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HomeMy WebLinkAboutUNION PLACE - PDP - 15-09 - CORRESPONDENCE - (8)Staff Review Comments Department: Zoning Issue Contact: Gary Lopez Topic: Zoning Number:1 Created:4/9/2009 Pending [4/9/09] What are duplex and multi family bedroom config. 2-3 bedrooms of what? Please have these known for final though parking minimums appear to be met. Number:2 Created:4/9/2009 Pending [419/09] Canopy/Shade trees such as Lindens and Oaks should be 30'-40' apart. 25' is shown. Also watch tree placement at intersections for line of site conflicts. Number:3 Created:4/9/2009 Pending [4l9/09] Final landscape plans should note that no CO without landscape completion or financial guarantee of 125% of remaining landscaping to be completed. Staff Review Comments Frt Collins Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterMastewater Number:4 Created:4/15/2009 Pending [4/15/091 At final, label all pipeline valves, fittings and accessories. Number:5 Created:4/15/2009 Pending [4/15/09] On the abandonment of the water service extending from Willox, add note to abandon the service at the main and to contact Water Utilities (416-2165) to coordinate abandonment. Number: 6. Created:4/15/2009 Pending [4/15/09] On the single family lots, place the water services at approximately the center of the lot and the sewer 10 feet from the water service on the downstream side for sewer. Number:7 Created:4/15/2009 Pending [4/15/09] Indicate size of water and sewer services. Number:8 Created:4/15/2009 Pending [4/15/091 In the past, there have been difficulties fitting in all utility services (with the required separations) and street tree on narrow lots. At minimum, provide a couple of typical lot layouts to show how this can be accomplished. Number:9 Created:4/15/2009 Pending [4/15/09] At final, label length of pipeline segments between valves, fittings, hydrants, manholes, etc., etc. Number:10 Created:4/15/2009 Pending [4/15/091 Show curb stop and meter pit locations. Draw meter pits to scale to insure adequate space is available. Number:11 Created:4/15/2009 Pending [4/15/09] The City is currently studying the north/south sewer located west of College. This may lead to discussions regarding the need for sewer in Mason. Department: Transportation Planning Issue Contact: Jennifer Petrik Topic: Circulation Number:79 Created:4/27/2009 Pending [4/27/09] Provide pedestrian connection to Westwood Dr. Number:80 Created:4/27/2009 Pending [4/27/09] Provide sidewalks on both sides of Blue Sun Dr. Number:81 Created:4127/2009 Pending [4/27/09] Continue sidewalk along west side of Blue Sun Dr. to southern Private Alley. Number:82 Created:4/27/2009 Pending [4/27/09] All ADA ramps should be directional. Staff Review Comments cCoftins not acceptable). 2006 International Fire Code 505.1. PLEASE NOTE: You did a great job reworking the plan to solve the addressing issues. Thank you! Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number:73 Created:4/24/2009 Pending [4/24/09] The release rate used for sizing the required quantity detention volume for the on -site flows is not consistent with the City. The release rate needs to be .2 cfs per acre for the site. Any off -site flows can pass through the detention pond, but not through the orifice. The off -site flows need to pass over the spillway. This will reduce your release rate for sizing the detention volume with the FAA method resulting in additional required volume. The detention volume also needs to include drainage from half of the right-of- way adjacent to the site. This will give the required detention in the interim until the regional detention facility is built by the City. Please revise calculations. Number:74 Created:4/24/2009 Pending [4/24/091 Water quality mitigation needs to be quantified to make sure the drainage can be treated per the Urban Drain Manual before the project can go to a hearing. To simplify things, the design can assume all water quality mitigation will take place in the detention pond in the form of extended detention. During final compliance, any other treatments that are proposed would reduce the water quality volume required in the detention pond. The Urban Drainage Manual is the document used to determine how much credit will be given for using LID and the other water quality mitigation techniques included in the manual. Number:75 Created:4/24/2009 Pending [4/24/09] Per the City's Master Plan for Dry Creek Basin, the required quantity detention for this regional detention pond is 5.56 ac-ft. This volume is the total volume required, including the detention for this site. The invert of the proposed outfall in the ultimate condition is also known. The City needs to determine if the area proposed will be large enough to accommodate this volume requirement. In determining if this area is large enough, the City will follow its standard of 4:1 side slopes and 2% bottom slope. If the volume can not be met with the area proposed by the applicant, the area might have to be enlarged. Other options, including the use of drainage pans in the bottom of the pond or the use of retaining walls, could be explored. These options would most likely come with an associated cost to the applicant. A meeting is advised to discuss these requirements and to coordinate. Number:76 Created:4/24/2009 Pending [4/24/09] Permission from the Property Owner of the McDonalds site is required to make the proposed changes to their detention pond. Before a hearing, a letter of intent from the property owner is required. Number:77 Created:4/24/2009 Pending [4/24/09] How is water proposed to convey from pond N1 to N2? This is where the Greeley water line is located. Number:78 Created:4/24/2009 Pending [4/24/09] The City and the design team need to discuss the side slopes for the bio-swales. A slope of 4:1 is normally required, not 3:1. There could be maintenance concerns with a slope of 3:1. Staff Review Comments FpCCollins Number:61 Created:4/22/2009 Pending RESIDENTIAL AUTOMATIC FIRE SPRINKLERS: An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. Residential or quick -response standard sprinkler heads shall be used in dwelling units and guest - room portions of the building. PLEASE NOTE: This applies to the condominiums and mixed -use structures. 2006 International Fire Code 903.2.7 Number:62 Created:4/22/2009 Pending FIRE SPRINKLERS: The three mixed -use structures are required to be equipped with automatic fire sprinklers. These shall comply with NFPA 13 requirements. Number:63 Created:4/22/2009 Pending FDC LOCATION: Please ensure the FDCs for both Lot 2 Block 5 and Lot 3 Block 5 are located on the Green Leaf side of the structures, not the Cedar Street side. Number:64 Created:4/22/2009 Pending MISSING FIRE LINE: Is the fire line for Lot 3 Block 5 missing from the Utility Plan? Number:67 Created:4/22/2009 Pending REQUIRED ACCESS: Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the PFA's jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. 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. • Be designated. on the plat as an Emergency Access Easement. • Maintain the required minimum width of 20 feet throughout the length of the fire lane (30 feet on at least one long side of the building when the structure is three or more stories in height). If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire code official is authorized to increase the dimension of 150 feet. PLEASE NOTE: All private drives shown must also be dedicated on the plat as an Emergency Access Easement. This includes Urban Prairie, Blue Sun, Green Leaf and Cedar streets. Also, if the alleys are going to become private drives, then they too will need to be EAEs on the plat. This could be problematic, as our minimum width for EAEs is 20 feet. Please contact me for further discussion. Number:68 Created:4/22/2009 Pending TURNING RADII: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside 2006 International Fire Code 503.2.4 and Appendix D103.3 Number:69 Created:4122/2009 Pending ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are Staff Review Comments art Collins 4) 1 do not think an existing easement can be "corrected" by a plat. The city of Greeley will need to vacate the old easement and re -dedicate on this plat. 5) What is the area North of Block 2? (See Redlines) 6) Shouldn't this Plat resolve and boundary issues along the West and South sides? Number:45 Created:4/22/2009 Pending [4/22/09] Please see redlines for additional comments. Number:46 Created:4/22/2009 Pending [4/22/09], Pavement Management has no comments. Number:47 Created:4/22/2009 Pending [4/22/09] Engineering inspection has no comments. Department: Light & Power Issue Contact: Justin Fields Topic: Light and Power Number:12 Created:4/17/2009 Pending [4/17/09] Transformer locations will have to be coordinated. Number:13 Created:4/17/2009 Pending [4/17/09] Show the location of Geo-Thermal pumps on the utility plan. We will need a C-1 form for each pump. Number:14 Created:4/17/2009 Pending [4/17/09] We will need a C-1 form and one line diagram for each commercial unit. Department: Post Office Issue Contact: Dan Klinzmann Topic: General Number:72 Created:4/23/2009 Pending [4/23/091 Developers and builders of new residential or commercial projects must contact the Postal Service at least 6-12 months prior to expected occupancy to discuss delivery options Department: PFA Issue Contact: Carle Dann Topic: Fire Number:60 Created:4/22/2009 Pending 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 include: Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter; residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 2006 International Fire Code 508.1 and Appendix B. Staff Review Comments art Collins Topic: General Number:35 Created:4/22/2009 Pending [4/22/09] 1 have not seen any Variance Requests for the variances shown on the plans. Once the variance requests have been submitted Engineering can review and comment on them. Number:36 Created:4/22/2009 Pending [4/22/091 This project will be responsible for dedicating a 15 foot utility easement along West Willox. However, the utilities will have final say if the easement is necessary. We will need to route a site plan to them to receive their input. If the easement is not required and the buildings will be placed at the back of ROW, an additional 2 feet of ROW will need to be dedicated and constructed as sidewalk to account for shy distance from the building front. Number:37 Created:4/22/2009 Pending [4/22/09] This project will be responsible for escrowing funds for any section of Mason Street that is not constructed at this time. Number:38 Created:4/22/2009 Pending [4/22/091 1 suggest changing your internal network to Private Drives not Private Streets. Private Streets must be designed and constructed to meet the Larimer County Urban Area Street Standards. As shown, the internal network does not meet street standards. Also, what you show as alleys may not be named "Alley" unless they meet the city Alley standards. If you wish to keep them as shown, please re -name them as private drives. If you wish them to be public, they will be reviewed as such in the next round. Number:39 Created:4/22/2009 Pending [4/22/09] Please remove "Preliminary" from the Utility Plan set title Number:40 Created:4/22/2009 Pending [4/22/09] Please do not use all capitalized General Notes Number:41 Created:4/22/2009 Pending [4/22/09] Please show grade contours that extend offsite for a minimum of 50 feet Number:42 Created:4/22/2009 Pending [4/22/09] This project is responsible. for the preliminary design of West Willox Lane for 1,000 feet offsite. A project to the West (Arcadia) has done a preliminary design for Willox to the East of their location. I believe the two designs will overlap slightly and have included a copy of their preliminary design with my redlines. Please match their design with your preliminary design. Number:44 Created:4/22/2009 Pending [4/22/09] The following comments are from Technical Services: 1) Some line over text issues on site & landscape plans 2) Who owns and maintains use of all tracts? 3) Need North College Sanitation District and North College Water Association signature to vacate their easement. Staff Review Comments CP.Of crt Collins Number:31 Created:4/22/2009 Pending [4/22/09] Lot lines are unclear. Number:32 Created:4/22/2009 Pending [4/22/09] Show dimensions for building envelopes for all lots. Number:33 Created:4/22/2009 Pending [4/22/091 There are inconsistencies between all plans. For example: trash enclosures are in different locations or not there from 1 plan to the next, and lot labels need to be consistent. Number:48 Created:4/22/2009 Pending [4/22/09] Please show more context on the plans, what's going on outside the property boundaries? Number:49 Created:4/22/2009 Pending [4/22/091 Contours would be nice to see in detention area. Number:50 Created:4/22/2009 Pending [4/22/09] What is to the east? The project boundary looks like it extends east. Number:70 Created:4/23/2009 Pending [4/23/091 Please label street dimensions. Department: Current Planning Issue Contact: Dana Leavitt Topic: Green Building Number:15 Created:4/21/2009 Pending [4/21/09] 1 would like to set up a meeting to talk about the project and determine which city programs may help you on your project. Department: Engineering Issue Contact: Andrew Carney Topic: Circulation Number:83 Created:4/27/2009 Pending [4/27/091 Please revise the typical street x-section for Mason Street on sheet TY01. See Figure 7-5F in LCUASS, as shown the x-section is for an intersection not a typical street section. Number:84 Created:4/2712009 Pending [4/27/09] Are you proposing 2.5 in curb and gutter along Mason and Willox on sheet UT01? Please follow drawing # 701 for standard curb and gutter on public streets. Number:85 Created:4/27/2009 Pending [4/27/09] Please revise the stationing for the West Willox Lane plan and profile - See redlines. Number:86 Created:4/27/2009 Pending [4/27/09] Please provide the city's signature block on each sheet in the utility plan set. Staff Review Comments Fo` rt Collins Number:20 Created:4/22/2009 Pending [4/22/09] There is no project summary statement. If I had not participated in the neighborhood meeting I would have had a hard time determining the details of this proposal. Please prepare a project overview paragraph. Number:21 Created:4/22/2009 Pending [4/22/091 Please fix Response letter, it says you are have a setback variance. It should read modification of standard. Topic:. Site Plan Number:22 Created:4/22/2009 Pending [4/22/09] Please show what is netted out on the site plan. There is a .6 acre difference between Gross and Net, what accounts for this (comment in.parenthesis will work). Number:23 Created:4/22/2009 Pending [4/22/09] Total number of bedrooms is not addressed. Please provide a range/estimate. Number:24 Created:4/22/2009 Pending [4/22/091 Parking: Dimensions are incorrect for all spaces see section 3.2.2(L). For Condo Lot 1 Block 4 - why are you only having 1 space per unit? Are you accounting for street parking? Please indicate how many spaces of street parking are being used. It takes too much cross referencing to determine where parking is. May need to get together to discuss this. Number:25 Created:4/22/2009 Pending [4/22/09] Cannot tell where building envelopes are for multi -family and mixed use buildings. Number:26 1Created:4/22/2009 Pending [4/22/09] It is had to differentiate between sidewalks and parkway. Maybe consider stippling/shading for sidewalks? Need dimensions for both sidewalks and parkways, can use a typical. Number:27 Created:4/22/2009 Pending [4/22/09] Will there be sign monument on this site? If so please show the location on the site plan. Number:28 Created:4/22/2009 Pending [4/22/09] Please include a vicinity map on the site plan, should be at least a mile from the site and show zone districts, location of municipal boundary lines, traffic circulation system, and schools, parks, natural areas etc. You may need to decrease the size of your site plan; maybe 1:40 will work. Number:29 Created:4/22/2009 Pending [4/22/091 Please include (or at least leave room for) a signature block for: notarized signature of Owner's Certification of acceptance of conditions, Planning Director and restrictions as set forth on the site plan. Number:30 Created:4/22/2009 Pending [4/22/09] Solar Units: Please take Condo and Mixed use units off the table; solar orientation does not apply to them. And show that 65% of single family and duplex units are solar oriented, do not need them in separate percentages. Staff Review Comments Fothns Topic: Landscape Plan Number:34 Created:4/22/2009 Pending [4/22/091 Design Objective of the landscape plan must be clear and supported by a written statement. Number:56 Created:4/22/2009 Pending [4/22/09] If none of the trees shown are existing, please indicate this on the existing conditions plan. Number:57 Created:4/22/2009 Pending ,[4/22/09] Please say what type of fencing is proposed. Is it the existing fencing/new, wood, etc.? Number:58 Created:4/22/2009 Pending [4/22/091 A legend would help decipher different ground covers, trees etc. Number:59 Created:4/22/2009 Pending [4/22/09] Please include a table with trees by types (ornamental, canopy, evergreen, shrubs) and show percentages of total and sizes to be planted. It might be nice to have a different tree shape for the various types, just a suggestion though. Number:65 Created:4/22/2009 Pending [4/22/09] Please leave room for notes for final submittal, may be on a separate page or on 1. Topic: Lighting Plan Number:66 Created:4/22/2009 Pending [4/22/09] Please see the example lighting plans provided with redlined plans. Topic: Modification Requests Number:16 Created:4/21/2009 Pending [4/21/09] Modification Request 2 is not needed. Section 3.5.3(B)(2)b states that "Buildings shall be located no more than fifteen feet from the right of way of an adjoining street if the street is smaller than a full arterial or has on street parking." Willox is a 2 lane arterial so setback can be 0. Number:17 Created:4/22/2009 Pending [4/22/09] Modification requests calls out lots by M1-5, where are the lots labeled, can't find these labels. Number:18 Created:4/22/2009 Pending [4/22/091 Request 4 should not be a modification request. Its is considered an alternative compliance request, see section 3.6.2(E)(1) of the LUC. Topic: Planning Objectives Number:19 Created:4/22/2009 Pending [4/22/09] Statement of appropriate City Plan Principles and Policies is not addressed. The comments made only address URA Plan. Please see City Plan at: http://www.fcgov.com/advanceplanning/city- plan.php Staff Review Comments �rt Cothns Date: 4/27/2009 Union Place PDP - Type I ISSUES: Department: Building Department Issue Contact: Rick Lee Topic: Building Department Number:71 Created:4/23/2009 Pending [4/23/09] All construction in FC shall comply with the following adopted codes: 2006 International Building Codes and local amendments 2006 International Energy Conservation Code & ASHRAE standard 90.1-2007 (see below) 2003 International Mechanical Code w/Amendments 2003 International Fuel Gas Code w/Amendments 2006 International Plumbing Code 2008 National Electrical Code Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2003 Snow Load Live Load: 30 PSF/Ground Snow Load 30 PSF Frost Depth 30 Inches Wind Load: 100-MPH 3 Second Gust Exposure B Seismic Design Category B See sheet provided in Comment Sheets. Department: Current Planning Issue Contact: Emma McArdle Topic: Architectural Elevations Number:51 Created:4/22/2009 Pending [4/22/09] Design Guidelines refer to an ARC, but does not say what the ARC is or who it is comprised of. assume it is an Architectural Review Committee but later in the document it refers to a Design Review Committee. Please be consistent and describe who is on this committee. Number:52 Created:4/22/2009 Pending [4/22/091 Will there be detached multi family garages? Will there be street facing garages allowed in any units? Please give an example elevation of garages allowed for condo/multi-family units. Number:53 Created:4/22/2009 Pending [4/22/09] Will we get to review the architectural styles in the guideline books? Topic: Existing Conditions Plan Number:54 Created:4/22/2009 Pending [4/22/091 Please tell us if there will be mitigation trees required. Number:55 Created:4122/2009 Pending [4/22/09] Indicate what is happening with the trees on the south edge of the site. Current Planning 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com/currentplanning April 28, 2009 Donna Merten Rob Ross Merten Inc. 55 South 32nd Street Boulder, CO 80305 Dear Donna and Rob, The attached are comments from City Staff concerning the request for Union Place, which was presented before Staff Review on April 22, 2009. This is a proposal for a mixed use development on 10.91 acres, consisting of 8 single-family homes, 20 duplex units, 38 condominiums and 14 mixed -use units. Forty-six (58%) units are planned to become permanently affordable. The proposal also includes the use of geothermal technology as the primary energy source for the entire development. The Urban Renewal Authority (URA) has approved $2.2 million in tax increment financing to assist the developer with the multiple public improvements on and off site. The site is located south of West Willox Lane approximately 400 feet west of North College Avenue. This site has been designated as the location of a regional detention pond, which will consume approximately 2 acres of the lot. The entire site is in the Service Commercial (CS) zone district. It was determined that staff shall require a second round of review for this proposal. Please make revisions per staffs comments prior to the next submittal. If you have questions regarding any comments please get in touch with the contact that raised the particular issue. Sincerely, Emma McArdle City Planner CC: Project File Christina Vincent, URA Planner Megan Woodman, Affordable Housing Planner Rick Lee; Building Department Dana Leavitt, Current Planning Andrew Carney, Engineering Justin Fields, Light and Power Carie Dann, Poudre Fire Authority Wes Lamarque, Stormwater Jennifer Petrik, Transportation Planning Roger Buffington, Wastewater Gary Lopez, Zoning