No preview available
HomeMy WebLinkAboutALPINE BUSINESS PARK - PDP - 2-07 - CORRESPONDENCE -Number: 55 Created: 6/26/2007 [6/26/071 See red -lined plans for other comments. Number: 57 Created: 6/28/2007 [6/28/07] Show proposed sewer re -location (by City) and add appropriate notes that we should work on during final review. Be sure and return all of your redlined plans when you re -submit. The first resubmittal will be a casual paper review for which I've attached one routing sheet. After addressing the prehearing comments with Planning, Engineering, Technical Services and the Environmental Planner, we'll schedule your public hearing. After the public hearing, you'll submit your final plans for review. I've attached a second routing sheet for Final Plan review. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6206. Sincerely, Anne H. Aspen City Planner Page 7 Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Floodplain Number: 45 Created: 6/25/2007 (6/25/071 1. Please include a note on the plans that a LOMA is being submitted to FEMA. 2. Please include a note on the plans and in the drainage report that the Quick Lube, assuming it has a pit area, could not begin construction until the LOMA is approved by FEMA, because the lowest floor elevation would be below the BFE. 3. Critical Facilities - Hazardous materials are no longer regulated in the 500-year floodplain. Therefore, hazardous materials would be allowed if the storage building receives a LOMA removing it from the 100-year floodplain. 4. The Plat will need to have the floodplain lines included on it. I suggest waiting until the LOMA is approved to include this information. - REPEAT 5. The LOMA will, require a drawing that better shows the existing ground elevations with the cross -sections included. Meets and Bounds of the area being removed will also be required. Please include the LOMA drawing with the plan set. 6. Drainage report - Please correct the map number. It should be 08069C0977F, dated Dec. 19, 2006, revised April 19, 2007. Topic: Stormwater Created:2/16/2007 Number: 43 [6/25/07] South Pond needs to be in a drainage easement as well. [2/16/07] Drainage easements are needed for the limits of the detention ponds and any 100-year conveyance elements. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Created:2/13/2007 Number: 20 [6/26/07] Revise notes on re-location/abandonment as shown on red -lined plans. [2/13107] Show the three existing water services that extend to the south from the water main in Alpine. These services must be used or abandoned at the main. Add appropriate notes directing the contractor to coordinate with the Water Utility (416-2165) on the abandonment. (I have information regarding the location of these curb stops.) Number: 21 Created: 2/13/2007 [6/26/07] (Repeat comment) Coordination needed. [2/13/07] As noted at the PDR, there are problems with the existing sewer that crosses the site. The City plans to replace the sewer and would prefer to locate the sewer in the N/S utility/access easement. Please schedule a meeting to discuss this City project and the coordination with the proposed development. Number: 53 Created: 6/26/2007 [6126/07] Move trash enclosure out of access/utility easement. Number: 54 Created: 6/26/2007 [6/26/07] Provide sand/oil interceptor for drains from service bay/garage area. Page 6 building may not be in access. If the EAE is extended to the entire length of the building, approximately 175 feet, it will improve the likelihood that the building is within access; at 170-175 feet in length, we will allow the EAE without having to provide a turn -around. This EAE shall be shown on the plat as not extending south past the 11,000-SF building. Please note: If the building is considered out of access for emergency vehicles, it will be required to be equipped with an approved, automatic fire -extinguishing system. [2/13/071 REQUIRED ACCESS: A fire lane is required. This fire lane is required to be designated on the plat as an Emergency Access Easement; the preliminary plat currently shows only a 20-foot access and utility easement. 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. ❑ Maintain the required minimum width of 20 feet throughout the length of the fire lane. If a fire lane cannot be provided, the building shall be fire sprinklered. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 Number: 38 Created: 2/13/2007 [6/27/07] Applicant acknowledged that both structures will be addressed off Alpine Street. However, plans still list the site as 825 (and 822) N. College Ave. Again, just so the applicant is aware, a College Avenue address is neither accurate nor acceptable for either of the two proposed buildings. [2/13/07] ADDRESSING: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). Structures shall be addressed off the street from which they are accessed; both buildings are required to be addressed off Alpine Street. 97UFC 901.4.4 (For future reference, structures on the south and west side of streets are odd -numbered, and buildings on the north and east side of streets are even - numbered. The location of Alpine Business Park shown on all the plans is 822 North College Avenue; however, the area is on the west side of College, so it should be an odd number.) Department: Transportation Planning Issue Contact: David Averill Topic: Site Plan Number: 27 Created: 2/13(2007 [6/26/07] [2/13/07] 1 concur with Current Planning's take on whether or not a modification of standard is required for the lack of a connecting walkway to the "flex space" buildings. The uses that are proposed do not appear to be the type that would have "intermittent/infrequent non- public access". Number: 29 Created: 2/13/2007 [6/26/07] [2/13/07] Show the sidewalk ramp on the north side of Alpine. Show how the new construction ties into existing conditions to the south. Page 5 Topic: General Number: 35 Created: 2/13/2007 [6/27/07] The lack of clarity and consistency of the property boundary is still apparent between the various drawings. Please note that it appears likely that the proposed westernmost driveway out to Alpine Street occurs on private property owned by the Schrader's and they would need to grant permission for this. Please clearly label and distinguish the property boundary from existing right-of-way and private property. [2/13/07] The site plan, construction plan, and plat all have apparent different indications of the northern property line boundary, making review of the project difficult. Please rectify the representation of property boundary lines across all documents. Number: 56 Created: 6/27/2007 [6/27/07] On all plans, please show a more discernable interim and ultimate condition for how site improvements tie into the portion Alpine Street not proposed to be built at this time. The interim condition should show on the pertinent plan sets, existing and proposed spot elevations, proposed interim street trees, limits of proposed paving for the new driveway, etc. It appears the ultimate condition for the landscape plan should show additional street trees to complete the project's frontage, while in the interim condition it would appear that street trees shown on the existing plan would be in the existing unpaved roadway. Topic: Plat Number: 6 Created: 2/12/2007 [6/26/07] While a vicinity map was added there isn't much clarity of the map provided (shading, not showing street names). Please improve the information. [2/12/07] The vicinity map is missing on the plat. Number: 44 Created: 2/19/2007 [7/3/07] Technical Services has provided the following comments for this round of review: 1. Boundary & legal close. 2. Alpine Street dedication is inaccurate, see plat for Human Bean. Indicate how Alpine Street was dedicated. 3. A thicker line for the lots would help make the plat more readable. 4. Remove much of the detail on the Human Bean site, it's not necessary, just show as adjoining. [2/19/07] Technical Services has the following comments: 1. Boundary and legal don't close and do not match. 2. Additional right-of-way is needed on College Avenue. 3. The 3-foot wide easement is not locatable. 4. Plat does not need to designate "blocks". 5. What is the "shaded" area (see redline) at the north end of the 20' access easement (not in this plat) 6. Provide a vicinity map. 7. There are issues of lines overlapping text. 8. Show College Vacation Area -- July 9, 1925. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 37 Created: 2/13/2007 [6/27/07] As was stated during the PDR last September, if a dead-end fire lane exceeds 150 feet in length, a turnaround for emergency apparatus shall be provided. At 150 feet, the Page 4 [2/12/07] Repeat comment from previous review by Doug Moore. Address all comments listed herein. [9/13/061 This project will be required to meet design and aesthetics (LUC 3.4.11) & the compatibility with public natural areas standards (LUC 3.4.1 Q. Some thoughts that I have on how your project might be able to meet this standard would be to limit access behind the building, maintain the proposed staggering of units and add landscaping to provide help screen and soften the mass of the building as viewed from the habitat and natural areas. The design of the building and site should be designed with natural elements and colors similar to how the Human Bean project was designed to meet the design and aesthetics standard. Topic: Landscape Plan Number: 46 Created: 6/26/2007 [6/26/07] Identify all grass and plant bed areas. Avoid irrigated turf within the detention ponds. Use water tolerant native grass species. Department: Engineering issue Contact: Marc Virata Topic: Construction Plans Number: 32 Created: 2/13/2007 [6/26107] Slope easements will be needed for the retaining wall as it affects the sidewalk/right-of-way. Handrails should be looked at because of the elevation drop, especially at the 3' drop location. [2/13/07] Please provide additional information regarding the retaining walls shown along Alpine Street and College Avenue. Are they intending to provide some slope stabilization for the sidewalk/streets that easements are needed? Please provide cross sections as evidence of their intent. Number: 34 Created: 2/13/2007 [6/26/07] The plan and profile for College Avenue specifies a .4% flowline grade which is less than the minimum requirement of .5%. [2/13/07] The construction plans have a note indicating that College Avenue design improvements have been done with the Human Bean, this is not the case as the design for the Human Bean was only enough to ensure that this parcel could tie into the Human Bean improvements. College Avenue design is needed along the frontage as well as north of the site to demonstrate that the College and Alpine improvements will work for the properties north of Alpine. Number: 50 Created: 6/26/2007 [6/26/07] The striping plan specifies an open access at Alpine along College, the Access Control Plan in the long range specifies a median along College limiting Alpine to right -in right -out. Please rectify. Number: 51 Created: 6/26/2007 [6/26/07] The project will need to provide for its portion of Alpine Street abutting the project which is proposed to remain as gravel. (This should also appear to require the drainage improvements shown as future.) Number: 52 Created: 6/26/2007 [6/26/071 It is difficult to do much review of the cross sections without flowline and spot elevation information along College Avenue. A more thorough review will need to be done when that information is provided. Given that proposed grades along the centerline are being shown at .4% (less than standard), the cross sections may need to be tweaked. Page 3 Number: 30 Created: 2/13/2007 [6/26/07] Did you meet with Tim? Is any mitigation required? There is no response to this request in the response letter. Legacy sugar maples are still shown as street trees on the landscape plan. [2/13/07) Tim Buchanan from Forestry comments as follows: "l . Applicant should contact the City Forester to evaluate existing trees and need for mitigation. 2. Add these landscape notes • The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other suitable method, at a rate of at least three (3) cubic yards. of soil amendment per one thousand (1,000) square feet of landscape area. • 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. • The developer shall 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. Failure to obtain approval by the City Forester for street trees in a phase shall result in a hold on certificate of occupancy for future phases of the development. 3. Change Street Tree species to an approved species • Legacy Sugar maple is used as a street tree but is not on the City Street Tree List. It needs to be changed to a species on the list such as Burr Oak." Topic: Architecture Plans Number: 48 Created: 6/26/2007 [6/26/07] Building 2's north elevation needs articulation per Section 3.5.3(D)(2)(a)(1). Department: Current Planning Issue Contact: Dana Leavitt Topic: General Number: 8 Created: 2/12/2007 [6/25/07] No trash enclosure elevations provided. [2/12/07] Show elevations of trash enclosure in reference to previous comments from D. Moore (9/30/06). Number: 9 Created: 2/12/2007 [6/25/07] Comment not fully addressed. A single row of ornamental trees is not sufficient to meet LUC Sections 3.4.1(1) and 3.4.1(L). Additional plant groupings from ground level up to canopy height are needed to mitigate the bulk and mass of the building. Page 2 IN STAFF PROJECT REVIEW Citv of Fort Collins M. Torgerson Architects Date: 07/09/2007 Troy Jones 204 Walnut St #D Ft. Collins, CO 80524 Staff has reviewed your submittal for ALPINE BUSINESS PARK PDP - TYPE I, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 7 Created: 2/12/2007 [6/26/07] Though you state in your response to comments that you have modified it, note #18 has not been changed to reflect my comment below. Also, my comment #10 was not all inclusive of the uses that would be disallowed. Permitted uses include businesses with "only vehicle bays and/or service doors for intermittent/infrequent nonpublic access to equipment, storage, or similar rooms." [2/12107] You will need to submit a modification of standard for the connecting walkway standard (Section 3.5.3 (B)(1)) unless all of the units have internal access from the unit with the connecting walkway, or unless the uses in Building 2 are revised to ones that have "only vehicle bays and/or service doors for intermittent/infrequent nonpublic access to equipment, storage, or similar rooms." Otherwise, all units must "accommodate pedestrians as the first priority" and provide access "without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route." Please see Section 3.5.3 (A), (13)(1) and the definition of'connecting walkway.' Number: 47 Created: 6/26/2007 [6/26/07] If you wish to request a modification of standard for the build -to line concurrently with the PDP, you will need to submit that request prior to the public hearing with sufficient time to be reviewed by staff. Number: 49 Created: 6/26/2007 [6/26/07] See redlines for additional minor comments. Please return all redlines on resubmittal. Topic: Site Plan Number: 12 Created: 2/12/2007 [6/26/07] Though you state that this has been revised, the change is not reflected on the plans. (2/12/07] Please show and dimension the railroad row and identify the natural area beyond. Topic: Landscape Plan Number: 13 Created: 2/12/2007 [6/26/07] [2/12/07] Is turf proposed for the detention pond? If so, please label. Also, landscaping is allowed in detention ponds and could enhance this design. Please consider. Page 1