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HomeMy WebLinkAboutSEVEN GENERATIONS (FORMERLY EASTBROOK) OFFICE PARK - PDP - 4-06 - SUBMITTAL DOCUMENTS - ROUND 2 - REVISIONSNumber: 5 Created: 211712006 [21171061 Need to show/label building envelope or footprint dimensions and setbacks. Please let us know if you have any other issues. Sincerely: QOUAM40 Joanna Frye Project Manager V.F. Ripley Associates, Inc. Paquette with our Master Planning department for further information as to the timing of the mapping. The existing floodplain is shown (off site to the west and north). All of the buildings are considerably higher than the floodplain. Topic: Water/Wastewater Number: 19 Created: 3/6/2006 [316106] Please consider whether a separate irrigation tap will be needed. None was shown at this time. Note 3 on the overall utility plan sheet 5 should be modified to say that one length of C900 water main pipe shall be centered... rather than 6" sewer service pipe as currently shown. We will not need an irrigation tap. Note 3 has been revised. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 2 Created: 211712006 [21171061 Perimeter parking lot landscaping along north and south lot lines doesn't comply with Section 3.2.1(E)(4)(a)and(b) of the LUC. Trees have been added and now comply with the LUC. Number: 3 Created: 211712006 [21171061 The "proposed shrub planting" shown on the landscape plan should be illustrated as to species and quantity. The Plant List includes a large selection of recommended evergreen and deciduous shrubs. Without some clarification on the plan, they could put in nothing but evergreen shrubs. Specific plant species will be determined at a later submittal. Number. 4 Created: 211712006 [2117106] How many bike racks are there? There are only 2 shown on the landscape plan, but it's not clear how many there are on the site plan. The site plan shows a couple of bike racks that aren't labeled with a "B'; and then there are two "B's" labeled near the north and south handicap spaces with no bike rack drawn in. Are the "B's" also supposed to be bike racks, or were they meant to be located on the plan where the racks are actually shown? There should be a rack near each buildings entrance, so 4 should be provided. 4 bike racks have been located and 4 "B's" are shown near each rack as an identifier. Call out existing elevations on the grading plan. Make sure all grades are tied in (proposed and existing). Please add a note stating that no grading shall be done off -site except as indicated on these plans. Can the dry stack wall on the south property line be built without getting on Lot 1 ? Topic: Stormwater -Maintenance Number: 24 Created: 31712006 [317106] Please add a note to the plans stating that all on -site storm drains are private and will be maintained by the property owner. Maintenance is noted in the report and on the storm sewer profiles. Topic: Stormwater - Off -site flows Number: 27 Created: 31712006 [317106] Please specify how much flow is coming from Lot 1 to the souith across the southeast corner. The off site flow has been calculated based on the aerial. Topic: Stormwater - Off -site owner notification Number. 26 Created: 3/7/2006 [317106] Owner of Lot 4 needs to be notified of the grading proposed on that property. See comment 25. Topic: Stormwater- easement Number. 20 Created: 31612006 [3161061 The proposed water quality pond should be located within a drainage easement. This item can be handled at final. A blanket easement encompassing the pond will be dedicated with the FCP. Topic: Stormwater- Floodplain Delineation Number. 22 Created: 31712006 [317106] Please delineate the floodplain for the flows coming under the railroad tracks and to the west of the site. Provide cross sections showing that these flows will be contained off -site. According to our master planning department, the flows being released from the Nelson Pond behind the railroad tracks will be increasing, which could affect the floodplain delineation of the area to the east of the pond. The City will be delineating that area after as-builts are done for the work on the Nelson Pond. Once this mapping is done, it will be conveyed to you. At this time, we are not certain that this new floodplain would affect your development site. Contact Sue [2116106] On page 4 of the TIS, it incorrectly states that the area is a mixed use district and the level of service standards are E for overall operation and F for approach leg. The structure plan defines this area as an industrial district, where the LOS standards are D and E, respectively. The intersection of Timberline/Danfield currently has the WB approach leg failing the standard. However, since the project does not add trips to this leg, they should not be held accountable for the deficiencies. A direct pedestrian connection from the parking area to the Vermont Trail/underpass may be appropriate. Response is attached. Department: Storm water- Wa ter- Wastewa terlssue Contact: Basil Hamdan Topic: Stormwater - Detention Requirements Number: 23 Created: 31712006 [317106] The conceptual review comments for this site stated that this site should detain in a manner that would limit the flows to the master plan requirements. The Foothills Master plan requires that all non -developed sites in Basin 50 release at a maximum 2 year rate. A copy of the appropriate section of the master plan is included for your information and documentation. The report states that since the adjacent properties would not develop, the 65% impervious amount will not be exceeded by the entire basin 50. This is contrary to our requirements, and is in fact incorrect, since most of the area in Basin 50 is already developed, and if this site is allowed to develop without providing detention, the overall basin impervious amount would probably exceed 65 %. Note that most of the railroad right of way is in fact outside of Basin 50, and thus would not contribute much open space. Please revise plans to include on -site water quantity detention. The release rate should not exceed the 2 year flows from the site. It is suggested that a meeting be held with the engineering consultant to further discuss detention requirements on this site. The detention issue has been resolved based on the fact that if the development were included in the model (without detention), the model would not change. Calculations are included in the report. Topic: Stormwater -Grading Number: 25 Created: 3/7/2006 [3171061 Any grading on the property to the north should be done in a manner that would minimize disturbance. Add a note stating that all disturbed areas are to be reseeded. The owner of the proposed development now owns Lot 4 - no easements are needed. Number. 39 Created: 3/8/2006 [318106] AUTOMATIC FIRE SPRINKLERS: A monitored, automatic fire -sprinkler system is required for every building. Noted. Number. 40 Created: 31812006 [318106] ACCESS: An Emergency Access Easement is required. It shall be a minimum width of 20 feet and maintained unobstructed, and visible by painting and signage. It must consist of an all-weather driving surface (asphalt or concrete); compacted road base is acceptable only temporarily, during construction. Notec. Number: 41 Created: 3/8/2006 [318106] FDC: The fire department connections shall be located on the perimeter of the buildings, adjacent to the fire lanes. Noted. Number: 42 Created: 31812006 [318106] 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. Number: 43 Created: 31812006 [318106] ADDRESSING: Address numerals and letters shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals/letters on a contrasting background. (Bronze numerals/letters on brown brick are not acceptable.) Buildings shall be lettered in a clockwise manner, beginning with the building closest to Vermont/Eastbrook intersection. Therefore, in your plan sheets, your Building D would become Building B, and your Building B would be become Building D. Numbers have been updated. Number: 44 Created: 31812006 [3181061 TURNING RADII: PFA concurs with comment 32 above, regarding turning radii. Department: Traffic Operations Issue Contact: Eric Bracke Topic: Traffic Number: 1 Created: 211612006 [317106] Please show, label and dimension all easements on all plan sets. All plan sets need to match. The landscape plans are showing offsite grading along the north side of the property line that the utility plans do not. Which set of plans are correct? The plans all are showing the same information. Topic: Utility Plans Number: 31 Created: 31712006 [317106] Grading Sheet - Drainage at the driveways must have the HP at the row line. That way drainage goes back into the site from the row back and into the street from the row forward. A small amount of drainage is allowed over the walk. In previous reviews, 750 SF has been allowed. The drainage over these walks is less than 500 SF. Number: 36 Created: 3/7/2006 [3171061 Grading Plan - please refer to detail D10/Sheet 8 for the sidewalk chases (Final Compliance). The sidewalk culvert on the detail sheet is the only one being used. Number: 37 Created: 3/7/2006 [317106] More detailed comments to follow with Final Compliance submittal. Department: Light & Power Issue Contact: Janet McTague Topic: Site Plan Number: 18 Created: 3/6/2006 [316106] Need to coordinate transformer location. Will need C-1 form and approved site plan Department: Natural Resources Issue Contact: Doug Moore Topic: Ecological Characterization Number: 21 Created: 3/6/2006 [3161061 No issues. Copies submitted of the Ecological Characterization Study were missing pages 6 and 7. Cedar Creek and Associates e-mail an electronic file so no need to resubmit corrected versions. Thank you. Department: PFA Issue Contact: Carie Dann Topic: fire Number: 38 Created: 3/8/2006 [318106] WATER SUPPLY. You are required to have a fire hydrant within 300 feet of every structure, with a minimum flow of 1, 500 gpm at 20 psi residual pressure. See utility plans for existing and proposed hydrants. [317106] The existing attached 4' sidewalk along Eastbrook Drive does not meet current standards and this development is responsible for upgrading their frontage to either an 8' attached walk OR a 4.5' detached walk. As discussed, Lance Newlin with Inspection went out to take a look at the sidewalk and reported back that the existing sidewalk is in very good shape and that no removals will be required (there is some broken curb that will need to be replaced but that's it). Engineering then discussed this with Transportation Planning and agreed that in this particular instance, we will only ask that you widen out the sidewalk to an 8' attached walk from the north drive entrance to the bike trail where the need is the greatest. We will not require the rest of the sidewalk to the southern property line to be widened out at this time. Please install a ramp in accordance with detail 1602 (T-Intersection Ramp requirement). The walks have been revised per the comment. The ramp crossing to Vermont is not standard, but is the only way to get HCAP and line up with the existing ramp to the east. Number: 30 Created: 31712006 [317106] Driveways must be perpendicular (plus or minus 10 degrees) for a minimum of 25'. The angle of intersection has been discussed with Engineering. This design is less than 10 degrees at 25' back and meets the intent of the standard Number. 32 Created: 31712006 [317106] Minimum inside turning radii for Emergency Access Easements is 25' and minimum outside turning radii is 50'. I will need an exhibit showing that PFA's requirements are being met - an 8.5x11 is fine. The proposed driveway and blanket easement allow for the PFA requirements. Number: 33 Created: 3/7/2006 [3171061 Please provide legals and exhibits for all easements being dedicated by separate document for our review. We'll start on the iegais once we are scheduled for hearing. Number: 34 Created: 31712006 [317106] All easements to dedicated by separate document have a $250 processing fee each plus the appropriate Larimer County filing fee. Comment noted - we will only have the easement vacation and the single blanket dedication. Number: 35 Created: 3/7/2006 Building heights will range from 1 to 2 stories with the 1 story maximum building height at 22'-0" and the 2 story maximum building height at 35'-0". Building types, colors and materials as shown on the elevations are typical for all future buildings. Number: 13 Created: 31112006 [311106] On the Site Plan, are the buildings as shown the building footprints or the building envelopes? Building envelopes should be shown, with scaled dimensions for the sides and distances from property lines. Building footprints are shown as well as the building envelopes. Scaled dimensions have been added to all sides and distances from the property lines. Number: 14 Created: 31112006 [311106] Scaled distances for the 4 property lines must be included on the Site Plan. Scaled distances have been added. Number: 15 Created: 31112006 [311106] There should be bicycle racks conveniently located for the 2 western buildings. Bicycle racks have been conveniently located for all 4 buildings. Topic: Utility Plans Number: 45 Created: 31912006 [3191061 Len Hilderbrand of Xcel Energy indicated that the proposed 10' wide utility easement must extend across the entire length of the east frontage of the office park. It is proposed that 10' of Utility Easement remain on the right of way. There will be utility easement around the entire site for internal service Number: 46 Created: 3/9/2006 [3191061 Dennis Greenwalt of Comcast Cable TV indicated that they did not receive a plat map for this project. They would like to see utility easements that would allow them to build from the street up to the buildings. There will be no plat, just a blanket utility easement around the entire perimeter (following the parking). Department: Engineering Topic: General Number. 28 Issue Contact: Susan Joy Created: 3/7/2006 *In the case of the south parking lot, screening from all non-residential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of 30". Such screening shall extend a minimum of 70% of the length of any boundary of the parking lot that abuts any non-residential use. Proper screening will be prov;dea aiong the north anc south sides of the parking im. Evergreen trees were also added. Specific plants will be chosen for the final submittal and will meet these requirements. Topic: Site Plan Number: 9 Created: 31112006 [311106] Is there a reason why no direct pedestrian connections are being made from the east ends of the buildings to the public sidewalk along Eastbrook Drive? These connections are very important for convenient movement to the street. Primary entrances are located on the north, south and west sides that are easily accessible from the parking lot where majority of pedestrians will be entering. Number: 10 Created: 31112006 [311106] Please elaborate on the meaning of "flex" as it relates to these office buildings. Will the sole use of these buildings be office spaces? "Flex" was intended to mean "flexible office use." The word Flex has been removed to resolve any confusion. The sole use of these buildings will be office spaces. Number: 11 Created: 31112006 [3111061 The Site Plan should identify approximately how much square footage will be in each of the 4 buildings. It is understood that there will be up to a total of 50,000 square feet of leasable floor area in the 4-building complex. The approximate square footages have been added in each of the four buildings. There will be a total of 48,000 square feet of leasable floor area and office buildings will range from 1-2 story. Number: 12 Created: 31112006 [311106] The Site Plan identifies a maximum building height of 20 =0" (which actually is 21'-5'; based on the elevations) and a maximum of 50,000 square feet of floor area in the 4 buildings. The Planning Objectives indicate that the buildings will range from 1 to 2 stories in height. Will the building elevations be the same for all 4 buildings, as the Exterior Building Elevations sheet would indicate, whether they are 1 or 2 stories? Number: 8 [3111061 The site layout and "barracks" feel to the project. minimal and do not create a employees. None of the entrie entrance feel to them. Created: 31112006 architectural style for the buildings present a The interior distances between buildings are ny sense of usable/livable outdoor space for s into the buildings have an inviting, primary Distances between buildings is a 25'-8" at its' narrowest. Corner treatments have been added to all buildings to create a more open feel. The buildings are conceived to be multi tenant and therefore will have multiple primary entrances. Number: 47 Created. 3/9/2006 [319106] A comment letter dated March 4, 2006 from Gregg A. Larsen, Senior Manager - Real Estate for the Union Pacific Railroad, is attached to this comment letter. Number: 48 Created: 3/9/2006 [3191061 Is there a better way to lie out and design this development? The open space areas between the buildings are extremely narrow, considering the size of the buildings, and do not appear to be very usable. Please consider trying to make these outdoor spaces more user friendly. A significant "gathering place" for the employees would be advantageous. Refer to Number 8 above. Topic: Landscape Plan Number: 16 Created: 31112006 [311106] The Landscape Plan as submitted does not satisfy Section 3.2.1(E)(4)(a) of the Land Use Code pertaining to trees in the parking lot setback areas along the north and south property lines. There must be at least 1 tree per 40 lineal feet in these areas along the parking lot. Trees nave been added along the nortn and south property lines that satisfy Section 3.2.1 (E)(4)(a) of the Land Use Code. Number: 17 Created: 31112006 [311106] Will the proposed native shrub plantings along the parking lots on the north and south sides of the development provide sufficient year -around screening from adjacent properties to satisfy the requirements set forth in Section 3.2.1(E)(4)(b) of the Land Use Code? In the case of the north parking lot, screening from all residential uses shall consist of a fence or wall 6' in height in combination with plant material of sufficient opacity to block at least 75% of light from vehicle headlights. V FRip1ay,sso,ATEB ll C Landscape Architecture Urban Design Planning April 12, 2006 Mr. Steve Olt Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80524 Eastbrook Office Park Response to staff Project Review comments Dear Mr. Olt, We have reviewed the staff letter dated March 9, 2006 and have the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: General Number; 6 Created: 31112006 [311106] Bonnie Ham of the U.S. Post Office indicated that the developer is responsible for providing mailboxes for all possible office suites. The actual number of boxes is not noted on the plans. We tried to make contact with the U.S. Post Office but were unsuccessful in our attempt. We located 2 Type III Cluster Box Unit (CBU) in front of Building B and will follow up for more feedback. Number: 7 Created: 31112006 [3111061 Rick Lee of the Building Department indicated that he is forwarding the various codes that the Fort Collins Building Department will enforce (attached to this comment letter). The information submitted is very limited and his department does require a pre -submittal meeting be scheduled before the construction documents proceed too far in the review process. There may be some concerns about exterior wall and opening requirements due to the nearness of the adjacent structures. A meeting will be scheduled at a later date. Phone 970.224.5828 Fax 970.224.1662 401 West Mountain Ave. Suite 201 Fort Collins, CO 80521-2604 vfripley.com