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Home My WebLink AboutGATEWAY AT PROSPECT AMENDED ODP - ODP160001 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (2)� /�Fort Callins / �--�.��---- Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134-fax tcgov. com/developmentreview May 27, 2016 Kristin Turner TB GROUP 444 MOUNTAIN AVE Berthoud, CO 80513 RE: Gateway at Prospect ODP/APU (Addition of Permitted Use), ODP160001, Round Number 1 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, Ted Shepard, at 970-221-6343 or tshepard @fcgov.com. Comment Summarv: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 • Comment Originated: 05/25/2016 05/25/2016: Public streets next to Multi-Family development will need to be designed/constructed with a cross section for a Connector Roadway. (Parcels b, g, h, j, k) Comment Number: 2 Comment Originated: 05/25/2016 05/25/2016: More discussion is needed with CDOT to determine if the Right-in/Right-Out movement on the frontage road will be allowed. Comment Number: 3 Comment Originated: 05/25/2016 05/25/2016: How will parcels a, b and c get access? A connection to E Locus Street will be needed. It may need to end in a culdesac. Please work with PFA to determine if an access is needed from parcels south of the Cache La Poudre Inlet Canal to the north. Show where this vehicle access will be located. �J � Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/12/2016 05/12/2016: Thank you for delineating the approximate location and extent of the Cache la Poudre Inlet Canal, Boxelder Creek and the associated buffer zones on the ODP. However, the delineation of these features/buffers gets lost in all the linework. In particular, please show the 50' and 100' buffers in a more prominent line weight or type. Comment Number: 2 Comment Originated: 05/12/2016 05/12/2016: Please include a note on the ODP that indicates something similar to the following, "This Overall Development Plan shows the general location and approximate size of all natural areas, habitats, and features within its boundaries and the proposed rough estimate of the natural area buffer zones as required by Land Use Code Section 3.4.1(E). Detailed mapping of a site's natural areas, habitats, and features will be provided at the time of individual PDP submittals. General buffer zones shown on this ODP may be reduced or enlarged by the decision maker during the PDP process." Comment Number: 3 Comment Originated: 05/12/2016 05/12/2016: Please add the following statement to the notes on any sheets of the ODP, Master Utility Plan and Master Drainage Plan that show the Habitat Buffer: "Please see Section 3.4.1 of the Land Use Code for allowable uses within the natural habitat buffer zones." Comment Number: 4 Comment Originated: 05/12/2016 05/12/2016: Please delineate and label the buffer zones for the canal and Boxelder Creek on the Master Utility Plan. Please also label the Cache La Poudre Inlet Canal. Comment Number: 5 Comment Originated: 05/12/2016 05/12/2016: Please note that one or more Ecological Characterization Studies will be required prior to the submittal of any PDPs. A single ECS could be prepared for the entire ODP at the time of the first PDP submittal, if preferred, which could be updated or amended for subsequent PDP submittals. Alternatively, you may submit individual ECS reports for each PDP submittal. Department: Light And Power Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/09/2016 05/09/2016: New development and system modification charges may apply. A link to our online electric fee estimator is below. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees/electric-development-fee-estimator?id=3 2 � • i Comment Number: 2 Comment Originated 05/09/2016 05/09/2016: Contact Light and Power Engineering to coordinate the transformer and electric meter locations. Please show these locations on the utility plans. Transformers need to have an 8' frontal and 3' side/rear clearance. It also has to be 10' within a drivable surface and cannot be located under the drip zone of any trees. Please reference our Electric Construction, Policies Practices & Procedures to ensure requirements and policies are met. http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 3 Comment Originated: 05/09/2016 05/09/2016: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Comment Number: 4 05/09/2016: Power is available along the frontage road. Department: Park Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.com Topic: General Comment Originated: 05/09/2016 Comment Number: 1 Comment Originated: 05/25/2016 05/25/2016: As discussed in an earlier meeting with the Developer, a city park is not desirable in areas a or b as shown on the ODP, as these areas are isolated from the development by two canals, and located along the back side of commercial/industrial area. We prefer the city park to be located within the development (parcels g,h,i), providing easy access from residents and visitors, and encompassed with residential or natural amenities such as Boxelder Creek. Comment Number: 2 Comment Originated: 05/25/2016 05/25/2016: As the trail will be a public trail through this site, we encourage separation between the buildings and trail. Currently, the conceptual site plan for Gateway at Prospect Apartments does not provide the separation needed. Also, it is desirable for the trail to follow Boxelder Creek, as shown in the 2013 Trails Master Plan. Comment Number: 3 Comment Originated: 05/25/2016 05/25/2016: The development should provide trail connections through the development to the existing homes to the west. Comment Number: 4 05/25/2016: �Trail connectivity to the city park is desirable. Comment Number: 5 Comment Originated: 05/25/2016 Comment Originated: 05/25/2016 05/25/2016: We encourage the Developer to set up a meeting with the Park Planning & Development Department to discuss the location of the city park and the alignment of the public trail as identified by the 2013 Trails Master Plan through this property. • • Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.orq Topic: General Comment Number: 1 05/19/2016: FIRE LANES Comment Originated: 05h 9/2016 Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. All fire lanes or private roads serving as fire lanes shall be dedicated as an Emergency Access Easement and be designed to standard fire lane specifications. Code language provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 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, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. Comment Number: 2 05/19/2016: FIRE LANE SPECIFICATIONS Comment Originated: 05/19/2016 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: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. 4 � Comment Number: 3 � Comment Originated: 05/19/2016 05/19/2016: MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS AND SECOND POINT OF ACCESS D106.2: Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Comment Number: 4 Comment Originated: 05/19/2016 05/19/2016: STRUCTURES EXCEEDING 30' IN HEIGHT (see 2012 IFC definition) Should any building exceed 30' in height, aerial apparatus access requirements shall apply. Code language provided below or see IFC Appendix D for further information. WHERE REQUIRED > IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. WIDTH > IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. PROXIMITY TO BUILDING > IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Comment Number: 5 Comment Originated: 05/19/2016 05/19/2016: AUTOMATIC FIRE SPRINKLER SYSTEM All multi-family buildings will require a full NFPA13 automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Comment Number: 6 05/19/2016: FIRE CONTAINMENT Comment Originated: 05/19/2016 Should the clubhouse exceed 5000 square feet, it shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. 5 � Comment Number: 7 05/19/2016: HYDRANTS � Comment Originated: 05/19/2016 A hydrant is required within 300' of any commercial building. Code language provided below. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Comment Number: 8 Comment Originated: 05/19/2016 05h9/2016: PREMISE IDENTIFICATION AND WAYFINDING A preliminary plan for wayfinding within the site will be required at time of PDP. Naming of the private drives is recommended to assist with addressing and wayfinding. Monument signage may be required at intersections. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Comment Number: 9 05/19/2016: PHASING Comment Originated: 05/19/2016 No portion of the phasing plan should create a dead-end road in excess of 660' in length. At this time, it's unclear if the development of Parcel K is meeting connectivity regarding a second point of access. More information is requested. Code language provided below. > FCLUC 3.6.2(B)2006; IFC 503.2.5 and Appendix D: Dead-end fire apparatus access roads cannot exceed 660 feet in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/25/2016 05/25/2016: The site is challenged by existing water courses, four oddly shaped zone districts and integrating the potential for a wide variety of land uses so that the various land uses are not arranged in isolated pods. In addition, the close proximity to I-25 requires mitigation to attenuate road noise and visual intrusion. In general, the O.D.P. needs to respond by establishing a fundamental organizing principle that brings a measure of cohesiveness so that a distinctive, mixed-use neighborhood is formed. • Comment Number: 2 � Comment Originated: 05/25/2016 05/25/2016: Staff suggests that the design team focus on uniting the O.D.P. with a framework of site plan attributes that takes advantage of Boxelder Creek and by strategically locating the public neighborhood park. For example, an east-west urban design attribute could be anchored by Boxelder Creek on the east and the public park on the west. The east focal point captures the value of the planned regional trail and helps mitigate the commercial aspects of the project. The west focal point captures the value of the residential character and views and could be located at the terminus of Boxelder Drive thus preserving a vista to the west. Comment Number: 3 Comment Originated: 05/25/2016 05/25/2016: The two focal points could be connected by a tree-lined walkway/bikeway spine, or a local street that features a wide landscape median like a boulevard. Such a local street could enhance connectivity to the regional trail by protected bike lanes or by widened detached sidewalks. This urban design element could connect all four zones and allow transitioning from commercial uses to residential areas in a way that is seamless and not abrupt and jarring. Comment Number: 4 Comment Originated: 05/25/2016 05/25/2016: The aforementioned boulevard could be alley-loaded which counts as one of four required housing types in the L-M-N zone. Comment Number: 5 Comment Originated: 05/25/2016 05/25/2016: Placing the public park in the west central area of the L-M-N (Parcel g) helps emphasize the residential component of the O.D.P. as opposed to the commercial areas and the impacts associated with being close to I-25. Comment Number: 6 Comment Originated: 05/25/2016 05/25/2016: A west central park could be the focal point for a north-south bike/ped path that closes the loop formed by the regional trail and the trail along the Cache La Poudre Inlet Canal. Comment Number: 7 Comment Originated: 05/25/2016 05/25/2016: Regarding the four housing types, staff encourages that various housing types be distributed throughout the L-M-N zone. For example, corner lots could be enlarged to accommodate two-family dwellings. Private alleys could be dispersed. Staff recommends that three separate housing types not be arranged in separate pods (with the exception of the multi-family). Comment Number: 8 Comment Originated: 05/25/2016 05/25/2016: This urban design framework can be used as a building block for laying out a network of public streets, blocks, private alleys and lots. Comment Number: 9 Comment Originated: 05/25/2016 05/25/2016: The Boxelder Creek buffer should be enhanced to highlight the regional trail and to mitigate the negative impacts of I-25. � u Comment Number: 10 � Comment Originated: 05/25/2016 05/25/2016: The O.D.P. should make a stronger effort to connect the multi-family area to both the residential neighborhood, the public park and the commercial area, especially the future convenience center. Please explore providing an off-street bike/ped path that connects the multi-family to the neighborhood park. Otherwise, the multi-family area becomes an isolated pod. Comment Number: 11 Comment Originated: 05/25/2016 05/25/2016: In addition, please demonstrate how the multi-family area ties into the convenience center as discussed in pre-submittal meetings. This will require a bike/ped bridge over Boxelder Creek. Comment Number: 12 Comment Originated: 05/25/2016 05/25/2016: When considering the site plan for the multi-family, please make an effort to front the buildings on public streets to the maximum extent feasible. Buildings should be addressed off these streets and feature multiple entrances. Floor plans should be arranged so that the fronts of the units, not back patios, face the street. Parking lots should be to the rear or, to a lesser degree, the side of the buildings. Inwardly focused apartment complexes that are not fully integrated into the larger neighborhood tend to become isolated. Comment Number: 13 Comment Originated: 05/25/2016 05/25/2016: Where it's not possible to serve buildings by public streets, the Street-Like Private Drive may be used as alternative. Please note that such streets must include detached sidewalks for walkability, parkways and street trees and may allow for either parallel or diagonal parking. Head-in (90-degree) parking is not allowed on a Street-Like Private Drive. Such streets can be named for addressing and emergency response. Comment Number: 14 Comment Originated: 05/25/2016 05/25/2016: The multi-family clubhouse should be as close to the Boxelder Creek buffer as possible and the central point for a bike/ped trail system. Comment Number: 15 Comment Originated: 05/25/2016 05/25/2016: Section 2.3.2(H)(4) requires an O.D.P. to provide for the location of transportation connections to adjoining properties to ensure connectivity into and through the O.D.P. from neighboring properties for vehicles, pedestrians and bikes as per Sections 3.6.3 (F) and 3.2.2(C)(6). Since no street connection is proposed north into Sunrise Acres, a Modification of Standard needs to be submitted. Comment Number: 16 Comment Originated: 05/25/2016 05/25/2016:Since the site exceeds 40 acres, the L-M-N zone requires the following: Section 4.5(D)(3) - Neighborhood Centers. Access to Neighborhood Center. At least ninety (90) percent of the dwellings in all development projects greater than forty (40) acres shall be located within three thousand nine hundred sixty (3,960) feet (three-quarter [3/a] mile) of either a neighborhood center contained within the project, or an existing neighborhood center located in an adjacent development, or an existing or planned Neighborhood Commercial District commercial project, which distance shall be measured along street frontage, and without crossing an arterial street. Neighborhood centers shall meet the requirements contained in subparagraphs (b) through (e) below. 0 . � Please indicate the location of the L-M-N neighborhood center and demonstrate how it is functionally integrated into the larger neighborhood. Comment Number: 17 Comment Originated: 05/25/2016: The O.D.P. narrative needs to address how the development will comply with the Cooper Slough Drainage Basin Master Plan, per Section 2.3.2(H)(6). Comment Number: 18 Comment Originated: 05/25/2016: The O.D.P. would benefit from a Zoning Map detail that depicts the four zone districts clearly without other line work. Otherwise, the four zones get obscured on sheet 2. Comment Number: 19 Comment Originated: 05/25/2016: Sheet One would benefit from a Tract inde�table that describes the zone, the anticipated uses, the acreage, etc. Comment Number: 20 05/25/2016 05/25/2016 05/25/2016 Comment Originated: 05/25/2016 05/25/2016: Sheet One needs a title block and must indicate that the O.D.P. is an amendment of Interstate Lands Master Plan. Comment Number: 21 Comment Originated: 05/25/2016 05/25/2016:PIease increase the font size of the General Notes or double space for readability. Comment Number: 22 Comment Originated: 05/25/2016 05/25/2016: From Justin Green, Superintendent, Lake Canal: Lake Canai runs along the North border of this project and nothing is mentioned or stated on the drawings about access or easement for it. The Timnath inlet and the Boxelder Creek are mentioned but nothing about Lake Canal. Comment Number: 23 Comment Originated: 05/25/2016 05/25/2016: From Justin Green, Superintendent, Lake Canal: 2. As you know the city has just installed a siphon on Lake Canal so the creek can go over the top. There is no mention of this structure in the notes or drawings. Justin Green, Superintendent, Lake Canal, 970-420-7503. Department: Stormwater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com Topic: Floodplain Comment Number: 1 Comment Originated: 05/24/2016 05/24/2016: Please remove Note 8 on Sheet 2 of the Master Drainage Plan as it is incorrect. In Zone AE, Base Flood Elevations have been determined. Comment Number: 2 Comment Originated: 05/24/2016 05/24/2016: Please add the following sentence to the end of Note 4: Building and construction permits must meet the floodplain requirements based on the regulatory floodplain in effect at the time of permit issuance. The revised Boxelder Creek floodplain will not be regulatory until the LOMR is approved by FEMA. Final flood fringe and floodway boundaries may differ from those in the CLOMR. � � Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fc, oq v.com Topic: Construction Drawings Comment Number: 6 05/25/2016: There are line over text issues. See redlines. Topic: General • Comment Originated: 05/25/2016 Comment Number: 5 Comment Originated: 05/25/2016 05/25/2016: ODP: There are line over text issues. See redlines. Topic: Site Plan Comment Number: 1 Comment Originated: 05/25/2016: ODP: This is not amending the "Gateway At Prospect" ODP. If the title is not changed, please add "Amending Interstate Land ODP" to the title. Comment Number: 2 Comment Originated: 05/25/2016: ODP: We suggest adding a larger title to the top of the sheets. Comment Number: 05/25/2016: ODP: redlines, Comment Number: 05/25/2016: ODP: 05/25/2016 05/25/2016 3 Comment Originated: 05/25/2016 There is text that needs to be rotated 180 degrees. See 4 Comment Originated: 05/25/2016 Please darken the background line work. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/27/2016: The TIS has been reviewed and provides a good starting point for further discussions. We are awaiting CDOT review and once complete, will coordinate a meeting to discuss further. Comment Number: 2 Comment Originated: 05/27/2016: The TIS lists'future' geometry, but doesn't clearly indicate what improvements the development should expect to install with each (or at least the first) phase. Comment Number: 3 Comment Originated: 05/27/2016: Please check the analysis and Level of Service of the Frontage Road/Prospect intersection. The TIS reflects a LOS A, when in reality that intersection creates up to a 1/2 mile EB queue almost daily. Comment Number: 4 Comment Originated: 05/27/2016: The collector level internal street network would be helpful to discuss a bit more, and identify the classification (and cross section) expected with the road network. 05/27/2016 05/27/2016 05/27/2016 05/27/2016 �o � � Department: Water-Wastewater Engineering Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/27/2016 The site will be served water by Elco. Please contact Mike Scheid, 493-2044 for further information. The will be served sewer by Boxelder. Please contact Brenda Price, 498-0604 for further information. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/24/2016 05/24/2016: LUC 3.2.2(J) Minimum Average of entire landscape setback area: Along lot line- 5ft Along non-arterial street-10ft Along arterial street-15ft Minimum width of setback at any point is 5 ft. Comment Number: 2 Comment Originated: 05/25/2016 05/25/2016: Please follow the design standards outlined in section 4.5(E)(4) Design standards for multi-family dwellings in LMN. 11