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HomeMy WebLinkAboutALPINE BUSINESS PARK - PDP - 2-07 - CORRESPONDENCE - (5)Number: 22 Created: 2/13/2007 [2/13/07] Include correct meter pit detail. Number: 23 Created: 2/13/2007 [2/13/07] See plans for other comments. Department: Zoning Issue Contact: Gary Lopez Topic: Zoning Number: 4 Created: 2/9/2007 [2/9/07] No issues Be sure and return all of your redlined 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) 221-6206. Sincerely, 1�/ rn Anne H. As e City Planner Page 8 requirements. I suggest we meet again after you have gathered additional survey information (spot elevations) and determined which portions of the site will be removed from the floodplain via a LOMA. 2. If a building remains in the floodplain, please see the floodplain checklists for all of the notes and details that are required on the plans and in the drainage report. 3. Critical Facilities issue - For those portions of the site that do receive a LOMA, if they are still in the 500-year floodplain, they are still subject to the critical facilities requirements for the Poudre. It appears that the entire storage building portion of the site may still be in the 500-year floodplain (see first floodplain comment). However, City Council is currently considering removing hazardous materials from the regulated critical facilities in the 500- year floodplain. We will know more on this issue by the beginning of March. If Council removes the prohibition of hazardous material critical facilities in the 500-year floodplain and if critical facility -type uses are desired for the storage building, it is our suggestion that the building be split into two separate buildings — one that is in the 100-year floodplain and one that has been LOMA'd out of the 100-year, but may still be in the 500-year. Again, I suggest we meet to discuss these options based on the more detailed survey information. 4. If the Quick Lube building is in an area that receives a LOMA, then it can have the basement (pit area) and it can be below the flood elevation. However, you may want to consider floodproofing this basement area with a sealant as an extra precaution. 5. The Plat will need to have the floodplain lines included on it. I suggest waiting until the LOMA is approved to include this information. 6. Drainage Report, P. 9 - Please revise and revise the wording about the LOMA. There is not a CLOMA process because a LOMA is based off of the existing ground information on the site, not the proposed condition. The description about the LOMA will need to be expanded to describe the details of the LOMA after they are worked out. Number: 43 Created: 2/16/2007 [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: WaterMastewater Number: 20 Created: 2/13/2007 [2/13/07] 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 [2/13/071 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. Page 7 are proposed do not appear to be the type that would have "intermittent/infrequent non- public access". Number: 28 Created: 2/13/2007 [2/13/07] The alternative mode analysis within the submitted TIS is acceptable. Number: 29 Created: 2/13/2007 [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. Department: Current Planning Issue Contact: Dana Leavitt Topic: General Number: 8 Created: 2/12/2007 [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 [2/12/07] Repeat comment from previous review by Doug Moore. Address all comments listed herein. [9/13/06] 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 L). Some thoughts that I have on how your project might be able to meet this standard would be to limit acres: 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. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 24 Created: 2/13/2007 [2/13/07] The southwest detention pond cannot just drain out at the property line with no designated outfall or drainage easement. The property owner downstream would need to approve and grant a drainage easement. Drainage law requires this when runoff quantity, quality, or character change from existing conditions. I suggest we set up a meeting between me, Bob, and Ed Zdenek to discuss this issue. Please contact me to arrange this meeting at 416-2418. Number: 25 Created: 2/13/2007 [2/13/07] There seems to be another on -site basin that is not labeled or mentioned in the report that will be draining onto the Human Bean site. The flows from this basin need to be documented and accounted for. This could mean a drainage easement off -site, detaining these flows, and/or oversizing the other detention ponds to account for this basin to free release. Number: 26 Created: 2/13/2007 [2/13/07] 1. It appears that most of the site will be higher then the FEMA flood elevation and therefore a LOMA would be able to remove it from the floodplain. Some parts of the site may still be in the 500-year floodplain and others may be completely out of the 500-year floodplain. The southwest part of the site and part of the storage building appear to still be in the 100-year floodplain. If any portion of the storage building is in the floodplain, then the entire building is in the floodplain and subject to the elevation and critical facilities Page 6 Number: 3 Created: 1 /26/2007 [1/26/07] Please verify that the electric cabinet along Alpine, north of Building #2 is protected during construction. Department: PFA Issue Contact: Carle Dann Topic. Fire Number: 36 Created: 2/13/2007 [2/13/07] WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers -thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter; residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 Number: 37 Created: 2/13/2007 [2/13/07] 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 [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. Department: Transportation Planning Issue Contact: David Averill Topic: Site Plan Number: 27 Created: 2/13/2007 [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 Page 5 Topic: General Number: 35 Created: 2/13/2007 [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: 41 Created: 2/14/2007 [2/14/07] The Master Street Plan map currently shows the collector network to extend along Mason Street south only to Hemlock and not out to Alpine Street. I'm frankly not sure why this is the case and will follow up with Transportation Planning to verify if this is an error. Please note though that street oversizing reimbursement eligibility for Alpine Street is contingent upon Alpine and Mason being shown as collectors and technically it is not at this time. Topic: Plat Number: 5 Created: 2/12/2007 [2/12/07] The development is required to dedicate right-of-way and utility easement along both Alpine Street and College Avenue in the same manner as the Human Bean plat. In this regard, Lot 1 requires right-of-way and utility easement dedication on Alpine and College. Number: 6 Created: 2/12/2007 [2/12/07] The vicinity map is missing on the plat. Number: 44 Created: 2/19/2007 [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-'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. Topic: Variance request Number: 42 Created: 2/14/2007 [2/14/07] The variance request submittal for the centerline radius of Alpine into Mason Street needs to be signed and stamped. In addition, the variance request needs to attest to the design on the plans that it will meet health, safety, and welfare criteria (perhaps in conjunction with stating that this will be met provided certain signing measures are in place). Department: Light & Power Issue Contact: Janet McTague Topic: General Number: 1 Created: 1/26/2007 [1/26/07] Please verify that the existing primary line going south from Alpine is located within the access and utility easement. It would be helpful to add it to the Utility Plan. Number: 2 Created: 1 /26/2007 [1/26/07] Please verify that the tree just south of the streetlight at Alpine and Harmony meets the separation guidelines, i.e. 15' for ornamental and 40' for large shade tree. Page 4 Number: 14 Created: 2/12/2007 [2/12/07] This project is small enough that the elevations should be shown through the site, not just of each fagade of each building. I would especially like to see the site elevation from College. Topic: Lighting Plan Number: 15 Created: 2/12/2007 [2/12/07] Two of the fixtures chosen are not full cut-off luminaires. Please select fixtures that meet the code and will not create glare along College or Alpine. Department: Engineering Issue Contact: Marc Virata Topic: Construction Plans Number: 32 Created: 2/13/2007 [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: 33 Created: 2/13/2007 [2/13/07) The westernmost driveway out to Alpine Street does not intersect Alpine substantially at a right angle. While the design may appear acceptable to vary from the standpoint of vehicles heading west on Alpine off of College and backing in, the fact that the access control plan specifies Alpine become a right-in/right-out access implies that most truck traffic would likely be coming from the light at Pinion and heading south along Mason Street — in this scenario it would appear that vehicles backing in to the driveway would benefit from a more right angle design for the driveway out to Alpine. Number: 34 Created: 2/13/2007 [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: 39 Created: 2/13/2007 [2/13/07] With Alpine Street proposed to only be built for a portion along the property, just past the main drive aisle, there needs to be additional information on the plan set to show how the improvements tie into the existing Alpine/Mason. Number: 40 Created: 2/13/2007 [2/13/07) In general, we need information on the construction plan set to reflect the phased nature of improvements onsite. How is it that the existing business is to function and operate with access to the site while the improvements proposed on the plan set are being built? Where is the existing building in relation to the proposed building? How will utility connections work fo the new building while the existing remains. What type of driveway access will occur on College? How will sidewalk be built along College? A demo and phasing plan set is needed and CDOT will require this information as well to consider the phased aspect fo the project. Page 3 Number: 12 Created: 2/12/2007 [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 [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. Number: 30 Created: 2/13/2007 [2/13/07] Tim Buchanan from Forestry comments as follows: "1. 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: 31 Created: 2/13/2007 [2/13/07] The roof -mounted sign is not allowable under the sign code. See Section 3.8.7 (A)(2). It is a modifiable standard, but none of the modification rationales available in Section 2.8.2 would apply. All buildings must meet Sections 3.5.1 and 3.5.3. Please call out all materials and colors proposed. Add elevation details of the trash enclosures. All buildings must meet the base and top standards or you must submit a request for modification. Page 2 STAFF PROJECT REVIEW City of Port Colons M. Torgerson Architects Date: 02/20/2007 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: Topic: General Number: 7 Created: 2/12/2007 [2/12/07] 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: 10 Created: 2/12/2007 [2/12/07] Dog day-care facilities, print shops and galleries would have both pedestrian and vehicular traffic that would not be accommodated by the proposed plan. Number: 16 Created: 2/12/2007 [2/12/071 The following reviewers have no further comments on this proposal at this time: Park Planning, Water Conservation, Comcast, Xcel Energy, and GIS. Number: 17 Created: 2/12/2007 [2/12/07] CDOT comments as follows: +If any landscaping is proposed in CDOT right-of-way, a landscaping permit from this office will be required. +The closing/removal of the access to College will require an access permit. Number: 18 Created: 2/12/2007 [2/12/07] The Post Office comments that the developer must provide mailboxes for all possible tenants at an approved location. Number: 19 Created: 2/12/2007 [2/12/07] The Building Inspection department has included the building codes and standards that will be applicable to this project. Remember to schedule your pre -submittal meeting with them. Topic: Site Plan Number: 11 Created: 2/12/2007 [2/12/07] Per the building inspection reviewers, any portion of the building that is less than 3 feet from the property line will need to be fire protected. Please check with Carie Dann if you have further questions about that. Page 1