HomeMy WebLinkAboutFIRST MAINSTREET BANK - PDP - 37-03 - CORRESPONDENCE - (5)a
YYoours Truly,
G'
Sieve Olt,
City Planner
cc: Marc Virata
Basil Hamdan
Jeff Hill
First MainStreet Bank
North Star Design
Current Planning File #37-03
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2. The plans show a 36" pipe proposed. How was this sized?
3. The applicant's method used to size the detention pond is not
acceptable to the City's Stormwater Utility.
4. The applicant must submit a storm sewer profile to the City for
review.
5. If there is a gas main along Whalers Way then the applicant must
coordinate the storm sewer location with Xcel Energy.
6. A utility coordination meeting is needed at this time.
Water/Wastewater:
1. Water/Wastewater wants to meet with the developer's engineer to
discuss the utility layout. A utility coordination meeting is
needed at this time.
Transportation Planning:
I. The bicycle lane on the east side of Boardwalk Drive, adjacent
to this property, must be next to the curb.
Current Planning:
1. A walk-up ATM is needed because the bank is providing a drive-in
ATM. Please see Section 3.2.2(H)(4) of the LUC.
2. Is there to be a bus stop in the area of this development?
3. The lights under the drive-in canopy must be flush -mounted flat
lenses. There can be no horizontal light spillage or glare from
these lights to the surrounding area.
This completes staff (and outside reviewing agencies) review and
comments at this time. Additional comments and red -lined plans may
be forthcoming. It appears that another round of staff review is
necessary, unless the outstanding issues could be worked out in a
utility coordination meeting setting. This proposal would still be
subject to the 90-day revision re -submittal requirement (from the
date of this comment letter, being April 15, 2004) as set forth in
Section 2.2.11(A) of the Land Use Code. Be sure and return all of
your red -lined plans when you re -submit. The number of copies of
each document to re -submit is shown on the attached Revisions
Routing Sheet.
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-
6341.
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Boardwalk be used for the fire line required for the bank. Our
records indicate that a sewer service stub exists in the manhole in
Boardwalk on the north end of this project. This stub must be used
or abandoned at the -manhole.
Number: 28 Created: 11/25/2003
[4/13/041 Place all curb stops and meter pits adjacent to the water
mains when possible. Avoid multiple fire hydrants within the site if
possible.
[11/25/03] See site, landscape and utility plans for other
comments.
Department: Zoning Issue Contact: Peter Barnes
Topic: zoning
Number: 6 Created: 11/12/2003
[4/5/04] The applicant has indicated that the sign locations are
shown on the latest submittal. However, I only see them shown on
Building A. Does that mean that Buildings B & C are to have no wall
signs?
111/12/031 This property is in the residential neighborhood sign
district, wherein only 1 sign per exterior wall is allowed. They
must indicate on the elevation drawings where the probable wall sign
locations will be. For their information, individual letter wall
signs are limited to a maximum height of 1211, logos and cabinet wall
signs are limited to a maximum height of 18". Monument signs are
limited to 32 s.f. per side, 5' maximum height.
The following comments were expressed at staff review on April 14,
2004:
Engineering:
1. More pavement cuts may be needed in the streets.
2. A variance request for the drive offsets on Boardwalk Drive must
be submitted to the City for review.
3. A phasing plan for the utilities is needed.
4. Sight lines on Boardwalk Drive are needed.
5. An additional 12' of right-of-way may be needed on the east side
of Boardwalk Drive adjacent to this property.
Stormwater:
1. The proposed storm drain pipe is too close to Building C. A
minimum 10' clearance is needed.
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Please provide a storm sewer profile for the proposed line. Since
the whole parking lot drains to the 4 foot curb opening on the
northeast end of the parking lot, the.rip-rap called for at that
location will probably build up with sediment and cause a
maintenance problem. It is suggested that a concrete apron be
provided instead.
Please show the outlet detail with 3 rows and one column as called
for in your notes rather than the general detail used.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Transportation
Number: 35 Created: 11/26/2003
[4/13/041 After further internal discussions it is required that
the bike lane remain adjacent to the curb the entire length of
Boardwalk Drive to Whalers Way. Also, as previously mentioned, the
bike lane width along the property's Boardwalk Drive frontage must
be 8 feet in width along the continuous right turn lane to comply
with City standards for a 2-Lane Arterial. The 6 feet that is shown
along the curb at the Harmony intersection is an existing condition
and does not need to change with this plan. Please correct for the
next submittal.
(11/26/031 The Boardwalk Drive bike lane along the development's
proposed right turn lane into the site needs to be located adjacent
to the curb rather than being exposed to traffic for over 500 feet.
However, to transition between the right turn lane at Whalers Way
and align to the existing bike lane north of the site, the bike lane
will need to transition between the right turn lane and the through
lane approximately 60 feet from Whalers Way with roughly a 50'
transition period (see red lines). This will also require that the
bike lane width be constructed to 8' as per City standards.
Number: 67 Created: 4/14/2004
[4/14/04) For the next submittal please include all necessary
access ramps for the new internal walkways that cross drive aisles
and connect buildings.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
Number: 23 Created: 11/25/2003
[4/13/041
[11/25/031 Provide utility easements for all curb stops, fire
hydrants, water mains and sewer mains on the plat.
Number: 26
[4/13/041
Created: 11/25/2003
[11/25/031 All existing stubs must be used or abandoned at the
main. Show and label all existing stubs and clearly define the
abandonment procedures Could the water line stub located in
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Department: Stormwater Utility
Topic: Drainage calculations
Number: 25
[4/13/041
Issue Contact: Basil Hamdan
Created: 11/25/2003
The report states that the Flowmaster software was used to size the
pipes going into the detention pond. However no documentation was
provided for that program and whether the 23.8 cfs off -site flows
were accommodated into those calculations. As stated previously you
need to establish the amount of off -site flows coming onto this
property and prove that the pipe system that you are designing will
accommodate these flows.
The detention pond calculations for this site were done using the
modified pulse method which in our experience tends to underestimate
the required volume. At minimum the provided detention volume
should be checked against the one that would be required using the
rational method in order to evaluate whether the provided detention
is adequate.
Topic: Erosion Control
Number: 20
[4/13/041
Second Review
April 12, 2004
The surety calculation is WAY high
is $775.
Created: 11/25/2003
Cost to seed and mulch per acre
Speaking of seeding and mulching, if it's in the
report/calculations, where is it noted on the plan? What is the
plan for re -vegetating the disturbed areas?
The existing swale/ditch along the north property line carries
stormwater runoff. What is going to be done to protect downstream
areas of this ditch during construction (pipe installation) if a
storm hits?
Topic: Utility Plans
Number: 66 Created: 4/13/2004
[4/13/041
The proposed storm sewer on the north end of the site seems to be
extremely close to the building. A minimum of 10 feet separation
should be observed between the edge of the building and the outside
of the pipe, currently there seems to be about a 5 foot clearance
from the building. Pipe location should also be coordinated with any
gas pipe that might be in that location. Please provide a cross-
section showing all the potential utilities within that easement
area behind the sidewalk on Whalers Way. A utility coordination
meeting might be a good idea for that area.
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lane at the same time? I'd like for the TIS or the design engineer
to address this concern as I feel it's unsafe.
Topic: Utility Plans
Number: 14 Created: 11/24/2003
(4/13/041 Not required at this time but, please ensure LCUASS
Detail 1606 is included in the detail sheet.
[11/24/031 The access ramps at the intersection of Harmony and
Boardwalk shall be "directional" as recently constructed on the Bank
One site across the street.
Number: 44 Created: 12/2/2003
[4/13/041 [Carried forward just as notice]
[12/2/03) While not required at this time, as a head -up, at time of
final submittal after a theoretical hearing, the utility plans will
need to show flow -line profiles and cross sections along Boardwalk
Drive to demonstrate the widening of the roadway for the right turn
lane will meet all LCUASS requirements.
Number: 64 Created: 4/13/2004
(4/13/04] With the reconstruction of the Whalers and Boardwalk
intersection resulting in vehicles being set back further from
Boardwalk on Whalers, the construction plans striping sheet needs to
show more of existing Boardwalk heading northwest to ascertain if
this change results in any sight distance issues. With Boardwalk
being classified as a minor arterial, sight distance at an
intersection is required to be 10301, which needs to be demonstrated
if this criterion is being met.
Number: 65 Created: 4/13/2004
[4/13/041 It appears the construction plans should indicate phasing
to separate out construction of the bank from the other buildings as
it was represented that the remaining buildings would be sold off
and thereby would not be constructed at the same time as the bank.
Department: Light & Power
Topic: Light & Power
Number: 1
[4/5/04]
Issue Contact: Doug Martine
Created: 11/10/2003
(11/10/031 Developer needs to coordinate the power requirements and
a location for a pad type transformer with Light & Power Engineering
(221-6700).
Department: Police
Topic: General
Number: 63
[4/12/041 Issues resolved.
Issue Contact: Joseph Gerdom
Created: 4/12/2004
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- CDOT's access ramp detail (with truncated domes) is required for
the ramp construction at Boardwalk and Harmony.
- A note is required on the plat stating: "Any future widening of
Boardwalk Drive at the intersection of Harmony Road will require
modification to CDOT's existing deeded access control line."
Topic: Site Plan
Number: 78 Created: 4/21/2004
[4/21/041 The site plan labels the sidewalk along Whalers way as
existing.
Topic: Landscape plan
Number: 79 Created: 4/21/2004
[4/21/04) The street trees along Boardwalk need to be placed 4'
from the sidewalk to accommodate the future widening of Boardwalk
Drive (the sidewalk itself will need to shift east as the right-of-
way dedication does not appear to be sufficient with the right -turn
lane being counted as part of the required width.)
Topic: Plat
Number: 11 Created: 11/24/2003
[4/13/043 The right-of-way dedicated includes the right turn lane
for the site as part of the 561.
[11/24/031 The TIS indicates that all the curbs at the Harmony Road
and Boardwalk Drive intersection are at "finished" locations. The
current street width would need to change in order to allow for
future double lefts; the Bank One project across the street
dedicated additional right-of-way to allow for this future widening.
Please ensure 56' of right-of-way is provided from the existing
street centerline of Boardwalk Drive; this width is exclusive of the
developer's right turn lane, which is additional right-of-way
required.
Topic: Transportation
Number: 15 Created: 11/24/2003
[4/13/041 While the traffic study discusses the striping design, a
variance request is still required for not meeting the driveway
separation requirements.
[11/24/031 The access drive out to Boardwalk Drive is a variance to
the LCUASS, Chapter 7 with regards to its separation from Whalers as
well as offset from the driveway into the apartments across the
street. A variance request is required from the consultants design
or traffic engineer. Of particular concern in my opinion is the
center turn lane being shared between the Bank's entrance off of
Boardwalk and the apartments across the street. With about only 40'
of separation between the drives and Boardwalk an arterial street,
isn't there a possibility that the proposed striping design will
result in movements for northbound into the apartments and
southbound into the bank wanting to both utilize this center turn
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Topic: Light & Power
Number: 74 Created: 4/15/2004
(4/15/041 It is essential that the lighting under the drive-in
canopy be fully recessed and only "down -directional". This is in
reference to the 7" LGH lenses as proposed.
Topic: Site Plan
Number: 70 Created: 4/15/2004
[4/15/041 On the Site Plan, the parking numbers work (maximum
allowed overall); however, on a per lot basis Lot 2 has 4 too many
spaces for the gross floor area of the building. Lot 3 is under its
allowed spaces by about 7. Is it possible to shift the lot line to
accommodate the parking allowances (please see red -lined Site Plan)?
Number: 75 Created: 4/15/2004
[4/15/041 For clarity, please show the Lot #s in parentheses ()
next to the building & square footage references under the Land Use
Statistics on the Site Plan (please see red -lined plan).
Topic: Utility Plans
Number: 69 Created: 4/15/2004
[4/15/041 Len Hilderbrand of Xcel Energy (Public Service Company)
offered the following comments:
a. PSCO has a 4" MW gas main that lays 2' - 4' west of the east
property line of Boardwalk Drive.
b. PSCO also has a 2" MW gas' main that lays 5' south of the north
property line of East Harmony Road.
b. PSCO has no problems with this development proposal.
Department: Engineering Issue Contact: Marc Virata
Topic: General
Number: 51 Created: 12/2/2003
[4/13/041 With the additional buildings now being known and the
street cuts being shown on Whalers. The plans now need to indicate
a mill and inlay for the entire south side of Whalers Way from
Boardwalk to the abandonment as required by the City's Pavement
Engineer.
[12/2/031 Engineering Pavement offered the following comment:
Whalers Way was paved in 2001, triple impact fees will be assessed
if the street is cut. A mill and inlay may be needed.
Number: 77 Created: 4/21/2004
(4/21/041 In discussion with CDOT, an access control permit will not
be required. However, the following items are needed to be
addressed:
- CDOT would like to review the latest drainage report for the
development (please route to Engineering).
- A CDOT landscape permit will be required prior to construction.
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STAFF PROJECT REVIEW
City of Fort Collins
VF Ripley Associates, Inc. Date: 04/15/2004
c/o Cathy Mathis
401 West Mountain Avenue, Suite 201
Fort Collins, CO. 80521
Staff has reviewed your submittal for FIRST MAINSTREET BANK PDP -
TYPE I, LAND USE CODE (LUC), and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Building Plans
Number: 71 Created: 4/15/2004
[4/15/04) The Building Elevations sheets show the buildings to be
32' (Bldgs. B & C) and 37' (Bldg. A) tall. The Site Plan indicates a
maximum building height of 39'. Shouldn't this number be changed to
3 7 ' ?
Number: 72 Created: 4/15/2004
[4/15/041 Building colors should be a little more defined. It is
easy to understand "warm gray" and "natural sandstone" but the
reference to "earth tone" is somewhat vague. Colors for almost all
siding and roofing materials are lacking.
Number: 73 Created: 4/15/2004
[4/15/041 Please see Peter Barnes's comment (#6, page 6 in this
comment letter) about possible, proposed signage on Buildings B & C.
Topic: General
Number: 68 Created: 4/15/2004
[4/15/041 The First MainStreet Bank has a drive-in ATM component on
the east side of the building. Section 3.2.2(H)(4) of the LUC
requires that a walk-up service option, as well as the drive-in, be
provided. The Site Plan, Building A Elevations, and Revised Planning
Objectives do not provide for and commit to a walk-up ATM. Revised
plans must address this issue.
Topic: Landscape plan
Number: 76 Created: 4/15/2004
[4/15/04] I recall that the representatives for First MainStreet
Bank stated, at the neighborhood meeting on 4/12/04, that they would
be doing all of the infrastructure and landscaping for the entire 5
acre +/- site except for the buildings and landscaping for the 2
future office pad sites. Is this correct? If not, then phase lines
must be shown on the Site and Landscape Plans and Note 5 under Plant
Notes on the Landscape Plan must be changed to address phasing.
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Steve Olt - First MainStreet Bank comet 1 ge 1
From: Steve Olt
To:"cmathis@vfavfr.com".GWIA60.FC1; Iripley@vfavfr.com
Date: 4/16/04 9:33AM
Subject: First MainStreet Bank comments
Linda & Cathy,
Attached are the latest comments on the First MainStreet Bank PDP. I am still expecting red -lined plans
from Marc Virata that will include other department's plans (Stormwater, Water[Wastewater,
Transportation Planning, Technical Services, etc.). Marc is out of his office today so it will probably be
Monday before I get those plans. I can make my red -lined plans (Site, Landscape, Building Elevations,
Photometric) available to you now, if you want.
Steve