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HomeMy WebLinkAboutMULBERRY & LEMAY CROSSINGS, APTS. (BUFFALO RUN) - PRELIMINARY PUD - 36-96A - CORRESPONDENCE - (3)D. What is railing material? Will it be wood, ornamental iron?. Please specify. E. _ Are photographs of this building type or style available? Are there examples of existing buildings in the Denver metro area that can be visited? _ F. _ . The 24-unit 3 bedroom. structure should.feature the_chimney element for air vents like the 2 bedroom building. G. Please provide an elevation of the Lincoln Street side of the buildings. Also, please provide an elevation of the Lemay side of Building 1. Also, please provide a character, elevation of the clubhouse. This concludes Staff comments at this time. As always, please call if there are any questions or if we need to set up a meeting with the appropriate Staff to discuss the issues in depth. Sincerely: Ted Shepard Senior Planner Enc. J i V 21. On both the Site and Landscape Plans, the handicap ramps for handicap parking stalls appear as landscape islands. Please clarify that these are flush asphalt surfaces with striping, not raised islands. Perhaps cross -hatching would be helpful with a note in the legend. 22. The following comments .-to the landscape plan: A. At the time of Final, information must be provided indicating compliance with the Water Conservation Standards for Landscaping and Irrigation Systems (see attached). B. In general, evergreen trees should be provided in clusters of no less than two trees. Evergreens should be -used more generously behind the street trees along Lincoln to soften the impact of three large structures along the street. This will also help with sound and visual buffering for tenants. C. Similarly, clusters of evergreen trees should be placed between Lemay and Building 1. D. Similarly, please provide clusters of evergreen trees around the clubhouse. E. Similarly, both active recreation areas would benefit from evergreen clusters along their southern edges to help buffer the private street and shopping center and create a more intimate space. F. The Landscape Plan should note that all electrical transformers will be screened from view from public streets even though their exact locations have not been determined yet. Similarly, electrical and gas meters on the ends of the buildings will need to be screened in a like fashion. G. At Final, the location of City street lights on Lemay and Lincoln will need to be determined so that street trees.are kept 40 feet away. Ornamental trees may be planted within 15 feet of street lights. 23. The following comments apply to the architectural sheet: A. Please indicate the exterior materials and color. Staff is assuming that the lower banding is brick topped by soldier course. B. Please clarify the difference in siding between the middle and upper levels. Are these two different types of lap siding? C. The roof material should be specified. Will it be the or asphalt -fiberglass or some other product? If it is to be asphalt -fiberglass, then it must be specified to be high -profile "shadowline" with a Class A fire rating. These generally come with a rating of 350 to 400 lbs./square with a warranty ranging from 25 to 40 years. Ordinary three -tab will not be allowed. At Final, we will need to see a specification sheet of the shingle type. five additional dumpsters be added and more evenly distributed. Trash enclosures should be large enough to accommodate containers for recyclable materials. Please add the following general note: "Trash enclosures will be placed on concrete, and shall be constructed out of materials _to,_match,the buildings. All enclosures shall include'an area for recyclable _ containers and feature a.solid swinging gate." 14. Details need to be provided as to what makes the active areas "active." For the easterly area, since this will be a stormwater detention pond, please indicate the depth of the pond and gradient of the side slopes. If the sides are not usable, only the bottom of the pond will be counted as "active." The active area should be calculated. 15. Will these areas feature sand volleyball courts, picnic tables, gazebos, playground equipment and the like? Have you considered a disc (frisbee) golf course as an active component? This new sport is very popular in Fort Collins with both the City and C.S.U. providing courses that are heavily used. Will there be a tot lot that is fenced? Please provide more information otherwise points cannot be earned on the Residential Uses Point Chart. 16. Will there be common barbecue grills? Or, will tenants be allowed to do their own outside. cooking on their own patios? If allowed on individual patios, are you concerned about smoke disturbing other tenants forcing residents to close their windows in the summer? Other apartment projects have addressed this problem by installing attractive barbecue grills for each building. (Apartment managers have informed us that common grills away from the patios helps keep down insurance costs. Grills are popular, promote social interaction, and cleaned once per week by maintenance crews.) 17. On the Site Plan, please provide building dimensions and setback from nearest property line. 18. The developer is encouraged to discuss entering into a shared parking agreement with the shopping center developer for guest and overflow parking. Our experience is that guest parking causes an overflow situation, particularly on weekends. It is recommended that a small portion of the retail parking, on the center's north end, be designated as shared parking for overflow situations. 19. At the time of Final, we will need details on the parking lot and building -mounted light fixtures. Please note that we will require the lighting to be high pressure sodium to match the City's street lighting and for energy conservation. A schematic of the light fixtures should be provided as part of a Final submittal. 20. Apartments accessible and adaptable for use by persons with disabilities must be provided with the number of bedrooms and amenities in number proportionate to the remainder of the project. { B. Reducing the width of double loaded parking drives to 24 feet and single loaded drives to 20 feet will add land area for sidewalks. For example, the parking lot circulation drive in front of Building 6 can be reduced to 20 feet since there is only a single bay of parking. The drive in front of Building 8 can be reduced from 32 feet to 20 where there is a single bay and to 24 feet where there is a double bay. The drive off 12th Street that serves 18 spaces can be reduced to 24 feet. C. Please add a sidewalk on the south side of the easterly 12 parking spaces (bay of 9 plus bay of 3). This walk should connect 12th Street to a sidewalk in front of Building 8. (Does Building 8 have an east entry or do residents have to walk all the way around to the west side of the building?) This walk should then extend south to the walk along.the southerly access drive (see next comment). D. A sidewalk should be added along the entire length of the north side of the shared access drive on the south property he not just from Lemay to Building 1. This walk should be detached. The street trees should be planted in the parkway strip. E. A sidewalk should be added in front (west) of Building 2 to serve the 10 parking spaces. This walk should then extend south to connect to the detached walk along the southerly access drive. F. A sidewalk should be added to the side (west) of Building 3 to serve the 7 parking spaces. This walk should extend north to connect to the walk along Lemay. G. A sidewalk should be added to the side (west) of Building 5 to connect to future intersection that will serve the shopping center. This walk provides the most direct connection from the apartments to the retail area. 10. It appears that in the 6-bay parking area on the eastern end, the western most stalls encroach onto the sidewalk (and, therefore, the right-of-way) along Lemay. This will not be allowed. 11. In the same area, the three parking stalls closest to 12th Street may be too close to 12th. Street. The standard setback is 50 feet for local streets with more than 750 average daily trips or 40 feet for less than 750 A.D.T. 12. Bike parking appears remote. Bike parking should be provided as close to the entry as possible. More importantly, however, is that there are far too few bike racks to serve this project. In general, bike racks should be provided at every building entry. Please add the following general. note: "Bicycle racks will be permanently anchored to concrete and not interfere with pedestrian walkways." 13. Similarly, there are far too few trash dumpsters to serve this project. Staff suggests that easement from.the property owner to the south in order to convey storm flows that are released out of the detention pond. For Preliminary, a Letter of Intent is all that is needed, not the actual easement. This Letter of Intent should be delivered to the Planning Department prior to the Preliminary hearing with the Board. 4. The second Stormwater comment is that the proposed detention pond does not have the volume required to detain the site to the required release rate. The Drainage Report states that revisions will be made to the site plan at Final P.U.D. to accommodate the needed detention volume. This issue, however, must resolved at Preliminary since a Preliminary P.U.D. grants an expression of approval of layout and density. 5. The following comments relate to the traffic operations of the site: A. The curb cut on Lincoln, just east of Building Six, is not aligned with the approved access drives north of Lincoln. This curb cut should be removed. B. A northbound right -turn lane. on Lemay should be provided. 6. The following comments are from the Public Service Company: A. It appears that all of the interior utility easements are under the asphalt parking lot and driveways. PSCo would prefer to be back of sidewalk in a landscape area but at least four feet from trees. B. If the sidewalks along Lemay, Lincoln, and 12th Street are within the utility easements, then such easements may need to wider than standard. 7. The automatic fire alarm panel must be located such that it is readily available to responding engine companies. Please contact Poudre Fire Authority for assistance in locating this panel. Also, the storage of chemical materials for the swimming pool must be reviewed by Poudre Fire Authority. 8. Staff recommends that along Lincoln, Building 3 (Type 1) be placed between Buildings 4 and 6 (Type 3's) to break up the long expanse of similar -looking structures. 9. Staff is concerned about pedestrian connections within the site and circulation among buildings. Staff is also concerned about pedestrian connections to the retail center. The following comments address pedestrian access issues: A. Sidewalks are needed in front of the parking stalls for Buildings 3, 4, 6, 7, and 8. In order to gain more area for sidewalks, parking stalls can be reduced to 17 feet in length if the abutting sidewalk at the head of the stall is six feet wide. Adding these sidewalks will create an important link from auto to building as well as among buildings. These walks will also provide an attractive transition from parking lot to building. Comm ity Planning and Environments ?rvices Current Planning City of Fort Collins Mr. Scott McFadden W.O. Brisben Companies, Inc. - 4891 Independence Street . Suite 200 Wheatridge, CO 90233 Dear Scott: April 30, 1997 Staff has reviewed the request for Buffalo Run Apartments Preliminary P.U.D. and offers the following comments: 1. The following comments apply to the plat: A. The right-of-way and the utility easements need to be rounded off at the corner of Lemay and Lincoln and at the corner of Lincoln and 12th Street. B. The plat should indicate the dedication of 15 feet wide utility easements along Lemay and Lincoln, and 9 feet wide utility easements along 12th Street and the access drive along the south property line. C. If this project is platted before Mulberry/Lemay Crossing, then an. offsite access and construction easement will be needed from Goldberg Properties in order to construct the southerlyaccess drive. D. The building envelopes, and the graphic describing building types, should not be shown on the plat. This information, however, is helpful and should be transferred onto the Site Plan. E. The vicinity map should include a larger geographic area. Please expand the area to include Riverside Drive, Vine Drive, Buckingham Drive, the Buckingham and Andersonville neighborhoods (including Buckingham Park). The vicinity map should also include the City/County boundary. Please include City zone districts and north arrow. 2. Please note that as part of the Final Soils Report, any improvements to Lemay or Lincoln must have associated borings and soils tests. 3. Comments from the Stormwater Utility will be provided to Sear -Brown under separate cover.. Please note, however, that two important comments are repeated here for emphasis. One calls for obtaining an offsite drainage easement and an offsite grading 281 North College Avenue P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 • TDD (970) 224-6002