HomeMy WebLinkAboutHARMONY SCHOOL SHOPS 4TH FILING MAJOR AMENDMENT AND 6TH FILING REPLAT - 42-89L - CORRESPONDENCE - STAFF'S PROJECT COMMENTS• •
STAFF PROJECT REVIEW
City of Fort Collins
Jeff Hosea Date: 03/28/2007
Land Images, Inc.
1136 East Stuart St., Bldg. 2, Suite 204
Fort Collins, CO 80525
Staff has reviewed your submittal for HARMONY SCHOOL SHOPS, 6TH FILING - REPLAT
-MAJOR AMENDMENT - TYPE II, and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Marc Virata
Topic: Construction Plans
Number: 22 Created: 3/21/2007
[3/21/07] Please show street patching on the utility plan (in addition to the demo plan). Add
the same note regarding street repair limits shown on the utility plan to the demo plan.
Number: 24 Created: 3/21/2007
[3/21/07] Please show design information from the approved Pads at Harmony site as
verification that the proposed development aligns with the Pads at Harmony design.
Number: 25 Created: 3/21/2007
[3/21/07) The original 4th Filing plans had an access ramp proposed shown on the north
side of Milestone. This plan set shows the ramp in its old location which doesn't align with
the new driveway location. Please revise this access ramp location and show an access
ramp at the driveway crossing Milestone to line up.
Topic: General
Number: 14 Created: 3/20/2007
[3/20/07] The site plan has the project titled "Major Amendment for Harmony School Shops
6th Filing", I believe this is technically incorrect as the 4th Filing is being amended via a
major amendment. The title implies that the 6th Filing is being amended. I believe the title
"Harmony School Shops 6th Filing" is appropriate, but a major amendment actually refers to
the 4th Filing.
Number: 15 Created: 3/21/2007
[3/21/07] As was the case with the 5th Filing, I believe a development agreement specific to
this 6th Filing project isn't necessary, provided a note on the plat for this project is in place
specifying that all conditions of the 4th Filing DA will apply to this project.
Number: 23 Created: 3/21/2007
[3/21/07] There needs to be a sidewalk connection to connect to the Pads at Harmony
project.
Topic: Plat
Number: 20 Created: 3/21/2007
[3/22/07] The previous comment below was clarified after staff review. A letter of intent is
not needed and the comment is no longer applicable. The note on the plat though should
perhaps be revised to potentially avoid confusion in the future.
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[3/21/07] The plat shows an irrigation easement and notes that its depiction may be in
conflict with the legal description. As it potentially does not represent the dedication, I
believe the owner of the easement needs to sign the plat. In addition, as the plat seems to
be realigning/rededicating the easement, again the owner should sign. The statement of
dedication will need to be modified in some manner to reflect that the irrigation easement is
not being dedicated to the City.
Number: 21 Created: 3/21 /2007
[3/21/07] It appears that additional emergency access easements are needed to coincide
with Sheet 1 of the site plan depicting fire turning radii - presumably PFA needs these areas
as firelanes with emergency access easements on the plat.
Number: 35 Created: 3/23/2007
[3/23/07] Technical Services offers the following comments:
1. Boundary closes.
2. Subtitle of plat should include "Replat of ... "
3. How does Lot 8 HSS 4th get utility service?
5. Minor line over text issues.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 26 Created: 3/21 /2007
[3/21/07] REQUIRED ACCESS: A fire lane is required. This fire lane shall be visible by
painting and signage, and maintained unobstructed at all times. A fire lane plan shall be
submitted for approval prior to installation. In addition to the design criteria already
contained in relevant standards and policies, any new fire lane must meet the following
general requirements:
Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of
supporting fire apparatus weights. Compacted road base shall be used only for temporary
fire lanes or at construction sites.
Have appropriate maintenance agreements that are legally binding and enforceable.
17, Be designated on the plat as an Emergency Access Easement.
7 Maintain the required minimum width of 20 feet throughout the length of the fire lane.
Please contact Carie Dann at PFA for specific location of the emergency access easement.
97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1
Number: 27 Created: 3/21 /2007
[3/21/07] PRIVATE ROAD VS. PRIVATE STREET OR DRIVE: There are two roadways
labeled "Private Road." Are these private streets or private drives? Private streets/drives are
defined terms in the LUC; "private road" is not a defined term. This is important from an
emergency access easement, because private street and private drive have differing
designs, access, etc. Please clarify.
Number: 28 Created: 3/21 /2007
[3/21/07] KNOX BOX REQUIRED: Poudre Fire Authority requires a "Knox Box" to be
mounted on the front of every new building equipped with a required fire sprinkler system or
fire alarm system. If a single structure has different owners within separate units, each
owner/unit occupant may install a separate Knox Box. 97UFC 902.4; PFA BUREAU POLICY
88-20
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Number: 29 Created: 3/21/2007
[3/21/07] WATER SUPPLY: Fire hydrants, where required, must be the type approved by
the water district having jurisdiction and the Fire Department. Hydrant spacing and water
flow must meet minimum requirements based on type of occupancy. Minimum flow and
spacing requirements for this project are 1,500 gpm at 20 psi residual pressure, spaced not
further than 300 feet to the building, on 600-foot centers thereafter. 97UFC 901.2.2.2
Number: 30 Created: 3/21/2007
[3/21/07] FIRE DEPARTMENT CONNECTION: Fire department connections shall be
installed remote from the buildings, and located on the street or fire lane side of buildings,
fully visible and recognizable from the street or nearest point of fire department vehicle
access or as otherwise approved by the fire code official. If possible, a fire hydrant shall be
located within 100 feet of the FDC. 2006 International Fire Code 912.2.1 and PFA Bureau
Policy
Number: 31 Created: 3/21/2007
[3/21/07] FIRE HYDRANT LOCATION: Please add another fire hydrant centrally located on
the south side of the four -unit building, to provide better water supply accessibility to the Fire
Department Connection(s) of that building.
Number: 32 Created: 3/21/2007
[3/21/07] 2000SF BUILDING: An automatic fire -sprinkler system is not required for the
2,000-SF building located near the southwest corner of the property.
Department: Traffic Operations Issue Contact: Eric Bracke
Topic: Traffic
Number: 1 Created: 3/5/2007
[3/5/07] Inside the packet was a request to waive the traffic study. I would like to see a
memorandum discussing the difference in trip generation.
Number: 2 Created: 3/5/2007
[3/5/07] The project was originally required to construct a channelized "T" at Timberline to
control the access. Those drawings are not in the plan set.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: Plat
Number: 10 Created: 3/20/2007
[3/20/07] Adjust easements to include curb stops on water services and the areas around
all fire hydrants.
Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 16 Created: 3/21/2007
[3/21/07] Basin 108, which has a sump inlet, needs a little more freeboard in the spill
condition. Spill is at 59.88 and building FF is at 60.50. A spill of 59.5 is preferred, unless
calcs show the flow can stay within the parking lot and under the curb. A safe spill condition
is needed if the inlets clog and for storms greater than 100-year.
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Number: 17 Created: 3/21 /2007
[3/21/07] Please dedicate Tract A as a Drainage Easement. A drainage easement
reception number is also missing on the plat. (west north -south running storm sewer)
Number: 18 Created: 3/21 /2007
[3/21/071 Stormwater is ready for a hearing after item 16 is resolved, which can be done
informally.
Number: 19 Created: 3/21 /2007
[3/21/07] The ponding depth, in certain sub -basins, in the parking lot of 1.7 feet is too deep.
Please revise calculations to show 1.25 feet maximum depth and revise inlet sizes
accordingly. See redlined drainage report.
Number: 34 Created: 3/22/2007
[3/22/07] A maintenance agreement is needed for all parties that use the on -site detention
pond for their storm water mitigation. The maintenance responsibilities can be documented
in the Development Agreement as to who is responsible for maintenance and to set forth
that the City is not responsible for maintenance of the detention pond.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: WaterMastewater
Number: 8 Created: 3/20/2007
[3/20/071 Revise labels on fittings and connections to include reference to thrust blocks and
valves, etc.
Number: 9 Created: 3/20/2007
[3/20/07] Show curb stops adjacent to meter pits. Curb stops must be within 2 feet of meter
pit and must be within utility easement. Also, may NOT be in drive/parking areas.
Number: 11 Created: 3/20/2007
[3/20/07] Show steel casing on overall utility plans where water and san sewer lines pass
under storm drains.
Number: 12 Created: 3/20/2007
(3/20/07] Add shallow MH detail.
Number: 13 Created: 3/20/2007
[3/20/07] See redlined utility plans for other comments.
Number: 33 Created: 3/22/2007
[3/22/07] The plans indicate that the irrigation system for the 6th Filing will connect to a 2-
inch water service that goes to Lot 8 in the 4th Filing. This 2-inch service will also provide
water to the building on Lot 8 that contains restaurants. The developer needs to be aware
that the monthly billings for water passing through this 2-inch meter will include water
charges, sewer charges AND, because of the higher strength waste associated with the
restaurant use, a wastewater surcharge. The wastewater surcharge will be in the order of
an additional $1 to $2 per 1,000 gallons over and above the normal water and sewer costs.
This will result in very high costs for water used for irrigation. This situation also has a
potential of being a future issue when Lot 8 is sold and the new owner discovers that he is
paying to irrigate the 6th Filing. Developments like Harmony School Shops normally have a
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separate irrigation tap that is billed to the overall management association. This
management entity then passes these costs on to the business owner/tenants in the form of
monthly association charges.
Department: Zoning Issue Contact: Peter Barnes
Topic: Zoning
Number: 3 Created: 3/7/2007
[3/7/07] General Notes #3 and #13 on the landscape plan are in conflict. #13 is the City
requirement, meaning that the trees do not have to be installed prior to issuance of a CO.
Per note #3, if they aren't installed, they can't be inspected, meaning a CO can't be issued,
even though the Code allows a CO to be issued.
Number: 4 Created: 3/7/2007
[3/7/07] 1 don't understand General Note #10 on the site plan unless the envelopes are
platted on the plat.
Number: 5 Created: 3/7/2007
[3/7/07] Their needs to be a Land Use Table on the site plan that indicates the proposed
uses, number of parking spaces, number of handicap parking spaces,
Number: 6 Created: 3/7/2007
[3/7/07] Final plans must show trash enclosure locations.
Number: 7 Created: 3/7/2007
[3/7/07] Elevation drawings must show probable wall sign locations.
Comments from Current Planning:
See redlines on the cover sheet and site plan for clarifications.
2. On the Landscape Plan, please add shade trees where indicated to fill in the gaps.
3. One of the areas where we would like to add shade trees is along the sidewalk
adjoining the west elevation of the health club. These trees should be placed in
sidewalk grates, pockets or cut-outs. The shrubs indicated are insufficient. As we
have discussed, this sidewalk is a crucial link to the Sunstone neighborhood and
additional trees in grates/cut-outs will enhance the visual linkage and level of comfort
for the pedestrian. Such trees are an urban level of design that has proved successful
in downtown applications where bicycle and pedestrians are encouraged.
4. Please provide more information regarding the removal of existing trees in the
stormwater detention pond. Are these proposed to be removed or have they already
been removed? If they have been removed, are they to be mitigated in compliance
with Section 3.2.1(F) of the Land Use Code?
5. Be sure that the plant material along the north elevation of the health club will be of
sufficient height and mass to mitigate the wall. This is where the building will reach a
height of 31 feet and be the most massive.
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6. The same comment applies to the north side of the private service drive in the area of
the loading zones. Be sure that additional evergreen trees are planted in this area to
create an effective screen. There should be no gaps in plant material where screening
of loading activities is needed.
7. In general, the planting scheme on the north side of the site should be reconsidered on
a more comprehensive basis. For example, isolated plantings of single trees should be
replaced by clusters. Consider clusters of Plains or Lanceleaf Cottonwoods in the
lower portions of the pond. Groupings of Pinyons and Spruces would be appropriate
for the upper levels of the pond. Also note that Ohio Buckeye is not well adapted to
our local climate.
8. Sheet S-4, Sign and Striping, is not needed in this plan set.
9. Current Planning met with John Mountjoy, Steve Meier and Wendall Williams on March
22, 2007 to review the architectural elevations. At that time, the comments to date
were discussed. The following comments are new, based on review of Section 3.5.4 of
the Land Use Code (big box standards) and were not part of the earlier discussion:
A. In order to match Walgreen's metal awning, please specify "Architectural Pre -finished
Standing Seam Metal Roofing By Berridge — Color: Copper Cote."
B. As we discussed, the large retail establishment does not satisfy Section 3.5.4(C)(1)(d)
pertaining to Roofs. There are a variety of ways to meet this standard. One idea
would be to place a barrel -vault type roof, or half -round roof, or rounded or peaked
trellis or ornamental iron over one of the tower features instead of a flat parapet with
cornice. Staff is willing to explore other options as well.
C. The north elevation of the large retail establishment faces a residential area. In such
cases, Section 3.5.4(C)(3)(c) calls for "an earthen berm, no less than six feet in height,
containing at a minimum evergreen trees planted at intervals of 20 feet on center, or in
clusters or clumps, shall be provided." Since such treatment is not feasible due to the
stormwater detention pond, please refer back to the comments on the Landscape Plan
to provide solid screening with sufficient plant material with the appropriate height and
mass to create an effective screen of the building mass and loading zone activities. If
an effective screen is provided, Staff is willing to support a Request for Modification to
this standard but only if the landscaping on the north side of the project is coordinated
in a comprehensive manner to accomplish the primary objective. A cross-section view
between the residential properties and the north elevation should accompany such a
request to illustrate and justify the Request.
D. Please add a note on the both the site plan and cover sheet that signs need to be
placed in the two loading zones stating:
"No Delivery, Loading, Trash Removal or Compaction, or Other Such Operations Shall
be Permitted Between the Hours of 10:00 p.m. and 7:00 a.m."
10. The Lighting Plan indicates that there will be four -headed light fixtures with high foot
candles under the fixtures (12 — 14). This results in significantly less illumination
between the fixtures (1 — 2). Note number 10 indicates that the ratio of maximum -to -
minimum light levels should 20:1 or greater. Staff is concerned that this differential
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seems very high with bright spots concentrated in the front parking field. Our research
indicates that a good range of uniformity ratio is between 10:1 and 6:1.
11. Staff is also concerned about the uniformity differential between the foot candles in the
parking lot and the illumination along the private drive. The adjustment for the eye to
go from the brightness under the four -headed fixtures to the private drive seems too
severe.
12. The Luminarie Schedule indicates that all nine "D" fixtures will feature the house side
shield. It appears that only four located along the east and northeast will need these
shields.
13. Please provide clarification regarding the selection of the "F" fixtures along the north
side of the building. These are specified to be metal halide with 13,300 lumens. This
seems high for the area given its proximity to residential and low use. The foot candles
on the rear service drive are actually higher than the private drive that connects the
center to Timberline Road on the west and Pads at Harmony on the east. Also, the
switch from high pressure sodium to metal halide for a low use area is not clear.
Please keep in mind that most retail and commercial deliveries are during daylight
working hours, not at night. Also, it may be helpful to know how high up on the building
wall these fixtures will be placed. In general, please consider reducing the illumination
in this area.
14. Staff recommends that we meet with the design representative from the City Utilities —
Light and Power to discuss uniformity ratios and parking lot illumination levels.
This concludes Staff comments at this time. Be sure and 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.
As you are aware, the Major Amendment is scheduled to be considered by the Planning and
Zoning Board on April 19, 2007. Packet materials for the Board that are 8 %2 by 11 are due
to the Current Planning Department by Wednesday, April 4, 2007. This may include the
cross-section view on the north as well reduction of the plan sheets. Seven full size prints,
24 by 36 are due Monday, April 9, 2007.
Electronic images for the Board's worksession are due by Wednesday, April 11, 2007
Sincerely:
Ted Shepard
Chief Planner
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