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Home My WebLink AboutWILLOW STREET LOFTS - PDP - 24-04 - CORRESPONDENCE - (12)Number: 5 Created: 7/14/2004 [7/14/04] Provide information or a detail of the "low fence". Agency: Xcel Energy Issue Contact: Len Hilderbrand Topic: zoning Number: 1 Created: 7/14/2004 [7/14/04] PSCO has a 10' I.P. gas main running north and southin a 20 easement which appears to run through the Northside Center parking lot. Please show this easement and line for possible grading problems. Gas line is set at 150 psi. No trees within 4' of gas lines. Any cutoffs/installation/relocates of facilities would be at developer's expense Proposed meter locations would be stacked at one end of proposed buildings Services need to be installed before paving. 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) 221-6376 or Bob Barkeen at 221-6750. Your Truly, 4arapfor Bob Barkeen ds ( ) City Planner Page 8 Number: 45 Created: 7/29/2004 [7/29/04] Additional coordination may be necessary with the theater. I'm still not sure how the reisdential parking stalls will be used only by residents and not theater patrons? Please provide more information with the next submittal. Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number: 50 Created: 7/30/2004 [7/30/04] Provide separate water and sewer services for each use and separate building. If this is one big building, then the elevation views should clearly show that. Number: 52 Created: 7/30/2004 [7/30/04] Include the standard general note to extend water and fire line for mixed use portion into a mechanical room with backflow devices installed there. Number: 53 Created: 7/30/2004 [7/30/04] Proposed sanitary sewer service for the mixed use portion must connect to the sanitary trunk at a manhole. Number: 54 Created: 7/30/2004 [7/30/04] Maintain 4 feet clear separation between the proposed curb stop/meter pit and gas/electric mains. Will irrigation taps be need for this development. Number: 55 Created: 7/30/2004 [7/30/04] Show all underground utilities in all utility profile views. See site, landscape and utility plans for other comments. Department: Zoning Issue Contact: Peter Barnes Topic: zoning Number: 1 Created: 7/14/2004 [7/14104] Need to show parking stall and drive aisle dimensions. Number: 2 Created: 7/14/2004 [7/14/04] A modification to Section 3.2.2(K) will be required since not all of the required parking spaces are located off-street. Number: 3 Created: 7/14/2004 [7/14/04] The project is entered in the system as a Type 2. The 9-9-02 conceptual review comment letter indicates that the uses required a Type 2. The applicants 7-8-04 letter states that multi -family and commercial/retail are permitted as a Type 1. The applicants 7-8 letter is correct. It was the Giddings Building conversion to theater that triggered a Type 2, but since that is no longer part of this particular PDP, then this project can now be processed as a Type 1.. Number: 4 Created: 7/14/2004 [7/14/04] The Land Use Statistics table on the site plan should contain a better description of the residential component. For instance, all that is stated is that there are 24 1-bedroom units. However, it should be stated that there is one 8-plex (Q to X), one 4-plex (M-P) and one mixed use building that contains what looks to be either 8 dwelling units (I - L and A-D) or 12 dwelling units (I-L, A-D, and E-H). The number of bedrooms per unit still needs to be indicated. Page 7 Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 38 Created: 7/29/2004 [7/29/04] Further internal discussions need to take place within the City to determine what the ultimate cross section or design of Willow and Pine St. will be and what type of improvements this development will be responsible for. Number: 39 Created: 7/29/2004 [7/29/04] The pathway show in the alley right of way on the north side of the proposal will need to continue to the southeast across Pine St. Either remove the on -street parking to allow the path to continue or realign the path so that the parking does not block the path's extension or visiblity of the path users. If the right of way is proposed to be vacated then this walkway will need to be placed in a public access easement since it will not only serve this property but the entire downtown river corridor by providing access to the Aztlan center, United Way and other downtown desitnations. The minimum path width needs to be 8' since it will serve as a multi -use facility for people accessing the above mentioned destiantions. This pathway would also be in -line with the Downtown Strategic Plan's strategy for improving pedestrian porosity in the downtown area. Further, the pathway could potentially connect to the trail proposed alongside Riverside Drive as called for in the Access Management Plan for Hwy 14/287. Number: 40 Created: 7/29/2004 [7/29/04] Please contact Randy Hensley in Parking Services (416-2058) regarding the future study that will address downtown residential parking requirements and possible new strategies that can be applied. It may be difficult to get the modification to count the parking on Willow to satisfy your parking requirements. However, I would strongly suggest you contact the United Way to see if there is a possible shared parking scenerio that can be explored or locations where additional parking can be added, even restriping the lot configuration may achieve a few additional spots. Number: 41 Created: 7/29/2004 [7/29/04] Please use the standard driveway cut for the Williow St. and Pine St. driveways and not the radial style curb returns, unless the landscaped areas are planned to remain. Also sidewalks across the low volume driveways need to be continuous at grade, no access ramps necessary. This would then allow the sidewalk scoring pattern or design to be continued across the driveways. Number: 42 Created: 7/29/2004 [7/29/04] The commercial or mixed use building will need to inlcude a bike rack in the furnishing zone of the sidewalk and street trees are also typically placed in this furnishing zone next to the curb. Number: 43 Created: 7/29/2004 [7/29/04] Curb extensions shown at the driveway entrances are a nice touch if they work out grading-wise,but are not necessary. Typically curb extensions are placed at intersections or mid -block crosswalks to shorten the crossing distance of pedestrians and improve their safety and visibility. Number: 44 Created: 7/29/2004 [7/29/04] Please show all necessary access ramps on all plan sets including utility plans. Page 6 development plan fully complies with environmental regulations within the jurisdiction of the writing agency. If the developer, after a diligent effort, is unable to obtain such written verifications from one (1) of more of the designated agencies, the developer shall at least provide to the city a written verification from said agency that the city's approval of the development plan will not interfere with a threatened or pending environmental enforcement action of said agency. All required written statements shall be provided to the Director prior to the scheduling of the hearing for the project development plan. Department: Police Issue Contact: Joseph Gerdom Topic: General Number: 35 Created: 7/27/2004 [7/27/04] Light is generally good. There appear to be a couple of walkways toward the north enc that do not have lighting values - these passageways should be well lit. The fixture in the parking lot will be affected by the Patmore Ash - suggest relocating light. Department: Stormwater Utility Issue Contact: Wes Lamarque Topic: Drainage Number: 46 Created: 7/29%2004 The off -site conveyance from the site needs to be agreed upon with the City. The contamination issues below the clay layer is a concern, as previously discussed. A pipe may not be possible on the City property and a swale might be required. This could have an impact with site grading and off -site plans for the new Northside Center. Another meeting may be warranted. Number: 47 Created: 7/29/2004 The water quality pond should only accept drainage that is being treated for water quality. The pond does not function properly when other flows drain through it. The water quality volume should be sized for all impervious area that is draining to it or reroute the flows that are not being treated. Number: 49 Created: 7/29/2004 Drainage easements will be required for the outlet conveyance and the water quality pond. Topic: Erosion/Sediment Control Number: 48 Created: 7/29/2004 1. Please provide required calculations including PS, EFF, surety. 2. Please place a project schedule on sheet number 7 indicating when BMP's are to be placed in sequence with the proposed constructions (e.g. overlot grading, pipe installation, etc.). Use Month 1, 2, 3, not specific months of the year for the timeline. 3. A note on the plan indicates all disturbed areas are to be "seed" with an approved seed mix and watered until established. It would appear that the only area not covered by asphalt, concrete, or building would be the pond. If so, please change the note to reflect this. 4. Please delete all the notes on plan sheet 2 under the heading "Grading and Erosion Control Notes", you have the correct notes on sheet V. Page 5 Number: 67 Created: 8/2/2004 [7/27/04] How is the property to the west going to take access? With the improvements you are showing you are cutting off all vehicular access to the property. They currently appear to have a driveway that is coming off of Willow, but you plans are showing curbing and parallel parking eliminating this. The improvements you are showing need to accommodate the access to this lot. Number: 68 Created: 8/2/2004 Building Doors can not open into the row. Make sure that the area for the doors is inset into the building to accomidate this. Department: Light & Power Issue Contact: Doug Martine Topic: Electric Utility Number: 6 Created: 7/15/2004 [7/15/04] It appears that two pad type transformers will be required, and there is little or no space to place them. The developer will need to coordinate the power requirements, transformer locations, and electric development charges with Light & Power Engineering (221-6700). Department: Natural Resources Issue Contact: Doug Moore Topic: Air Quality Number: 8 Created: 7/27/2004 [7/27/04] Prior to occupancy, indoor air quality must be measured properly and in accordance with local, state, and federal health standards to ensure safe public use. Number: 36 Created: 7/28/2004 [7/28/04] Characterization and proper handling and notification of any contaminated materials encountered during construction must be made to all applicable local, state and federal regulatory agency contacts. Number: 37 Created: 7/28/2004 [7/28/04] Design and construction of sub -slab venting system for any new construction must be incorporated due to contamination from the former Poudre Valley Gas Company which may trigger unsafe indoor air quality. Topic: General Number: 7 Created: 7/27/2004 [7/27/04] This project will be needed to provide written statement verifying that the development plan fully complies with environmental regulations. 3.4.1 Natural Habitats and Features (0) Proof of Compliance. (2) If the Director obtains credible information regarding threatened or pending regulatory enforcement action related to an environmental condition of the property to be developed, or an environmental impact related to the development plan, then the Director may require the developer to provide to the city written statements from such governmental agencies as the Director may designate as having related jurisdiction based on the nature of the threatened enforcement action or environmental impact. Said statements shall verify that the Page 4 Number: 56 Created: 8/2/2004 [7/27/04] Alley vacation — Per Ordinance No. 106, 2004 recently adopted by City Council I need to receive a legal description of the area proposed for vacation in both hard copy and electronic format, prepared by a licensed surveyor. I can use the map and letter you have already provided for the justification. I don't believe a fee has yet been established for this process. Number: 57 Created: 8/2/2004 (7/27/04] The plans were reviewed to determine if they met the minimum requirements as identified in Appendix E-4. Please see returned check sheet for items that are needed for this project to proceed to hearing. Number: 58 Created: 8/2/2004 [7/27/04] Prior to being able to schedule this project for hearing letters of intent for off -site easements are needed, all of the easements that will be needed on site and off site need to be shown on the plans, and preliminary street plan and profile design information for Pine St and Willow St per the check sheet requirements need to be provided. Number: 59 Created: 8/2/2004 [7/27/04] Need to provide a design for Willow Street and Pine Street. The design needs to tie to the end of the existing improvements on Willow west of the property and extend 500 feet east past the property line. Number: 60 Created: 8/2/2004 [7/27/04] Are you planning on platting or processing all of the easements by separate document? Number: 61 Created: 8/2/2004 [7/27/04] No soils report was submitted — please submit soils report. Number: 62 Created: 8/2/2004 [7/27/04] Need a typical Willow Street cross section — if wishing to do the inset parking you will need to do two sections, one with the parking and one without the parking. Number: 63 Created: 8/2/2004 [7/27/04] Where does the curb and gutter end on Willow St west of the project? Number: 64 Created: 8/2/2004 [7/27/04] On the demolition plan — what is the boundary of this project? Any removal work out side of the boundary of this project — such as on the Giddings site will require easements as it is work outside of this projects boundaries. It has to be outside of the project boundary because they are two different projects and each projects plans need to stand on there own. Number: 65 Created: 8/2/2004 [7/27/04] On the demolition plan — notes on this plan indicate existing lot lines to be replatted. When and how — no plat was submitted with this project. Number: 66 Created: 8/2/2004 [7/27/04] On the demolition plan - Need to provide more information than just the note that services shall be abandoned at the mains. What street or alley do these services come off of? We need to know to know what street patching if any is required. Page 3 SPECIFIC COMMENTS: Department: Engineering Issue Contact: Sheri Wamhoff Topic: General Number: 23 Created: 7/27/2004 [7/27/04] The flowline of the street for the inset parallel parking needs to follow the curb. No pan on the outside edge of the parking is allowed at this time. Number: 24 Created: 7/27/2004 [7/27/04] Will need to identify the driveway widths and locate them (either dimension from property line or use stationing from street design). Number: 25 Created: 7/27/2004 [7/27/04] Will need to modify the high volume driveway detail to show how the ramp wings will need to be built to accommodate ADA requirements since the entire area is proposed to be paved. This is a 1:12 slope maximum. Number: 26 Created: 7/27/2004 [7/27/04] The driveways need to be shown concrete to the property line. Number: 27 Created: 7/27/2004 [7/27/04] If you are proposing to build the frontage improvements along the lot to the west you also need to install the street tree in front of this lot as well. Number: 28 Created: 7/27/2004 [7/27/04] The driveway off of Willow Street does not meet the driveway spacing requirement for a high volume driveway and a street intersection (175 feet). Need to submit a variance for this with justification and it will be reviewed. Number: 29 Created: 7/27/2004 [7/27/04] Transition in gutter depth needs to occur over at least 5 feet, specify the length of the transition. Number: 30 Created: 7/27/2004 [7/27/04] The sidewalk width in front of the head in parking stalls need to be identified. It will need to be 6.5 feet minimum. (4.5 foot required sidewalk width plus 2 feet for the parking stall overhang). Number: 31 Created: 7/27/2004 [7/27/04] Will need to provide the additional details noted on the plans. I will also provide you with the truncated dome detail once we have one. Number: 32 Created: 7/27/2004 [7/27/04] Site and landscape plans - Please only show this project on these plans, the adjacent areas need to be shown as they exist now. These adjacent projects have not been approved as shown. Number: 33 Created: 7/27/2004 [7/27/04] Landscape plan — some of the trees being shown to be installed are shown off - site. Will need to provide easements for the landscaping work in these areas. Page 2 STAFF PROJECT REVIEW City of Fort Collins LAGUNITAS COMPANIES Date: 7/28/2004 JON PROUTY 3944 JFK PKWY #12E FT. COLLINS, CO 80525 Staff has reviewed your submittal for WILLOW STREET LOFTS PDP - TYPE II (LUC), and we offer the following comments. First, we offer some general comments about major issues and fundamental questions. Specific comments by City Departments then follow. GENERAL COMMENTS: - Willow Street. This involves a unique set of outstanding questions regarding the existing roadway and 100-foot right-of-way. The submittal hinges on designing and constructing frontage improvements as a part of the development. Engineering comments reflect this approach. However, the whole design approach toward Willow Street needs more discussion in a forum that involves various interests, before a project can be ratified and the details worked out. The appropriate cross section, and how to tie in to the rest of the street now and in the future, are open questions which need to be answered. Staff is pursuing a process to answer these questions, and will be in ongoing contact with you beyond this comment letter. - Vacation of the public alley right-of-way. The submittal also hinges on this issue; and this issue also involves its own process, which involves a lot of attention to details. - Off -site easements for drainage and landscaping. In addition to the vacation of the alley, the submittal hinges on use of City property for landscaping. Easements or other documentation of permission are needed. - Storm drainage to the north including off -site easement. The submittal hinges on drainage across City property to the north. The submittal shows pipes, but that may not be feasible due to disruption of the clay liner over the old landfill. A swale on the surface may interfere with cross access between the existing parking lot and the Northside Aztlan site, thus needing careful attention. An off -site easement is needed in any case. - Number of buildings. Is there one large connected building, or multiple buildings? The main implication involves water service taps. Drawings are not clear. - Environmental contamination. Careful attention must be paid to these issues and the risk they pose to timely development. Page 1