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HomeMy WebLinkAboutHICKORY COMMONS - PDP - PDP110005 - CORRESPONDENCE - (9)Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview October 09, 2012 Troy Jones MTA Planning & Architecture 608 S. Mason St. Fort Collins, CO 80524 Comment Summary: Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: Building Elevations 08/27/2012: When measuring the building height in feet on the elevations, the height must be measured from the average of the finished ground level at the center of all walls of a building or structure to the highest point of the roof surface or structure. (LUC 3.8.17). Please ensure for the next round that height is measured as such on the elevations. Comment Number: 3 Comment Originated: 08/27/2012 Topic: General 04/13/2011: In addition to the paper routings, please provide electronic versions of the resubmittal. Comment Number: 1 Comment Originated: 04/13/2011 08/29/2012: Staff is concerned regarding the overall compatibiltiy of the uses proposed. The use list needs to further be refined. 04/25/2012: On the 1st page, the list of potential uses are listed. While these are all permitted uses in the Service Commercial Zone, they need to be re-examined due to incompatibility with site layout. LUC 3.2.2(F) talks about parking vis a vis user needs. With the proposed uses, this is not accommodated. Comment Number: 2 Comment Originated: 04/25/2012 08/27/2012: Please show the residential density of the development on the site plan Please see 3.8.18 for details on specifics of calculating density. Comment Number: 4 Comment Originated: 08/27/2012 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com. RE: Hickory Commons, PDP110005, Round Number 3 Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: General 08/29/2012: Is there adequate room for a loading truck to back out/turn around in the space identified? Comment Number: 5 Comment Originated: 08/29/2012 08/29/2012: Staff has concerns about the adequacy of the parking of this development. While it meets the residential requirements, some of the uses proposed and their parking needs lack congruency. Could a situation arise that a resident lives in the unit but rents out the work space or vice versa? This scenario could cause parking deficiencies and staff is concerned about compatibility. Comment Number: 6 Comment Originated: 08/29/2012 08/29/2012: How will truck and other vehicular noise be mitigated with the residential component. With the multitude of uses in the work section, and some of those uses lending to large loading trucks, this is an issue that needs to be addressed. Comment Number: 7 Comment Originated: 08/29/2012 08/29/2012: How is it insured that this development does not turn into all defacto multifamily units with no viable "work" component? Comment Number: 8 Comment Originated: 08/29/2012 08/29/2012: In terms of trash and recycling, staff views this project on par with multifamily, and a centralized trash and recycling area needs to be included per LUC 3.2.5. Trash and Recycling Enclosure guidelines/design considerations can be found online at: http://www.fcgov.com/developmentreview/pdf/trash_enclosure_design_guidelines.pdf Comment Number: 9 Comment Originated: 08/29/2012 08/29/2012: The loading dock should be screened and landscaped. Please see LUC 3.5.1(I) (2) Comment Number: 10 Comment Originated: 08/29/2012 Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: General 09/27/2012: At the meeting on September 25, 2012, regarding uses for the proposed Hickory Commons PDP, the group worked towards narrowing down appropriate uses. The following would be approved as part of the PDP: - Artisan/photo studio - Food catering/food prep - Professional offices - Print shop The following uses would be conditional, subject to a minor amendment: -Dog grooming -Light industrial uses -Research labs (with the addition of compliance with LUC 3.4.9) -Workshops and small custom industry (this includes plumbing, electrical and carpentry) -Microbrewery/winery (not distillery) -Small veterinary clinics -Personal and business service shop Additional notes: - All units would be constructed with 1 hour fire rating wall and a commercial 13 sprinkler system. - Storage type uses (warehouses, wholesale distribution, indoor equipment rental) are not permitted. With next plan iteration, we need further exploration to see how site design accommodates the approved uses and mitigates for impacts of proposed uses, in order to insure compatibility. Comment Number: 11 Comment Originated: 10/09/2012 10/09/2012: Please provide bike parking detail on elevations. Bike parking design guidelines can be found online at: http://www.fcgov.com/developmentreview/pdf/bike_design_guidelines.pdf Comment Number: 12 Comment Originated: 10/09/2012 Topic: Landscape Plans 08/29/2012: An irrigation plan is required prior to issuance of a building permit. Please coordinate with Eric Olson in Utilities. Comment Number: 1 Comment Originated: 08/29/2012 08/29/2012: Provide a table detailing compliance with LUC 3.2.2. (M)(1) Parking lot interior landscaping . Provide total square footage of parking area and total square footage of interior landscape area. Please contact Noah Beals if there are questions as to which areas qualify for interior landscaping. Comment Number: 2 Comment Originated: 08/29/2012 Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: Construction Drawings 08/29/2012: What is the intent for emergency access? The easement appears to extend to Hemlock Right of Way but it is unclear how access would be taken in this location. C5 shows driveway approaches but site plan and landscape drawings show landscaping and no connection. Comment Number: 26 Comment Originated: 08/29/2012 08/29/2012: Note 13 on sheet C5 declares that onsite contours are 2-foot contours, however the contours shown on the plan appear to be 1-foot contours. Comment Number: 27 Comment Originated: 08/29/2012 08/29/2012: Sheet C5, the storm drain pipe that extends to OS1 basin does not appear to show an inlet, FES, etc.? How is OS1 draining into this pipe? Comment Number: 28 Comment Originated: 08/29/2012 Topic: General 8/27/2012; As discussed the sidewalks will be allowed as shown on site plan and utility plans. However, engineering requests that a variance request be prepared stating the reasons why the sidewalk will be attached on east side and detached on west side and it's location citing; landscaping, waterline, road taper, etc. 4/17/2012; Still Applicable; Sidewalks in this location should be detached, please reference "Type 1" in detail callout on Sheet C4 and show sidewalk detached along frontage. 4/12/2011: Where the sidewalk along Hickory crosses the proposed drive entrance, the ramps must be directional ADA ramps. Comment Number: 3 Comment Originated: 04/12/2011 08/27/2012: A 9' utility easement along Hemlock is shown on the plat but not shown on the utility plans. Please remove the note on sheet C3 directing dry utilities to be placed in the Right of Way. The applicant may coordinate with the dry utility companies to place them in this location but engineering can not support a note directing them to do such. 04/17/2012: Show utility easement along Hemlock right of way on utility sheet. The retaining wall appears to be located within proposed utility easement. Utility companies may need to be re-routed plans for any comments associated with retaining wall and fill within utility easement. Comment Number: 14 Comment Originated: 04/17/2012 8/27/2012: This note needs to be revised to state "designed with consideration to 337 Hickory plans..." and remove the "based upon approved 337 plans". Also add something along the lines of the contractor should reference the 337 plans during construction and if 337 is under construction at the same time then the contractors shall coordinate. 04/17/2012: Note 1 of Sheet C7 may need to be revised to address the current state of 337 Hickory improvements. This note speaks to both projects being under construction at the same time. It may be better served to note that contractor shall review 337 plans to ensure improvements are constructed in conjunction with each other. Comment Number: 20 Comment Originated: 04/17/2012 Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: General 8/27/2012: What point of coordination are these discussions at? Will you be able to obtain a letter of understanding from the Parks Department at this point? 04/18/2012: The grading contours tie into existing on the adjacent trail parcel to the east. Please discuss with Parks department in regards to grading on their parcel and/or obtaining an easement or agreement and specific language may need to be added to the development agreement. Comment Number: 24 Comment Originated: 04/18/2012 Topic: Plat 08/29/2012: Please reconsider the easements shown on the plat for drainage, utility and access. There appears to be redundancy overlapping of easements. Would it not still serve the same intent if the "utility easement" was removed from the center drive aisle and the Emergency access, access, utility and drainage easement was revised to be only "emergency access easement". Comment Number: 25 Comment Originated: 08/29/2012 Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: General 04/15/2011: Landscape note number 11 should clarify that the native seed would receive temporary irrigation but the trees and other plants that are in the native seed area will permanent automatic irrigation such as drip or bubler. Comment Number: 1 Comment Originated: 04/15/2011 Topic: Landscape Plans 04/18/2012: Autumn Blaze maple is not adapted to Fort Collins Soils. The City Forester recommends that another more suited shade tree species be selected. Comment Number: 2 Comment Originated: 04/18/2012 04/18/2012: Please add these landscape notes. A permit must be obtained from the City forester before any trees or shrubs as noted on this plan are planted, pruned or removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other city property. This permit shall approve the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificate of occupancy. Comment Number: 3 Comment Originated: 04/18/2012 Department: Internal Services Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Department: Internal Services Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 08/23/2012: I read through your "erosion control report" and your "erosion control plan" neither one addresses the submittal needs for our requirements. Please read the attachment to meet the report and plan requirements. Let me know if you have any questions. The attached document should help you get through the requirements fairly simply. The black text is what is written in the code, and the blue are comments and suggestions to make clear what is asked in the code. Please see the Erosion Control Report and Drawings Requirements Accompanying Document. Comment Number: 1 Comment Originated: 08/23/2012 Contact: Mike Gebo, 970-416-2618, mgebo@fcgov.com Topic: General 9/26/2012: For the purposes of construction, a Live/Work Unit (building code term) is the same as multi-family. These units, if built to comply with the building code would not have a separate commercial occupancy. They are to be considered dwellings with some non-residential uses intended to be used by the occupant of the dwelling. These are not distinct separate occupancies, each one is a dwelling and are to be constructed as a dwelling unit. Comment Number: 1 Comment Originated: 10/09/2012 Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General 08/14/2012: Clarification --> Due to tight space availability, before it can be confirmed that installation of electric utility facilities is possible, Light & Power Engineering will need to know specifics of the power requirements. This includes if electric space heating (discouraged) is requested and how "live/work unit" impacts the electric service. A utility coordination meeting is encouraged. 03/29/2011: It is difficult to locate the electric (and gas) meters on the buildings, especially Bldg. #2. It is also unknown how "Live/Work Unit" impacts the electric service needs. In order to design the electric utility system, a utility coordination meeting is necessary. Depending on the power requirements to each building, other facilities such as water meter locations may need to be adjusted. Comment Number: 2 Comment Originated: 03/29/2011 08/14/2012: Clarification --> Water meter pits need to be relocated to the property side of the easement, with the water stop boxes located in the easement, but within 2 ft. of the back of the easement. 04/10/2012: Water service stop boxes need to be 2' away from the back of the easement line. Also, the water meters need to be on the property side of the easement line in order to provide space for electric facilities Comment Number: 3 Comment Originated: 04/10/2012 08/14/2012: Specifics of methods to screen electric facilities and meters will need to be coordinated with Light & Power Engineering (221-6700). Comment Number: 4 Comment Originated: 08/14/2012 Department: Park Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: General 04/25/2012: Please contact Helen Matson 221-6276, hmatson@fcgov.com, in Real Estate services regarding a construction and maintenance easement on City property. Comment Number: 1 Comment Originated: 04/25/2012 10/09/2012: In an e-mail dated 9/7/12 from Craig Forman (CC'ed by Helen Matson) the following was noted: Park Planning is ok with granting the following easments: Park Planning will grant the necessary construction and slope easements to allow said walkway to be constructed; - The canopy trees proposed can be located in the 8 feet between the regional trail and our collector walkway; - Park Planning is OK with granting a drainage easment and the construction of a small swale in the 8 feet between the regional trail and our collector walkway. The easments are subject to City Council approval. They must be taken to City Council and approved prior to signing mylars. Comment Number: 3 Comment Originated: 10/09/2012 Contact: Craig Forman, , Topic: General 09/07/2012: The City will not be responsible for any of the landscape improvements, including trees, needed for the project and the associated maintenance of those landscape improvements that are located on City property. There will need to be an easment for the maintenance of the improvements on City land. Comment Number: 2 Comment Originated: 09/07/2012 Department: PFA Contact: Ron Gonzales, 970-416-2864, rgonzales@poudre-fire.org Topic: General Department: PFA Contact: Ron Gonzales, 970-416-2864, rgonzales@poudre-fire.org Topic: General 04/25/2012: There is a great concern with this "condominiumized" concept of live-work units. There is nothing that currently accounts for the right customer (artisan) who is a resident but then has a glass blowing operation downstairs in the commercial space below. The glass blowing operation sounds benign and small scale, until the container of liquid oxygen erupts into a violent explosion because of its instability upon being easily contaminated. This is not so much the case, with gaseous oxygen needed to sustain the higher temperatures to melt glass. The reason an artisan switches from gas to liquid oxygen is due to economy of scales. He can purchase a rather large amount of gas, when it it compressed into a liquid. Yet his documentation, if any, would probably indicate he is a small operator or hobbyist with a home occupation. Another question with this arrangement is what permits will the tenant be required to acquire. If his business has not be established, up and running, but he would like the flexibility to later come to a conceptual review, what does he sign for just being a resident. Now he owns the residence, and finds he needs more capital before he can start his business venture, and decides to rent out the empty lower commercial space to a "contractor". The contractor moves in, sets up his shop and starts bringing in some kegs of powder. This white powder is sodium hydroxide. This contractor is in business to clean and remove grease accumulated within commercial kitchen hoods in the local restaurants. In making his solution for use in spray bootles, he inadvertently drops a keg into the water, and this concentrated solution violently bubbles out of the container and splashes on him. He now has sustained chemical burns over 70% of his body and lost sight in one eye. Please explain what adminitrative or managerial safeguards are proposed to prevent these types of people-problems and issues? Comment Number: 7 Comment Originated: 04/25/2012 3 story buildings require a 30 ft wide fire lane (EAE). Comment Number: 8 Comment Originated: 08/24/2012 09/26/2012: Per the meeting, please make a note on the plans indicating that all units would be constructed with 1 hour fire rating wall and a commercial 13 sprinkler system. Comment Number: 10 Comment Originated: 09/26/2012 Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 08/31/2012: The outfall location for the proposed storm sewer is located in Natural Areas department of the City of Fort Collins. This department needs to approve the location and the design of the outfall. 04/17/2012: Need to see easement. 04/12/2011: The off-site easement in the Natural Area was for just the property's drainage to the east. This development will need to obtain their own permission and easement. Please contact Daylan Figgs at 416-2814 for more information. Comment Number: 1 Comment Originated: 04/12/2011 Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 04/20/2012: This can be finalized during the final compliance stage. 04/12/2011: Please show drainage sub-basins on the drainage plan as well as a basin and pond summary table. Comment Number: 4 Comment Originated: 04/12/2011 08/31/2012: OK for preliminary. Needs more detail during fianl compliance. 04/20/2012: Off-site water from the west needs to pass through the site. The sidewalk right on the property line does not allow for this. Conveyance needs to be provided along this property line directly these flows to the south. The off-site flows need to be quantified as well. 04/13/2011: Please include more detailed grading of the lots to the west of the site in order to make sure the fill for this site will not block existing off-site drainage and describe how these lots drain in the text of the drainage report. Comment Number: 6 Comment Originated: 04/13/2011 08/31/2012: The new pond needs more landscaping. This can be worked out during final compliance. 04/17/2012: The detention pond does not meet our Detention Pond Landscape Standards with the large retaining wall surrounding 3 sides of the pond. This needs to be revised as well. Comment Number: 8 Comment Originated: 04/17/2012 08/31/2012: The 100 year flows may still not flow to the detention pond. A swale may be needed on City Parks property to convey these flows to the pond or to the natural area. The flow can go to the natural area if the flow is less than the existing flows for the minor and major storms. Coordination and approval from the Parks Department is needed for any improvements located on City property. 04/20/2012: Grading along the eastern side of the property shows that flows will be directed to the property to the east and not into the detention pond. These flows need to be directed to the detention pond. Comment Number: 11 Comment Originated: 04/20/2012 08/31/2012: More detailed grading is needed during final compliance to ensure no drainage will be blocked with the proposed improvements. Comment Number: 12 Comment Originated: 08/31/2012 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 08/28/2012: We were not routed these plans, and will need to see them next review. Comment Number: 20 Comment Originated: 08/28/2012 Topic: Construction Drawings 08/28/2012: The sheet title "cover" is missing a "r" on sheet C1. Comment Number: 22 Comment Originated: 08/28/2012 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings 08/28/2012: There are line over text issues on sheet C3. Comment Number: 23 Comment Originated: 08/28/2012 08/28/2012: Please mask all text in the profiles on sheets C6 & C9. Comment Number: 24 Comment Originated: 08/28/2012 Topic: Landscape Plans 08/28/2012: There are line over text issues on sheet 3. Comment Number: 19 Comment Originated: 08/28/2012 Topic: Lighting Plan 08/28/2012: No comments. Comment Number: 21 Comment Originated: 08/28/2012 Topic: Plat 08/28/2012: The boundary & legal description close. Comment Number: 16 Comment Originated: 08/28/2012 08/28/2012: Please clarify the easements shown. There are multiple easements with the same use. Comment Number: 17 Comment Originated: 08/28/2012 Topic: Site Plan 08/28/2012: This has not been corrected. Please show the easements as they are on the subdivision plat. 04/17/2012: The easements on sheet 2 are incorrectly labelled. Comment Number: 9 Comment Originated: 04/17/2012 08/28/2012: Please remove "PDP" from the project title on sheet 1. Comment Number: 18 Comment Originated: 08/28/2012 Department: Transportation Planning Contact: Matt Wempe, 970-416-2040, mwempe@fcgov.com Topic: Site Plan 04/05/2011: The individual unit sidewalk connections to the Hickory Trail spur will not be allowed. However, the two group connections (in between Buildings 3 and 4 and on the south side of Building 4) are ideal. Comment Number: 1 Comment Originated: 04/05/2011 04/05/2011: Where will bicycle parking be located, and how much will be provided? The idea location is a hard surface, well-lit, near business entrances, secure, and protected from the elements. Comment Number: 2 Comment Originated: 04/05/2011 Department: Transportation Planning Contact: Matt Wempe, 970-416-2040, mwempe@fcgov.com Topic: Site Plan 04/05/2011: Hickory Street is classified as a collector on the Master Street Plan. Right-of-way and design must follow the collector standards in the Larimer County Urban Area Street Standards. Comment Number: 3 Comment Originated: 04/05/2011 Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings 08/28/2012: 04/17/2012: 04/12/2011: At final, provide profile of sanitary sewer. Comment Number: 4 Comment Originated: 04/12/2011 08/28/2012: 04/17/2012: 04/12/2011: Show all water valves. Comment Number: 6 Comment Originated: 04/12/2011 08/28/2012: 04/18/2012: A utility coordination meeting is STRONGLY encouraged. There doesn't appear to be enough space for the dry utilities. Comment Number: 14 Comment Originated: 04/18/2012 08/29/2012: Extend water main to south end of private drive and install fire hydrant. Check with PFA to see if an intermediate hydrant is needed. Comment Number: 15 Comment Originated: 08/29/2012 08/30/2012: If PFA is requiring fire sprinkler systems, add fire lines. Comment Number: 16 Comment Originated: 08/30/2012