HomeMy WebLinkAboutFIRST MAINSTREET BANK - PDP - 37-03 - CORRESPONDENCE - REVISIONSNumber: 5 Created: 11 /12/2003
[11/12/03] Per Section 3.2.1(E)(5)(b), each landscape island needs to have 1 tree per 150
sf of landscape island area. It appears that 2 or 3 more trees need to be planted in
numerous islands.
We have added additional trees per requirement.
Number: 6 Created: 11 /12/2003
[11/12/03] 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 12", logos and cabinet wall signs are limited to a maximum
height of 18". Monument signs are limited to 32 sf per side, 5' maximum height.
Approximate wall sign locations have been added to the building
elevations.
Number: 7 Created: 11 /12/2003
[11/12/03] How tall are the light poles?
27' tall.
Number: 8 Created: 11 /12/2003
[11/12/03] The trash enclosure seems to be quite a distance from the building - about 170'.
Can it be located closer?
See revised plans for new trash enclosure locations.
Number: 9 Created: 11 /12/2003
[11/12/03] The plat name should indicate somewhere that it's a replat of the Plat of
Rafferty's PUD, instead of "Part of the southeast quarter of section 36, etc...".
This will not be a replat of Rafferty's, it is being vacated entirely.
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Service line is now shown separate.
Number: 26 Created: 11 /25/2003
[11/25/03] All existing stubs must be used or abandoned at the main. Show and label all
existing stubs and clearly define the abandonment procedures.
See overall utility plan.
Number: 27 Created: 11 /25/2003
[11/25/031 Maintain a 5 foot separation between all water mains/sewer mains and the flow
line of the curb and gutter. Loop the proposed water main between Boardwalk Dr. and
Whalers Way to promote water quality, system reliability and facilitate service connection for
the future building on lot 2.
5' distance has been used and loop provided.
Number: 28 Created: 11 /25/2003
[11/25/03] See site, landscape and utility plans for other comments.
Comment acknowledged.
Topic: Landscape plan
Number: 22 Created: 11 /25/2003
[11/25/03] Maintain required landscape/utility separation distances on the landscape plans.
OK. See revised landscape plan.
Department: Zoning Issue Contact: Peter Barnes
Topic: zoning
Number: 3 Created: 11 /12/2003
[11/12/03] Need to label the building envelope. If it's what I think it is, then the
northernmost projection of the building appears to be outside the envelope.
All three buildings have building envelopes and are labeled and
dimensioned.
Number: 4 Created: 11 /12/2003
[11/12/03] In order for the building to be more than 15' from the Boardwalk ROW as shown,
the development must comply with the outdoor plaza exception in 3.5.3(B)(2)(d). Planning
Dept. should determine if compliance is obtained.
The entire west frontage of the bank building is now exactly 15 feet from
the right-of-way line of Boardwalk Drive. We are requesting a Modification
of Standards for Building B regarding the build -to line. Building C has a
patio/plaza and landscaping on the northwest corner of the building in
order to take advantage of the build -to line exception allowed in the LUC.
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Number: 32 Created: 11 /26/2003
[11/26/03] Due to ditch constraints along Whalers Way, if the standard 5' detached sidewalk
with a narrowed parkway width is not possible than an 6' attached walk would be sufficient.
Also directional access ramps are required at the Boardwalk / Whalers Way intersection as
well as the driveway at Whalers Way.
Walk along Whalers way is an existing walk. This has been discussed w/
City staff and agreed to leave in place for now.
Number: 33 Created: 11 /26/2003
[11/26/03] The intersection striping for southbound traffic on Boardwalk will remain the
same. Therefore, the 6' bike lane needs to be placed between the right turn lane and the
through travel lane per City standards.
See revised striping plan.
Number: 34 Created: 11 /26/2003
[11/26/03] City standards require that an 8' bike lane be striped on a 2-Lane Arterial when
adjacent to the curb. The proposed 5' bike lane with the new left turn lane into Whalers Way
will require additional internal transportation discussions.
Striping is to remain as shown after further City review and discussion.
Number: 35 Created: 11 /26/2003
[11/26/03] The Boardwalk 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.
Comment acknowledged, see revised striping plan, requesting variance
for width of bike lane.
Number: 36 Created: 11 /26/2003
[i 1/26/03] Is the entire length of the development's proposed right turn lane necessary?
Recommenced from TIS.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
Number: 23 Created: 11 /25/2003
[11/25/03] Provide utility easements for all curb stops.
Easement provided.
Number: 24 Created: 11 /25/2003
[11/25/03] Water services may not be connected to proposed fire lines.
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Topic: North drainage Swale
Number: 25 Created: 11 /25/2003
(11/25/03] The drainage swale on the north end of the site should be checked to see if it
has enough capacity for off -site flows coming from west of this site and going through the
site. The swale should be improved to provide adequate capacity if needed and the
easement should be enlarged to accommodate these flows. According to the master plan
that swale carries 23.8 cfs of off -site flows.
Existing Swale checked, flows will now be carried in pipe, see revised
plan, updated notes will be used.
Topic: Utility Plans
Number: 29 Created: 11 /25/2003
[11/25/03] Please call out all proposed storm lines on the utility plans.
Please provide riprap protection at all culvert outlet locations.
Please provide a detail design for the proposed spillway outlet from the pond. Spillway
should be riprapped.
The water quality outlet details are lacking. Please provide an actual detail for the proposed
outlet box, not the generic UDFCD detail.
Please note that the level of detail for the submitted plans is OK for a PDP hearing,
additional comments may arise as more details are submitted at Final Compliance.
See revised Plans.
Department: Transfort Issue Contact: Garold Smith
Topic: General
Number: 12 Created: 11 /24/2003
[11/24/03] No comments
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Transportation
Number: 30 Created: 11 /26/2003
[11/26/03] Construct the entire length of the sidewalk along Boardwalk as a detached walk
to Harmony Road. At Harmony Road directional access ramps, similar to the ones on the
SW corner of the intersection need to be constructed.
See revised plans.
Number: 31 Created: 11 /26/2003
[i 1/26/03] Consider relocating the bike rack near the entrance and the HC parking stalls so
that cyclists can utilize the HC ramp as well.
See revised plans for bike rack locations for all three buildings.
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1997 UFC 902.4; PFA POLICY 88-20
Comment acknowledged.
Department: Police Issue Contact: Joseph Gerdom
Topic: Landscape plan
Number: 19 Created: 11 /25/2003
[11/25/03] Landscape & Lighting:
West elevation has potential security/safety issues - the apparent lack of soffit lighting and
sight obscuring Serviceberry create opportunities for unobservable access to building and
unlawful congregation. Would recommend lower plant materials (under 4') and soffit lighting.
Distance from building, location of access, and large plant materials (dogwood) create
safety/security issue at Trash enclosure. Would recommend moving closer to building,
improve lighting, and reduce height of plant materials and/or use of hostile plants.
There will be soffitt lighting under the bank colonnade for security. The
shrubs around the buildings will not exceed four feet in height. We have
replaced the dogwoods around the trash enclosures with a shorter alpine
currant shrub. We have reduced the quantity and also note that junipers
are hostile plants. We have tried to locate the trash enclosures to be
closer to the buildings.
Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: Drainage Plan
Number: 21 Created: 11 /25/2003
[11/25/03] Basin 03 needs to be drained into the proposed detention pond, please make
sure that the swale is significant enough to drain that area into the proposed pond.
It is suggested that a storm sewer be stubbed out of basin 1 into the pond for the pad site
that is being designed with this plan.
See revised plan for new layout and design.
Topic: Erosion Control
Number: 20
[ 11/25/031
November 24, 2003
Created: 11 /25/2003
1. Submittal is incomplete, please provide a complete sediment/erosion control
submittal for review.
NOTE: The standard erosion control notes have been updated. Please replace the notes
on the current plan with the new notes (available from stormwater development review). We
can email you an electronic version of the updated notes upon request.
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Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 58 Created: 12/11 /2003
.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
A fire lane will be dedicated on the plat.
Number: 59 Created: 12/11 /2003
[12/11/031 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
Fire hydrants are provided — see revised utility plans.
Number: 60 Created: 12/11 /2003
[12/11/03] ADDRESS NUMERALS:
Address numerals shall be visible from the street fronting the property, and posted with a
minimum of 6 inch numerals on a contrasting background. (Bronze numerals on brown brick
are not acceptable). 1997 UFC 901.4.4
Comment acknowledged.
Number: 61 Created: 12/11 /2003
[12/11/031 SPRINKLER REQUIREMENTS:
This proposed building 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.
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.
1997 UFC 1003.2.9; 902.2.1
All three buildings will be fire sprinklered.
Number: 62 Created: 12/11 /2003
[12/11/03] 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 or fire alarm system.
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[11/24/03] Indicate the curb return sizes proposed for all intersections on both public and
private areas and ensure these curb returns meet LCUASS access requirements in Chapter
8.
See grading plan for radii.
Number: 44 Created: 12/2/2003
[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 flowline profiles and cross sections
along Boardwalk Drive to demonstrate the widening of the roadway for the right turn lane will
meet all LCUASS requirements.
Comment acknowledged.
Number: 48 Created: 12/2/2003
[12/2/03] The driveway out to Whalers Way appears to be exceeding the amount of area
sheetflowing drainage across the public walk. 750 square feet of influence area is the
maximum area allowed to be designed to drain out the driveway. For the driveway out to
Boardwalk Drive, the flow arrows indicate no drainage across the sidewalk, although there
appears to be a discrepancy or issue with not enough grade with a spot elevation of 03.99
behind the sidewalk combined with the 04 contour being 40 feet east.
See revised grading plan.
Department: Light & Power Issue Contact: Doug Martine
Topic: Landscape plan
Number: 2 Created: 11 /10/2003
[11/10/03] The landscape plan needs to be adjusted to provide 40 ft. clearance between
shade trees and streetlights (15 ft. if the tree is an ornamental). A streetlight layout plan has
been sent to Steve Olt via inter -office mail 11-10-03.
We received the street light layout and have adjusted the street trees
along Boardwalk accordingly.
Topic: Light & Power
Number: 1 Created: 11 /10/2003
[11/10/03] Developer needs to coordinate the power requirements and a location for a pad
type transformer with Light & Power Engineering (221-6700).
Comment acknowledged.
Department: Natural Resources
Topic: General
Number: 37
[i 1/28/03] No Issues.
Issue Contact: Doug Moore
Created: 11 /28/2003
Comment acknowledged. Thank you.
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Topic: Transportation
Number: 10 Created: 11 /24/2003
[11/24/03] In discussion with City Transportation, the striping plan proposed by the
development (which would eliminate separate through and right -turn movements on both
legs for Boardwalk Drive) is not acceptable. Separate through and right turn movements
must be maintained due to the high number of right -turn turning movements. As a result,
the TIS will need to be amended based upon single left turning movements instead of the
double lefts assumed in the study.
TIS and striping plan have been amended accordingly.
Number: 13 Created: 11 /24/2003
[i 1/24/03] The sidewalk along Boardwalk shall be placed at the edge of the new right-of-
way as noted in issue 11.
The new sidewalk along Boardwalk is adjacent to the right-of-way — see
revised plans.
Number: 14 Created: 11 /24/2003
[11/24/03] The access ramps at the intersection of Harmony and Boardwalk shall be
"directional" as recently constructed on the Bank One site across the street.
Done. See revised plans.
Number: 15 Created: 11 /24/2003
[11/24/03] 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 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.
See revised TIS, particularly pg 20.
Number: 16 Created: 11 /24/2003
[11/24/03] The new sidewalk along Whalers Way is required to be detached 8' from the
existing curb with a 5' sidewalk, not attached as shown. Right-of-way should then be
dedicated to the back of walk.
Walk along Whalers way is an existing walk. This has been discussed w/
City staff and agreed to leave in place for now.
Topic: Utility Plans
Number: 17
Created: 11 /24/2003
Page 5
Number: 54 Created: 12/3/2003
[12/3/03] Please see the Landscape Plan by Doug Martine of Light & Power with the street
light and street tree locations.
We received the street light layout and have adjusted the street trees
along Boardwalk accordingly.
Department: Engineering Issue Contact: Marc Virata
Topic: General
Number: 51 Created: 12/2/2003
[12/2/03] 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.
Comment acknowledged.
Topic: Plat
Number: 11 Created: 11 /24/2003
[11/24/03] The TIS indicates that all the curbs at the Harmony and Boardwalk 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.
We have provided additional right-of-way on Boardwalk as requested.
Number: 18 Created: 11 /24/2003
[11/24/03] The plat should dedicate an emergency access easement to satisfy PFA
requirements. This is for the main drive aisle from Whalers Way to Boardwalk Drive as well
as the internal parking lot loop which connects to the main drive aisle. Will the building be
sprinklered?
Emergency access easements have been added to the Plat. All of the
buildings will be sprinklered. We have had meeting with Ron Gonzales
regarding fire apparatus access through the site.
Number: 50 . Created: 12/2/2003
[12/2/03] Technical Services offered the following comments:
1. Legal and plat close, see typo in curve table (redlined).
2. The "sub title" of the plat needs to say: "Being a replat of Rafferty's P.U.D.", located in the
southeast 1/4 .....
3. A "Block 1" designation isn't needed, lot 1 and lot 2 is sufficient and less confusing.
These items have been corrected and/or changed on the plat.
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[12/2/03] The 80' Bicycle and Pedestrian Access Easement shown on the Site Plan places
the building and vehicle area 80' back from the East Harmony Road right-of-way. Per the
Harmony Corridor Standards and Guidelines, this 80' setback has to be only from the future
edge of pavement, not the ROW. This excessive setback is acceptable if that is the
applicant's choice.
We have shifted the buildings to the south. Now the 80' setback is
measured from the edge of the turn lane on Harmony Road.
Number: 43 Created: 12/2/2003
[12/2/03] There are some "Do Not Enter", "Wrong Way", "End Median", and "Steel
Structure" notes on the Site Plan that do not make sense.
Those labels are left over from the survey and have been removed from
the plans - sorry about the confusion.
Number: 45 Created: 12/2/2003
[12/2/03] The proposed low seat walls around the patios on the Site Plan are not shown
(and must be) on Exterior Building Elevation Plan 4 of 4, West Elevation.
Seat walls have been removed since we don't need them or the patio
anymore.
Topic: Utility Plans
Number: 49 Created: 12/2/2003
[12/2/03] Len Hilderbrand of Xcel Energy, or Public Service (PSCO), offered the following
comments:
a. No trees may be planted within 4' of gas lines.
b. PSCO has a 4" MW gas main along the west edge of the proposed bank. The main
lays 4' west of the east right-of-way line of Boardwalk Drive.
C. PSCO also has a 2" MW gas main located 5' south of the north right-of-way line of
East Harmony Road.
d. To schedule proposed service please call Jim DeWilde at 970-225-7844.
We have shown the gas mains conceptually on the utility plans and will be
requesting locates for the exact location of those gas lines. I don't think
that trees will be an issue, since we have only turf on those areas.
Number: 52 Created: 12/2/2003
[12/2/03] Dennis Greenwalt of Comcast Cable (TV) indicated that they would like to make
the developer aware of their fiber optic cable that will need to be located so that any conflicts
can be identified and resolved before work begins.
Comment acknowledged.
Page 3
Sheet numbering fixed.
Number: 56 Created: 12/3/2003
[12/3/03] The building footprint on the Lighting Plan is inconsistent with the footprint on the
Site & Landscape Plans.
The revised lighting plans now match the site and landscape plans.
Topic: Landscape plan
Number: 46 Created: 12/2/2003
[12/2/03] A low, 3' high berm directly south of the building (see red -lined Landscape Plan)
would be good to help screen East Harmony Road from the offices in the bank building.
A berm has been added in this area as requested.
Number: 47 Created: 12/2/2003
[12/2/03] There are 12 Colorado Spruce trees shown in the 80' Harmony Road setback
area. These evergreen trees are not in the plant palette for the setback area.
The Colorado Spruce trees have been replaced with Austrian Pines.
Topic: Site Plan
Number: 40 Created: 12/2/2003
[12/2/03] Staff recommends relocating the proposed trash enclosure to the south of the 5
parking spaces on the east side of the drive, in the island (see red -lined Site Plan).
Since there are now three buildings, we have added three trash
enclosures as close to the building entries as possible.
Number: 41 Created: 12/2/2003
[12/2/03] The west side of the building does not meet the "build -to" line standard set forth in
Section 3.5.3(B)(2)(b) of the LUC. Assuming the inclusion of the patio spaces to satisfy
Section 3.5.3(113)(2)(d)l- Exceptions to the standard in the LUC, is there not room and the
ability to move the building or enlarge the patios to put the landscaped beds at the base of
the patio walls within 10' to 15' from back of sidewalk? This would better address the
statement in Section 3.5.3(13)(2)(d)l that says "..... Such a larger front yard shall have
landscaping, low walls, fencing or railings, a tree canopy and/or other similar site
improvements along the sidewalk designed for pedestrian interest, comfort and visual
continuity".
The entire west frontage of the bank building is now exactly 15 feet from
the right-of-way line of Boardwalk Drive. We are requesting a Modification
of Standards for Building B regarding the build -to line. Building C has a
patio/plaza and landscaping on the northwest corner of the building in
order to take advantage of the build -to line exception allowed in the LUC.
Number: 42
Created: 12/2/2003
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STAFF PROJECT REVIEW
Cityof Fort Collins
VF RIPLEY ASSOC.
CATHY MATHIS
401 W. MOUNTAIN AVE. #201
FT. COLLINS, CO 80521
Date: 03/25/2004
Staff has reviewed your submittal for FIRST MAINSTREET BANK PDP - TYPE I (LUC), and
we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Building Plans
Number: 53 Created: 12/3/2003
(12/3/03] Please contact Rick Lee of the Building Department for information on the current
codes and standards that they will be enforcing relative to this building.
The architect will be contacting the Building Department regarding
current codes and standards.
Number: 57 Created: 12/3/2003
[12/3/03] The Exterior Building Elevations Plans must indicate a PDP Submittal, not PUD.
There are no PUD's in Fort Collins anymore.
We have changed the exterior elevation sheets to read iOPDP" instead of
"PUD".
Topic: General
Number: 38 Created: 12/2/2003
[12/2/03] Per the Planning Objectives, the existing bank facility is at the southwest, not
southeast, corner of Harmony Road and Lemay Avenue.
Please see the revised Planning Objectives, dated 3/30/2004.
Number: 39 Created: 12/2/2003
[12/2/03] Per the Planning Objectives, the proposed number of on -site parking spaces is
52, which is more than the allowed 46 spaces per LUC. Section 3.2.2(K)(3) of the LUC does
allow an applicant to request Alternative Compliance to the parking ratio for non-residential
uses; however, the applicant must support and justify the additional spaces per this section
of the LUC. This has not been done in the Planning Objectives or on any other document.
Parking is no longer an issue - please see site plan.
Number: 55 Created: 12/3/2003
[12/3/03] Please check the sheet numbering. The Site & Landscape Plans are numbered
Sheets 1 & 2 of 3, but there is no Sheet 3. The Exterior Building Elevations Plans are
numbered Sheets 3 & 4 of 4. Probably this is a 4-sheet set that needs to be numbered
accordingly.
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