requirements of the LUC for items such as: pedestrian/vehicle separation, access, location, guest parking, pavement and lighting. Number: 127 Created: 1 /4/2011 [1/4/11] Sheet 2, Overall Site Plan of Site Plans set still shows a total of 13 buildings when, in fact, there are now only 12 buildings. Please make that correction on the plan. Page 4 Department: Current Planning Issue Contact: Steve Olt Topic: Landscape Plans Number: 55 Created: 12/28/2010 [12/28/10] Please provide a graphic showing how the Landscape Plan complies with Section 3.2.1(E)(5) Parking Lot Interior Landscaping of the LUC. Number: 58 Created: 12/28/2010 [12/28/10] To ensure that Section 3.2.1(D)(2) Street Trees of the LUC is satisfied, additional street trees may be needed in front of Buildings 1 - 5. This comment is based on Sheet 10 of 15 of the Landscape Plan, as submitted. Number: 59 Created: 12/28/2010 [12/28/10] Please note that the Final Landscape Plan must satisfy Section 3.2.1(D)(3) Minimum Species Diversity of the LUC. Number: 60 Created: 12/28/2010 [12/28/10] Further discussion of the Landscape Plan's compliance with Section 3.2.1(D)(1)(c) "full tree stocking" of the LUC is needed. Additional types and numbers of trees may be needed. Number: 61 Created: 12/28/2010 [12/28/10] Depending on the results of additional information needed on the proposed retaining wall behind Buildings 3 - 5, some landscaping may be needed in front of the wall, between the wall and the buildings. Number: 82 Created: 12/29/2010 [12/29/10] Eric Olson, the City's Water Conservation Coordinator, indicated that the proposed Perovskia Atriplicifolia - Russian Sage is a plant that is no longer on Fort Collins' Plant List (see the Water Conservation Standards for Landscapes COMMENT SHEET being forward to the applicant). Number: 83 Created: 12/29/2010 [12/29/10] The Sheet Index on Sheet 1 of the Site Plans indicates Landscape Plans to be Sheets 10 — 15. 1 have received only Sheet 10, the Overall Landscape_ Plan. The other 5 sheets are important for Lindsday Ex, Tim Buchanan, Eric Olson (water conservation) and myself to review, even at the 50% PDP level now. Number: 87 Created: 12/29/2010 [12/29/10] Further discussion of the Landscape Plan's compliance with Section 3.2.1(E)(4)(a) Parking Lot Perimeter Landscaping of the LUC is needed. Additional numbers of trees may be needed. Number: 94 Created: 1 /3/2011 [1/3/11] The Site & Landscape Plans must ensure that Section 3.2.1(E) Screening of the LUC relating to areas of low visual interest or visually intrusive site elements from off -site view is being met. Topic: Lighting Plans Number: 64 Created: 12/28/2010 [12/28/10] A cut sheet/detail for the proposed S7 light fixture (70 watt High Pressure Sodium) and 12' high pole must be provided for review. Page 3 Number: 79 Created: 12/29/2010 [12/29/10] Craig Foreman of the Park Planning Department offers the following comments: a. This development is responsible for a repay for the construction of Rolland Moore Drive along the south side of the Gardens on spring Creek, a City -owned facility. b. A portion of the west end of the existing Rolland Moore Drive adjacent to the Gardens on Spring Creek will be demolished if this project is approved. Once any existing curb, gutter and pavement is removed the developer of The Grove would be responsible for reclaiming/restoring that area by putting it back into native/natural grasses and/or landscaping. Number: 81 Created: 12/29/2010 [12/29/10] Jim Colburn of the City's Neighborhood Services Department indicated that they have no problems with or concerns about this new proposed development. Number: 101 Created: 1 /3/2011 [1/3/11] The PDP satisfies the standard set forth in Section 3.2.2(K)(1)(a) Attached Dwellings set forth in the LUC. The required parking breakdown for the proposed 2, 3 and 4 bedroom dwelling units is: * 60 2-bedroom units x 1.75 spaces = 105 spaces * 140 3-bedroom units x 2.00 spaces = 280 spaces * 18 4-bedroom units x 2.50 spaces = 45 spaces 430 spaces There are a total of 509 parking spaces, 412 off-street spaces in defined lots + 97 parallel parking spaces on the proposed Private. Local Street (considered to be an internal street), that satisfy the minimum parking requirement for The Grove PDP. Section 3.2.2(K)(1)(b) Multi -family allows parking on an internal street fronting on a lot or tract containing multi- family dwellings to be counted to meet the parking requirements for the development. Number: 104 Created: 1 /3/2011 [1/3/11] The PDP satisfies Section 3.2.2(L) Parking Stall Dimensions in the LUC. Number: 109 Created: 1 /3/2011 [1/3/11] With possibly an exception relating to one building material (proposed vinyl lap siding) the PDP satisfies the standards set forth in Section 3.5.1 Building and Project Compatibility of the LUC. Number: 113 Created: 1/3/2011 [1/3/11] The PDP satisfies the standards in Section 3.5.2 Residential Building Standards of the LUC. Department: Current Planning Issue Contact: Courtney Rippy Topic: General Number: 53 Created: 12/28/2010 [12/28/101 Where do the residents gather their mail? Page 2 R STAFF PROJECT REVIEW City of Fort Collins Linda Ripley Date: 1/4/2011 Ripley Design, Inc. 401 West Mountain Ave. Fort Collins, CO 80521 Staff has reviewed your submittal for THE GROVE AT FORT COLLINS, PDP - TYPE.2, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: Elevation Plans Number: 84 Created: 12/29/2010 [12/29/10] On the Small and Large Building Elevations, what is the material for the vertical panels in the gables on these buildings? Number: 85 Created: 12/29/2010 [12/29/10] Would the developer consider an alternative to the proposed insulated vinyl lap siding on the buildings? Does it give a flat or glossy (reflective) appearance and how well does it hold up over time? Good, long term appearance is an important component of development. How does the visual appearance of the vinyl material compare to lapboard siding (already used on buildings in the area), for instance? Topic: General Number: 50 Created: 12/27/2010 [12/27/10] The Grove at Fort Collins PDP as submitted on December 8, 2010 is subject to the standard development review process as set forth in Division 2.2 of the LUC. It is subject to staff evaluation of compliance with applicable General Development Standards in Article 3; and, applicable Land Use Standards and Development Standards in Divisions 4.6 - MMN District and 4.27 - E District of Article 4. Number: 51 Created: 12/27/2010 [12/27/10] The Grove at Fort Collins PDP may continue to be reviewed by City staff; however, because the PDP currently is not in conformance with the CSURF Centre for Advanced Technology Overall Development Plan of record (February 20, 2003) the PDP cannot progress to a public hearing in front of the Planning & Zoning Board until an Amended ODP is submitted to the City and reviewed by staff against the ODP criteria set forth in the Land Use Code. Number: 56 Created: 12/28/2010 [12/28/10] Cross -sections between the multi -family buildings in The Grove development and the residential buildings in the neighborhoods to the west and north would be helpful to show horizontal distances between and vertical relationships of the developments. Number: 57 Created: 12/28/2010 [12/28/10] Staff would like to see a graphic plan showing a detached sidewalk and parkway on the south side of Rolland Moore Drive in front of Buildings 3 - 6 as a comparison to the proposed attached 11' wide sidewalk with tree wells. Page 1