HomeMy WebLinkAbout120 CHERRY ST - CHERRY ST STATION PDP AND FINAL PLANS , TYPE I - 09-05 A - CORRESPONDENCE -Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
PDP - Final Compliance
REQUEST FOR A MIXED-USE BUILDING ON A 15,213 S.F. PROPERTY. THE PROPOSED BUILDING INCORPORATES 17 MIXED-USE
DWELLINGS AND 1600 S.F. OFFICE SPACE. ZONING IS CCR, COMMUNITY COMMERCIAL, POUDRE RIVER DISTRICT.
Project Type:
Project Desc:
File ID: 09-05/A Planner: Anne Aspen DMS Project Num: CP051668
ID Topic Issue Status Round Comment By Initial Date
1 Zoning [6/28/05] I didn't see a letter from Waste Management in the resubmittal.
However, it appears that the new trash location is at grade rather than in the
parking garage, and it appears to be accessible. Therefore, I'm ok without
the letter.
[3/3/05] Applicant should provide letter from trash hauler, wherein the trash
hauler agrees that a truck can "back down the basement access ramp" as
stated in General Note #8.
Resolved 1 Peter Barnes 03/03/2005
2 Zoning [6/28/05] The removal of the tandem spaces is noted. The typical parking
stall depth shown on the parking plan is only 17.5', but the code requires an
18' stall depth for long term residential parking. The 26' drive aisle exceeds
the minimum 24' required, so there is a little extra room to make up the
difference. However, the dimensioned parking platform lift detail would seem
to preclude SUV's, minivans, or any vehicle with a roof-mounted rack from
parking on these platforms due to the height restriction. Therefore, unless
the tenants are restricted from owning such vehicles, I would think that there
may not be enough usable parking spaces to meet the demand, and while 28
spaces are shown, I doubt that there are the required 27 parking spaces in
reality. One other parking related note - the parking data on Sheet 1 of 10
states that 31 spaces are required. Actually, 27 parking spaces are required.
[3/3/05] Since there is very little room in the basement parking lot to "shuffle"
cars around to get to the buried tandem spaces, I question the usefulness of
having them, especially the tandem spaces that are 3 deep. I would
recommend that the parking modification not be approved. For instance, If
someone wants to leave or access space #7 at the same time that someone
is trying to leave from space #T-2, they may have a considerable wait to get
to or from space #7. They may need to reduce the number of dwelling units.
Resolved 1 Peter Barnes 03/03/2005
3/7/2011 Page 1
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
3 Zoning [3/3/05] Label the street on the plans. Is parking allowed on Cherry in this
block? If not, where are customers and employees going to park? Even
though we don't require parking for commercial uses, we should be
concerned if there is not adequate street parking.
Resolved 1 Peter Barnes 03/03/2005
4 Zoning [3/3/05] Show building footprint dimensions on site plan. Resolved 1 Peter Barnes 03/03/2005
5 Zoning [3/3/05] Where are the 6 bike parking spaces referenced in the parking
notes?
Resolved 1 Peter Barnes 03/03/2005
6 Zoning deleted Resolved 1 Peter Barnes 03/03/2005
7 Zoning [3/3/05] Dimension property lines on site plan. Resolved 1 Peter Barnes 03/03/2005
8 Zoning [3/3/05] General note #9 discusses the building height criteria found in
3.5.1(G)(1)(a). Have they also submitted the shadow and visual analysis
required by 3.5.1(G)(1)(b)?
Resolved 1 Peter Barnes 03/03/2005
9 traffic [3/3/05] Access to the site is going to be difficult. The developer should
assume that a right-in/right-out access will be allowed on Cherry Street - not
full movement.
Active 1 Eric Bracke 03/03/2005
10 Utilities [3/7/05] If the developer chooses to jack/bore conduits across Cherry St., the
bores will need to be one 4" and one 2" conduit, a minimum of 36" deep, and
be inspected by Light & Power at the time of installation. Normally these
facilities would be installed by the Utility at the developer's expense. It is
acceptable for phone and/or CATV to be in the same trench/bore with
electric.
Resolved 1 Doug Martine 03/07/2005
11 Utilities [12/30/05]
[3/7/05] Light & Power will need electrical load information. This includes a
Commercial Electric Service Information (C-1) form for each commercial
service, including one for any fire pump if required, and the electric service
size for each residential unit, typically 150 amps or less, or 200 amps.
Residential units must be individually metered.
Active 1 Doug Martine 03/07/2005
3/7/2011 Page 2
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
12 Utilities [12/30/05]
[3/7/05] The parking garage drawing shows an elevator. Although the
response from Conceptual Review comments states that 3 phase power will
not be required, virtually all elevators do require 3 phase power. Also, the
parking platform lifts may require 3 phase power. Additional costs to the
developer will be incurred to bring 3 phase from appx. 300 ft. south of Cherry
St.
Active 1 Doug Martine 03/07/2005
13 Utilities [12/30/05]
[3/7/05] If a fire pump is required, close coordination with Light & Power
Engineering is encouraged while the building is still in the design stage.
There are issues that can substantially affect the monthly power cost to test
and operate a fire pump.
Active 1 Doug Martine 03/07/2005
14 Utilities [3/7/05] A streetlight plan has been sent to Anne Aspen via inter-office mail
for forwarding to the applicant. Street tree locations may need to be modified
to provide required clearance between trees and streetlights.
Resolved 1 Doug Martine 03/07/2005
15 General [3/7/05] The drawings show this addressed as 100 Cherry St., but the project
comment sheet identifies it as 120 Cherry St.
Active 1 Doug Martine 03/07/2005
16 Zoning [3/16/05] The property does need to be platted. The original legal description
is just that of a metes and bounds.
Active 1 Jenny Nuckols 03/16/2005
17 Zoning [3/16/05] The following reviewers indicate that they have no problems or
concerns with this project: Park Planning, Streets and Water Conservation.
Active 1 Anne Aspen 03/16/2005
18 Zoning [3/16/05] Building inspection forwarded me comments which I will include in
your redline packet.
Active 1 Anne Aspen 03/16/2005
19 Zoning [3/16/05] Xcel Energy comments that:
+ PSCO has an existing 1 1/4" PE gas main that lays approximately 11' east
of the west property line off College Ave. between Cherry and Maple St. new
sidewalk and streets.
+PSCO will need a city of Fort Collins permit to open up College and tap main
and pothole Cherry St. to enable PSCO to directional bore across Cherry St.
Active 1 Anne Aspen 03/16/2005
3/7/2011 Page 3
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
20 General [3/17/05] The site plan (Sheet 2 of 8) and construction plan set do not
coordinate with regards to the pedestrian space in front of the building along
Cherry Street. The site plan shows hatching that implies east of the new
driveway, existing sidewalk is to be removed and replaced with a larger
decorative sidewalk hatching up to the building. The construction plan set
shows the existing concrete sidewalk remaining with a decorative type of
brick walk behind the existing sidewalk. Please clarify the intent of the new
and proposed pedestrian area and if new additional sidewalk is proposed
within right-of-way that is not standard concrete, who will be maintaining this
(DDA?)
Resolved 1 Marc Virata 03/17/2005
21 General [3/17/05] The portion of the stairwell component along Cherry that extends
into right-of-way is of issue. These permanent structures are not allowed in
public right-of-way and should be shifted to the north to place everything
(including footers for the retaining wall) outside of right-of-way.
Resolved 1 Marc Virata 03/17/2005
22 General [3/17/05] The infiltration planter boxes being located in right-of-way are
problematic. The City Engineer is willing to allow this but there are some
general concerns. The 1 foot drop in height from the surrounding grade to
the planting area (as specified on the detail sheet 7 of 7 for the construction
plan set) is a safety concern being located within a pedestrian plaza and
adjacent to the existing walk. Tree grates should be provided to eliminate
the issue of the grade change. If the "proposed plantings" shown in the detail
is intended in addition to the street tree, I'm not sure if plantings can be
selected that would grow through the tree grates? In lieu of tree grates, we
may consider design alternatives of a barrier curb with notches to allow
drainage to pass through, but the use of tree grates to prevent the 1 foot drop
is preferred.
Also, please ensure that the depth of the cut-off wall(s) for the planter boxes
is at minimum three feet deep to reduce potential issues of the drainage
affecting the pavement subsurface.
Resolved 1 Marc Virata 03/17/2005
23 General deleted Active 1 Anne Aspen 03/18/2005
24 General deleted Active 1 Anne Aspen 03/18/2005
25 General deleted Active 1 Anne Aspen 03/18/2005
3/7/2011 Page 4
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
26 General deleted Active 1 Anne Aspen 03/18/2005
3/7/2011 Page 5
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
27 General [7/5/05] The revised plan addresses the safety of the pedestrians and
provides for backing movements but it still does not meet the LUC criteria for
safety, convenience and efficiency. Please note Cameron and Peter's
comments on the subject. Staff would like to meet with you and your parking
consultants about potential solutions. Staff to be included are Cameron,
Anne, Marc, Peter and Dave.
[3/18/05] There are interesting ideas in your parking scheme. The platform
lifts are a great solution to some of your parking constraints. But taken
together, all of the minimally standard and substandard aspects you propose
in your parking lot do not meet the intent of the Land Use Code as spelled out
in Section 3.2.2(A). The lot is not safe, efficient or convenient for the users.
+ About half of the stalls are dimensioned with the smallest measurements
allowable as defined in long-term parking which is allowable for residential
parking. Thirteen spaces are lift style, twelve spaces are triple tandem style,
and four spaces are double tandem style. The parking requirement for the
proposed 18 units, 16 of which are 2 bedroom and two of which are 1
bedroom is 31 spaces.
+ With 31 spaces total, 2 handicap spaces are required by 3.2.2 (K)(5)(d).
Only one handicap accessible space is shown.
+ There is no provision for any guest parking. This is not a specific
requirement of the Code.
+ As Zoning surmises elsewhere in this comment letter, with the high number
of cars in tandem and the limited maneuvering space, and the likelihood that
most residents will come and go according to a regular work schedule, there
is not sufficient room for safe, convenient and efficient access to parking in
this configuration with this many units. Also, since all of the units are
declared to be 1 or 2 bedroom, the triple tandem spots are problematic in that
no one neighbor would control all three spots, so one neighbor would have to
call another neighbor (or two) to jockey cars in the morning. The applicant
has stated that the triple spaces would not be split up among neighbors. If
this is the case, these extra spaces should not be counted, even if the
modification were approved, towards the required number of spaces.
+ There is a lack of sufficient backing space for spaces 5-18. It is likely in
this scheme that the spaces would be full since so few are provided and that
Active 1 Anne Aspen 03/18/2005
3/7/2011 Page 6
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
backing for the 13 spaces numbered 5-18 would occur in the handicap
loading area which also serves as the only pedestrian access from the
parking to the units, which is clearly not safe, efficient or convenient.
+ Though the plans are unclear as to exactly how many units are to be
provided and whether there will be commercial space, there are no
commercial or retail parking spaces offered or space for employees. Several
of the intended commercial uses listed on the cover page would functionally
need a drop-off or loading zone which is not provided on site.
Because the proposed parking scheme as described in the submittal impairs
the intent of the Land Use Code in that it is not safe, efficient or convenient,
Staff will not support the modification.
28 General [3/18/05] There are no bike facilities shown on the site plan. The developer
is required by LUC 3.2.2.C(4) to provide for bike facilities for at least 5% of
the number of parking spaces. Additional requirements are laid out in the
following three sections.
Active 1 Anne Aspen 03/18/2005
29 General [7/5/05]
[3/18/05] No photometrics were submitted with this project. A lighting plan
with photometrics will be required in accordance with LUC 3.2.4(B) and C.
Design standards that must be adhered to follow in Section (D).
Active 1 Anne Aspen 03/18/2005
30 General deleted Resolved 1 Anne Aspen 03/18/2005
31 General deleted Resolved 1 Anne Aspen 03/18/2005
32 General deleted Resolved 1 Anne Aspen 03/18/2005
33 General deleted Resolved 1 Anne Aspen 03/18/2005
34 General [3/18/05] There is not sufficient information to determine safety of pedestrians
where the streetscape intersects with the drive ramp into the parking garage.
Please add information on where the ramp starts to the site plan and indicate
clearly what happens on the edges of the ramp. Is it a curb? Is it a low wall?
Active 1 Anne Aspen 03/18/2005
35 General deleted Resolved 1 Anne Aspen 03/18/2005
3/7/2011 Page 7
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
36 General [3/18/05] Please refer to redlines for additional comments. Please return
redlines when you resubmit.
Active 1 Anne Aspen 03/18/2005
37 Building Elevations [3/18/05] Sheet 6 of 8 showing the east elevation does not indicate the
proposed stairwell entrance on the south side of the building.
Resolved 1 Marc Virata 03/18/2005
38 General [3/18/05] A utility coordination meeting might be beneficial to discuss utility
servicing on site as well as getting utilities to the site considering railroad lines
surround the property on two sides.
Resolved 1 Marc Virata 03/18/2005
39 General [3/18/05] The plans (site plan, construction plan, landscape plan, and
drainage exhibit in the drainage report) do not indicate what is to occur in the
right-of-way west of the proposed driveway entrance to the parking garage.
Is this to be left in the current condition? Why not provide turf and street
trees?
Resolved 1 Marc Virata 03/18/2005
40 General [3/18/05] Given that there is no parking allowed along Cherry Street, I
question how a modification to reduce the number of residential parking
spaces can be supported. The Policy Statement CCD-1.19, cited in the
modification request notes that in reducing parking standards, "on-street
parking should be maximized", which can't be provided here given the
configuration of Cherry Street. In my view, this citation weakens the
argument to support the modification as no on-street parking exists for quite a
distance from the property. Given the limited parking for the residents and
guests (even if the modification were denied), the follow note should be
added to the site plan and plat:
Parking Note:
Initial buyers of the development will be notified that they are buying into a
configuration with limited (or no) guest and overflow parking, that households
with more than two cars will have very limited on-site parking, and that the
City accepts no responsibility to solve the parking problem at any point in the
future.
Resolved 1 Marc Virata 03/18/2005
3/7/2011 Page 8
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
41 General [3/18/05] While the LUC has a maximum parking requirement for
commercial, it seems appropriate to question where drop off and pick-up of
patrons and/or employees, as well as load and unload items for delivery.
100% in total transit, bike, & pedestrian with 0% vehicular appears unrealistic.
As an example, will the child and dog care uses specified for this building
expect to see patrons drop off their child and/or dog via bike, transit, or
walking and not by way of vehicle? How will postal delivery service function?
Where will a pizza delivery vehicle/UPS park? It seems appropriate to look
into providing additional inset widening for drop-off, another possibility is to
provide satellite parking (Taco John's parking lot?)
If the manner in which drop offs and deliveries are handled is by stopping on
Cherry Street, this is of concern considering it blocks a through lane of traffic.
If the driveway/ramp down to the parking garage becomes the default, having
vehicles back-up onto Cherry Street against the flow of traffic is also
problematic.
Resolved 1 Marc Virata 03/18/2005
42 General [3/18/05] While a soils report was not submitted and not required through
Engineering, it seems odd that one isn't being done at this time given the high
groundwater in the area (the Block 33 soils report indicated finding
groundwater in various locations at depths as high as 6.5 feet below the
existing surface) and the use of a below grade parking structure and
infiltration planter boxes in the right-of-way. Also, with the site being next to
two railroad lines, wouldn't there be a benefit in conducting a soils
investigation now if there may be some underground contamination?
The construction of the parking garage and any potential associated
dewatering will need to designed in such a way that groundwater is not
discharged onto public right-of-way. Any attempts to dewater the site should
be verified that the groundwater is not contaminated or that another party has
groundwater rights.
Resolved 1 Marc Virata 03/18/2005
43 Utilities [3/20/05] Change the water main across Cherry to an 8-inch through the fire
hydrant swivel tee and fire line valve.
Resolved 1 Roger Buffington 03/20/2005
44 Utilities
[3/20/05] Reconfigure the fire hydrant/fire line arrangement as shown on the
redlines.
Resolved 1 Roger Buffington 03/20/2005
3/7/2011 Page 9
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
45 Water/WW [1/24/06] Re-align 8-inch connection directly south across Cherry Street to
avoid vicinity of railroad signals, etc.
[3/20/05] Field locate the 8-inch water main in Cherry and revise plans to
reflect the actual location and alignment. This may affect the tie-in of the
proposed water main.
Active 1 Roger Buffington 03/20/2005
46 Utilities [3/20/05] Add note to core drill existing manhole for sewer service
connection.
Resolved 1 Roger Buffington 03/20/2005
47 Water/WW [1/24/06]
[3/20/05] Provide copy of the railroad permit for the sewer service crossing.
Railroad may need a detail of the crossing showing casing etc.
Active 1 Roger Buffington 03/20/2005
48 Water/WW [1/24/06]
[3/20/05] Run-off from driveway ramp may NOT discharge to the sanitary
sewer.
Active 1 Roger Buffington 03/20/2005
49 Water/WW [1/24/06]
[3/20/05] Provide water demand/water service sizing calculations.
Active 1 Roger Buffington 03/20/2005
50 Water/WW [1/24/06]
[3/20/05] What uses will be allowed in the commercial space? Separate
water/sewer services normally required for the commercial and residential
uses.
Active 1 Roger Buffington 03/20/2005
51 General [3/22/05] There appears to be no provision for the required amount of bicycle
parking provided with this submittal. Please refer to LUC section 3.2.2 C 4
(a,b,&c) for specifics regarding the number of spaces required, as well as
general guidelines to assist you in siting bicycle parking on this site.
Resolved 1 David Averill 03/22/2005
52 General [3/22/05] Please provide more detail on how the applicant proposes to
provide crossing priority for pedestrians at the entrance to the underground
parking structure. This appears to be a potential point of conflict between
peds using the sidewalk and vehicles that are exiting/entering the garage and
will need some attention.
Active 1 David Averill 03/22/2005
53 General [3/22/05] In reference to Engineering Staffs comment above (#22) Please
keep transportation planning abreast of any changes to the planter box
design in the public ROW. Thanks.
Resolved 1 David Averill 03/22/2005
3/7/2011 Page 10
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
54 General [3/22/05] In general, I have concerns regarding the proposed parking
amounts as well as the configuration of said parking with this submittal. I
look forward to the applicants response(s) to comments 27, 40, and 41 from
other departments.
Resolved 1 David Averill 03/22/2005
55 Drainage [3/22/05] Please provide a calculation and a narrative showing that the
developed undetained flows from the site going to the north do not exceed
historic runoff.
Active 1 Basil Hamdan 03/22/2005
56 Tank Design [3/22/05] It seems that with the current design the tank will be partially filled
constantly, please provide a drain that is can be connected to the outlet in
order to make sure that the tank is empty on a regular basis.
Please provide a design that would minimize the potential for clogging of the
outlet structure, since the orifice is so small.
Active 1 Basil Hamdan 03/22/2005
57 Infiltration Boxes [3/22/05] Please specify to what depth will the gravel be carried in the
infiltration boxes, cut-off wall should extend at least 3 feet below the tree
grade planting level in order to make sure that infiltration will not affect road
base. Please show that the underlying soil is pervious enough to percolate in
order to make sure that these boxes will not cause any damage to the
roadway by directing flows toward the street subgrade.
Active 1 Basil Hamdan 03/22/2005
58 General [3/22/05] Please remove any indication of a street number for the project on
the drawings. The project will be assigned a Cherry Street address upon
completion of the final plan. All drawings should only be titled "Cherry Street
Station".
Resolved 1 Marc Virata 03/22/2005
59 General [3/23/05] Referring back to #41, with the lack of parking being provided for
the commercial uses (which meets code), Transportation Services would like
to receive written confirmation from the Developer that the proposed design
lacking commercial parking is the Developer's decision and that the
Developer acknowledges that the City shall be under no obligation to provide
parking for the development at any point in the future.
Resolved 1 Marc Virata 03/23/2005
3/7/2011 Page 11
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
60 General [7/5/05] At the time of finalizing comments, verification of the pork chop
median design with Traffic has not taken place. This will be verified and if
any concerns exist, can be worked out after a public hearing. Please note
that the access ramp design at this driveway entrance will likely need to be
refined, but can be addressed after a public hearing.
[3/23/05] Per the City's Traffic Engineer, the entrance design shall include
construction of a porkchop/channelization median to direct access as
right-in/right-out to the extent possible.
Resolved 1 Marc Virata 03/23/2005
61 General [7/5/05] This was only shown apparently by way of right-of-way/easement
widths, not as constructed. Please ensure this is reflected on the plans,
including the associated curb and gutter along the south side of Cherry
Street.
[3/23/05] Please ensure the site and construction plans show properties and
access points across Cherry Street. The driveway for Taco John's is not
evident on the construction plans.
Resolved 1 Marc Virata 03/23/2005
62 General [3/23/05] Need photometric plan to evaluate lighting and landscaping. Active 1 Joseph Gerdom 03/23/2005
63 Ramp Elevation [3/24/05] The ramp only has a 0.2 feet rise from the flowline elevation before
starting to go down to the garage level. Please make sure that the ramp has
a more pronounced rise before starting to go down to the garage elevation in
order to make sure that no street flows would enter the garage. A minimum
6" rise is required or more depending on depth of flow in the gutter.
Active 1 Basil Hamdan 03/24/2005
64 fire [7/11/05]
The Poudre Fire Authority has reviewed this submittal from various aspects of
safety. The PFA CANNOT support this proposed edifice for the following
reasons:
1. this triangular shaped bldg has railroad tracks on two of its facades. As
such, there is no access available for aerial operations to be conducted within
a safe distance margin.
2. the resticted height of this edifice allows for sprinklers and standpipes, but
does not allow for the requirements of all the necessary fire engineered
systems of a high-rise bldg.
This presents additional burdens on firefighters.
3. there is not sufficent working space on Cherry St for the full complement of
response vehicles to properly and adequately stage to conduct a safe
operation.
Active 1 Ron Gonzales 03/25/2005
3/7/2011 Page 12
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
65 General [3/25/05] Representatives of Transportation Services discussed the Cherry
Street design and it was fully agreed (including Traffic Engineering) to allow
inset parallel parking (not diagonal parking) along Cherry Street. The inset
parking area will need to be used EXCLUSIVELY for pick-up/drop-off &
loading/unloading operations and will need to be designated as such (no
designated parking spaces will be allowed, even short term). Furthermore,
Transportation Services is generally concerned if the project were to proceed
without providing the inset parking as vehicles would otherwise be utilizing the
bikelane and travel lane for parking/drop-off/pick-up maneuvers. The start of
the transition on the east side to provide the inset parking shall occur in front
of the property, not in front of the railroad property. This inset parking does
not need to "bump-out" prior to the driveway leading to the parking garage;
the inset area can continue into the driveway per the City's Traffic Engineer.
Resolved 1 Marc Virata 03/25/2005
66 General [3/25/05] The comment was raised at staff review from Advance Planning
suggesting moving the location of the street trees adjacent to the street.
Should this design be utilized instead of the present proposal of putting the
trees behind the existing attached sidewalk, Engineering may have additional
concern and comments with regards to #22 as this change will result in the
infiltration planter boxes being directly adjacent to the flowline of the street
which raises pavement maintenance and degradation concerns that are
minimized in the present design with the sidewalk separation. This comment
applies whether street trees are adjacent to inset parking or bikelanes.
Resolved 1 Marc Virata 03/25/2005
67 General [1/18/06]
[7/5/05] No further commments. Please route all future submittals.
Active 2 David Averill 07/05/2005
3/7/2011 Page 13
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
68 Erosion Control [1/23/06]
Second Review
January 23, 2006
1. There is still no legend on the plan indicating BMPs being utilized.
2. There is still no clear indication where seeding/straw mulching mentioned
in the report and calculations is to be utilized, or what is to become of the
disturbed area of the outfall sanitary sewer northwest of the BNSF railroad.
[7/5/05]
Sediment/Erosion Control Plan Comments
Cherry Street Station
July 5, 2005
1. The Grading and Erosion Control Notes on plan sheet #2/7 are
incorrect, please delete and replace with the correct notes.
2. What will protect Cherry Street from pipeline and other constructions
there until hard surfaces are installed?
3. There should be a legend on the erosion control sheet to indicate the
BMPs being used.
4. What protection is being provided for the sewer connection on the
northwest side of the BNSF railroad tracks?
5. Seeding and mulching is mentioned as a BMP in the report, where is this
on the plan?
6. Seeding/mulching costs in the surety calculation are outdated, please use
current costs.
Active 2 Basil Hamdan 07/05/2005
69 General [7/5/05] Have letters of intent been received from the offsite property owners
where utility work is shown? The sanitary sewer connection north of the site
and the gas connection to the southeast are in areas that may need
easements (the gas connection has no information as to where it is in the real
and legal world, (curb and gutter, sidewalk, easement/private property, etc.)
Resolved 2 Marc Virata 07/05/2005
3/7/2011 Page 14
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
70 General [7/5/05] The revised parking area design does not adequately address staff's
previous concerns about safety and convience for users. In particular, parking
spaces 7-10 and 13-22 cannot accommodate safe backing and turning
manuevers required for standard-sized vehicles (dimensions as noted by the
applicant on submitted plans). Staff acknowledges inclusion of a "backing
turn aournd area" on the parking plan in an attempt to address this issue, but
the safety and convenience concerns remain.
Active 2 Cameron Gloss 07/05/2005
71 General [7/6/05] If you choose to provide some of your parking in a satellite lot across
Cherry, you may need to provide for the safe crossing of Cherry.
Active 2 Anne Aspen 07/06/2005
72 General [7/6/05] In order to go to hearing, you will need to accomplish the following
prior to scheduling: design an acceptable parking scheme; produce LOI's for
offsite easements; show the south side of Cherry including the gasline tie in,
etc.; and apply for and be accepted for a variance for the south frontage
storm water to not be treated. Also, all of this hinges on PFA's support of the
project.
We will verify that Eric finds the prokchop design acceptable.
Active 2 Anne Aspen 07/06/2005
73 General [7/6/05] It is not clear on the floor plans where the commercial space is for
the internet service provider. Please call out.
Active 2 Anne Aspen 07/06/2005
74 General [7/6/05] All lighting must be fully shielded/have full cutoff. The specs for
luminaire B are unclear. How will it be mounted, what's wattage, what's the
LLF, needs to be full cutoff. All calculations should be based on an LLF of
1.0.
Active 2 Anne Aspen 07/06/2005
75 General [7/6/05] Provide the legal description on the cover page. Active 2 Anne Aspen 07/06/2005
3/7/2011 Page 15
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
76 General [7/6/05] Carl Jenkins of the USPS responds that:
"Centralized delivery of a minimum of 2 cetralized box units (one industry type
III and one industry type I) are required. Revise plan to show the required
CBU locations as approved by the USPS. In all cases, the CBUs must be
located in the public right-of-way or a designated easement. Be advised that
the responsibility of purchase and maintaining the CBUs with the concrete
pads is that of the owner/developer/builder/HOA. Prior to occupancy within
the development, approved mail receptacles will be in place. Delivery
agreement will be in place prior to any delivery of mail. Contact Carl Jenkins,
Growth Coordinator, US Postal Service, 301 Boardwalk, Fort Collins, CO or
phone (970)22-4130 for more information."
Active 2 Anne Aspen 07/06/2005
77 General [7/6/05] John Hamburg of Comcast comments that:
"Comcast will need developer to provide a 2" conduit from the west under the
railroad tracks. We also need a dedicated utility easement outside of road
right-of-way along south side of proposed project.
Active 2 Anne Aspen 07/06/2005
78 General [7/6/05] Wally Muscott comments that though a plat is not required for this
project, it is highly recommended to avoid boundary conflicts in the future.
Active 2 Anne Aspen 07/06/2005
79 General [7/6/05] LUC calls for min of 1.0fc for building surrounds. Also, all of ramp
should be at 1.0fc and trash enclosure should have min of 0.5 fc for all sides.
Active 2 Joseph Gerdom 07/06/2005
80 Utility Plans [7/7/05] Please call out the size and type of all storm lines on the utility and
grading plans.
Active 2 Basil Hamdan 07/07/2005
81 Variance Request [7/7/05] Please submit a variance request for the sidewalk area in front of the
building not to have water quality treatment. This can be done in the
drainage report.
Active 2 Basil Hamdan 07/07/2005
82 Drainage Plan [7/7/05] Please show basin areas on the drainage plan, provide a hydrology
summary table as well as a detention summary table.
Active 2 Basil Hamdan 07/07/2005
83 Maintenance of line
in the sidewalk area
[7/7/05] The City typically maintains the pipes that are in the rights of way.
However, since the lines in the sidewalk area will not be to typical City
standards (minimum of 15", RCP) the City will not agree to maintain these
lines, especially, since the HDPE line, is the outlet for the site's private
detention facility. Please add a note stating that owner/developer shall be
responsible for the maintenance of these lines.
Active 2 Basil Hamdan 07/07/2005
3/7/2011 Page 16
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
84 Tank Design [7/7/05] Please modify the tank design such that the tank does not hold
water on a regular basis.
Active 2 Basil Hamdan 07/07/2005
85 General [7/8/05] A variance request will be required for grade of the driveway into the
parking garage in accordance with the criteria in LCUASS Figure 8-17. Given
the nature of the design, a variance request can be supported, the request
should be sent for approval and evaluation prior to a hearing for the project.
Resolved 2 Marc Virata 07/08/2005
86 Perimeter Drain
System
[1/30/06] In discussing the information provided within Engineering, the note
on the plan and subsequent drain detail spec will not suffice. An actual
design of the perimeter drain system is needed with the construction
drawings from the engineer to establish a design. Should during the course
of building design the drain system as proposed needs to be altered, a
revision to the drawing will be needed.
[7/8/05] The construction drawings will need to show how the perimeter drain
system noted in the soils report will outlet (how it ties into the storm system).
Active 2 Marc Virata 07/08/2005
87 General [7/11/05] Elimate the proposed fire hydrant on site. Maintain 10 feet of
separation between the water services and thrust blocks.
See site, landscape and utility plans for other comments.
Resolved 2 Jeff Hill 07/11/2005
88 Trash Enclosure [12/30/05] The proposed Trash Enclosure does not provide the required
adequate space to meet the Trash and Recycling Enclosure standard (3.2.5
LUC) and will need to be redesigned. The proposed enclosure provides only
54.82 square feet the requirement for 15 dwelling units (not including the
small commercial space) is 125 square feet. Please refer to the City of Fort
Collins Guidance Document, Trash and Recycling Enclosures - Design
Considerations, August 2004 available on line at
http://www.fcgov.com/recycling/pdf/enclosure-guidelines0804.pdf.
Active 3 Doug Moore 12/30/2005
89 Utilities [12/30/05] All electric meters must be accessible without access key or an
escort. Residential units must be individually metered.
Active 3 Doug Martine 12/30/2005
90 fire [1/20/06] PFA supports the proposed structure if it includes a Code-approved
high-rise package of engineered systems, minus a fire pump and standpipe
provisions. However, a fire pump shall be included if the city water pressure is
not adequate enough to support the automatic fire-sprinkler system.
Active 3 Carie Dann 01/20/2006
91 Site Data [1/24/06] Please identify the site in your vicinity map. Active 3 Anne Aspen 01/24/2006
3/7/2011 Page 17
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
92 Site Data [1/24/06] Remove General Note number 14. All proposed lighting must be
shown on the lighting plan.
Active 3 Anne Aspen 01/24/2006
93 Parking Plan [1/24/06] The parking platform lift detail still shows standard smaller cars with
no roof racks or cargo boxes. The lift must be sized to accommodate the
kinds of cars that are likely to be parked here, including SUVs, cars with
racks and cars with cargo boxes. Revise this detail to comply with the
condition of your approval.
Active 3 Anne Aspen 01/24/2006
94 Parking Plan [1/24/06] Minor redlines on plans. Active 3 Anne Aspen 01/24/2006
95 Landscape Plan [1/24/06] Why are there no trees on the east side of the building behind the
water quality tank? There is room for at least one tree.
Active 3 Anne Aspen 01/24/2006
96 Landscape Plan [1/24/06] Since there are utility lines on the west Cherry Street frontage that
prevent a street tree close to the curb cut, please provide a tree just west of
the 8-10 foot utility line separation to make up for the loss and provide
needed shade tree canopy.
Active 3 Anne Aspen 01/24/2006
97 Lighting Plan [1/24/06] Please call out finishes once chosen or add a note to the lighting
plan that states that finishes will be anodized or otherwise coated to minimize
glare.
Active 3 Anne Aspen 01/24/2006
98 Lighting Plan [1/24/06] Dalen Wintermute of BNSF RR comments as follows:
"Please confirm that the project will not result in any drainage onto BNSF
property. A chain link or wrought iron fence, a minimum of 6 feet in height be
constructed along the northwesterly boundary of the property (adjacent to
BNSF Railway Company property)."
Active 3 Anne Aspen 01/24/2006
99 Architecture Plan [1/24/06] There are no details of the trash enclosure elevations on the
architecture plans. Please add. Materials and styling of the trash enclosure
needs to blend with the architecture of the building.
Active 3 Anne Aspen 01/24/2006
100 Architecture Plan [1/24/06] The following departments or agencies do not have any issues or
concerns with the proposed: Water Conservation and Park Planning.
Active 3 Anne Aspen 01/24/2006
3/7/2011 Page 18
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
101 Architecture Plan [1/24/06] Comcast comments as follows:
"Comcast Cable of Fort Collins will need Developer to provide a 2" conduit
from communications room to exterior of building. This conduit will be for
Comcast sole use of our facilities to service this project. Thank you.
Active 3 Anne Aspen 01/24/2006
102 Architecture Plan [1/24/06] Len Hilderbrand of Xcel comments that they have no issues or
concerns with the proposed, but developer needs to contact Xcel for estimate
to extend gas main and service.
Active 3 Anne Aspen 01/24/2006
103 Drainage [1/24/06] Please add a note to the grading plan stating that the maintenance
of the 6" HDPE pipe in the sidewalk is the responsibility of the HOA of this
building.
Active 3 Basil Hamdan 01/24/2006
104 Water/WW [1/24/06] Show and note thrust blocks at all fittings on water mains. Active 3 Roger Buffington 01/24/2006
105 Water/WW [1/24/06] Provide elevations to determine if there will be a conflict between
sewer service and the NWCWD 24-inch water main.
Active 3 Roger Buffington 01/24/2006
106 Water/WW [1/25/06] List the elevation of the sewer service at the point of connection to
the existing manhole.
Active 3 Roger Buffington 01/25/2006
107 Water/WW [1/25/06] Meter pit detail has been updated. Provide email address and we
will sent it to you.
Active 3 Roger Buffington 01/25/2006
108 Water/WW [1/25/06] See utility plans for other comments. Active 3 Roger Buffington 01/25/2006
109 Stormwater- floor
drain and subdrain
tie in to storm
system
[1/27/06] Please indicate how the floor drains in the basement as well as the
perimeter drains will be tied to the line feeding into the water tank.
Active 3 Basil Hamdan 01/27/2006
110 Stormwater- tank
structural design
[1/27/06] Please add a note to the site plan indicating that the the water tank
will require a building permit to be issued prior to construction to include a
structural design for the tank.
Active 3 Basil Hamdan 01/27/2006
111 Stormwater-Plat [1/27/06] Please provide a drainage easement for the area where the tank is
to be located.
Active 3 Basil Hamdan 01/27/2006
3/7/2011 Page 19
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
112 General [1/30/06] The proposed utility easement along Cherry Street appears to be
situated such that the stairwell entrance into the building will lay over the
easement. This is somewhat problematic in that there is no encroachment
permit mechanism in place for items in a utility easement. The utility
easement will need to be defined in three dimensions vertically (which relates
to ID 113). The affected utility providers will need to sign the plans indicating
their acceptance of this compromised utility easement and the impact of
having a structure over the easement needs to be verified. The exact
boundary of this easement needs to be verified as private utilities (such as
the underdrain pipe for the tree wells) cannot be within this easement.
Active 3 Marc Virata 01/30/2006
113 Perimeter Drain
System
[1/30/06] The perimeter drain system encroaching onto the proposed utility
easement along Cherry Street is problematic in that we don't have an
encroachment permit mechanism within an easement, only right-of-way. As
with #112, a three dimnesional utility easement appears to be needed to call
out the area below the stairwell and above the perimeter drain system as an
easement and the utility providers need to provide input and acceptance on
this.
Active 3 Marc Virata 01/30/2006
114 Utility Plans [1/30/06] The level of design provided on the plans for the utility connections
south of the site across Cherry Street was discussed at length within
Engineering. With this being the first review of "final" construction drawings,
we will not support the information provided for the various utility connections
as being adequate. Please refer to 25.1.6 of LCUASS requiring field locating
and verifying elevations of all utilities on construction plans. Approximate
location of utilities with field verification after plan approval will not be
accepted.
The boring "designs" shown need to specify profiles and clearances from
other utilities.
Please also note that the plans do not show a storm pipe crossing across
Cherry Street that will cross the gas connection shown across Cherry Street.
Active 3 Marc Virata 01/30/2006
115 Utility Plans [1/30/06] The street cut on Cherry Street for the water main is not shown
correctly per patching standards with the patching needing to be shown at
right angles to the direction of travel. Please expand the patching area.
Active 3 Marc Virata 01/30/2006
3/7/2011 Page 20
Project: 120 CHERRY ST- CHERRY ST. STATION PDP AND FINAL PLANS, TYPE I
ID Topic Issue Status Round Comment By Initial Date
116 Utility Plans [1/30/06] Add the following note: "Limits of street repair are approximate.
Final limits to be determined in the field by the City Engineering Inspector at
the time the cuts are made. All repairs are to be in accordance with City
standards."
Active 3 Marc Virata 01/30/2006
117 General [1/30/06] Please note that the several onsite and offsite easement
dedications are each subject to a transportation development review fee of
$250 each. Please begin the process of exhibits for review of these various
easements.
Active 3 Marc Virata 01/30/2006
118 Utility Plans [1/30/06] HDPE pipe is not allowed in right-of-way. Contech A-2000 is an
acceptable material.
Active 3 Marc Virata 01/30/2006
119 Utility Plans [1/30/06] The underdrain pipe for the tree wells will require an encroachment
permit for its location in the right-of-way. For where it ties into the outlet of
the storage tank, is this area proposed as a utility easement?
Active 3 Marc Virata 01/30/2006
120 Utility Plans [1/30/06] Indicate the amount of street patching proposed with the gas tie in
within the street.
Active 3 Marc Virata 01/30/2006
121 General [1/30/06] The gas tie in shown on the plans is within CDOT right-of-way and
will require a utility permit.
Active 3 Marc Virata 01/30/2006
122 General [1/30/06] Provide evidence of vacation of the CDOT temporary construction
easement prior to any approval of the plans.
Active 3 Marc Virata 01/30/2006
123 General [1/30/06] Provide the permit from the railroad for the utility connection prior to
any approval of the plans.
Active 3 Marc Virata 01/30/2006
124 General [1/30/06] Provide the easement from the City for the utility connection on
Park property prior to any approval of the plans.
Active 3 Marc Virata 01/30/2006
3/7/2011 Page 21