HomeMy WebLinkAboutSERRANO TOWNHOMES - PDP - 41-04 - CORRESPONDENCE - REVISIONSmethod of mitigation to ensure that pedestrians have the crossing priority mentioned in the
LUC section 3.2.2C(1). Please provide more detail of what your intentions or thoughts are
on this issue. Thanks.
RESPONSE: We will address this issue with our Final Development Plans.
Number 24 Created: 11/1712004
[11/17104] I'd like to reiterate Engineering Staffs comments regarding the amount of parking
provided with this proposal (#18). Granted, the applicant is meeting the minimums, but we
have had recent instances where the minimum requirements prove to be inadequate. This
is something worth thinking about on the part of the applicant, as it will impact the residents
and also has the potential to hinder emergency access if indeed visitors and or residents are
forced to park on the private drive.
RESPONSE: We have added the requested note to the attached site plan and have added
a parking summary to the Land Use Breakdown on the site plan which summarizes the
required and provided parking spaces. Further detail shall be added to the Final
Development Plan addressing requirements of PFA and emergency services emergency
access.
Number., Created: 11/1712004
[11/17104] No comments on behalf of Transfort.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
Number 30 Created: 1111812004
[11/18104] Show all gas and electric lines on the overall utility plans. Perhaps a utility
coordination meeting is needed for this development.
RESPONSE: We agree that a utility coordination meeting will be a good idea for this project.
We prefer to attend a utility coordination meeting after our Type 1 hearing.
Number 31 Created. 1111812004
[11/18104] No permanent structures are allowed with in the utility easement (i.e. Retaining
walls, trash enclosures, Privacy walls, etc.).
RESPONSE: We will coordinate the design of the privacy walls which fall within the typical
15' utility easement with the utility companies.
Number 32 Created: 1111812004
[11/181041 Use or abandon all existing water and sewer services at the mains. Clearly
define all abandonment procedures.
RESPONSE: We will address this issue with our Final Development Plans.
Number.' 35 Created. 1111812004
[11/18104] Pothole existing 16-inch water main in Boardwalk at the proposed 8-inch sanitary
sewer crossing to confirm no conflicts will
RESPONSE: We will address this issue with our Final Deveiopment Plans.
Number.' 36 Created: 1111812004
[11118104] Show all water and sewer lines on the landscape plans and maintain the
required landscape/utility separation distances.
See site, landscape and utility plans for other comments.
RESPONSE: We wiii show the requested information on our Final Deveiopment Plans.
n., _ .
Miramont's acceptance of our water quality extended detention and modifications of than
outlet structure shall be provided as soon as it is obtained.
Number. 33 Created: 1111812004
[11/18104] The storm sewers that run along the perimeter of the site are underneath
landscaping, including large trees. 10 foot separation is normally a requirement and would
be ideal. in this case, effort should be made to provide as much separation as possible due
to the physical constraints of the site.
RESPONSE: Acknowledged. Also note that this will be a private storm sewer and, while we
will strive to meet the separation requirements, understand that it will be owned and
maintained by the HOA and they will have to accept any substandard areas.
Number 34 Created: 1111812004
[11118104] At next submittal, additional comments may arise once additional information is
presented.
Department: Transportation Planning Issue Contact: David Averill
Topic: Transportation
Number: 13 Created: 1111612004
[11/16104] As mentioned at the Conceptual Review for this project, this parcel's frontage
along Boardwalk needs to be brought up to the current LCUASS, including a 5' detached
sidewalk along its entirety (Collector standard). The sidewalk that is on -site at this time was
solely intended to be an interim "Safe Route to School" facility and was constructed "as -is"
due to several constraints at the time of construction. The available ROW (or lack thereof) is
what drove the design of the current sidewalk and explains why it is in its current non-
standard configuration of a 5' attached walk at the eastern half of the property that
transitions to a 4' detached walk on the western part of the property. Widening the attached
portion of the walk would normally be an option, but this would result in a 9' wide sidewalk
on the eastern portion of the parcel that transitions to a 4' detached walk to the west. This is
not an acceptable or desirable design in this area, and would do nothing to solve the narrow,
substandard width of the sidewalk on the western portion of the parcel. In effect, widening
the attached portion of the walk would be another "band -aid" approach to solving this
existing issue of a sub -standard facility yet it still would not solve the problem entirely.
Please revise the plans accordingly.
RESPONSE: As we have discussed at previous meetings it is our position that this property
has already contributed to the improvements along Boardwalk Drive and should not be
required to make further improvements to the sidewalk. We acknowledge that this issue is
un-resolved and we are pursuing a clear resolution to this issue. We have requested
assistance from the City to help resolve the issue and expect that we will have a clear
resolution prior to submission of Final Development Plans.
Number:14 Created.1111612004
[11116104] How does a person reach the entrance to Unit 3 of Building A on a connecting
walkway?
RESPONSE: We will address this issue with our Final Development Plans.
Number. 16 Created:1111612004
[11116104] The site and utility plans read as if there are numerous walkway crossings of
drive aisles throughout the site. Some sort of treatment is essential at these locations. Does
the applicant propose striping, raised crosswalks, breaks in pavement, or some other
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
RESPONSE: We will address this issue with our Final Development Plans.
Number 8 Created: 1111512004
[11/15104] 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.
NSE We will address this issue with our Final Development Plars.
Topic: Transportation
Number 29 Created. 1111712004
[11/17104] 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)
RESPONSE: None of the proposed buildings shall be three stories in height.
Department: Police Issue Contact: Joseph Gerdom
Topic: General
Number 23 Created: 1111612004
[11116104] Lighting/Landscape:
LUC requires min of 1.Ofc in parking lots/drives. Also, 0.5fc forpathways (between buildings
and along south side of property). Avoid plant materials in front of ground floor windows that
would obscure surveillance (c. baileyi, cotoneaster) and provide potential break-in
opportunities. Hostile plant materials would be better selection. Also, evaluate tree and light
fixture locations - appears that some lights would be buried in mature tree canopy.
RESPONSE: We will address this issue with our Final Development Plans.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Stormwater
Number 10 Created: 1111612004
2114105 In concept this issue is resolved for the 50% submittal so the project can go to
hearing and the details will be worked out in the final complicance submittal. A letter of
intent is still required to use the downstream pond and retrofit the outlet works. This is
needed in order to schedule a hearing.
RESPONSE: A document signifying the Lodge at Miramont's acceptance of our water and
modifications shall be provided as soon as it is obtained.
[11/16104] The development requires on -site quantity detention, including water quality, for
the 100-year storm with a 2-year historic release rate as per conceptual review comments.
If an analysis can show that the quantity detention is already being provided in the Lodge at
Miramont pond, than that will be accepted. Water quality mitigation for the site would still
have to be provided, either on -site or in the off -site pond, if quantity detention were to be
provided there. If the Lodge at Miramont pond were to provide water quality mitigation for
the site, the pond will have to be retrofitted to provide water quality for the entire area
draining to it.
RESPONSE: It has been sufficiently proven that the Lodge at Miramont pona was sized to
accommodate developed runoff from the Serrano site. A document signifying the Lodge at
n--- c
[111151041 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.
RESPONSE: Acknowledged. Any outstanding issues with fire will be addressed on our
Final Development Plans.
Number- 4 Created: 1111512004
[111151041 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.
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 counterclockwise 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.
RESPONSE: We wili address these issues with our Final Development Plans.
Number.' 5 Created: 1111512004
[11/151041 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
RESPONSE: We meet these requirements.
Number.' 6 Created: 1111512004
[11/15104] SPRINKLER REQUIREMENTS:
These proposed buildings shall be fire sprinklered.
NOTE: When any portion of the facility or any portion of an exterior wall of the first story of
the building is located more then 150 feet from fire apparatus access as measured by an
approved route around the exterior of the building or facility it shall be fire sprinklered. 1997
UFC 902.2.1
RESPONSE: We will address this issue with our Final Development Plans.
Number 7 Created: 1111512004
[11115104] KNOX BOX:
[11/19104] Comments made at staff review regarding an apparent lack of visitor and
overflow parking have been removed for the time being. Please clarify/revise the site and
construction plan set to show that residents and visitors can utilize the driveway area in front
of the garages for parking spaces and that these areas used as parking spaces will not
interfere with the area PFA and emergency services need for emergency access. In
addition, based on the information provided at the staff review, please add notes on the site
plan that coincide with the HOA information presented (residents are limited to two cars,
residents are to park on driveways in front of the garage outside of the private drive aisles,
no parking is allowed along the private drive, etc.)
RESPONSE: We have added the requested note to the attached site plan and have added
a parking summary to the Land Use Breakdown on the site plan which summarizes the
required and provided parking spaces. Further detail shall be added to the Final
Development Plan addressing requirements of PFA and emergency services emergency
access.
Number 38 Created: 1111912004
[11119104] Technical Services has offered the following comments:
1. Boundary & legal close
2. Relabel the building envelope letters on the plat to be consistent with the site plan (which
will be addressed as such).
3. Pen width to text ratio needs to be modified to show text more clearly.
4. Please show right-of-way width on Boardwalk Drive.
5. How was Lemay dedicated?
RESPONSE: We will address these issues with our Final Development Plans.
Department: Light & Power Issue Contact: Doug Martine
Topic: Landscape plan
Number: 1 Created: 111812004
[1118104] There is an existing streetlight on the W side of Lemay, approximately 190 ft.
south of Boardwalk. This light is identified on the utility plan. The light also must be shown
on the landscape plan and all new street tree locations must be adjusted to provide 40 ft.
clearance between the light and tree(s). Clearance may be reduced to 15 ft. if the tree is an
ornamental type.
RESPONSE: We will address these issues with our Final Development Plans.
Topic: Light & Power
Number. 2 Created: 111812004
[1118104] The developer will need to coordinate locations of electric utility facilities including
meter locations with Light & Power Engineering. Each unit must be individually metered,
and the meters will need to be 'ganged' together on each building. Contact Light & Power at
221-6700.
RESPONSE: We will address this issue with our Final Development Plans.
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number 3 Created:1111512004
drainage across the sidewalk is being exceeded (no more than 750 square feet of area
behind the walk).
RESPONSE: It is our intent to collect on site runoff and roof runoff into a private storm drain
within the site and pipe all runoff under Boardwalk to the pond north of Boardwalk. This will
be clearly shown on the final plans.
Number 15 Created: 1111612004
[11/16104] The existing sidewalk along Boardwalk Drive was apparently constructed as part
of a Safe Route to School project and was not contributed to by the land owner at the time.
As such, with both the attached and detached portions of sidewalk not meeting LCUASS
standards, the sidewalk along Boardwalk needs to be amended. The detached portion of
existing sidewalk will need to be removed and replaced in accordance with sidewalk and
parkway standards for a collector street (5' detached sidewalk and 8' parkway). The existing
attached sidewalk may not have to be removed, provided the sidewalk is widened by the
same existing amount (5) and Transportation Planning agrees. Additional right-of-way or
access easement may need to be dedicated to encompass the sidewalk placement.
RESPONSE: As we have discussed at previous meetings it is our position that this property
has already contributed to the improvements along Boardwalk Drive and should not be
required to make further improvements to the sidewalk. We acknowledge that this issue is
un-resolved and we are pursuing a clear resolution to this issue. We have requested
assistance from the City to help resolve the issue and expect that we will have a clear
resolution prior to submission of Final Development Plans.
Number.' 17 Created: 1111612004
[11/16104] The 20' private drive will need to be dedicated as an emergency access
easement on the plat (Tract A). As PFA needs 20, the HOA will need to ensure that
residents and visitors do not park along this private drive.
RESPONSE: We will dedicate the emergency access easement on the final plat and
address the parking issue with our Final Development Plans.
Number- 21 Created: 1111612004
[11116104] There appears to be not enough private drive width for the two spaces at the turn
for the private drive. 22' of width is required in front of the parking spaces.
RESPONSE: We have modified the attached site plan to provide for 22' of width in front of
the parking spaces.
Number.- 22 Created: 1111612004
[11/16104] The soils report mentions the use of perimeter drains around the foundations of
the buildings. The construction plans will need to indicate how and where these perimeter
drains will lead to. If they are tied into the storm drainage system, that's fine with
Engineering (pending Stormwater approval) but groundwater cannot be directed onto a
public street and/or across a sidewalk.
RESPONSE: It is intended that a perimeter drain be installed around each building and tied
into the storm drain shown on the plans. This will be clearly shown on the final plans.
Number.- 37 Created: 1111912004
To: City of Fort Collins
From: Serrano Townhomes
Treadstone Development
Steve Slezak
484-5907
We offer the following responses to the City of Fort Collins Staff Comments dated 2-17-2005
Our responses are shown in red.
ISSUES:
Department: Current Planning issue Contact: Bob Barkeen
Topic: Transportation
Number:26 Created: 11/1712004
[11/17104] Details of the patio walls and privacy walls will need to be included on the site
plan (height, elevations)
RESPONSE: Details of the proposed patio and privacy walls will be included with the Final
Development Plan
Number 27 Created: 1111712004
[11/17104] Be sure all exterior lighting is glare shielded.
RESPONSE: All exterior lighting shall be glare shielded.
Number.28 Created: 1111712004
[11/17104] Parking counts based on number of bedrooms will need to be included on the
site plan. The number of units will also need to be included.
RESPONSE: Required parking counts based on number of bedrooms has been included on
the attached site plan. Proposed parking counts have also been included on the attached
site plan. The number of units has also been included on the attached site plan.
Department: Engineering Issue Contact: Marc Virata
Topic: General
Number 9 Created: 1111612004
[11116104] A utility coordination meeting is suggested to discuss the placement of utility
lines and connections to the units. I can set this meeting up if desired.
RESPONSE: We agree that a utility coordination meeting will be a good idea for this project.
We prefer to attend a utility coordination meeting after our Type 1 hearing.
Number. 11 Created: 1111612004
[11/161041 The plans specify privacy walls which fall within the typical 15' utility easement
along Lemay. The utility companies should be aware and okay this proposal.
RESPONSE: We will coordinate the design of the privacy walls which faii within the typical
15' utility easement with the utility companies.
Number.' 12 Created. 1111612004
[11116104] It appears that the drainage along the private drive all falls towards Boardwalk
and is directed across the sidewalk. The design needs to address this as the amount of