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Home My WebLink AboutUNION PLACE - MAJOR AMENDMENT - MJA110003 - CORRESPONDENCE - REVISIONSFOUNDATION PLANTINGS IN RECESSED AREAS OF BUILDINGS LIGHT POLE (LOCATION VARIES) VEHICULAR OVERHANG 4'x4' TREE WELL WITH GRAVEL Scale3/16"=1'-0" Section at Sidewalk & Parking MERTEN DESIGN Revised9-28-11 Union Place STUDIO Fort Collins Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes(cDfcgov.com Topic: Site Plan Number: 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. corn Issue Originated: 08/25/2011 08/25/2011: It appears that the only trash dumpster location is at the entrance off Willox. Are those two adequate? Also, the location would impede traffic if people stop in the driveway to toss trash, whether entering or leaving the development. More thought should be given to location and/or providing a "loading zone" for cars to be able to park by the enclosure without blocking the driveway. Response: Trash and recycling rooms with chutes from eaclt floor will be provided in all multi family buildings and accessed from a service bay in each parking lot. Trash and recycling enclosures for the mixed use and commercial buildings are shown on the site plan. The three trash enclosures that fall outside the building have a pedestrian entrance, as shown on the Landscape plan, accessible from the sidewalk. Number: 2 Issue Originated: 08/25/2011 08/25/2011: Two signs shown along Willox. Only one sign is allowed. Response: Noted and corrected. Number: 3 Issue Originated: 08/25/2011 08/25/2011: The building envelope depth is shown but not the width. Also, it looks like the depth dimension includes the parking and the setback. The envelope dimension should only be for the building. Response: Noted and corrected. Number: 4 Issue Originated: 08/25/2011 08/25/2011: The 8.5 x 18 parking stall dimensions are allowed only if there are no compact spaces, per Section 3.2.2(L)(3) of the LUC. Either the compact spaces will have to be changed to 8.5 x 18, or all of the 8.5 x 18 will have to be changed to 9 x 19. Response: See response to comment #13 from current planning. 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 contact me at 970-221-6206. Sincerely, Emma McArdle City Planner 1 Staff Review Letter Generated: 9/6/2011 at 2:51 pm Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970,224,6134 - fax fcgov.com Number: 4 Issue Originated: 08/31/2011 08/31/2011: Please add a lineal measurement statement per Statute 38-51-106(I). Response: Lineal measurement note has been added. Number: 5 Issue Originated: 08/31/2011 08/31/2011: Please add to the sub -title, being a replat of .... Response: Requested text has been added. Number: 6 Issue Originated: 08/31/2011 08/31/2011: There is one text over text issue on sheet 3. Response: Noted and corrected Topic: Site Plan Number: 7 08/31/2011: Response: Noted and corrected There are line over text issues. Department: Traffic Operation Issue Originated: 08/31/2011 Contact: Ward Stanford, 970-221-6820, wstanford(cDfcgov.com Topic: General Number: 1 Issue Originated: 09/02/2011 09/02/2011: No Issues with proposed changes to the development. Response: Noted Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffinpton(aDfcgov.com Topic: Construction Drawings Number: 1 Issue Originated: 08/30/2011 08/30/2011: Revise Note 8 pertaining to the abandonment of water services to require the contractor to remove the curb stop and service line. Response: Note 8 has been revised as requested. Number: 2 Issue Originated: 08/30/2011 08/30/2011: Are any irrigation taps planned? Response: There are two irrigation taps that were previously installed that are now being shown on the utilityplans. Number: 3 Issue Originated: 08/30/2011 08/30/2011: See redlined utility plans for other comments. Response: No redline comments were received 1 Staff Review Letter Generated: 9/6/2011 at 2:51 pm Fort Collins Department: Technical Services Contact: Jeff County, 970-221-6588, icounty(&fcgov.com Topic: Building Elevations Number: 9 08/31/2011: No comments. Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com Issue Originated: 08/31/2011 Topic: Construction Drawings Number: 11 Issue Originated: 08/31/2011 08/31/2011: Please change the Utility Plans title to "Union Place Subdivision First Replat". Response: The title has been revised as noted. Number: 12 Issue Originated: 08/31/2011 08/31/2011: The description of the Northeast corner of Section 2-7-69 on the cover sheet does not match the Subdivision Plat (replat). Response: The new description .shown on the plat has been revised Topic: Landscape Plans Number: 8 Issue Originated: 08/31/2011 08/31/2011.- There are line over text issues. Response: Noted and corrected Topic: Lighting Plan Number: 10 Issue Originated: 08/31/2011 08/31/2011: No comments. Topic: Plat Number: 1 Issue Originated: 08/31/2011 08/31/2011: The Subdivision Plat boundaries close. Response: Noted Number: 2 Issue Originated: 08/31/2011 08/31/2011: Please change the Subdivision Plat name to "Union Place Subdivision First Replat". Response: Noted and corrected Number: 3 Issue Originated: 08/31/2011 08/31/2011: Please remove the "legal description per title commitment". Response: Noted and corrected 1 Staff Review Letter Generated: 9/6/2011 at 2:51 pm Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. corn than the Water and Sewer Division. I have called Sylvia the person we dealt with for the last project to see if they have any issues with the newly proposed community garden in the easement location. Response: We will submit the following documents to Sylvia via email. Site, Landscape, Utility plans, and Plat. Department: PFA Contact: Carie Dann, 970-219-5337, CDANN(ftoudre-fire.org Topic: General Number: 1 Issue Originated: 08/30/2011 08/30/2011: As previously stated, minimum widths for Emergency Access Easements are travel width for emergency apparatus, meaning a minimum EAE width of 20 feet. The private drives shown that are 12 feet and 17 feet in width are not allowed. Also, as previously stated, minimum turning radii is 25 feet inside, 50 feet outside. Necking down the EAEs also does not meet the turning requirement. Response: The following items and resolutions regarding EAE's were discussed and tentatively approved by Ron Gonzales. 1. The private drive between Lots 1 & 2 Block 4 was shown to not require access by an emergency apparatus. 2. The private drive south east of Lots 1 & 2 Block- I was increased to a 2W-0" EAE and the inside turning radii at each end has been increased to 20'-0': 3. The private drive west of Lot 2 Block 2 was increased to a 20'-0" EAE and the inside turning radii at each end has been increased to 2W-0". The private drive south of Lots 1 & 2 Block 2 was left at 12'-0" however the inside turning radius on the south east corner of Lot I Block 2 was increased to 20'-0" 4. The west dead end of Green Leaf Street was approved to increase from 150' to 200' as long as the buildings on Lot I Block 3 and Lot I block 5 are sprinklered. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamaraue(a.fcaov.com Topic: General Number: 1 Issue Originated: 09/06/2011 09/06/2011: Please provide the lot corner elevations and the building F.F. elevations as a minimum to the grading plan. At building permit, a more detailed grading plan can be submitted with the detailed building footprints. The notes on the plans are adequate to address this issue. The development agreement will also be modified to reflect this as well. Response: Lot corner elevations and minimum top of foundation: elevations have been added to the plans. Staff Review Letter Generated: 9/6/2011 at 2:51 pm Fort Collins Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex(&fcgov.com Topic: General Number: 1 08/31/2011: No comments. Department: Internal Services Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com Issue Originated: 08/31/2011 Contact: Emma McArdle, 970-221-6206, emcardle(&__fcgov.com Topic: Plat Number: 1 Issue Originated: 09/02/2011 09/02/2011: Tracts "A", "F" and "P" were purchased by the City in January of 2010. The notes on the subdivision says these are owned and maintained by Union Place. - Comment made by Helen Matson, Real Estate Services, City of Fort Collins Response. Noted and corrected Department: Light And Power Contact: Justin Fields, 970-224-6150, efields(dfcgov.com Topic: General Number: 1 Issue Originated: 08/29/2011 08/29/2011: The existing single phase electric system will need to be upgraded to three phase to accommodate the proposed changes. Please contact Justin Fields (970-224-6150) to review this upgrade. In particular we will need to coordinate transformer and meter locations. In addition, we will need to have a completed C-1 form for each building. The C-1 form is available online at http://www.fcgov.com/utilities/imq/site specific/uploads/c-1 form.pdf. Response. Per a conversation with Justin, he would like to wait until we have accurate building loads which will not occur until building designs have been completed. Transformer locations can be coordinated at that time and any additional easement requirements, if necessary, will be addressed at that time. Department: Outside Agencies Contact: Emma McArdle, 970-221-6206, emcardle(a)fcgov.com Topic: General Number: 1 Issue Originated: 09/06/2011 09/06/2011: The City of Greeley routing was sent to Greeley's Planning Department rather Staff Review Letter Generated: 9/6/2011 at 2:51 pm Fort Collins /0v��,,,.---� Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970,224.6134 - fax fcgov.com water services). Any item that is currently built will need to be shown as existing in a solid grey line weight. See redlines. Response: The plans have been revised as requested. Number: 4 Issue Originated: 09/02/2011 09/02/2011: Please dimension the existing ROW adjacent to the property on both Willox Lane and Mason Street as well as any easements. Response: ROW's and utility easements have been labeled. Number: 5 Issue Originated: 09/02/2011 09/02/2011: More off -site context and grading is needed. Please show at least what was shown on the original utility plan with everything that is currently constructed shown as existing. Response: The scale of the utility plan has been revised to show more offsite area. Number: 6 Issue Originated: 09/02/2011 09/02/2011: Is there any phasing proposed? If so, please clearly show any phase lines. Response: The only phase that will be shown on these plans is the major infrastructure improvements. The individual lots and buildings will be developed by minor amendments in the future. Number: 7 Issue Originated: 09/02/2011 09/02/2011: Dimensions are needed on the utility sheet for ROW, Easements, Sidewalks, Drive isles, Parking stalls, etc. Response: Dimensions are shown for ROW and Easements on the Utility Plan. Sidewalks, drive aisles, and parking stall dimensions have been left off to keep from cluttering the drawing. These dimensions are shown on the Typical Sections, Paving Plan, and Signing and Striping plan. Number: 8 Issue Originated: 09/02/2011 09102/2011: On sheet PP01, please do not show the paving and C&G on Mason and Willox as proposed in a darker line weight, they are constructed and considered existing. Response: This plan sheet has been revised to show Willox & Mason and all onsite curb & gutter that is constructed as existing. Number: 9 Issue Originated: 09/02/2011 Please add the following note to the new plat under the heading "Development Agreement Notice". 'The Union Place Subdivision Development Agreement (Reception # 20090074634) dated October 23rd, 2009, between the City and Union Place, LLC, shall apply to the property shown on this replat. This agreement should be viewed for additional stipulations or requirements that may encumber the property." Response: The plat has been revised to reflect this comment. Number: 10 Issue Originated: 09/02/2011 09/02/2011: Please see the redlined plans for more complete notes. Only items required prior to hearing were checked so additional comments may arise in later rounds of review. Response: The comments on the redline plans have been addressed 1 Staff Review Letter Generated: 9/6/2011 at 2:51 pm F6rt of Community Development and Neighborhood Services 281 North College Avenue Po Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com (K)(6) Loading zones - service areas accommodate this for residential. Are any needed for commercial buildings? Response: The trash enclosures are accessible from the existing R.O. W. and any, additional need for loading would occur in the angled parking. - (L) Parking Stall Dimensions - Previous Mod of Standard reduced spaces on street to T wide, new parking stalls meet standards for long term parking (8.5' x 18'. Drive aisles u meet standards of 20' for single loaded and 24' for double loaded (after code clarification). Currently, not using 2' overhang in sidewalk, which would be a wash if you choose to use it. You could consider angled tree grates, where the corners go into the parking stalls, maybe could save you some space to provide tree grates? Response: A 2'-0" overhang is planned for all sidewalklparking stall locations. Angled tree wells without tree grates have been added along the parking stalls. a. Long-term spaces work for residential, but the spaces adjacent to commercial should be standard width/length (Lot 3 Block 5). Response: The angled spaces for commercial meet the standard width length per Section 3.2.2. (L) Table A - (M)(1) Landscape coverage - these calculations need redone to count drive aisles. Keep in mind perimeter landscaping counts for this too, so I would expect that you'll meet this with no problem, especially adding the tree grates. Response. All landscaping requirements are being submitted through an alternative compliance plan. Department: Engineering Development Review Contact: Andrew Carney, 970-221-6501, acarney(&Jcgov.com Topic: General Number: 1 Issue Originated: 09/02/2011 09/02/2011: The title of the utility plans can not have the words "Major Amendment", please remove. Also, the title of the set will need to be different than the first set, so "Union Place Subdivision" can not be used. See Technical Services comments for more detail. Response: Revised Title to Union Place Subdivision First Replat as per Technical Services comments. Number: 2 Issue Originated: 09/02/2011 09/02/2011: As this new utility plan set is a stand alone set, it will need to include everything and not reference the old Union Place set. Therefore, the complete details will need to be included, along with all applicable sheets. See redline notes on cover sheet and throughout the set. Response: All applicable plan sheets have been added so that it can be a standalone set. Number: 3 Issue Originated: 09/02/2011 09/02/2011: Any items that are currently constructed need to be shown as existing throughout the set. The existing items need to be in a clearly legible grey scale with no crosshatches. Currently the grayscale is difficult to read due to crosshatching and will not meet the City's scanning requirements. Any item that is in a solid dark line weight should be a currently proposed improvement or a improvement that is proposed to be altered (ie Staff Review Letter Generated: 9/6/2011 at 2:51 pm Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com more creativity in how you meet them rather than meeting the exact quantitative standard. Take a look at this section for criteria. Response: We are submitting the landscape plan for review under alternative compliance. See attached exhibit `A' for additional information. Topic: Lighting Plan Number: 11 Issue Originated: 08/31/2011 08/31/2011: 3.2.4 Site Lighting - Need to add lighting in the parking areas for safety. Consider along with the location of trees. Response: The lighting plan has been updated to include lighting along the parking areas. Topic: Site Plan Number: 10 Issue Originated: 08/31/2011 08/31/2011: Section 3.2.2 - (C)(1)(a) Separation of vehicles and peds. Can we get a paving differentiation at the service bays? Maybe keep as concrete or colored/stamped paving. (Also reiterated in Section 3.2.2(C)(5)(b)) Response: The sidewalk along the service bays has been raised to create a better separation of vehicles and peds. (C)(3) Site amenities - I would like to see the plan get into details like benches, water fountains, etc. to encourage walking around the neighborhood. Response: Benches will be added, however, the locations still need to be determined. (C)(4) Bike facilities - can we get some racks closer to the entryways? Response: Yes, e response to comment #4 from current planning. - (c)(5) Walkway directness and continuity - Please add a sidewalk from the central parking lot toward the park across the street. Response: Sections of sidewalk have been added for access from the central parking area to the park. (C)(6) Direct on -site access for ped and bicycle destination, reiterates the need for a few sidewalk links from parking lot to park. Response: See response for (C)(5) above. (D)(1) Ped and Vehicle separation - reiterates the need for differentiated walk for peds in service area. Response: See response for (C)(5) above. - (D)(3)(d) lighting for off street parking areas needs to prevent spillover into residential use, not shown yet Response: Noted ✓- (E)(2) traffic control devices - please show stop signs on site plan. Response: Stop signs have been included on the site plan. (E)(5) - Points of conflict - reiterates the need for differentiated sidewalk through service area. Response: See res-onse for (C)(5) above. (K)(1) - Mod of standard in process. Response: Modification of Standard was approved. Staff Review Letter Generated: 9/6/2011 at 2:51 pm City Of Fart Coll ns Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com with the previous plan, the new plan and all the subsequent changes will require you to bring the plan into full compliance including the compact spaces needing to be changed to either long term or standard, or going with the compact option and no long term spaces. Response: A new Alodification of'Standard has been included in this suhmiltat requesting the inclusion of the six compact parking spaces on the site. Topic: Landscape Plans Number: 9 Issue Originated: 08/31/2011 08/31 /2011: Sect. 3.2.1 - (D)(1) minimum plantings - full tree stocking questionable on rear of building - (D)(3) Min Diversity - table needs updated. - (E)(1) Buffering between incompatible uses - With a parking lot adjacent to the south property line, we need to provide a little more buffering to the south for neighboring residents. I've suggested a few trees on the plan to help buffer car lights. I again would like to see some tree grates in the sidewalk along the building to help break up the large structure from the view from the south and to provide a better environment for the residents. - (E)(2) Foundation Plantings - not met on multi -family building in view of Mason. Tree in grates and some dispersed foundation planting areas will accommodate this standard. - (E)(4) parking lot perimeter landscaping: a. need to add a few on the west property line (1 per 25' on property lines). Also, this area does not meet screening requirements. Other parking lots have fencing meeting the 75% opacity for lights. This area is circled and probably needs a creative solution due to utility locations. b. need to add a few trees on the south/west side of the detention pond to help adjacent residential screening. - (E)(5) Parking lot interior - these calculations seem way off, my calculation of Lot 1 Block 1, was at about 11,200, your calc says 5,283, The drive aisle may be the difference, this is part of the parking lot and is included in the area to calculate the 6%. a. (E)(5)(b) 1 canopy shade tree per 150 sq. ft of internal landscaped area. b. (E)(5)(c) this requires landscape islands to be 8' wide in the smallest dimension, this is not met in a few areas. c. (E)(5)(d) walkways and drive aisles shall have a canopy shade tree per 40' of linear walk way. This can be addressed by the tree grates in the sidewalk along the buildings. - (E)(6) screening of low interest areas. Where are service areas, utility boxes that are visible from offsite area? Please show all these areas on plans. Let's try to screen them as appropriate. Is garbage being collected in the service door areas? - Alternative Compliance. You may want to consider an alternative compliance plan, this doesn't mean you don't have to meet the standards above, it does mean you have some 1 Staff Review Letter Generated: 9/6/2011 at 2:51 pm City of ort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov, corn confirmed this space was not being used or that they can work with the remaining space provided. Issue Originated: 08/31/2011 08/31/2011: Vicinity map on site plan is off set with 2 of the same layers. Response: Noted and corrected. —Alin Issue Originated: 08/31/2011 08/31/2011: 8' setback and easement shown for Lot 1 Block 1, this is not correct. Take off setback reference. Response: Noted and corrected Issue Originated: 08/31/2011 08/31/2011: Building envelopes are not accurately shown, unless you are proposing overhanging buildings over parking? Response: Noted and corrected. We are not planning on building over the parking area. Department: Current Planning Contact: Emma McArdle, 970-221-6206, emcardle(afcgov.com Topic: General Number: 12 Issue Originated: 09/02/2011 09/02/2011: 3.5.1 Building and Project Compatibility - (B) architectural character - new shall be compatible with existing, this is very questionable at this time. I recommend taking some time to work on the bulk, massing and roof lines to try to be compatible with the surrounding residents. Response: The architectural character of the surrounding area does not seem definitively established and frills within the North College Urban Renewal Area and contains areas of blight. The architectural character of Union Place seeks to set an enhanced standard of quality with the intent to support the City Plan by offering `Multi -Family Building Variation'. The architecture .submitted provides example of the types of materials that will be used throughout the development to create a general `design theme% - Something that will help staff evaluate this compatibility is providing some section cuts and showing the building foot prints to show where breaks and relief is occurring. We need color elevations, please see redline plans with additional comments regarding need for relief (foot prints are needed to see what exterior breaks look like). Also consider who you are designing for, the buildings look more like commercial buildings than residential, maybe the use of awnings and some sort of shade structures will help. Sections or perspectives would also give me a better sense of what is being proposed than the flat elevations. They will also be helpful for the hearing and ultimate URA Board. Response: Colored perspectives are included in this submittal and show the intent to have awnings. Building footprints have been added to each multi family lot, however, these are only to show the intent of exterior breaks. Number: 13 Issue Originated: 09/06/2011 09/06/2011: Regarding the parking comments for compact and long term spaces. I brought this up with staff and regardless of the fact that those compact were approved Staff Review Letter Generated: 9/612011 at 2:51 pm F6rt of Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970,224.6134 - fax fcgov. corn September 06, 2011 Response 9-28-11 Robert Ross Merten, Inc. 2017 17th St. Boulder, CO 80302 City staff and outside reviewing agencies have reviewed your submittal for Union Place Maior Amendment, and we offer the following comments: Comments: Our responses are noted in italics after each comment. Department: Current Planning Contact: Emma McArdle, 970-221-6206, emcardle(cDfcgov.com Topic: General n Number: 1 Issue Originated: 08/31/2011 ( 08/31/2011: Bubbles don't accurately show the changed areas. All building types have changed except for the mixed -use buildings. They were approved as having individual entrances before now central entrances are proposed. Either use bubbles to show that or include a note describing changes. Response: Bubhle's or notes have been added to the plan. j Number: 2 Issue Originated: 08/31/2011 08/31/2011: Add note regarding how mail is handled. Also trash. Response: A note fpr site services including mail and trash has been added to the site plan. JNumber: 3 Issue Originated: 08/31/2011 08/31/2011: Regarding the neck -down at the drive aisles intersections, we'll defer to PFA. Response: See response in PFA section. Issue Originated: 08/31/2011 08/31/2011: Bike Parking - Can we get racks closer to the entries? Response: Yes, we have removed the bike racks adjacent to the arks and will provide bike racks near the entries of the multi family buildings. The 6 bike rack near the communiygardens will remain. .Niimh .r• _ Issue Originated: 08/31/2011 08/31/2011: Where is the 10' setback from the park coming? Can you take a few feet here and add it off the parking area to allow more space for tree grates and some foundation plantings? Same for easements off of the private street. Is this necessary at 9', worth looking into. Response: The front easements for all multi family buildings (excluding Lot I Block 5) have been reduced to 7'-0" setbacks to allow for larger sidewalks and foundation plantings along the rear parking lots. All utilities on site have 1 Staff Review Letter Generated: 9/6/2011 at 2:51 pm