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Home My WebLink AboutFIRST MAINSTREET BANK - PDP - 37-03 - CORRESPONDENCE -If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341.. Youurrs� j�TruullQy, , Steve Olt City Planner cc: Marc Virata, City Engineering First Mainstreet Bank North Star Design King Surveyors Current Planning File #37-03 Page I N 2. This development must dedicate additional street right-of-way.. for Boardwalk Drive to provide the ultimate width of 56' from the centerline. Stormwater: 1. The plans do not show improvements to the existing ditch along the north side of the property. It is currently carrying 24 cubic feet per second of stormwater flows. Continue the drainage easement to the east property line. Erosion protection is needed. 2. Spillway and water quality details for the detention pond are needed. Please clarify the swale location. Light & Power: 1. Street trees must satisfy the separation requirement from street lights ... 40' for shade trees and 15' for ornamental trees. Water/Wastewater: 1. Connect the domestic water service to the main, not the fire line. 2. Abandon, to the street, or use existing water and sanitary sewer service stubs. Transportation Planning: 1. Is the proposed right turn lane on Boardwalk Drive too long? 2. The sidewalks should stay to the City's standards at the intersection. 3. Relocate the bicycle rack by the handicapped ramp. Traffic Operations: 1. Another TIS must be submitted for review by the City. This completes staff (and outside reviewing agencies) review and comments at this time. Additional comments and red -lined plans may be forthcoming. Another round of staff review is determined to be necessary. This proposal is subject to the 90-day revision re - submittal requirement (from the date of this comment letter, being December 3, 2003) 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. Page 10 Department: Zoning Issue Contact: Peter Barnes Topic: zoning Number: 3 Created: 11/12/2003 [11/12/031 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. 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. Number: 5 Created: 11/12/2003 (11/12/031 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. 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 1211, 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. Number: 7 Created: 11/12/2003 [11/12/03) How tall are the light poles? Number: 8 Created: 11/12/2003 [11/12/03) The trash enclosure seems to be quite a distance from the building - about 1701. Can it be located closer? Number: 9 Created: 11/12/2003 [11/12/031 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...". There is a recorded and valid Rafferty's PUD subdivision plat. The following comments were expressed at staff review on November 26`h: Engineering: 1. The striping plan as submitted is not acceptable. A new Transportation Impact Study (TIS) must be submitted and reevaluated. Page 9 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. Number: 35 Created: 11./26/2003 (11/26/031 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. Number: 36 Created: 11/26/2003 (11/26/03) Is the entire length of the development's proposed right turn lane necessary? Department: Water Wastewater Issue Contact: Jeff Hill Topic: General Number: 23 Created: 11/25/2003 [11/25/031 Provide utility easements for all curb stops. Number: 24 Created: 11/25/2003 [11/25/031 Water services may not be connected to proposed fire lines. Number: 26 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. 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. Number: 28 Created: 11/25/2003 (11/25/03] See site, landscape and utility plans for other comments. Topic: Landscape plan Number: 22 Created: 11/25/2003 (11/25/031 Maintain required landscape/utility separation distances on the landscape plans. Page 8 Topic:- Utility Plans Number: 29 Created: 11/25/2003 [11/25/031 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. Department: Transfort Topic: General Number: 12 [11/24/031 No comments Issue Contact: Garold Smith Created: 11/24/2003 Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 30 Created: 11/26/2003 (11/26/031 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. Number: 31 Created: 11/26/2003 (11/26/03] Consider relocating the bike rack near the entrance and the HC parking stalls so that cyclists can utilize the HC ramp as well. Number: 32 Created: 11/26/2003 [11/26/031 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. 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. Page 7 0 Department: Police Issue Contact: Joseph Gerdom Topic: Landscape plan Number: 19 Created: 11/25/2003 [11/25/031 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 41) 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. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Drainage Plan Number: 21 Created: 11/25/2003 (11/25/031 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. Topic: Erosion Control Number: 20 Created: 11/25/2003 (11/25/03) November 24, 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. Topic: North drainage swale Number: 25 Created: 11/25/2003 (11/25/031 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. Page 6 Number: 16 Created: 11/24/2003 (11/24/031 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. Topic: Utility Plans Number: 17 Created: 11/24/2003 (11/24/031 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. 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. 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. Department: Light & Power Issue Contact: Doug Martine Topic: Landscape plan Number: 2 Created: 11/10/2003 [11/10/031 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. 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). Department: Natural Resources Topic: General Number: 37 [11/28/031 No Issues. Issue Contact: Doug Moore Created:.11/28/2003 Page 5 M 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? 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. 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. Number: 13 Created: 11/24/2003 (11/24/031 The sidewalk along Boardwalk shall be placed at the edge of the new right-of-way as noted in issue 11. Number: 14 Created: 11/24/2003 [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: 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. Page 4 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. 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. Number: 54 Created: 12/3/2003 [12/3/03.1 Please see the Landscape Plan marked up by Doug Martine of Light & Power with the street light and street tree locations. 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. Topic: Plat Number: 11 Created: 11/24/2003 [11/24/031 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. Page 3 M 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. 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 in the Harmony Corridor Standards and Guidelines. 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). 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(3)(2)(b) of the LUC. Assuming the inclusion of the patio spaces to satisfy Section 3.5.3(B)(2)(d)1- 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(B)(2)(d)1 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". Number: 42 Created: 12/2/2003 [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. 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. 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. Page 2 I/ STAFF PROJECT REVIEW Citvof Fort Collins VF Ripley Associates Date: 12/3/2003 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 (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 (221- 6.760) for information on the current codes and standards that they will be enforcing relative to this building. 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. 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. 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 Land Use Code (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. 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 4-3heet set that needs to be numbered accordingly. 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. Page I