HomeMy WebLinkAboutED CARROLL MOTORS LOT EXPANSION - PDP - 5-98A - CORRESPONDENCE - (5)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.
Your Truly,
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2. The BMP's in the report don't show on the plan.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: General
51
Please provide two separate sheets for the site and landscape plans.
52
Clearly label and identify existing ROW widths along McClelland.
53
Sidewalk along McClelland should be detached on the proposed parcel for development and transition into the existing
attached sidewalk to the south.
Topic: Site/Landscape
63
Please provide two separate sheets for the site and landscape plans.
64
Clearly label and identify existing ROW widths along McClelland.
65
Sidewalk along McClelland should be detached on the proposed parcel for development and transition into the existing
attached sidewalk to the south.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: landscaping
66
Show all water and sewer lines on the landscape plans and provide the required landscape/utility separation distances,
Topic: Plat
67
Provide a 20 foot utility easement for the existing water main and a 30 foot utility for any, existing sanitary sewer main.
Topic: Utility
68
A water manhole is shown and labeled near the center of this site. Clearly define what this is and whether it is to be
used or abandoned
69
Will an irrigation tap be required for this site?
See site, landscape and utility plans for other comments.
70
Provide a profile view of the proposed storm drain. Show the existing water main crossing the storm sewer profile.
Provide an 18-inch vertical separation distance and concrete encase the storm sewer if it is above the water main.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: General
1
Remove reference to landscape phasing in note #11 of landscape notes
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Department: Light & Power Issue Contact: Doug Martine
Topic: General
54
Electric Development Charges will apply at the time of development as a condition of continued electric service to Ed
Carroll Motors. These charges are estimated to be $8000.00.
Topic: landscaping
55
The street tree shown on McClelland near the south portion of the site must be relocated to be a minimum of 40 ft. from
the streetlight.
Department: Natural Resources
Topic: General
4
No issues at this time.
Department: PFA
Topic: General
2
After reviewing plans PFA has no comments.
Department: Police
Topic: General
3
No comments.
Issue Contact: Doug Moore
Issue Contact: Michael Chavez
Issue Contact: Joseph Gerdom
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
56
Please provide drainage easements for the detention pond and storm sewer. An offsite drainage easement and
temporary construction easement is needed for the part of the storm sewer on the property to the north.
57
Please provide enough volume in the detention pond to account for the 40-hour extended detention in addition to the
quantity detention.
58
Currently there is no freeboard for the detention pond. Please provide as much freeboard as possible for the pond
Speed bumps or raised sidewalks on the eastern drives may be an option.
59
Please provide TOW and BOW elevations for the concrete retaining wall on the east side of the detention pond
60
Please provide the finish floor elevation for the building east of the site and show that the building would not be
inundated in a spill situation from the pond.
61
Please investigate the possibility of using the standard water quality outlet structure for the pond. The western
detention pond wall may be used as part of the structure.
Topic: Erosion Control
62
1. There are no erosion control notes/schedule on the plan.
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26
Provide the drainage flow arrows as noted in the Legend.
27
Add the note that all access/driveway approaches are paved with Portland cement from the street to the ROW on the
utility sheet.
28
Remove the 10' dimension from the asphalt cut. See redlines.
29
The landscape plans show a gate in several places - please show the gate on the utility plan as well.
30
All offsite improvements require an easement. All offsite grading requires a temporary construction easement.
31
Show how the proposed sidewalk ties into the existing on the NW corner. Add a note that the proposed sidewalk will
match existing or tie into existing sidewalk - something worded to that effect.
32
Dimension the parking stall width and length, typical.
33
Label the interior medians as "outfall" curb and gutter, see redlines.
34
See redlines for other comments.
35
Contact Bob Zakely at 224-6063 for drainage and erosion control notes.
36
Possibly missing a contour line, see redlines, NW corner.
37
Please make sure that the detail sheet mylar is of reproducible quality - some of these lines are indistinct.
38
Provide the following details, LCUASS 7-20a, 16-1, 16-2, 16-4d, 7-29a, 7-29b and any detail as required by the design.
44
The site/landscape plan show an existing light pole in the new driveway, NW corner. Please show and label as being
removed or relocated.
47
Are you meeting the minimum desirable flowline grade around the curb returns of 1 %9
48
Provide stationing at all PCs and driveway intersections.
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40
Show, dimension all easements, property lines, ROW, and utilities.
41
Remove the spot elevations and contours for clarity.
42
Existing features adjacent to or within the development need to be shown in a ghosted or alternate line weight.
43
See redlines for spelling error in the crosswalk label and correction to the Property Description, Attorney's Certificate
and the Planning & Zoning Approval certificate. See attached.
Topic: Utility
10
Complete and submit the checklist, Appendix E-4.
11
Cover Sheet: Provide legal description below the project name and take out the word "subdivision" from the title.
12
Cover Sheet: The vicinity map must be 10" x 10
13
Cover Sheet: Renumber the index as shown.
14
Provide the Construction Notes, see appendix E-2. Section A not shown - is it not needed?
15
Provide the soils report as stated in line 19 of the General Notes.
16
Provide the Stewart's fax number in the title block.
17
Provide ROW, property lines and easements with dimensions and labels. Add to legend.
18
Dimension driveway width and location. Radii must be in accordance with Table 8-2 and widths must meet 7-29b.
Label all radii. Driveway must also conform to standard drawing 7-30.
22
Provide directional ramps at the driveway in accordance with 16-4d.
23
Add the Utility and Access Easements to all sheets and show on plan.
24
Show the Utility and Access Easements.
25
Provide the variance to the driveway separation requirements in line 48 of the General Notes.
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75
Canopy street trees must be 40 feet from street lights, but ornamental street trees can
be as close as 15 feet from street lights. See UP comment #2.
Department: Engineering Issue Contact: Susan Joy
Topic: General
45
Please split out the Site and Landscape plans into separate sheets for clarity.
46
No monument signs allowed in the ROW.
49
Provide a detached sidewalk, additional ROW and 15' utility easements along McClelland. Exact ROW requirements
are to be determined in a meeting this Friday. Contact myself at 221-6605 or Tom Reif in Transportation Planning 416-
2040.
50
The gated entrance on the northwest side is too close to McClelland and presents a conflict. Drivers exiting from this
drive aisle may not see northbound drivers on McClelland making an east bound right. Suggest either closing this
entrance completely if not needed or moving it over to the east one drive aisle.
Topic: Pavement
5
From Rick Richter, Pavement Management: No comment.
Topic: Plat
6
Make corrections to the Statement of Ownership and Notice of Other Documents - see redlines.
7
Provide statements of the dedication of any easements, ROW, tracts, and other public areas. Provide a note
referencing fact that previous easements are being vacated.
8
Provide 2 ties to section corners.
9
Clearly define all existing and proposed easements and ROW.
19
Provide the date under the legal description.
20
The 24' access easement is not labeled correctly - it is not a consistant 24' across for the entire length of the drive.
Please label as "Public Access Easement".
21
Provide the Notice box for Private Drives. See attached.
Topic: Site/Landscape
39
Dimension the sidewalk widths.
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Revisions based on these comments must be submitted to the Current Planning
Department within 90 days of the date of this letter or the project becomes null and
void. A 30 day extension is available, but must be requested.
Topic: lighting plan
80
a. There is a lighting diagram that was submitted titled "LitePro 1.02 Point -By -Point
Results." The following comments are regarding this diagram:
• There is a statistical chart showing the minimum point lighting level to be 0.01,
the maximum point lighting level to be 54.2, and the average to be 9.09. While
the average of 9.09 foot-candles sounds pretty good, it is including areas in the
average up to 100 feet away from the site. See the redlined plan. Please figure
the average lighting levels in a tighter area around the site as shown in the red
dashed line on the redlined plan.
• Darken the lines of the drawing (under the grid of numbers) for added legibility.
• Revise the lines of the drawing (under the grid of numbers) to reflect the same
layout as the site and landscape drawings. The southeast corner of the site
differs.
• The redlined lighting plans shows all areas exceeding 20 foot-candles highlighted
in yellow with an orange outline. As proposed, over half of the site exceeds a
spot value of 20 foot-candles.
• As far as lighting levels go, City Staff can only support an alternative compliance
request if the average maintained lighting levels within the area depicted by the
red -dashed line (on the redlined point -by -point diagram) does not exceed 20 foot-
candles.
In our review of the lighting plan, we acknowledge that brand new bulbs are slightly brighter than the
average level of brightness maintained for the fixtures over the useable life of the fixtures. The revised
plan can use the average maintained lighting levels of the lighting fixtures rather than the lighting levels
produced by the fixture immediately after installation.
Topic: SitelLandscape
71
The site plan and the landscape plan need to be 2 separate sheets as required in the
submittal requirements of PDPs.
72
There are too many confusing lines on the drawing along McClelland. It is very hard
to make out where the sidewalk is. If the existing curb cut is to be removed, don't
show any reference to it on the proposed plans. Adjust the line weights so the
drawing is less confusing. Why are there so many lines crossing the new proposed
curb cut? What do they mean?
73
Remove the tree, shown in the middle of the drive aisle at the new curb cut location.
74
The internal parking lot layout differs between the lighting plan and the site/landscape
plan in the configuration of curbs in the southeast corner of the site and along the
east side of the site. It appears the light pole locations along the east side of the site
differ between plans.
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for the pump island area of a service station. Perhaps your alternative compliance
letter mistakenly used the LUX number for the foot-candle value. Please look into this
and revise the alternative compliance request letter accordingly.
81
From a public safety standpoint, we are concerned about the site having a blinding
affect on drivers as a result of their pupils adjusting to the brightness as they pass,
thereby making it difficult to see in the immediately adjacent darker portions of the
street. This is one of the reasons we will only support an alternative compliance for
an average maintained lighting level within the red dashed line area of 20 foot-candles
or less.
82
From a neighborhood compatibility standpoint, there needs to be some efforts to
mitigate the light spillage into the back yards and windows of neighboring houses to
the west. The neighborhood meeting identified that there is an ambient glow coming
from the existing lot. Some of the neighbors explained that their entire back yards
are illuminated from this ambient light. The alternative compliance request must
propose a solution to address the adverse impacts created by these ambient lighting
conditions. Two potential solutions that come to mind might be: (1) to construct a 6
foot privacy fence along the east property line of any 'of the houses that have back
yards in direct view of the site, or (2) to plant evergreen trees in the backyards of any
of the affected properties. These solutions would of course need to be coordinated
with the adjacent property owners. There may be many possible solutions for solving
the adverse impacts of the ambient lighting on the neighborhood, these are only a
few suggestions. It's up to the applicant to provide a justification of how this issue is
addressed in order to gain staff support of the alternative compliance.
83
Another factor that affects the neighbors is that there are several lights on the
existing Ed Carroll lot that have bulbs directly visible from the windows of the
neighboring houses. There is one light fixture about midway between McClelland and
College that points diagionally northwest, and the bulb is visible by these houses.
There are several existing light fixtures located at the College Avenue frontage road
that are very bright and shine west. Even thought these lights are quite a ways away
from the houses, they are bright enough and shining a direction that really does
impact the neighbors. One option that would greatly increase the chances of a
successful alternative compliance request would be make part of your alternative
compliance request the offer to change out these problematic light fixtures with
down -directional cut-off fixtures. This would greatly improve your ability to
successfully justify the statement that the proposed plan satisfies the purpose of the
standard equally well or better than a plan. meeting the standard.
Topic: General
84
A certificate of taxes due (available from the Larimer County Treasurer's office)
showing a balance of zero must be submitted to the Current Planning Department
prior to the recordation of the Plat.
85
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
JIM SELL DESIGN, INC. Date: 03/25/2002
C/O BRAD SAUCERMAN
153 WEST MOUNTAIN AVE
FORT COLLINS, CO 80524
Staff has reviewed your submittal for ED CARROLL MOTORS LOT EXPANSION PDP, and
we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Troy Jones
Topic: Alternative Compliance
76
Your application request for alternative compliance for "parking lot lighting," is not
clear specifically for what section of the LUC you are requesting the alternative
compliance. Please specify.
77
a. Sections 3.2.4(E)(1) & (2) of the LUC specify in order to approve an alternative
compliance to the lighting standards that the decision maker must find how the proposed
plan satisfies the purpose of the Section equally well or better than a plan that satisfies
the standard. The purpose of the Section is stated in Section 3.2.4(A) of the LUC where
it states:
"The intent of this Section is to focus on the actual physical effects of lighting, as well as the
effect that lighting may have on the surrounding neighborhood. Exterior lighting shall be
evaluated in the development review process to ensure that the fdnctional and security needs
of the project are met in a way that does not adversely affect the adjacent properties or
neighborhood. The degree to which exterior night lighting affects a property owner or
neighborhood will be examined considering the light source, level of illumination, hours of
illumination and need for illumination in relation to the effects of the lighting on adjacent
property owners and the neighborhood. "
It is not clear from the justification letter how the alternative compliance request satisfies this purpose
equally well or better than a plan that satisfies the standard.
78
The key issues to flush out within that stated purpose statement, as I see them, are:
(1) what is the best level of lighting to satisfy the needs of the project, and (2) how do
we ensure that that the project's lighting does not adversely affect the adjacent
properties or neighborhood?
79
Issue - Best level of lighting. The information that I downloaded from the internet at
www.darksky.org/ida/infoshts/is077.htmi claims that the Illuminating Engineering
Society of North America (IES) recommends between 5 and 10 foot-candles for the
circulation areas, and between 20 and 50 foot-candles for the merchandise areas of
auto sales lots. The third paragraph of the January 22nd alternative compliance letter
from you claims that the IES recommends 100 to 300 foot candles for this use. As far
as I can tell you are mistaken. In a lighting handbook (published by Philips Lighting),
that the Current Planning Department has, it recommends 300 LUX or 30 foot-candles
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