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Home My WebLink AboutRETREAT AT 1200 PLUM ST. - PDP - 34-08 - CORRESPONDENCE - (11)Number: 11 Created: 11 /6/2008 [11/6/08] Location of storm sewer in Plum needs further discussion and work. It currently does not meet the separation requirements from the 20-inch water main. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 1 Created: 10/30/2008 [10/30/08] The proposed trash enclosures for Bldg's A and B don't comply with Section 3.5.1(I)(1) of the LUC. They need to be at least 20' from a public sidewalk or street. They are closer than 20' to the sidewalk. Number: 2 Created: 10/30/2008 [10/30/08] The applicant's Preliminary Design Review response letter states that an alternative compliance request to reduce the setbacks along the public streets is included. didn't find that request in the materials I received. Was such a request in compliance with Section 3.5.2(D)(2)(a) received explaining how their plan complies with the review criteria? Number: 3 Created: 10/30/2008 [10/30/08] We'll need a parking layout for all floors of the parking structure, showing circulation, parking dimensions, drive -aisles, handicap parking, etc. 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, Anne H. Aspen Senior City Planner Page 11 Number: 57 Created: 11 /12/2008 [11/12/08] Water quality mitigation is required. Methods that are approved in the Urban Drainage Manual will be accepted. Any other methods may be accepted if approved by the City's Water Quality Committee. Tree wells are currently being investigated to see if they will be accepted as water quality mitigation devices. Number: 58 Created: 11 /12/2008 [11/12/08] All quantity and quality detention and/or mitigation needs to be out of the right-of- way. Number: 70 Created: 11 /14/2008 [11/14/08] The ponding depth at the sump location along Plum Street needs to be documented for the 100-year storm. All new structures need to be one foot above the peak water surface elevation. Number: 71 Created: 11 /14/2008 [11/14/08] If a pumped detention pond is proposed with the next submittal, the City's current pumped detention pond criteria needs to be adhered to. Number: 72 Created: 11 /14/2008 [11/14/08] Due to the existing storm sewer being so shallow, and the overall condition of pipe, replacing the storm sewer at a lower depth may be an option worth exploring. This could help depth issues with the detention pond. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterMastewater Number: 6 Created: 11 /6/2008 [11/6/08] The water and sewer mains in the amenity area must be abandoned and MH and FH moved to appropriate locations to the south. The final locations will depend upon what happens with the Columbine R.O.W. vacation. Additional easements may be needed. Number: 7 Created: 11 /6/2008 [11/6/08] The sizes of the domestic water services are needed now to determine if there is adequate space for the meter pits/vaults. Provide water service sizing calculations for review. The vaults for 3" and 4" meters are approximately 8 feet wide by 9.5 feet long. Number: 8 Created: 11 /6/2008 [11/6/08] Include a demolition plan showing all existing water/sewer services with appropriate notes on abandonment or for protecting in place. Number: 9 Created: 11 /6/2008 [11/6/08] At final, label all valves, connections, and pipeline accessories. Number: 10 Created: 11 /6/2008 [11/6/08] Will the parking garage need a fire line for fire sprinkler system and/or a domestic water service for maintenance activities? Page 10 Number: 61 Created: 11 /12/2008 [11/12/08] Columbine Street does not need to remain a public street to accommodate a transit stop. Please coordinate with Nicole Hahn at Transfort (970.224.6195) to determine the transit stop details. Number: 62 Created: 11 /12/2008 [11/12/08] The existing pedestrian shortcut through the fence along the north property line must be maintained and connect into the proposed internal sidewalk network. Please see red lines on the site plan for additional detail. Number: 63 Created: 11 /12/2008 [11/12/08] The sidewalk on the south side of the proposed parking garage must be expanded to the western property line to connect to the existing pedestrian shortcut. Please see red lines on the site plan for additional detail. Number: 64 Created: 11 /12/2008 [11/12/08] The fence along the southern property line appears to be under your control. The site plan indicates that a pedestrian connection to the south will be established. Please clarify if this is the case, or what steps will be taken to ensure permanent pedestrian access to the south. Number: 65 Created: 11 /12/2008 [11/12/08] The intersection bulb -outs should be expanded to include the pedestrian crossing. Please see red lines on the site plan for additional detail. Number: 66 Created: 11 /12/2008 [11/12/08] The trash enclosure driveways must be crossable for both pedestrians and the handicapped. Number: 67 Created: 11 /12/2008 [11/12/08] The proposed bicycle racks are located too far from the building entrances, and would block the sidewalks when full. Transportation Planning recommends that, at a minimum, bicycle parking be moved closer to the building entrances to provide better security. It is further recommended that as much indoors bicycle parking be provided as possible in either the buildings or the parking garage. Number: 68 Created: 11 /12/2008 [11/12/08] The amount of bicycle parking is not sufficient given the number of students in the development and the proximity to campus. Please consider providing additional bicycle parking. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 53 Created: 11 /12/2008 [11/12/08] The site is required to provide quantity detention down to the 2-year existing rate for the 100-year storm. Existing impervious area is exempt from this requirement. Number: 54 Created: 11 /12/2008 [11/12/08] The parking garage is situated over 2 existing basins, which this proposal is going to redirect all flows onto Plum Street. This can be done if the flows are detained down to the 2-year existing rate for the one basin that currently drains towards Plum Street. Page 9 essentially unusable by fire department apparatus; this hydrant should be moved south, so it is directly adjacent to the street. 97UFC 901.2.2.2 Number: 76 Created: 11 /17/2008 [11/17/08] KNOX BOX: FC Light and Power stated during the meeting that they will require a "Knox Box" be installed so that they can access equipment. PFA will not allow its fire - suppression Knox Box(es) to be used by non -fire entitieslf there are multiple security boxes used by various City/PFA departments, they must be clearly labeled as to their use. KNOX BOX REQUIRED 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. 97UFC 902.4; PFA BUREAU POLICY 88-20 Number: 77 Created: 11 /17/2008 [11/17/08] FIRE DEPARTMENT CONNECTION Fire department connections shall be installed remote from the buildings, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. If possible, a fire hydrant shall be located within 100 feet of the FDC. PFA Bureau Policy Number: 78 Created: 11 /17/2008 [11/17/08] 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. Number: 79 Created: 11 /17/2008 [11/17/08] STAIRWELL SIGNAGE Approved stairwell identification signs shall be posted at each floor level in all enclosed stairways in buildings four or more stories in height. 97UFC1210.4 and Appendix I-C Number: 80 Created: 11 /17/2008 [11/17/08] HAZARDOUS MATERIALS NOTE: This comment pertains to the swimming pool and jetted tub(s). Toxic, corrosive, or reactive materials, or flammable/combustible liquids (as defined in the Uniform Fire Code) if used, stored, or handled on site, must have a Hazardous Materials Impact Analysis (HMIA) completed and supplied to the Planning Department and the Fire Department. (What do you have? How much? How do you prevent it from being a public threat?) FCLUC3.4.5 Department: Transportation Planning Issue Contact: Matt Wempe Topic: Site Plan Number: 59 Created: 11 /12/2008 [11/12/08] Please include the attachments for the TIS, including the pedestrian and transit LOS worksheets. Number: 60 Created: 11 /12/2008 [11/12/08] Transportation Planning would accept either a 5-foot parkway with a 5-foot detached sidewalk or a 10-foot attached sidewalk with tree wells. This is based on the reduced right-of-way proposed by the developer, subject to approval by Engineering. Page 8 2) The site distributed traffic shown on Figure 5 does not seem to be in line with the development plan. The plan shows a 314 space parking structure on the south side of _Plum Street whereas the traffic study shows most site traffic turning to the north on Blue Bell/Scott. It seems that most traffic would park in the structure. The traffic study should be revised to reflect that and the need for any street improvements should be re-evaluated given the change in distribution. Number: 50 Created: 11 /11 /2008 [11/11/08] With the concerns expressed by Traffic Engineering on the traffic study, depending on the results of a potentially revised study and review and approval by Traffic, any required auxiliary lanes would be additional design and right-of-way to accommodate. Department: PFA Issue Contact: Carle Dann Topic: Construction Plans Number: 73 Created: 11 /17/2008 [11/17/08] REQUIRED ACCESS A fire lane (Emergency Access Easement) is required on the private access drive west of the parking structure, and on every non-public street (if any are so dedicated). 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. ❑ Be designated on the plat as an Emergency Access Easement. ❑ Maintain the required minimum width of 20 feet throughout the length of the fire lane (30 feet for buildings three or more stories in height). 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: 74 Created: 11 /17/2008 [11/17/08] TURNING RADII Minimum turning radii for emergency -response apparatus on any fire apparatus roadway is 25 feet inside, 50 feet outside. UFC 902.2.2.3 Number: 75 Created: 11 /17/2008 [11/17/08] 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 farther 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 farther 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 farther 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. PLEASE NOTE: The fire hydrant currently located north of Columbine Street is Page 7 Topic: Construction Plans Number: 42 Created: 11 /11 /2008 [11/11/08] The grading plan needs to show existing grading contours, improvements (curb, gutter, walk, etc.), and property boundaries (right-of-way and easements) to demonstrate that the limits of construction are appropriate and can be built without needing permission from adjacent properties. Number: 43 Created: 11 /11 /2008 [11/11/08] The Plum Street roadway sheets need to show existing and proposed contours, crown line, right-of-way, easements, curb and gutter, sidewalk, street striping, line and curve data, etc. (Enlarging the scale such that the Plum Street area is larger would help in keeping the information clear.) This will help in demonstrating whether right-of-way dedication is satisfied. Number: 44 Created: 11 /11 /2008 [11/11/08] There's a portion of Plum Street shown to be proposed at .14% abutting Aster Street. With the limits of construction implying that this area is being rebuilt, can the substandard .14% grade be corrected? A variance to the street standards would be required for evaluation should this not be corrected. Number: 55 Created: 11 /12/2008 [11/12/08] Will there be instances of manholes within the bike lane or on the bike lane stripe? Topic: Plat Number: 51 Created: 11 /11 /2008 [11/11/08] Technical Services has the following comments: 1. Plat matches legal, plat closes good; areas good. 2. Plat needs note indicating how streets are dedicated or if no info please say so. We have info on parts of Plum and on Scott Avenue. 3. Line over text issues on site and landscape plans. Number: 52 Created: 11 /12/2008 [11/11/08] The plat dimensions Columbine, Plum, Aster and Scott but does not indicate what these are. Please show what the full widths are of these roadways that are at the boundaries of the plat (what is the full width of Columbine, Aster, Plum, Scott) by showing abutting property lines. Number: 56 Created: 11 /12/2008 [11/12/08] I'm assuming emergency access easements will need to be dedicated on the plat for areas outside of the public right-of-way that PFA will need for access (such as the dead end drive aisle south of Plum along Scott). Topic: Traffic Number: 49 Created: 11/11/2008 [11/11/08] Joe Olson, City Traffic Engineer has the following comments: 1) On page 4, the existing turning movement counts do not balance between the two intersections shown. I would like an explanation as to this discrepancy or have it corrected. Page 6 Number: 18 Created: 11 /10/2008 [11/10/08] Access ramps are needed on the west side of Columbine Street (if remaining a public street), east side of Aster Street (if remaining a public street), and east side of Scott Avenue. Access ramps are need on the opposite side of the t-public-street intersection. (LCUASS 16.3.1.A.2) Number: 19 Created: 11 /10/2008 [11/10/08] Show how existing improvements on Bluebell Street north of the development tie into the proposed improvements (sidewalk, curb and gutter, etc.) Number: 20 Created: 11 /11 /2008 [11/11/08] In conjunction with #17, it appears that sidewalk is needed to be added west of Building E on the south side of Plum. How does the proposed sidewalk abutting Building E tie into the existing network to the west? Number: 45 Created: 11 /11 /2008 [11/11/08] The plans (site and construction) do not label the proposed curb/wall feature shown on S-2 of the site plan, which appears to separate the water quality detention areas (which again, per #13 is not allowed within right-of-way). Please identify on both plans. Please also keep in mind that these raised (or sunken) objects are required to be offset from the public walk per LCUASS detail 16-1. Should an object still be proposed, this needs to be offset, or the sidewalk widened to the required offset. Number: 48 Created: 11 /11 /2008 [11/11/08] The plans don't appear to show any cross connectivity to Scott Street from the property to the east. Is this intended? The drawings appear to show the existing driveway out to Plum Street is closed but no connection to Scott as well. What is the plan for the construction of Scott Avenue with regards to the existing use to the east? Number: 69 Created: 11 /12/2008 [11/12/08] After meeting with the developer and consultants, we're amenable to a cross section for Plum Street that slightly differs from the standard: the road width shall remain at 40' (assuming no auxiliary lanes are needed) and an attached sidewalk of 10' (implement street trees in tree wells) is utilized, resulting in a 60' right-of-way. The final utility easement width (as needed by the utilities) shall also be indicated as an access easement. Topic: Site Plan Number: 46 Created: 11 /11 /2008 [11/11/08] The site plan details show a 1.5' curb and gutter section for Plum Street, our standard LCUASS detail 701 specifies a 2.5' total curb and gutter section (2' gutter and .5' curb). Number: 47 Created: 11 /11 /2008 [11/11/08] The site plan street sections show 7' bike lanes along Plum Street when 8' is required and bike lanes on Bluebell and Aster where presumably parking should instead be. Please revise the Plum Street cross section in accordance with our collector without parking cross section. Page 5 [1 vi 1/08] 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 (add "planted" to landscape note 21), 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. Department: Engineering Issue Contact: Marc Virata Topic: General Number: 4 Created: 11 /6/2008 [11/6/08] The neckdowns of both Bluebell Street and Aster Street should be eliminated'and a 30' flowline to flowline width (15' half street on Aster) needs to be maintained. The 30' width gives more room at the intersections for vehicles and bicycles and given the existing widths of the two streets north of the development being closer to 40', reducing the roadways to less than 30' is not desirable. Number: 5 Created: 11 /6/2008 [11 /6/08] The 80' of Columbine Street shown to remain as right-of-way is problematic to Engineering and should be vacated as part of the approval for the project. Number: 12 Created: 11 /10/2008 [11/10/08] As was previously commented on in the PDR, 66' of full width right-of-way in accordance with our collector without parking standard needs to be provided for with the proposed project. Number: 13 Created: 11 /10/2008 [11/10/08] As was previously commented on in the PDR, no encroachments onto public right-of-way should take place. The proposed pumped underground storage within Aster Street will not be allowed as long as Aster Street is public right-of-way. (Should Aster Street become private via a vacation of the right-of-way, this would no longer apply). In addition, the use of the public right-of-way (parkway strip between sidewalk and curb) for water quality from the development is also a private encroachment onto public right-of-way that will not be allowed. Number: 17 Created: 11 /10/2008 [11/10/08] The plans seem to show that the flowline is being altered (and possibly reduced?) on both sides of Plum Street. Please provide information such as a demo and/or existing conditions plan for information. (Show how flowlines along Plum Street tie into existing flowlines west of Columbine Street). A signing and striping plan should be provided should the flowline be altered. Page 4 Number: 41 Created: 11/11/2008 [11/11/08] This project does not meet Section 3.5.2 (C) (2). You will need to reconfigure the buildings or request a modification of standards per Section 2.8.2(H). Topic: Landscape Plan Number: 32 Created: 11/11/2008 [11/11/08] We will review details of the landscape plan in Final Plan review. You'll need to meet the landscape standards for the parking garage. Can you fit trees in along parking garage's eastern edge? Or maybe vines on trellis structures? Topic: Elevations Number: 23 Created: 11/11/2008 [11/11/08] Please label elevations east, west, etc., not typical. What you are labeling "front" appears to be on the side streets and what you are labeling "end" appears to include the Plum St elevations. This is odd to me considering that the majority of students will approach either on foot from Campus or from the parking garage across the street. Are all doors at the ground level operational entries into the project? Number: 33 Created: 11/11/2008 [11/11/08] We need to review elevations of the parking garage structure, the trash enclosures, and any details such as fences. Label elevations with cardinal points, not "Typical front and end". Show trash enclosures on appropriate elevations. Number: 34 Created: 11/11/2008 [11/11/08] Indicate colors and materials on elevations. Prepare a colored elevation rendering, colored perspective or at least material board and submit prior to your administrative hearing. Number: 35 Created: 11/11/2008 [11/11/08] 1 did not receive a lighting plan to review. Lighting plans need to include a photometric plan and fixtures that meet Land Use Code standards in Section 3.2.4. Fixtures should be shown (cut sheet drawing or photo) on the plan. Fixtures need to be down - directional, full -cutoff and fully shielded to minimize glare and light spill onto neighboring properties or rights -of -way. Lighting levels should be as low as possible while still providing security. Maximum lighting level is 10 fc. Department: Forestry Issue Contact: Tim Buchanan Topic: Landscape Plan [11/11/08] The applicant should not use Mancana Ash. The following canopy shade trees could be used to add to the species diversity of the project: • Honeylocust • Kentucky Coffee Tree • Bur Oak • Chinkapin oak [11/11/08] Water quality detention areas in parkways should be placed at least 8 feet away from the trunk of street trees (resulting in 16 feet of lineal parkway for root growth). This is to provide adequate soil volume for future root growth of street trees. Currently some are 4 feet away from street trees. Page 3 the lines of communication to be open early on. If you do not have a neighborhood meeting, you run the risk of surprises at the administrative hearing. Please contact me to arrange this meeting. Topic: Site Plan Number: 26 Created: 11/11/2008 [11/11/08] Will there be a fence between Buildings C&D and 737 Columbine? Number: 27 Created: 11/11/2008 [11/11/08] Trash enclosures are not to standard --they are too close to sidewalks. This standard may be modified if requested. Additional screening or enhanced enclosures may improve the chances of a modification being granted. Number: 28 Created: 11 /11 /2008 [11/11/08] More detail is needed on the exterior resident amenity area. Will fencing or landscaping be needed? Number: 29 Created: 11/11/2008 [11/11/08] All ramps should be designed to be directional. Number: 30 Created: 11/11/2008 [11/11/08] Unless all parking levels are identical, each level needs to be shown on the plans. Number: 31 Created: 11/11/2008 [11/11/08] Street lights are provided by the City's Light and Power department. Please coordinate with them to locate them on your plans. Adjust landscaping as necessary to accommodate street lights. Number: 36 Created: 11 /11 /2008 [11/11/08] Bike facilities need to be closer to entrances in order to be convenient for residents and guests. Number: 37 Created: 11 /11 /2008 [11/11/08] Where are the bike racks for Buildings C & D? How about the west side of Buiding B? Number: 38 Created: 11 /11 /2008 [11/11/08] Consider providing covered and/or secured bike parking in the main level of the parking garage for added amenity for the students. Number: 39 Created: 11/11/2008 [11/11/08] Dimension parking spaces on site plan. Show typical dimensions and dimensions for HC spaces and any others that are unusual, such as the tandem spots. Number: 40 Created: 11/11/2008 [11/11/08] Where will mechanical equipment be located? If on the roof, it will need to be located so it is not visible from the streets or else it will need to be screened. Page 2 STAFF PROJECT REVIEW City of Fort Collins VFR Designs Date: 11/17/2008 Jason Holland 401 W Mountain Ave Suite #201 Fort Collins CO 80521 Staff has reviewed your submittal for The Retreat at 1200 Plum St PDP - Type I, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number: 14 Created: 11 /10/2008 [11/10/08] The following departments or agencies have responded that they have no issues or concerns with the project as proposed: Water Conservation, Neighborhood Services, Park Planning, Poudre R-1 School District, and GIS. Number: 15 Created: 11/10/2008 [11/10/08] Rick Lee in the Building Inspection department reminds you that you will need to meet the building codes and standards that he has offered, which you can find in your redline packet., He also reminds you that you will need to schedule a required pre -submittal code review meeting with him. Number: 16 Created: 11 /10/2008 [11/10/08] Comcast responds that they need a 6-foot utility easement on the south side of Lot 1 to accommodate existing facilities. Comcast will not vacate this easement unless the property owner agrees to pay for the relocation of the Comcast facilities. Number: 21 Created: 11 /11 /2008 [11/11/08] Keep in mind that if the parking serves the project only, it is considered accessory to the residential. If others are allowed to use it, it becomes a primary use and would be subject to Planning and Zoning Board review. Number: 22 Created: 11 /11 /2008 [11/11/08] Per Section 4.18(D)(2), the residential use proposed is not considered a secondary use since the property is fewer than 10 acres. However, you will need to demonstrate in your planning objectives how the project contributes to the overall mix of land uses within the surrounding area. Number: 24 Created: 11 /11 /2008 (11/11/08] This project is located within the TOD Overlay Zone, so there is no minimum required parking called out in the Land Use Code. This allows you the freedom to meet your parking need in creative ways, including across the street. Be aware that the responsibility of providingadequate parking falls on you. Number: 25 Created: 11 /11 /2008 [11/11/08] Though one is not required for these uses on this site, I strongly urge you to have a neighborhood meeting since this project is completely surrounded with much lower density existing residential uses. A neighborhood meeting is a good will gesture and allows Page 1