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HomeMy WebLinkAboutLINCOLN PARK (FORMERLY LINCOLN MIXED-USE PDP), 1110 E. LINCOLN - PDP - 40-94G - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (7)e`- mil.... STAFF PROJECT REVIEW City of of F® JON PROUTY Date: 03/20/2006 LAGUNITAS COMPANIES 3944 JFK PARKWAY, SUITE 12E FORT COLLINS, CO 80525 Jon, Staff has reviewed your submittal for LINCOLN MIXED -USE PDP, 1110 E LINCOLN - TYPE II, and we offer the following comments. At this stage in the process, it appears that we will need to review a set of revised plans prior to scheduling the PDP for Planning and Zoning Board public hearing. In order to make the May 18, 2006 P&Z hearing? agenda deadline, the revised plans need to be submitted to our office no later than April 5` . Please find an attached routing sheet identifying the necessary number and type of plans for distribution. ISSUES: Department: Advance Planning Issue Contact: Clark Mapes Topic: Architecture Number: 83 Created: 3/15/2006 [3/15/06] Buildings A,B, and C are really squeezed tightly with barely adequate frontage and awkward rear patio doors with only awkward opportunities for patios. Could buildings be designed to be shallower and wider to gain a few feet along the frontage? Topic: General Number: 84 Created: 3/15/2006 [3/15/06] Sidewalk along buildings AB&C (westmost buildings, which face east): 1) please extend walk straight north to the street sidewalk. 2) likewise, please extend the sidewalk south and then turn west to skirt the detention pond and connect to Lemay. 41 /2 feet would work. Number: 89 Created: 3/15/2006 [3/15/06] Sidewalk building frontages along buildings AB&C needs detailed attention, in terms of sidewalk, landscaping, and building entrances. The fronts of these buildings are shown very tight, with minimally functional sidewalk squeezed by cars and bikes, and very small landscape beds, would be even smaller if access was shown to all 8 doors per the building design. I enclose photos of this issue along with redlines. 9' sidewalk? With narrow trees, e.g. flowering pear, in cutouts? Number: 90 Created: 3/15/2006 3/15/06 Buildings D-F all have room for generous sidewalk frontage mentioned in comments buildings A-C with trees in cutouts in a wide sidewalk instead of a cramped sidewalk and mulch beds. See redlines and photos. Number: 91 Created: 3/15/2006 [3/15/06] Rear doorways, patios, outdoor space, storage: this needs significant attention. The plans don't reflect the building concept. Can little patios and landscaping be functional? Page 1 Number: 80 Created: 3/14/2006 [3/14/06] Re -configure water main as noted at intersection of Forbes and Santigo. Number: 82 Created: 3/14/2006 [3/14/06] Include updated standard detail for 1.5" and 2" meters. Number: 85 Created: 3/15/2006 [3/15/06] Add general note that all water main shall be D.I.P. installed with polywrap. Number: 86 Created: 3/15/2006 [3/15/06] Check water service sizing. The 1-inch services to Bldgs A, B, C, D, E and F are NOT adequate for the number of living units listed. Number: 87 Created: 3/15/2006 [3/15/06] Show fire lines for the buildings with fire sprinkler systems. Number: 88 Created: 3/15/2006 [3/15/06] Existing City 8-inch water main in Lincoln is D.I.P. not AC. Department: Zoning Issue Contact: Peter Barnes Topic: zoning Number: 5 Created: 6/23/2005 [3/2/06] The depth of the 9 unit building is still not show. [6/23/05] The width of the 9 unit and 8 unit buildings is shown on the site plan. What are the depths of those buildings? Number: 6 Created: 6/23/2005 [3/2/06] It's now shown for some buildings, but not all buildings. [6/23/05] Show the distance from the buildings to at least 1 lot line. Number: 7 Created: 6/23/2005 [3/2/06] Nothing has been shown. [6/23/05] The typical parking stall width is shown. But I don't see the parking stall length(s) shown. Also, need to show the dimension of the various drive aisles. Some are shown, some aren't. For instance, what are the drive aisle widths in the parking lot between building D and F?, and the parking lot serving buildings A,B, and C?, etc. Number: 9 Created: 6/23/2005 [3/2/06] No detail received. [6/23/051 Provide a detail of the swimming pool fence. Please 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. sj ✓J� f Sincerely% G�ti Cameron Gloss, AICP Current Planning Director Page 9 Topic: Stormwater-Drainage Plan Number: 95 Created: 3/16/2006 [3/16/06] At final please provide spillways for all proposed detention ponds. Buildings A, B, C, D and F as well as Buildings 14 and 15 back up to a proposed detention pond, please call out minimum opening elevations for these structures. Please set that elevation at least one foot above the spill elevation from the adjacent detention ponds. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/WW Number: 61 Created: 3/14/2006 [3/14/06] Show location of proposed gas and electric lines. Schedule a utility coordination meeting. Number: 62 Created: 3/14/2006 [3/14/06] the 24-inch water main in Lemay is cathodically protected. Provide note at point of connection and include standard detail. Number: 63 Created: 3/14/2006 [3/14/06] Connect 8-inch water main to the main in the bank site. Show existing utilities on bank site. Number: 65 Created: 3/14/2006 [3/14/06] Show ELCO water line to the north in Lemay on Sht 3 in area where proposed 8- inch main will cross. Pothole ELCO line and design accordingly. Number: 66 Created: 3/14/2006 [3/14/06] Provide plan and profiles of storm sewers showing all water/sewer crossings. Also provide details an all water main lowerings. Number: 68 Created: 3/14/2006 [3/141061 Move north MH on Forbes Street as noted on redlines. Number: 72 Created: 3/14/2006 [3/14/06] Curb stops are to be 1 foot inside the easement line. Make curb stops more visible on plans. Number: 74 Created: 3/14/2006 [3/14/06] Show irrigation taps. Number: 75 Created: 3/14/2006 [3/14/06] Will any buildings have fire lines? Number: 76 Created: 3/14/2006 [3/14/06] Pothole 12-inch ELCO AC water line in Lincoln where proposed 8-inch will cross and design accordingly. Number: 77 Created: 3/14/2006 [3/14/06] Show NWCWD 24-inch main to east property line. Pothole at point where 8-inch main will cross and design accordingly. Page 8 Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Landscape Plan Number: 73 Created: 3/14/2006 [3/14/06] Adjust tree placements where noted to provide separation from service lines. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Plat Number: 94 Created: 3/16/2006 [3/16/06] It seems that the existing storm sewer going north to south across the property has an easement width that is only 10 feet wide. An additional 10 feet should be dedicated to meet the minimum easement width of 20 feet required. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Plat Number: 64 Created: 3/14/2006 [3/14/06] Are Tracts A and B utility easements? It appears that easements will be needed for the water mains which extend to Lemay and to Lincoln. Number: 67 Created: 3/14/2006 [3/14/06] Provide 30 foot easements for all sanitary sewers and 20 foot easements for all water mains Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Stormwater Number: 71 Created: 3/14/2006 [3/14/06] Please provide written documentation from the County regarding the agreed upon release rate. Topic: Stormwater- Pond Release rates. Number: 70 Created: 3/14/2006 [3/14/06] Please make sure all grading is contained within the site. Grading easement will be needed for any off -site grading. It seems that the retaining wall along the southwest portion of the site might infringe on the existing bank site. Please make sure that retaining wall can be built without affecting the bank site. Check for conflict with sewer easement as retaining wall needs to also be kept outside of the 30 foot sewer easement. Topic: Stormwater- utility plans Number: 69 Created: 3/14/2006 [3/14/06] Please make sure the bend in the relocated water line along Lincoln is not placed directly under Pond 3 outlet pipe. Several storm sewers are located such that a conflict with other utilities may occur. A utility coordination meeting is recommended to decide on best possible alignments. Since no storm line profiles were submitted, it is important to check at critical locations and make sure that all storm sewers crossings do not conflict vertically with proposed or existing water lines. Check for elevations at all such crossings. An 18 inch clearance would be ideal. Page 7 The applicant is aware that wetlands delineations were required to be included with this submittal. The wetland delineations must be surveyed and mapped on all relevant drawings (grading, landscape, etc.); this will help to provide accurate information on the size. After reviewing the delineations and responses from the Army Corp of Engineers NRD will be able to provided information on whether or not buffering and protection will be required or if mitigation will be allowed. As a reminder the City of Fort Collins Natural Habitat and Feature Protection Standards in many cases provides a standard of wetland protection greater than federal regulations. Department: Traffic Operations Issue Contact: Eric Bracke Topic: Traffic Number: 96 Created: 3/16/2006 [3/16/06] The Traffic Study is no longer consistent with the application. Please have the TIS revised. Also, I have concerns with the need for auxiliary lanes on Lemay at the temporary connection from the project. This is a congested area and may need the SB left turn and the NB right turn lane. The revised TIS should address this concern. Department: Transportation Planning Issue Contact: Kurt Ravenschlag Topic: General Number: 78 Created: 3/14/2006 [3/14/06] Provide ramps at Forbes Drive and Duff Drive. Number: 79 Created: 3/14/2006 [3/14/06] Remove ramps at Lemay Ave. and Fitzgerald Dr. that cross Lemay Ave. Department: Stormwater-Water-Wastewater Issue Contact: Basil Harridan Topic: Floodplain Comments Number: 93 Created: 3/16/2006 [3/16/06] 1. Because the Dry Creek Flood Control Project will remove this site from the 100-year floodplain, a floodplain waiver is an option that would allow you to not have to complete floodplain use permits and elevation certificates for structures in the 100-year floodplain. A partially completed form is being returned with the comments. Please complete the City Floodplain Waiver Form included and return to Marsha Hilmes Robinson. If you have any questions about this process, please contact Marsha at 224-6036. 2. Even after the Dry Creek Flood Control Project is completed, the entire site will remain in the Poudre River 500-year floodplain. Therefore, there is one regulation that still applies - No critical facilities are allowed. Please see Chapter 10 of City Code for a complete definition of critical facilities. A few examples are: daycare. Gas station, hazardous material storage. 3. Please include a note on the Drainage Plan and in the Drainage Report that "No critical facilities are allowed." Topic: Landscape Plan Number: 97 Created: 3/16/2006 [3/16/06] Please maintain a 10 foot separation between proposed trees and storm sewers whenever possible. If that is difficult to accommodate we would allow a smaller separation on a variance basis. Page 6 desires to continue using two distinct street names, this isn't of concern as well. Should the applicant prefer a single street name though, this should be formally coordinated with the GIS Department as they've formally adopted the addressing role. Number: 112 Created: 3/20/2006 [3/20/06] While a formal round of review before hearing isn't required, an informal submittal addressing concerns raised is needed (needing letters of intent, an updated TIS, etc.) Topic: Landscape Plan Number: 10 Created: 6/24/2005 [3/17/06] The note previously requested doesn't appear to be indicated on the landscape plan. [6/24/05] The landscape plans specifies deciduous trees along Fitzgerald and Forbes in the interim condition. With these trees mostly being located in the future realigned Lemay and Lincoln, there is concern about having to relocate the landscaping. We will however support the use of ornamentals instead of deciduous tree species in these areas. A note on the landscape plans should be placed noting that these particular trees will be relocated with the realignments of Lemay and Lincoln. Topic: Plat Number: 107 Created: 3/20/2006 [3/20/061 Who is to own and maintain the tracts within the development and what are they designated as? Department: Light & Power Issue Contact: Doug Martine Topic: Electric facilities Number: 1 Created: 6/21 /2005 [3/7/06] [6/21/05] The developer will need to coordinate power requirements and locations for pad type electric transformers for the office buildings with Light & Power Engineering (221-6700). Number: 2 Created: 6/21 /2005 [3/7/06] [6/21/05] The electric meters for the residential buildings will need to be 'ganged' together on one end of each building. Gas meters are encouraged to be on the opposite end from the electric meters. Many water services will need to be separated to be to the middle of each building. This will provide locations for gas and electric services and meters. A utility coordination meeting is encouraged. Topic: Landscape Plan Number: 4 Created: 6/21 /2005 [3/7/06] [6/21/05] A revised streetlight plan was sent to VF Ripleyr-. These lights will need to be shown on the landscape plan and street tree locations will need to be adjusted to provide 15 ft. minimum clearance between the trees and lights (15 ft. if the tree is an ornamental). Department: Natural Resources Topic: WETLANDS Number: 60 [3/2/06] THIS SUBMITTAL IS INCOMPLETE! Issue Contact: Doug Moore Created: 3/2/2006 Page 5 I'd like to discuss this design issue further with Traffic Engineering and Transportation Planning -- which is probably best suited at the time of a revised TIS. Topic: General Number: 26 Created: 6/24/2005 [3/17/06] Carried over for reference as this was discussed at staff review. [6/24/051 1 can coordinate a utility coordination meeting, which appears to be a likely request given the layout. Number: 54 Created: 7/8/2005 [3/17/06] Carried over for reference. In addition the local street portion of Buckingham Street is required. [7/8/05] The developer will be required to fund their local street portion costs of Lemay and Lincoln. Included in these costs should be tree relocation costs as noted in ID#10. Number: 98 Created: 3/17/2006 [3/17/06] In checking with Transportation Planning, the development tying into the existing Lemay and Lincoln streets without a sidewalk system along the boundaries of these streets is of concern as the realignment of these streets isn't intended to occur in the near future. The development should be providing for the sidewalk system to standards on both streets abutting the property. In providing the sidewalks, the developer's local street portion that was noted in ID #54 will not need to include sidewalk as part of the obligation. As the sidewalks being installed will at some point be removed with the realignment of the two roads, there will be no street oversizing reimbursement eligibility for the sidewalks. Number: 100 Created: 3/20/2006 [3/20/06] The sight distance easements shown for Santiago intersecting Lincoln heading north and Fitzgerald intersecting Lemay heading south stop at the property boundaries of the development. Sight distance easements are only effective to the extent that the sight distance can be maintained out to the public street. Should the neighboring properties have objects within the line of sight, then the sight distance easements are negated. Letters of intent are therefore needed from the property to east and the Back of Colorado property prior to any public hearing for the project. As commented on #99, I'm not sure if sight distance easements that go offsite of the property will also be needed in the interim condition, requiring additional letters of intent from the same or different property owners. Number: 105 Created: 3/20/2006 [3/20/06] Per 3.6.3(F), development plans are required to provide for public street . connections to adjacent developable parcels. The provide drive aisle connection to the property to the north requires alternative compliance to this section of code as a public street is not being provided. (Transportation would support a drive aisle instead of a street given the limited amount of land available for the parcel to provide a suitable public street). The lack of connectivity to the parcel directly east does not comply with 3.6.3(F) and will need to be addressed. If a public street stub is not proposed and instead a drive aisle is proposed similar to the property to the north, the alternative compliance request will need to be evaluated in greater detail. Number: 106 Created: 3/20/2006 [3/20/06] Technical Services and PFA (Ron Gonzales) looked at the plat and both felt that the Fitgerald Drive and Santiago Lane street system didn't necessarily need two separate street names and one street name could be used for this entire stretch. If the developer Page 4 Department: Engineering Issue Contact: Marc Virata Topic: Construction Plans Number: 11 Created: 6/24/2005 [3/17/06] Carried over for reference. [6/24/05] Ensure that a plat is included and indexed in the construction plan set (can be done at time of mylars). Number: 16 Created: 6/24/2005 [3/17/06] The plat doesn't reflect the need for additional access easement out to Lincoln in the interim condition. [6/24/05] The interim connection of Forbes to Lincoln requires the dedication of an access easement on the plat for the area that crosses a drainage easement. Number: 27 Created: 6/24/2005 [3/17/06] Left as unresolved, though perhaps with a final design and intersection spot elevations, the initial issue raised can be shown to be unfounded. [6/24/05] With the centerline profile of the street turn at Santiago Lane with Fitzgerald Drive remaining a constant .6%, is there a resulting steepening on one side and reduction on the other of cross slopes around the street turn that exceed/don't meet City criteria? Number: 99 Created: 3/17/2006 [3/17/06] The construction plans do not have any information regarding the existing Lincoln and Lemay road alignments to ascertain how the internal streets tie into the road profiles of these two streets. Please provide an existing plan and profile sheet for both streets and include existing striping information. Will striping need to be revised in the interim condition? Will sight distance easements be needed in the interim condition? Number: 108 Created: 3/20/2006 [3/20/06] The construction plans show that with the realignment of Lincoln, a storm sewer manhole will be situated on the flowline of Lincoln. The plans will need to show how a design change such that the manhole is no longer in the future flowline of the roadway. Depending upon the information shown and further discussion, the applicant may be required to perform the construction change with the development, or the construction may be deferred with the realignment of the road and funds collected with the local street portion to include this design change. Number: 109 Created: 3/20/2006 [3/20/06] Please ensure that a signing and striping plan is provided for Lincoln, Lemay, and Buff in the interim and ultimate conditions (as appropriate). Number: 110 Created: 3/20/2006 [3/20/06] Based upon the information provided, the plans were not reviewed (except sanitary sewer) for verification that adequate cover is being maintained between the subgrade of any public street and utility. There may be concerns brought up in the future regarding inadequate cover as additional information is provided. Number: 111 Created: 3/20/2006 [3/20/06] The realigned Lincoln Avenue east of Lemay Avenue is shown as a 4 lane arterial up to the Santiago/Lincoln intersection in accordance with the Master Street Plan. The design however only shows one east bound through lane east of Lemay. Two lanes should preserved to the intersection, where the outside lane could perhaps act as a right turn lane. Page 3 Little non-functional patios may tend to get used for storage - go look at Bull Run at Timberline and Vine. Number: 92 Created: 3/15/2006 Tree stocking is needed in the area of buildings A-F. See redlines. Department: Current Planning Issue Contact: Cameron Gloss Topic: Fire Number: 101 Created: 3/20/2006 [3/20/06] Carie Dann of the Poudre Fire Authority has raised potential issues regarding the site design. Fire lanes providing access to buildings of 3 or more stores must be a minimum of 30 feet in width with a 25 foot inside radius and 50 foot outside radius. Fire hydrants must be provided within 300 feet of each residential unit. Knox boxes will need to be provided. A report indicating swimming pools chemicals proposed for on -site storage will be needed. Please contact Carie at 221-6570 for more information. Topic: Historic Preservation Number: 104 Created: 3/20/2006 [3/20/06] Carol Tunner with the City's Historic Preservation Program requests that the applicant consider ways to relocate, rather than demolish, the exisitng farmhouse if it cannot be incorporated into the development plan. The silos will not likely be movable, but all efforts should be made to recycle the tiles and other construction materials. Topic: Landscape Plan Number: 103 Created: 3/20/2006 [3/20/06] City Forester, Tim Buchanan, offered the following comments and redlined plan: This landscape note should be added to the landscape plan: "The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other suitable method at a rate of at least three (3) cubic yards of soil amendment per one thousand (1,000) square feet of landscape area" Please change the Summit Ash used as a street tree on the plan to a species or variety on the City's Approved Street Tree list. Blenleven Linden (Tilia cordata'Glenleven') would a good and acceptable solution for the Summit Ash. Topic: Post Office Number: 102 Created: 3/20/2006 [3/20/06] Bonnie Ham from the US Postal Service provided the following comment: Centralized delivery using a minimum of 11 centralized box units (industry type III) is required. Revise plan to show the required CBU's located in the public right-of-way or a designated easement. Be advised that the responsibility of purchase and maintaining the CBU's with the concrete pads is that of the owner/developer/builder/HOA. Prior to occupancy within the development, approved mail receptacles must be in place. Delivery Agreement will be in place prior to any delivery of mail. Contact Bonnie Ham, Growth Coordinator, US Postal Service 301 E. Boardwalk, Ft. Collins, CO, phone #225-4130, cell #214-3668, fax # 225-4139. Page 2