HomeMy WebLinkAboutBELLA VISTA - PDP - 45-01A - CORRESPONDENCE - REVISIONS (14)RESPONSE: The three (3) measures listed above are now incorporated into the plan
set.
170
Regarding comment # 166. 1 realize that the site design reflects earlier staff comments, but subsequent
analysis from bike/pedestrian planners have resulted in safety concerns. Hence the request for redesign of
this piece. Please contact Tom Reiff in Transportation Planning at (970) 416-2040 for further information.
RESPONSE: Tom Reiff has been contacted. His input, as well as the three (3)
measures listed above, are now incorporated into the plan set.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
112
Repeat comment: Are 1.5" water services adequate for these size of buildings? Provide flow demand
calculations for our review.
RESPONSE: Detailed architectural/mechanical engineering drawings are not available
at this time. Preliminary flow demand calculations have been provided to support the
sizing of the water and sewer services to all buildings; however, services are subject to
revisions with final mechanical plans.
Topic: Utility plans
94
Water mains may not be joint deflected to a depth of 8 feet. Use fittings to lower the proposed 8-inch
water main in Horsetooth. Provide all information necessary for the lowering. Now that the storm sewer
and water main have been raised to the bury depth of 6.5 feet, joint deflection is the preferred method of
lowering. If a fitting lowering is still to be used then provide a complete detail of the lowering.
RESPONSE: The water main lowering referenced above now uses joint deflection.
Items #45 (Engineering), #165 (Stormwater), and #170 (Transportation Planning) appear to be the
primary deterrents to scheduling this item for an administrative public hearing. Once addressed and
resolved to the City's satisfaction we can schedule a hearing date. If you have any questions regarding
these issues or any other issues related to this project, please feel free to call me at (970) 221-6341.
RESPONSE: Please see the appropriate responses to these comments listed above.
Yours Truly,
Steve Olt,
City Planner
Page 7
I 4
RESPONSE: A Letter of Intent is currently being coordinated with this property owner,
and will be finalized prior to Public Hearing.
Topic: Hearing
165
This project is ready for hearing from Stormwater's perspective as soon as letter of intent is obtained for
the drainage easement on the Aspen Leaf Apts. property, and when the City forester indicates that he is
satisfied with the tree protection measures that are needed to protect the large conifer tree that is close to
the storm sewer outfall into Warren Lake.
RESPONSE: A Letter of Intent is currently being coordinated with this property owner,
and will be finalized prior to Public Hearing. Additional Tree Protection Notes have
been added to satisfy Tim Buchanan, the City Forester.
Topic: Storm Line Across Horsetooth
118
It seems that the proposed storm line across Horsetooth Rd could impact the existing Evergreen tree on the
south side of Horsetooth. Please add tee protection measures such as construction fencing to the utility
plans, please add tree protection notes to the utility plans (not only the landscape plans) as directed by the
City forester.
RESPONSE: The Utility Plans currently have Tree Protection Notes and specify limits
of fencing. Additional Tree Protection Notes have been added to satisfy Tim
Buchanan, the City Forester.
Topic: Storm Line El
163
It seems that the publicly maintained Storm Line E1 will be crossing a landscaping planter box. Please
add a note that it is the responsibility of the developer to replace that box and the landscaping if that line
would need to be dug up by the City in the future.
RESPONSE: A note has been added to Storm Line E1 as requested.
Department: Transportation Planning Issue Contact: Mark Jackson
Topic: General
108
Can we provide appropriate signage warning motorists of the mid -block pedestrian crossing?
RESPONSE: Yes, please see Sheet 19 of the Utility Plans.
166
Safety concerns have arisen regarding the proposed bike path design where it diverts off of Horsetooth
Road and then crosses Stanford in the crosswalk. In order to improve safety and prevent potential
accidents with right turning vehicles please provide the following measures; 1) Signs (2) along Horsetooth
Road that informs both cyclists and motor vehicles that the bike lane ends - the signs should be spaced to
provide sufficient time to acknowledge and prepare, 2) The off-street bike path surface should be treated in
a manner to slow cyclists and alert them to their new surroundings, 3) And a sign informing cyclists that
they must dismount their bike in the crosswalk (see red lines). Furthermore, the path will serve only one
way bike traffic, please narrow the width to aid in the reduction of bike speeds.
Page 6
RESPONSE: This comment is acknowledged, and will be addressed prior to
construction.
WATER SUPPLY
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. No
commercial building can be greater than 300 feet from a fire hydrant. 97UFC901.2.2.2
RESPONSE: This comment is acknowledged, and adhered to in the plans. Please note
the existing fire hydrant along the southern property boundary of Aspen Leaf
Apartments and the northern property boundary of the BellaVista site.
Knox Box Policy
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.
97UFC902.4 PFAPOLICY88-20
RESPONSE: This comment is acknowledged, and will be addressed prior to
construction.
SPRINKLER REQUIREMENTS:
These proposed buildings shall be fire sprinklered. A fire pump may also be required, as well as
standpipes for the building and the parking garage below grade. 97UBC
RESPONSE: This comment is acknowledged, and is considered in the plans.
Ventilation System:
A 2-stage ventilation system shall be provided for the parking garage below grade. Stage One shall be tied
to a Carbon Monoxide Detection System that will detect carbon monoxide at 50ppm over 8 hours and/or
200ppm over 1 hour and ventilate the garage. Stage Two shall provide ventilation for smoke removal in
the event of a car fire.
UBC 1202.2.7
RESPONSE: This comment is acknowledged, and is considered in the plans.
Department: Stormwater Utility Issue Contact: Basil Hamdan
Topic: Ditch Company Approval
87
Prior to allowing additional discharge from this site into Warren Lake, the Warren Lake Ditch company
must sign off on these plans.
RESPONSE: This comment is acknowledged, and the Applicant is currently
coordinating with the Warren Lake Reservoir Company.
Topic: Easements
129
The drainage pan proposed on the north end of the site extends into neighboring property. Please provide
a drainage easement for -that pan. If the existing easement on the Strachan Subdivision First Filing is to be
used, then please provide a written approval from the owners of that property for the construction activities
that are to take place within that existing easement.
Page 5
Department: Light & Power Issue Contact: Doug Martine
Topic: Electric
148
Light & Power Engineering will need to see detailed drawings showing the electric services to buildings A
& B before the electric system is installed (this is NOT a condition of PDP approval).
RESPONSE: This comment is acknowledged, and will be addressed prior to
construction.
Topic: Utility plans
147
Two electric transformers are shown on the utility plan north of building A. Only one transformer will be
needed at this location unless 2 different service voltages are required.
RESPONSE: Two voltages, and thus, two transformers are needed north of Building A.
Department: PFA
Topic: Fire
157
Issue Contact: Ron Gonzales
Fire sprinkler fire department connections shall be located on the fire lane side of all the buildings. This is
to be verified at the time of building permit plan review.
RESPONSE: This comment is acknowledged, and will be addressed prior to
construction.
Topic: General
145
Although these towers do not technically meet the height requirements stipulated in 97UBC for the High -
Rise Provisions, the PFA would request the applicant consider installing as many of these provisions for
the safety of the occupants and the building. See 97UBC403
RESPONSE: This comment is acknowledged, and considered in the plans.
Topic: Plat
57
REQUIRED ACCESS:
Due to the proposed heights of these edifices, a 30 foot wide fire lane is required for aerial operations.
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. 97UFC901.2.2.1;901.3;901.4.2;902.2.1 Admin.Policy85-5;
FCLUC 3.6.6(D)3
RESPONSE: The plat is providing the requested 30-foot wide emergency access lane.
A fire lane plan will be submitted for approval prior to installation.
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. The property shall be addressed from Stanford Drive. An
address marquis shall be provided with 8" numerals. (Bronze numerals on brown brick are not
acceptable).97UFC901.4.4
Page 4
RESPONSE: A proper Grant of Easement and/or Letter of Intent will be provided prior
to Public Hearing.
[11/20] Checking with Current Planning, a letter of intent was apparently not received
RESPONSE: A Letter of Intent is currently being coordinated with this property owner,
and will be finalized prior to Public Hearing.
Topic: Street Design
71
Three variance requests were received regarding Bella Vista from Northern Engineering. The variance
requesting the reduction in sight distance along Stanford Drive, the variance to reduce the driveway
spacing from 660' to 610', and the variance to reduce the utility easement along Horsetooth were all
viewed favorably upon by the City Engineer. Final approval of these variance requests will occur with
completion of the designs for Horsetooth and Stanford that are acceptable to the City and the utilities.
RESPONSE: The street drawings included with this re -submittal should satisfy all of
the City's previous design comments.
167
Please provide a detail on the details sheet indicating the area where the bikelane terminates and leads
onsite combined with the sidewalk. Design of this area should keep in mind drainage along Horsetooth,
containing the flows on the street and preventing flows from entering the sidewalk to the extent feasible.
The bike "ramp" between the street and the sidewalk should have a curb along either side of the ramp.
RESPONSE: A detail is now included for this bicycle ramp transition. The spot
elevations clearly indicate that gutter flows will not enter too far into the pedestrian
area.
[1115] This information was not apparently provided.
RESPONSE: The bicycle ramp transition detail is included on Sheet 18.
171
A detail will need to be added for the truncated dome design on the general details sheet (for ADA
compliance). See the redlines for the detail.
RESPONSE: The detail has been added to the General Details Sheet per the redlines.
Topic: Utility plans
154
Portions of Building C and a wall appear to be within the existing City Sanitary Sewer Easement. If this
encroachment is allowed by City utilities, it would appear that portions of this easement would at least
have to be vacated because of the building.
RESPONSE: This portion of Building C is a cantilevered overhang only, and thus, the
building itself does not encroach into the easement and no vacation is necessary.
Page 3
C. Meters will need to be staked at the ends of buildings. The elevations will need to show areas to
meet the requirements for meter stacks.
RESPONSE: The revised architectural elevations show proper areas for gas meters.
Department: Engineering Issue Contact: Marc Virata
Topic: General
150
The cross sections on the utility plan set now show the sidewalk in this view. The cross section on station
11+50 shows the sidewalk as sloped away from the street. This is not per standards as the sidewalk is
required to slope towards the street at 1/4" per foot. There is a general concern about this occurrence
because of the transition that takes place, resulting in a section of sidewalk with no slope. Because the
flowline grade of the street at this section is less than 1%, there is a concern that there is not enough grade
on the sidewalk in this area. 1/4" per foot cross slope sloped to the street (for public sidewalk) is required
to be maintained on Horsetooth and Stanford, why is this proposed otherwise?
RESPONSE: The cross-section at STA 11+50 has the sidewalk sloping back towards
the street per City Standards.
Please provide LCUASS Standard Drawing 7-20B in the details sheet.
RESPONSE: LCUASS Standard Drawing 7-20B is provided in the Detail Sheets.
[1/15] Detail 7-20B was not provided.
RESPONSE: LCUASS Standard Drawing 7-20B is provided in the Detail Sheets.
158
Coordinate the name of the project, is it "Bellavista PDP" or "Bella Vista PDP"? Ensure the title is
consistent on all documents.
RESPONSE: The project name is "BellaVista," one -word, with a capital W."
[1/15] 'Bella Vista" is still shown on the site/PDP plans.
RESPONSE: The title is now consistent on all documents.
Topic: Grading
45
Offsite grading and construction is shown occurring along the northern boundary of the site. A letter of
intent from the property owner not objecting to the offsite work is required to be submitted prior to any
public hearing for the project.
RESPONSE: This comment is acknowledged by the Applicant. A Letter of Intent is
currently being coordinated with this property owner, and will be finalized prior to
Public Hearing.
[8/21] An unsigned Grant of Easement document was received. Per.Stormwater, the document in concept
is not acceptable. The necessary easement needs to be dedicated to the City using our standard City deed
of dedication language. Also, because the Grant of Easement was unsigned, this does not serve as a letter
of intent, which is required prior to any hearing for the project.
. . Page 2
STAFF PROJECT REVIEW
City of Fort Collins
STANFORD DEVELOPMENT, LLC Date: 1/28/2003
c/o Cityscape Urban Design/Eldon Ward
3555 Stanford Road, Suite 105
Fort Collins, CO. 80525
Staff has reviewed your re -submittal for BELLA VISTA PDP, TYPE I (LUC), and we offer the following
comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: Street Design
63
Len Hilderbrand of Excel Energy (PSCO) offered the following comments:
PSCO has a 2" MW existing gas main along the west boundary of the project and a 4" FB gas
main existing along the south edge of the property. Both gas mains lay in the street right-of-way.
No trees may be planted within 4' of gas lines.
RESPONSE: This comment is acknowledged, and considered in the plans.
2. The plans show a 12" storm sewer proposed in areas of PSCO's gas lines. Any relocation of
existing gas lines would be at the developer's expense.
RESPONSE: This comment is acknowledged and accepted by the Developer.
3. Gas meters would be clustered together @ the ends of buildings, with 2 gas service lines per
building.
RESPONSE: The revised architectural elevations show proper areas for gas meters.
Topic: Utility plans
130
Len Hilderbrand of Public Service Company of Colorado (Excel Energy) offered the following comments:
a. No trees may be planted within 4' of gas lines. Existing gas lines are located in the street rights -of -
way.
RESPONSE: This comment is acknowledged, and considered in the plans.
b. Public Service Company of Colorado will need to open cut streets (East Horsetooth Road and
Stanford Road) to install gas services to each building. Permits will be required.
RESPONSE: This comment is acknowledged, and will be considered during
construction.
Page 1
February 18, 2003
Steve Olt
City of Fort Collins
Community Planning and Environmental Services
P.O. Box 580
Fort Collins, CO 80522
Co0M@@P@P
urban design, inc.
3555 stanford road, suite 105
fort Collins, colorado 80525
(970) 226-4074
fax (970) 226-4196
e@cityscapeud.com
RE: Bella Vista PDP —January 28, 2003, PDP Review Comments
Dear Steve;
Attached are revised plans based on the January 28, 2003 comments received
from City Staff regarding the revised Bella Vista Project Development Plan (initially
submitted November 28, 2001; previous revisions were submitted January 29, 2002,
July 31, October 28, 2002, and December 20, 2002). Also attached is the off -site
easement with a letter of intent, indicating that the easement will be executed.
As per our recent. meetings, it is our understanding that all substantive
comments have been addressed, and that the Bellavista PDP is ready to be
scheduled for a Type 1 Hearing.
Please let us know as soon as possible the exact date of the scheduled
hearing, and call to coordinate needed presentation materials.
Sincerely,
Eldon Ward, President
Cityscape Urban Design, Inc.
cc: Javier Martinez Campos
Chuck McNeal
Frank Vaught
Bud Curtiss
Lucia Liley