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HomeMy WebLinkAboutMANHATTAN TOWNHOMES - PDP - 34-04 - CORRESPONDENCE - (8)This completes staff (and outside reviewing agencies) review and comments at this time. Additional comments and red -lined plans may be forthcoming. Another round of staff review is determined to be necessary. This proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being October 12, 2004) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all of your red -lined plans when you re -submit. The number of copies of each document to re -submit is shown on the attached Revisions Routing Sheet. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly,, Steve Olt City Planner cc: Susan Joy VF Ripley Associates North Star Design R.J.L. Surveys Terracon Current Planning File #34-04 Page 13 3. Letters of intent for any needed off -site easements must be provided to the City before this development request can go to an administrative public hearing. Stormwater: 1. At least one point of access through this development to the City's storm.drainage area on the property must be provided. The access(es) may occur on up to 4A slopes. 2. Most of 5tormwater's comments can be addressed with the Final Compliance submittal. Natural Resources 1. This development proposal affects a jurisdictional wetland. Please contact the Corps. of Engineers regarding their restrictions and requirements. The City will need a letter from the Corps. before going to public hearing. Transportation Planning: 1. Sidewalk connections to the north and south along Manhattan Avenue must be completed with this development. 2. A bicycle/pedestrian connection must be made from this development to the Mason Street Corridor. Water/Wastewater: 1. There are several services across Lot 2 that require easements. 2. This development must use or abandon any existing services to the site. 3. Individual fire lines maybe necessary. Page 12 Department: Zoning Topic: ZONING Issue Contact: Jenny Nuckols Number: 1 Created: 9/17/2004 [9/17/04] Show and label building dimensions, envelopes, footprint, distance at property lines, etc., on the site plan Number: 2 Created: 9/17/2004 (9/17/04] Label the buildings on the site plan Number: 3 Created: 9/17/2004 (9/17/04] On the landscape plan there is a cross -hatch pattern that is not shown on the key - I assume it is grass but please clarify and. add the symbol to the legend Number: 4 Created: 9/17/2004 [9/17/04] Shrubs are called out on the plant list but I don't see any on the actual plan itself. Please clarify Number: 5 Created: 9/17/2004 [9/17/04] FYI - one of the 16' wide HC stalls needs to be signed as Van Accessible Number: 6 Created: 9/17/2004 [9/17/04] Note the height of the buildings on the elevation The following comments were expressed at staff review on October 6, 2004. Engineering: 1. No variance is needed for the sidewalk taper and connection to the existing attached sidewalk to the south. 2. Sidewalk connections must be made to the existing sidewalks to the north and south along Manhattan Avenue. Page 11 Number: 40 Created: 10/6/2004 [10/6/04] There is a planned connection to"the Mason Transportation Corridor bike/ped/equestrian path at this location. Since this connection is not shown with this application, are we to assume that the trail connection will take place wholly on the parcel that is to be sold to the Stormwater Utility? Will a trail connection on that parcel work with Stormwater's plans for the regional detention pond? Perhaps a coordination meeting between the applicant, stormwater, and transportation planning staff should be scheduled in order to come up with the best solution for all parties involved. Department: Water Wastewater Issue Contact: Jeff Hill Topic: Genera/ Number: 12 Created: 10/4/2004 [10/4/04] Provide individual fire lines to each building. Include standard general note extend fire lines into a mechanical room where a back flow device shall be installed. Number: 13 Created: 10/4/2004 [10/4/04] Clearly show and label all existing water and sewer service. All water and sewer services must be used or abandoned at the MAIN. Clearly define all abandonment procedures including a note to coordinate the abandonment with the city utilities. Number: 14 Created: 10/4/2004 [10/4/04] Eliminate all un-necessary water mains and fire hydrants when possible. Maintain 5 feet of separation between the curb stop/meter pits and all building envelopes. Number: 15 Created: 10/4/2004 [10/4/04] Provide utility easements for all sanitary sewer services which cross lot 2 for lot 1. Number: 16 Created: 10/4/2004 [10/4/04] Show all existing and proposed water and sewer lines on the landscape and site plans. Maintain the required landscape/utility separation distances on the landscape plans. See site, landscape and utility plans for other comments. Page 10 Department: Police Issue Contact: Joseph Gerdom Topic: General Number: 17 Created: 10/4/2004 [10/4/04] Lighting and Landscaping: Both driveway entrances have less than 1.0fc. Also, North entrance has plant materials that would require driver to pull across sidewalk to view traffic. Garage units hide eastern most parking area - recommend switching garages with parking area. Many of the B and C light fixtures along east boundary will be shielded by proposed trees - suggest relocating trees and lights to provide full 1.0fc throughout parking lot as trees mature. Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Stormwater Number: 20 Created: 10/5/2004 [10/5/04] Stormwater is ready for a hearing. Please see minor comments on the redlined plans and report. Number: 41 Created:l0/6/2004 [10/6/04] Please provide a drainage easement for Lot 2 in its entirety and show the easement on the plat. Number: 42 Created:l0/6/2004 [10/6/04] Vehicular access is required to'the future regional detention pond on the north and south sides. Please coordinate with Mark Taylor on the exact locations and design requirements. Department: Transportation Planning Issue Contact: David Averill Topic: General Number: 38 Created: 10/5/2004 [10/5/04] This project will need to improve the entire frontage to standard - that includes tying the proposed sidewalk into the existing sidewalk to the south as well as providing a ramp to the north to tie into the existing driveway. Number: 39 Created: 10/5/2004 [10/5/04] Manhattan should be designed as a minor collector, with parking (ROW of 76' total). This project will need to provide any additional ROW to facilitate this type of facility. Page 9 B. All brass letters and numerals shall be posted on a black background. C. Some multi -family layouts may require address postings from the back side as well as the front of the buildings. D. A counter clockwise addressing pattern shall be maintained when ever possible. E. An addressing scheme shall be submitted to the fire department for approval prior to being posted on the building. Number: 56 Created: 10/11/2004 [10/11/04] WATER SUPPLY: Commercial No commercial building can be greater then 300 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2 Number: 57 Created: 10/11/2004 [10/11/04] SPRINKLER REQUIREMENTS: These proposed buildings shall be fire sprinklered. Number: 58 Created: 10/11/2004 [10/11/041 KNOX BOX: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. 1997 UFC 902.4; PFA POLICY 88-20 Number: 59 Created: 10/11/2004 [10/11/041 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. Page 8 effort, is unable to obtain such written verifications from one (1) of more of the designated agencies, the developer shall at least provide to the city a written verification from said agency that the city's approval of the development plan will not interfere with a threatened or pending environmental enforcement action of said agency. All required written statements shall be provided to the Director prior to the scheduling of the hearing for the project development plan. Department: PFA Issue Contact: Michael Chavez Topic: 6eneroi Number: 54 Created: 10/11/2004 [10/11/04] REQUIRED ACCESS: A fire lane is required. The fire lane shall be visible by painting and signage, and maintained unobstructed. 1997 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC The criteria for a required fire lane contain several conditions that must be met. 1. The minimum width shall be 20 feet. 2. Inside turning radius shall be 25 feet and outside turning radius shall be 50 feet. 3. Compacted road base shall be used during the construction phase only. The permanent fire lane shall consist of asphalt or concrete and shall be required to support 40 tons 4. The fire lane shall be platted as an "Emergency Access Easement" on the final plat. Buildings three stories or more in height must have access to a 30 foot unobstructed access roadway on at least (1) one side for aerial operations. PFA Policy 85-5 (B) Number: 55 Created: 10/11/2004 [10/11/04] PREMISES IDENTIFICATION: Approved numerals or addresses shall be provided for all new and existing building in such a position as to be plainly visible and legible from the street or road fronting the property. 1997 UFC 901.4.4 A. In Multi -story buildings the following requirements shall pertain. 1. The first floor units shall be designated with 100's. 2. The second floor units with 200's 3. The third floor units with 300's, and so forth. Page 7 If wetlands are determined to is filled wetland mitigation from both the City and Corp maybe required. Proof of compliance will also be required prior to the scheduling of hearing for the project development plan. Land Use Code 3.4.1(D) (2) Wetland Boundary Delineation. In establishing the boundaries of a wetland, the applicant and the Director shall use soil samples, ecological characterization and hydrological evidence, to the extent that such are in existence or are requested of and provided by the applicant. The Director may also utilize the standards and guidelines and/or the professional recommendations of the U.S. Army Corps of Engineers, the U.S. Fish and Wildlife Service, the Colorado Natural Heritage Program, and/or the Colorado Division of Wildlife in establishing such boundaries. Wetland boundary delineations shall be established in accordance with the U.S. Fish and Wildlife Service wetland classification system and shall be identified in the submittal documents for the review of the project development plan (if applicable, or if not applicable, the most similar development review) and prior to commencement of any construction activities. The U.S. Army Corps of Engineers standards and guidelines shall be used to identify the boundaries of any "jurisdictional wetland." 3.4.1(0) Proof of Compliance. (1) If a proposed development will disturb an existing wetland, the developer shall provide to the city a written statement from the U.S. Army Corps of Engineers that the development plan fully complies with all applicable federal wetland regulations as established in the federal Clean Water Act. (2) If the Director obtains credible information regarding threatened or pending regulatory enforcement action related to an environmental condition of the property to be developed, or an environmental impact related to the development plan, then the Director may require the developer to provide to the city written statements from such governmental agencies as the Director may designate as having related jurisdiction based on the nature of the threatened enforcement action or environmental impact. Said statements shall verify that the development plan fully complies with environmental regulations within the jurisdiction of the writing agency. If the developer, after a diligent Page 6 Number: 11 Created: 10/1/2004 [10/1/04] Need to show existing electric facilities on utility plan. Will need to coordinate transformer and meter locations. Meters should be ganged on buildings. Suggest utility coordination meeting for this site. Department: Natural Resources Issue Contact: Doug Moore Topic: Tree Preservation Standards Number: 8 Created: 9/17/2004 [9/17/04] Contact the City Forester to determine if tree being proposed for removal are significant or will be able to be mitigated. If trees are being mitigated please label the mitigation trees being added to the Landscape Plan. Topic: We Number: 7 Created: 9/17/2004 [9/17/04] Buffer requirements for the existing wetlands on the Stormwater property will sufficient for this project. NRD will not require that this project to provide buffer area on the development site. However, it appears that this project is proposing to fill some wetlands (believed to be jurisdictional). A Jurisdiction Determination letter from the Army Corp of Engineers will be required, as well as a wetland delineation based on the Corp Delineation Standards. Atypical Situations methods from the Corps 1987 Manual may need to be used to determine the delineation since this site has previously been disturbed. If wetlands are determined to is filled wetland mitigation from both the City and Corp maybe required. Proof of compliance will also be required prior to the scheduling of hearing for the project development plan. [9/17/04] Buffer requirements for the existing wetlands on the Stormwater property will sufficient for this project. NRD will not require that this project to provide buffer area on the development site. However, it appears that this project is proposing to fill some wetlands (believed to be jurisdictional). A Jurisdiction Determination letter from the Army Corp of Engineers will be required, as well as a wetland delineation based on the Corp Delineation Standards. Atypical Situations methods from the Corps 1987 Manual may need to be used to determine the delineation since this site has previously been disturbed. Page 5 Number: 28 Created: 10/5/2004 [10/5/04] The landscape plan doesn't match the utility plan. See redlines. Topic: Site Number: 29 Created: 10/5/2004 [10/5/04] See appendix E6 for scanning requirements. Number: 30 Created: 10/5/2004 [10/5/04] The site plan doesn't match the utility plans, see redlines. Number: 31 Created: 10/5/2004 [10/5/04] Remove the contours. Number: 32 Created: 10/5/2004 [10/5/04] Show and dimension all easements. Number: 33 Created: 10/5/2004 [10/5/04] Dimension all sidewalks. Topic: Utility Number: 23 Created: 10/5/2004 [10/5/04] Please correct the plan set preamble title, see redlines. Department: Light & Power Issue Contact: Rob Irish Topic: General Number: 9 Created: 10/1/2004 [10/1/04] Electric Capacity Fee & Building Site Charges will apply for this site. Any ROW permit or associated fees will be paid by the owner. Number: 10 Created:10/1/2004 [10/1/04] Any relocation or modification to existing utilities will be at the owners expense. Removal of existing pad mounted transformers and cable will beat the owners expense. The transformer feeding existing building that is to remain may need to be relocated to allow for new curb and parking. Page 4 Number: 21 Created: 10/5/2004 [10/5/04] The typical street section detail is not in accordance with detail 7- 5F of the Lorimer County Urban Area Street Standards. Number: 22 Created: 10/5/2004 [10/5/04] This project will need to improve their entire frontage to standard - that includes tying the proposed sidewalk into the existing sidewalk to the south as well as providing a ramp to the north to tie into the existing driveway. A variance request will not be required to taper and attach the walk to the south to tie into the existing sidewalk. Number: 34 Created: 10/5/2004 [10/5/04] Driveways need to be perpendicular + or - 10% for a minimum of 25 feet from the street flowline. Number: 35 Created: 10/5/2004 [10/5/04] Please see PFA "asap" for their emergency access requirements. Three story buildings require a 30' drive aisle. Number: 36 Created: 10/5/2004 [10/5/04] Please provide a Traffic Study. If volumes equal or exceed 350 trips a day, then the drive cuts to Manhattan Avenue need to be the high volume drive cut (radial curb returns). Topic: Landscape Number: 24 Created: 10/5/2004 [10/5/04] See Appendix E6 for scanning requirements. Number: 25 Created: 10/5/2004 [10/5/04] Remove the contours. Number: 26 Created: 10/5/2004 [10/5/04] Show and dimension all easements. Number: 27 [10/5/04] Show all utilities. Created: 10/5/2004 Page 3 is to provide a major walkway spine, per Section 3.5.2(C)(1)(b) of the LUC. The walkway, as shown, must be enhanced. Number: 62 Created: 10/12/2004 [10/12/04] The Maximum Building Height, as shown on the Site Plan to be 45', should be changed to 40'. Otherwise, the information required for Special Review of Buildings Over 40' in Height must be submitted for review. Also, the buildings on the Elevations sheet scale to be about 38.5' high. Why is the 45' shown on the Site Plan? Number: 63 Created: 10/12/2004 [10/12/04] The Existing Zoning shown on the Site Plan is 'R3'. There is no such district in the City of Fort Collins. The actual zoning on this property is LMN - Low Density Mixed -Use Neighborhood. Number: 67 Created: 10/12/2004 [10/12/04] The Site Plan must show the entire property, including Lot 2 from the subdivision plat. As currently presented, the Site Plan has a density of 13.6 dwelling units per acres, which exceeds the allowable set forth in Section 4.4(D)(1) of the LUC. The Site Plan must reflect the agreement between the developer and the City regarding the storm drainage easement. Number: 68 Created: 10/12/2004 [10/12/04] The Poudre fire Authority will require "man doors" into the dwelling units from the back sides (parking & driveways) of the buildings. The elevations show these type of doors but they open into landscaped islands. bepartment: Engineering Topic: Genera/ Number: 18 Issue Contact: Susan Joy Created:10/5/2004 [10/5/04] The site/landscape/plat/utility plans each have a different title for the project. Please pick one and coordinate the various plan sets. Number: 19 Created: 10/5/2004 [10/5/04] Will need offsite grading and temporary construction easements. At minimum, a letter of intent from the effected property owner to the north will be required prior to scheduling a public hearing. The actual easements themselves will be required prior to signing the mylars. Page 2 STAFF PROJECT REVIEW City of Fort Collins Lagunitas Companies Date: 10/12/2004 c/o Jon Prouty 3944 JFK Parkway, Suite #12E Fort Collins, CO. 80525 Staff has reviewed your submittal for the MANHATTAN PDP - TYPE I (LUC), and we offer the following comments: ISSUES: bepartment: Current Planning Topic: Elevations Number: 64 Issue Contact: Steve Olt Created: 10/12/2004 [10/12/04] The Elevations sheet clearly shows 3-story residential buildings. The LMN District has a Maximum Residential Building Height of 2.5 stories. The applicant may request a modification of this standard based on the criteria set forth in Section 2.8.2 of the LUC. Number: 65 Created: 10/12/2004 (10/12/04] The Elevations sheet must show building heights, materials, and colors. Number: 66 Created: 10/12/2004 (10/12/04] Masonry should be included on both Side Elevations. Topic: Site Number: 60 Created: 10/12/2004 [10/12/04] The Site Plan does not identify what type of residential dwelling units are proposed, how many total dwelling units there are to be, nor how many bedrooms per dwelling unit. Therefore, verifying that the minimum parking requirements are being met is not possible. Number: 61 Created: 10/12/2004 [10/12/04] At least half of the dwelling units in the 8-plex building at the southeast corner of the site do not satisfy the relationship and orientation to public sidewalks, per Section 3.5.2(C)(1) of the Land Use Code (LUC). The option Page 1