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HomeMy WebLinkAboutCOURTYARD COMMONS - PDP - 38-98 - CORRESPONDENCE -27. Depending on how the building height is determined, the residential buildings may exceed 40' in height, requiring a Building Height Special Review as part of this development review. Please contact the Zoning Department for assistance. Their phone number is 221-6760. 28. More masonry/stone should be used on the residential building elevations. 29. Additional comments are included on a red -lined set of Site, Landscape, and Building Elevation Plans. This completes the staff comments at this time. Additional comments will be forthcoming as they are received from City departments and outside reviewing agencies. Under the development review process and schedule there is no revision date mandated by the City. The amount of time spent on revisions is up to the applicant. Upon receipt, the revisions will be routed to the appropriate City departments and outside reviewing agencies, with their comments due to the project planner no later than the third weekly staff review meeting (Wednesday mornings) following receipt of the revisions. At this staff review meeting the item will be discussed and it will be determined if the project is ready to go to the Planning and Zoning Board for a decision. If so, will be scheduled for the nearest Board hearing date with an opening on the agenda. Please return all drawings red -lined by City staff with submission of your revisions. The number of copies of revisions for each document to be resubmitted is on the attached Revisions Routing Sheet. You may contact me at 221-6341 to schedule a meeting to discuss these comments. S' cerely, eve 1 Project Planner cc: Engineering Stormwater Utility Zoning Water & Wastewater Traffic Operations Transportation Planning Advance Planning Lagunitas Company Northern Engineering King Surveyors Inc. "�+Pro�ec�ile . and D to the Larimer County Canal No. 2. The buildings appear to be too close to the canal, not allowing for ditch company access along the canal. There apparently is no existing easement for the canal and, although an access easement is prescriptive, one must be dedicated with this development. 17. There is no drainage swale along the back of residential Buildings B, C, and D and, therefore, some of the drainage from the buildings is going directly into the canal. This is not allowed. 18. There are no overflow swales for the piping system. 19. This development cannot use JFK Parkway for conveyance for its . stormwater. 20. The subdivision plat and utility plans will require signatures from the Larimer County Canal No. 2 Ditch Company. Engineering 21. Another 7.5' of right-of-way for JFK Parkway is needed on this property. 22. Additional right-of-way for Landings Drive is needed. 23. Intersection details for the access drives into the development from JFK Parkway and Landings Drive are needed on the utility plans. Only driveway details are presently shown. Planning 24. The site really appears to be maximized, from a building and hardscape standpoint. There is no reasonable, usable, centrally located open space in the residential portion of the development and the separation/buffer between the residential and office portions of the development is sparce. 25. The main driveway and parking areas through the residential portion of the development is very wide, with few trees and landscape pockets. Even though the parking areas are to be scored, tinted concrete (for effect), it is still a large mass of unbroken hard surface materials. 26. There appears to be a deficiency of handicapped ramps throughout the development, especially along the main private drive through the residential portion and around and to Buildings A through D. 13. Roger Buffington of the Water/Wastewater Department offered the following comments: a. Show all water/sanitary sewer mains and services on the Landscape Plans. b. Coordinate the landscape design with the civil design and provide required landscape/utility separation distances on the Landscape Plan. C. Curb stops must be located in utility easements and may not be located in drives, sidewalks or other impervious surfaces. d. Provide 5' of separation between meter pits and buildings. e. Will an irrigation tap or fire lines be needed for this development? f. Provide complete details for each water main lowering. g. Include this note on the Site Plan: Any work to water and/or sewer lines which require removal of decorative surfacing shall be repaired with asphalt patch and shall be the owners responsibility to repair decorative surfacing. h. For reliability, the water main in the southwest area must loop back to another part of the distribution system, such as the Landings Office Park. I. See the red -lined Site, Landscape, and utility plans for additional comments. 14. A copy of the comments received from Basil Hamdan of the Stormwater Utility is attached to this letter. See the red -lined copies of the drainage report and utility for additional comments. 15. A copy of the comments received from Mark McCallum of the Engineering Department is attached to this letter. See red -lined copies of the Site Plan and utility plans for additional comments. The following comments and concerns were expressed at the weekly staff meeting on September 9, 1998: Stormwater 16. There is a major concern about the proximity of residential Buildings B, C, 7. Janet McTague of the Light & Power Department stated that a C-1 Commercial Form is needed for the office buildings and the transformer locations for both the office and residential portions of the development must be coordinated with Light & Power. 8. Eric Bracke, the City's Traffic Engineer, stated that the -Landings Drive -" access into the residential portion of the development must be changed to pedestrian & bicycle only. 9. A copy of the Water Conservation Standards for Landscapes - COMMENT SHEET received from Laurie D'Audney, the City's Utility Education Specialist, is attached to this letter. 10. Tim Buchanan, the City Forester, offered the following comments: a. Add parking lot screening. b. Change street tree species to a City approved type. Select a species from the attached Street Tree List. C. Additional comments are on marked -up copies of the Landscape Plan. Please contact Tim, at 221-6361, if you have questions about these comments. 11. Kathleen Reavis of the Transportation Planning Department stated that, regarding the Transportation Impact Study (TIS), due to missing sidewalk segments the project is not meeting the Pedestrian Level of Service requirement for "continuity" to adjacent residential northeast of this site. We need to see how the City and the applicant can work together to complete basic pedestrian connections. It maybe can be solved by providing street crossings where appropriate to connect with existing sidewalks. Please see notes on the red -lined Site Plan regarding additional sidewalk connections. 12. Jim Slagle of Public Service Company offered the following comments: a. Any rerouting of existing PSC facilities caused by this development will be at the developer's expense. b. More than likely, PSC mains and services will be in the parking and asphalt areas. C. A utility coordination meeting may be very helpful. component far exceeds the allowed 25%; therefore, a modification will be required. Please contact Jenny, Peter, or Gary at 221-6760 if you have questions about these comments. 4. A copy of the comments from Sharon Getz of the Building Inspection Department is attached to this letter. 5. Ron Gonzales of the Poudre Fire Authority offered the following comments: a. Fire apparatus access roads shall be provided for every facility, . building or portion of a building hereafter constructed or moved into or within the jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150' from fire apparatus access as measured by an approved route around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed. A fire lane plan shall be submitted for approval prior to installation. Any building not meeting this criteria shall be fire sprinklered. b. Address numerals shall be visible from the street fronting the property, and posted on a contrasting background (example: bronze numerals on a brown brick are not acceptable). C. Fire hydrants are required with a maximum spacing of 600' along an approved roadway. Each hydrant must be capable of delivering 1,000 gallons of water per minute at a residual pressure of 20 psi. Hydrants shall be of an approved type as defined by the water department and the fire department. No commercial building can be greater than 300' from a fire hydrant. d. All residential units of three or more stories, as measured from the point of access, are required to be fire sprinklered and fire alarmed. This includes Buildings A, B, C, D, E, F, G, and H. Please contact Ron, at 221-6570, if you have questions about these comments. 6. Ken Jackson of the Police Department stated that this development needs to be renamed. "Courtyard Commons" will create a 4th "Courtyard" within this area of town. The others are Marriott's Courtyard, Miramont's Courtyard, and Paragon's Courtyard. writing by the applicant, and the Planning and Zoning Board then has the authority to approve or deny the request. b. The four downhill residential buildings (A, B, C, and D) do not appear to have handicapped accessible sidewalks from the streets (sheet 1 of 8 of the Site Plan set). - C. Locate permanent (anchored down) bicycle racks near the entrances to office Buildings 1 - 5. They should be in convenient locations that do not hinder pedestrian movement on the walks. d. The parking lot pole light placements should be shown on the Site and Landscape Plans. e. Locate permanent (anchored down) bicycle racks near the entrances to the residential buildings. f. Add a shade tree behind residential Building B, the left end (westerly) units. g. Add a couple of deciduous trees behind residential Building C. East of the sidewalk would be OK. h. The office building elevations (all four sides) must be submitted to the City for review. At the time of revisions submittal is acceptable. It is assumed that the objects in the two islands in the middle of the office buildings parking lot are trash enclosures. Please label what they are on the Site Plan. k. What is the actual parking space dimension in the scored, tinted concrete areas in front of residential Buildings E, F, G, and H? The depth appears to be 1T, how are the widths determined? Is this "free for all" parking? 1. Platting the building envelopes is not wise. If the applicant decides to leave the envelopes on the subdivision plat, then put the line dimensions on sheet 2 of 2 and take them out of the tables on sheet 1 of 2. in. Painted lines will be required to define parking spaces on the scored, tinted concrete parking areas. n. The E - Employment District limits the amount of residential uses to no more than 25% of the area of the development plan. The residential Commur" Planning and Environmental c Current Planning City of Fort Collins September 16, 1998 Linda Ripley VF Ripley Associates, Inc. 1113 Stoney Hill Drive Fort Collins, CO. 80525 Dear Linda, vices Staff has reviewed your documentation for the COURTYARD COMMONS, Project Development Plan (PDP) development proposal that was submitted to the City on August 11, 1998, and would like to offer the following comments: 1. This development proposal, being in the E - Employment Zoning District, is identified as a Planning and Zoning Board (Type II) review under the City's Land Use Code (LUC). Residential uses are permitted uses subject to a Type II review in the District. Office uses are permitted uses subject to an administrative (Type I) review; however, residential and commercial/retail (office) uses are defined as Secondary Uses in Section 4.22(D)(1) Land Use Standards of the LUC and these uses shall occupy no more than 25% of the total gross area of the development plan. They obviously make up about 70% of the overall size of the property (excluding the detention area and Larimer County Canal No. 2); therefore, a modification of the standard is necessary and must be requested by the applicant. A modification request has been submitted to the City and is being reviewed by staff. 2. Dennis Greenwalt of TCI of Fort Collins (cable television) stated that they will not make plans to service this area until a broadband utility easement is completed with their commercial account executive, Reneta Santoro, who may be reached at 970-493-7400 from 8 a.m. to 5 p.m., Monday through Friday. 3. Representatives of the Zoning Department offered the following comments: a. A maximum of 76 parking spaces are allowed for the office uses and 78 are shown on the Site Plan. An alternative parking ratio plan (Section 3.2.2(K)(4) of the LUC] for the excess spaces may be requested in 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020