HomeMy WebLinkAboutCARIBOU APARTMENTS - PDP - 18-02A - CORRESPONDENCE - (5)Department: Zoning Issue Contact: Gary Lopez
Topic: site plan
5
A reminder that all vents/pipes extended through roof must match or compliment roof color; metal mill finish/white pvc
not acceptable. NEW COMMENT 10-8-02 • A NOTE ON THE PLANS TO THIS EFFECT WOULD BE BENEFICIAL.
Department: Zoning Issue Contact: Peter Barnes
Topic: zoning
184
Building light fixtures should be shielded and down directional (3.2.4(D)(3)).
Redlined drawings are available at the Current Planning font desk. 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) 221-6750.
Yours Truly,
Bob Barkeen
City Planner
Page 9
of Timberline that connects to the nearest sidewalk at Harmony Drive. (Follow-up Round #2) Please identify the extent
of the sidewalk improvements along Timberline Road on the utility plans that will occur with this project.
99
The proposed neighborhood trail system needs to meet the American with Disabilities Act design criteria. Please
address trail design and compliance with ADA regulations in the next submittals. (follow-up Round #2) Please call out
the type of pavement (i.e. concrete) for the proposed neighborhood trail along the north side of the wetland for all plans.
100
Please provide transportation planning a copy of the revised proposed intersection design improvements at Caribou
and Timberline, such as the striping plan. (Follow-up Round #2) The ultimate design of the intersection needs to include
pedestrian refuges through the noses of the raised center medians per LCUASS and please include the enhanced
crosswalk design as per the LCUASS.
133
Install an access ramp that aligns with the existing ramp on the north side of Caribou on the NW corner of the site. Also
include a single ramp at Verbena Way that will connect to the future development to the north. (see red lines)
Topic: Striping
95
The proposed commercial local designation for Caribou Road adjacent to the site would require on -street bikelanes.
Are on -street bikelanes proposed for Caribou with this project? (Follow-up Round #2) Please call out the proposed lane
widths for Caribou Road on the striping plan for the entire length of the development's frontage. Bike lanes and parking
or a combined parking/bike lane striping plan may be necessary.
132
The proposed striping and signage plan for Timberline Road. needs to include the bike lane stencils and appropriate
City bike lane signage.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
70
Repeat Comment 9/20/02: Provide calculations for the sizing of water and sewer services for all multi-plex buildings
and irrigation taps. Fees for multi -family buildings are NOT based on water service size. Typically we see a maximum
of 12 units on a 1.5-inch service and 24 to 30 units on a 2-inch service.
124
Water service for clubhouse must extend into a mechanical room and have backflow preventor installed. Provide
demand data for clubhouse water service and anticipated flow rates from the swimming pool.
125
Clearly define procedure for the potholing of existing FCLWD main. If this main is not potholed prior to completion of
utility plans, the comment on the plans needs to be revised to require the engineer (i.e. North Star Design) to submit the
pothole information to the Utility for review and approval (and possible plan revisions) prior to the start of construction.
126
Provide manhole adjustment detail with the next submittal
Topic: Landscape plan
71
Show all water and sewer lines on the landscape plans and provide required landscape/utility separation distances.
Department: Water Wastewater
Topic: Overall Utility Plan
129
Is the 4-inch water line to the clubhouse a fire line?
Issue Contact: Roger Buffington
130
What will be the wastewater discharge rate (in gpm) from the pool filter system?
Topic: Sanitary sewer
137
Adjust the existing manhole (at the point where proposed sewer connects) to be 1 foot above the 100 year water
surface elevation.
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131 _
Lighting around club house, south end of Bldg 6, and Garage 8 appear inadequate. Need updated lighting plan to fully
evaluate. Appears to be inadequate number of trash enclosures.
Department: Street Oversizing Issue Contact: Matt Baker
Topic: General
7
Timberline road is classified a six lane arterial, however traffic volumes only require a 4 lane interim arterial be
constructed at this time. Provide ultimate design (horizontal and vertical) of 6 lane arterial and interim
improvements needed for 4 lane capacity (auto, bike, ped). Full landscaped medians at ultimate location
may not be needed at this time.
The City is contemplating improvements along the property directly south of this site to Harmony Drive.
Please coordinate improvements with Matt Baker 224-6108. Interim improvements to Timberline may not be
eligible for Street Oversizing reimbursement.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: drainage
102
No construction storage or staging can take place within the 100-year water surface limits of the detention pond. Any
disturbed vegetation within these limits need to be restored to existing conditions. Repeat Comment - Please add this
note to the grading and drainage plans.
111
Please document where drainage traveling east on the southern edge of Caribou Road goes to. There is no crosspan
on Caribou and the intersection with Timberline if this drainage is to travel north as per grade. Repeat Comment
134
Please see Inlet at D.P. 14 comment in the drainage report.
136
Please see water quality outlet detail comment on the plans regarding trash rack.
Topic: Erosion/Sediment Control
135
1. There are no PS, EFF calculations, please provide.
2. All disturbed areas need to be stabilized within 30 days (unless otherwise field approved by the Utility). How
is this to be accomplished? Seed/Mulch, permanent reseeding, landscaping? Whatever, it needs to be
stated in the report, included in the calculations, and notes placed on the plan. -
3. The new ponds need to be utilized as sediment traps
4. What is going to keep the sediment off Timberline south of the new Shorebird Drive?
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: site plan
90
Please identify all access ramps on all plans with an 'R'. (Follow-up Round #2) Please be aware that there are new
ADA standards for access ramps. All ramps are now required to be truncated. Please contact the ADA website for
design standards or the City's engineering department.
96
Identify bike -parking facilities on plans that are near the building's entrances for the residential units and clubhouse.
(Follow-up Round #2) Does the proposed bike parking facilities accommodate 5% of the overall parking requirement?
Please include an additional rack for residents on the other side of the building.
97
Sidewalks at driveways need to be designed and constructed to the Larimer County Urban Area Street Standards
Please refer to Drawing 16-1 in the LCUASS. (Repeat comment Round #2)
98
The pedestrian level of service for continuity is not met for a school walking area. This will need to be addressed further
in subsequent submittals. One option to achieve pedestrian LOS is to provide a southbound sidewalk on the west side
Page 7
114
If a proposed development will disturb and existing wetland, the developer shall provide to the city a written statement
from the U.S. Army Corps of Engineers that the development plan fully complies with all applicable federal wetland
regulations as established in the federal Clean Water Act. 3.4.1(0)(1)
115
Provide documentation from the U.S. Army Corp of Engineers whither or not the EOC will take jurisdiction over this
wetland. 3.4.1(0)(2)
Department: PFA Issue Contact: Michael Chavez
Topic: General
116
Required Access: A fire lane is required. The fire lane shall be visible by painting and signage, and maintained
unobstructed.
NOTE: The fire lane shall have a minimum width of 20 feet. The turning radius shall be 25 feet inside and 50
feet outside and able to support 40 ton. With buildings three stories or more in height a 30-foot fire lane shall
be required on one side of the building
97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC
117
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).
NOTE: The main building address shall have 10-inch numerals with the individual units having 6-inch numerals. 97
UFC 901.4.4
118
Water Supply: 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. 97 UFC 901.2.2.2
119
Sprinkler Requirements: These proposed building shall be fire sprinklered.
NOTE: An automatic fire sprinkler system shall be installed throughout every apartment house three or more stories in
height or containing more then 16 dwelling units. 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. 97 UFC 902.4; 1003.2.9;
PFA Policy 88-20
120
Street Names: Street names shall be verified and reviewed by LETA prior to being put into service.
97 UFC 901.4.5
128
After reviewing project #18-02A Caribou Apartments dated September 11, 2002, Poudre Fire Authority has no new
comments. Comments dated July 23,2002 for this project still pertain.
Department: Police
Issue Contact: Joseph Gerdom
Topic: Landscape plan
106
Lighting & Landscape:
South end of southeast building (Bldg 6) needs additional lighting,
sharp cutoff.
Lighting at Shorebird/Timberline Road intersection is inadequate.
107
Lighting around trash enclosures should be at .5fc (ex., GAR G6)
would suggest at least two TWA 70M with
108
Landscaping in island (GAR G9) isolates GAR G7&G8 - lower plant materials would allow for surveillance from Building
5&6.
109
Clubhouse: South and west portions have no means of surveillance and are poorly lit. Suggest better lighting (min
0.5fc) around entire perimeter.
Page 6
167
Why don't the proposed centerline elevations tie into the existing ones? (they should.)
168
The flowline slope between sta 25 and 25+50 doesn't match sheet 15.
Topic: UP sheet 3
17
Please direct flows from the southeast drive (onto Shorebird) through an under -walk drain. Too much water is flowing
over the sidewalk.
146
There are still several driveways where drainage is being routed over public sidewalks in greater amounts than are
allowed under the standards. Please provide additional spot elevations on the grading plan to show that drainage will
not cross the sidewalks. .
Topic: UP sheet 4 - Grading
18
Please obtain easements for offsite grading. Letter(s) of intent are required prior to hearing, with completed easements
required prior to filing mylars.
Topic: UP sheet 5 - Grading
149
Please provide elevations of lot corners.
Topic: UP's sheet 2
15
Notes 41 and 47 are not accurate.
The private streets are shown with Flowline stationing, and 47 needs to list the names of the private streets.
Repeat 10.02.02 - note 47 still needs to list the names of the private streets.
16
Please submit a variance request for the street spacing on Timberline according to LCUASS requirements, and include
this variance in note 48.
Topic: Utility Plan Cover Sheet
12
Please reference the soils report (title, date, engineer).
Department: Light & Power Issue Contact: Janet McTague
Topic: General
6
Will need a utility coordination meeting. Need to coordinate with Light and Power for location of transformers and
meters.
127
Same comments as before- We need to know meter locations before electric design can be completed. Also utility
coordination meeting would be helpful.
Department: Natural Resources Issue Contact: Doug Moore
Topic: Natural Resources
112
The required Natural Habitat and Features Buffer Zones and that areas that are being developed within the
buffer zones needs to be shown on all plans. (Please talk to Rachel Linder at VF Ripley's office- she
understands how these areas need to be shown on plans.)
100' buffer from wetland > 1 /3 acre in size, without significant use by waterfowl and/or shorebirds.
Topic: Wetland Delineation
113
A complete wetland delineation was not received with submittal. Figure 2 missing.
Figures 1 & 2 missing from Ecological Characterization Study
Page 5
Greater than allowed grade breaks are shown near station 26
173
Proposed and existing grades should tie in at the ends of the design (typ).
Topic: UP sheet 13- private streets
155
There is at least one location where the cross -slope does not reach the minimum 2%. (Verbena near Caribou)
156
Please see detail 16-7 for the cross-section requirement for the ped refuge.
Topic: UP sheet 14 Timberline Cross -sections
52
The centerline shown is different than the Poudre Hospital Harmony Campus plans (which were used to construct
improvements at the Harmony -Timberline intersection).
157
Repeat: The most current set of plans showing the centerline/sectionline to be referred to should be referenced and
used: Poudre Valley Health Systems Harmony Campus... (C3-1745)
158
Please lighten all existing items, so that what is proposed can be seen more clearly (typ).
159
Please provide typical spot elevations for the intersection of Harmony Drive and Timberline.
160
Please show all utility crossing under the roadway on the profiles as well as the plan views.
161
At the low point leading to the inlet, please provide a 1 % grade break.
162
One section of the left flowline does not meet the minimum 0.5% flowline grade
Topic: UP sheet 15 Timberline signing/striping
163
Please dimension length of transitional taper.
164
Please label the grade break approved under the variance.
165
How will the interim grading work with the taper?
Topic: UP sheet 16 Timberline 6-1ane design
57
Please provide much more information as outlined in the comments under the "General' heading and called for by
LCUASS.
Topic: UP sheet 18 Timberline Cross -sections
46
It does not appear that the cross -slopes for the 6-lane configuration match the cross -slopes proposed for the 4-lane
configuration. They appear to be smaller.
48
It appears that future slopes in the parkway and on the west side of the sidewalk might exceed the maximum of 4:1.
Please label these slopes. For the steep slopes adjacent to the sidewalk a width of 2' at a gentle slope needs to be
provided before the steep slope begins for the safety of bicyclists and pedestrians.
166
Please double check the flowline elevations at sta 11 and 11+50.
Page 4
Sidewalks shouldn't need ramps for crossing driveways. The walks should be flush with the driveways.
152
On the elbow, the driveways should be concrete to the backs of the sidewalks even though they veer outside of the
ROW.
153
Please provide a detail of how the ramps will work at the northwest corner of Shorebird and Timberline
154
Please configure the inlet and the right turn lane taper so that the inlet'will not have to be rebuilt when the 6-lane
configuration of Timberline is constructed.
Topic: Plat
65
Some of the plat language is incorrect or missing. The correct plat language handout has been included with the
comments.
66
Please label and dimension the current and proposed full ROW widths for all streets and clearly identify
private streets.
10.2.02 - private streets should not be dedicated as ROW, but as a tract.
138
The land use table is not needed on the plat.
139
The note referring to the vacation of all previously dedicated easements should continue on to say: and
rededicates them as shown on this plat.
This note does not cover items dedicated by separate document. The driveway easement vacations may
require additional signatures on the plat, depending on to whom they were dedicated. Please provide
copies of these documents.
140
The natural resources buffer line is too light. Please darken.
141
There is a portion of ROW that is being shown as previously dedicated, but I cannot find any record of it being
dedicated. Please provide documentation of this.
Topic: site plan
63
Please dimension all driveway widths, sidewalks, drive aisle widths, parking stall depths and widths, etc.
10.2.02 - repeat regarding the driveway widths
142
Please add a ped ramp at the northwest corner of the site to connect with the future ramp across the street.
Also, please add a ramp either on the east or west corner of Verbena and Caribou to cross Caribou.
143
Please label all sight distance easements.
Topic: Timberline 6-1ane
169
Please show all curb returns and required intersection spot elevations for all street intersections with Timberline.
170
Please put the centerline profile between the right and left flowline profiles.
171
It would be very helpful to have the same stationing as the 4-lane design for the 6-lane design.
172
Page 3
84
Please provide details of retaining walls.
Topic: General
36
This project needs to provide the offsite sidewalk connection from this site to a connecting sidewalk along the
west side of Timberline.
10.2.02 - Repeat.
69
Please see redlined utility plan checklist for any additional comments on the utility plans and plat. Please re -check the
checklist and return with revisions.
86
It would be advisable to have a utility coordination meeting soon. Please contact Katie Moore at 221-6605 to schedule.
89
Please see redlines for additional comments.
150
Please provide diagrams on each sheet that shows where the portion shown sits in relation to the rest of the site (for
any sheet that doesn't show the site in its entirety).
182
The following is a request: Please label existing and proposed elevations on the street profiles at each station. See
sheet 13. This makes it much easier to check against the cross -sections and any spot elevations provided. This
information has often been provided on plans submitted for other projects.
183
In general, any existing items should be shown in a lighter -weight tine, and any proposed items should be shown in a
darker lineweight.
185
Any engineering comments lower in number than 138 are repeat comments
Topic: Horizontal Control Plan
147
Please dimension all driveway cut widths.
148
Due to the unusual driveway widenings at the street, it is recommended that the curves in these driveways be
smoothed out. The bumpouts behind the sidewalks could turn into a maintenance problem later from cars hitting them.
Topic: Landscape plan
60
Please show all easements (especially sight distance easements) and ROW.
10.02.02 - please label them as well
144
Several trees have been shown within the sight distance easements that don't work with the restrictions. Please pull
them out of the easements.
145
Sheet 4 does not have the utilities layer turned on.
Topic: Overall Utility Plan
25
Please clearly label all radii for curb returns and emergency access easements
85
Please provide directional ramps at intersection of Caribou and the private street
10.2.02 - This includes one ramp (at either corner) to cross Caribou.
151
Page 2
ia STAFF PROJECT REVIEW
City of Fart Collins
CATHY MATHIS Date: 10/10/2002
C/O VF RIPLEY ASSOCIATES
401 W. MOUNTAIN AVE., STE. 201
FORT COLLINS, CO 80521
Staff has reviewed your submittal for CARIBOU APARTMENTS PDP, and we offer the following comments:
ISSUES:
Department: Advance Planning
Topic: drainage
Issue Contact: Clark Mapes
83
Friendly Request: Please provide some color variation among buildings. 3 different brick colors and siding colors would
help tremendously to minimize the negative monotonous effects of repetition in these kinds of complexes with, I
presume, little additional cost. Cost/benefit on this appears to be heavily in favor. Call 221-6225 if you would like to
discuss. Thank You.
Department: Current Planning Issue Contact: Bob Barkeen
Topic: General
123
This parcel is just over ten acres in size. A minimum of two housing types must be provided within the project. As
proposed, the project consists of 100% multi -family residential. A modification will likely be needed for this code
requirement.
186 `
Garages, the architectural element on the rear of the garage building must project at least 6 inches from the wall face.
Additionally, the front of the garages will need to include vertical trim details that subdivides the overall siding pattern
shall be provided intervals not to exceed two internal parking stalls.
Department: Engineering Issue Contact: Katie Moore
Topic: Timberline 6-lane
174
For all new street corners, please provide directional ramps.
175
Sheet 28 shows the wrong stationing along the bottom of the sheet.
176
For the parcel just north of Caribou, please show a 10' parkway.
177
Please label all intersecting streets.
178
The 6-lane design of Timberline should be an extension of the 4-lane design. The road should not have to be entirely
rebuilt in the future. Please use the cross -sections for the 4-lane design and extend those slopes for the 6-lane design.
179
Please provide cross -sections every 50'.
180
Please provide all cross-section information as required by the standards.
181
Please do not grade sidewalks such that they will end up as puddles/streams.
Topic: Detail Sheet
58
Please use LCUASS detail for under -walk drain, add details for the 4-lane arterial and 6-lane arterial, correct some
typos (certain items were wrong in LCUASS), and add LCUASS detail numbers to a few drawings lacking them.
Page 1