HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - PDP - PDP130003 - CORRESPONDENCE - REVISIONSBHA Response: The temporary access loop will be for emergency and security purposes.
Access control will be detailed in the final compliance plan. Public vehicle access will be
restricted to paved driveway surfaces.
Comment Number: 8 Comment Originated: 02/05/2013
02/05/2013: LUC 3.2.4 There are some parking areas (North Parking, South Parking and
Southwest Parking) that the averages are not meeting the Minimum foot-candle
requirements of 1. Please revise plans so that averages meet the Minimum Foot-candle
level of 1.
CCRD Response: The lighting has been adjusted to bring the North, South, and
Southwest parking area averages up to 1.0 FC.
Comment Number: 9 Comment Originated: 02/05/2013
02/0512013: Site plan should include note about future phases developing subject to a
Minor Amendment (contact Jason Holland for exact wording).
BHA Response: Not applicable.
Comment Number: 10 Comment Originated: 02105/2013
02/05/2013: Signs and their locations are approved through PDP/FP review process.
Signs and their locations are subject to s separate sign permit. If applicant wishes to keep
sign information in plans a not should be included on the site plan and elevations that
signs are for reference only and will be permitted through a separate sign permit.
BHA Response: Proposed monument sign locations are indicated for information only.
Note was added to sheets specifying "Sign locations indicated for information only. To
be reviewed through separate process".
Comment Number: 11 Comment Originated: 02/05/2013
02/05/2013: LUC 3.5.1(1) All mechanical/utility equipment (vents, flues, meters,
HVAC... etc) shall be screened. Plans need to indicate locations of such equipment and
include notes on how it is screened/painted.
BA Response: Miscellaneous vents and flues (other than those required to extend
beyond any screening due to airflow requirements) will be screened by the building
parapets. All large mechanical equipment will be screened by metal panel walls painted
to match the building color palette. Any equipment on the ground will be screened
within the service yard. Final locations of equipment will be shown at Final Compliance;
conceptual locations are currently located on the elevations and site plan.
Page 22 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fox: 970.223.1827
www.bhodesion.com
concrete pad area and the dimensions of the enclosures.
BA Response: The trash enclosures, pads and walk-in access are shown on the site plan
and can also be seen on the exterior elevations. All trash enclosures to have walk-in
access.
During phase 1 there needs to be a walking path from the main hospital to the trash and
recycling enclosures.
BHA Response: Access to the trash and recycling enclosures will be via an underground
tunnel connecting the main building with the Central Utility Plant ("CUP") and adjacent
trash / recycling containers. This facility will be using trash compactors and will not have
public access to trash / recycling containers.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 01/28/2013
01 /28/2013: We will need to see detail of the fence being used to screen the loading area.
BA Response: A portion of the wall will be constructed of the masonry block used on
the building. As indicated on the drawings, a portion of the fence will be constructed
of wrought iron. Additional details of fence will be provided in Final Compliance
Comment Number: 5 Comment Originated: 01130/2013
01/30/2013: On the site plan please show the drip line of the structures that is being used
to meet the required covered parking requirements.
BHA Response: Drip lines of covered bike parking areas have been indicated.
Comment Number: 6 Comment Originated: 01/3012013
01/30/2013: LUC 3.5.3(D)(2)(a)1. No wall that faces a street shall have a uninterrupted
length that exceeds 30ft. It appears on the East side of the hospital there is wall
uninterrupted wall that exceeds the 30ft requirement.
BA Response: The masonry screen walls on the east side of the building at the CUP have
been staggered to meet this requirement.
Comment Number: 7 Comment Originated: 01/30/2013
01/30/2013: The area in the 1st Phase that is minimal interim site improvements will need
to be restricted from vehicle use. Please provide details on how this will be accomplished.
BA Response: These areas will restrict vehicle access through a physical barrier and will
be resolved and detailed in the final compliance plan.
Also the Temporary Emergency Access easement will need to restrict vehicles from using
it other than times of Emergency, possible break away chains. If the applicant desires
other vehicles to travel on it then it will need to be asphalt or concrete.
Page 21 of 22
landscape architecture I planning I urban design
voice: 970, 223, 7577
fox: 970.223.1827
w m.bhodesign.com
02/12/2013: The fire hydrant locations will be reviewed with PFA. Any changes will be
noted on the redlined plans.
NE Response: The proposed fire hydrant location in the northwest area has been
revised.
Comment Number: 3 Comment Originated: 02/12/2013
02/12/2013: Utility maps show a 3/4" water service stubbed north of the main in Le Fever
and east of Lady Moon. This needs to be located and shown on the plans.
NE Response: The drawings have been revised to show the existing %-inch water service
along LeFever Drive as mentioned.
Comment Number: 4 Comment Originated: 02/12/2013
02/12/2013: At final, include plan and profile drawings of the 12" water main.
NE Response: Noted.
Comment Number: 5 Comment Originated: 02/13/2013
02/13/2013: Will the water main construction be phased?
NE Response: Water main phasing will be determined in final compliance as discussed
with Roger.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/28/2013
01/28/2013: LUC 3.5.1(G) Buildings over 40ft in height requires a Shadow Analysis and
Visual Analysis. If these were provided Zoning did not receive a copy of them.
BA Response: A Visual Analysis and Shadow Analysis have been provided as part of the
resubmittal.
Comment Number: 2 Comment Originated: 01/28/2013
01/28/2013: What is the route for the Licensed Waster Haulers during Phase 1, since the
route indicate on Exhibit 3 is not to be constructed in Phase 1?
Banner Response: Cinquefoil and La Fever roads are being fully constructed in phase 1
construction. The Banner directed route for the Waste haulers is as follows: Trucks will
be coming from 1-25 going West on Harmony Road to Lady Moon, south to La Fever east
to Cinquefoil and north to the Central Plant. They will then exit the Central Plant
going North on Cinquefoil to Harmony Road proceeding east on Harmony to 1-25.
Comment Number: 3 Comment Originated: 01/28/2013
01128/2013: LUC 3.2.5 Trash and recycling enclosure are required to be designed with
walk-in access without having to open the main service gate and located on concrete pad
at least 20ft from a public sidewalk. The proposed enclosures for both the hospital and
MOB have not included walk-in access and will need to be revised. Also please label the
Page 20 of 22 voice: 970,223.7577
fax: 970.223.1827
landscape architecture I planning I urban design wvi .bhodesign.com
Emergency Center access in Phase 1. These errors or inconsistencies drive the need to
request the TIS be revised.
Delich Response: The trip generation was calculated for the entire hospital and medical
office building at full development. The full development trip generation was then
proportionally divided between the Phase 1 and Phase 2 components based upon floor
area. Figure 14 in the TIS has a typo and will be corrected in the final version of the TIS
Comment Number: 3 Comment Originated: 02/12/2013
02/12/2013: Please provide more discussion of what went into the Background growth
volumes (unexpected volumes at Lady Moon and Harmony, especially the north bound
volumes, and on LeFever.) Numbers are larger than expected. Traffic assumes other
undeveloped land and current proposed developments were included as well as general
growth but Traffic would like more information about what made up the background growth
in the Long Term.
Delich Response: The long range background traffic assumed full build -out of the
Harmony Technology Park ODP.
Department: Transportation Planning
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
Topic: General
Department: Transportation Planning
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/1212013
02/12/2013: Thank you for depicting the bus stops on the plans as I requested in
Conceptual Review. This meets the LUC requirements for transit facilities for this site.
BHA Response: Noted.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 02/12/2013
02/12/2013: There is another 12" water main stubbed to the east of Lady Moon north of
Timberwood. This main needs to be shown on the plans with the
necessary notes for the abandonment.
NE Response: The drawings have been revised to show the additional existing 12-inch
water main stub.
Comment Number: 2 Comment Originated: 02/12/2013
Page 19 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fox: 970.223.1827
www.bhodesign.com
02/12/2013: TIS indicates the need for dual north bound left turn lanes on Lady Moon at
Harmony in the Long Term future. TIS also indiactes dual west bound left turn lanes on
Harmony at Lady Moon which would require a second south bound lane on Lady Moon
south of Harmony. City will need to discuss those future additional lane possibilities and
how we will plan for those improvements. There is the possibility Lady Moon may need
more right of way from this development to help in providing for those future lanes. Traffic
will provide further comments on the topic as the City discusses the issue.
Delich Response: There are 3 northbound lanes on Lady Moon Drive approaching
Harmony Road. When dual northbound left -turn lanes are needed, the left -turn lanes
will be the two lanes east of the existing median. The other northbound lane will
become a through/right-turn lane. When dual westbound left -turn lanes are needed on
Harmony road, a second southbound lane will be added on the west side of Lady Moon
Drive. If additional right-of-way is needed for this receiving lane, it will come from the
parcel west of Lady Moon Drive.
Comment Number: 6 Comment Originated: 02/12/2013
02/12/2013: How much traffic is expected in and out of the Service Entrance on
Cinquefoil? Is a seperate access necessary or could the service area be accessed from
the Emergency access?
Delich Response: The TIS does not forecast the amount of Service Entrance traffic. This
traffic will likely be light and probably not during the peak hours.
Comment Number: 7 Comment Originated: 02/14/2013
02/14/2013: City discussed need of right turn lanes on Harmony at Lady Moon and at
Cinquefoil. The City has concerns with turns being made from the high speed travel lanes.
This concern is even greater at Cinquefoil as the smaller amount of right turning traffic may
be less expected by advancing Eb motorists. The City is requesting rural design east
bound right turn lanes at both intersections.
Delich Response: In the short range future, these right -turn lanes are not required, but
are required in the long range future.
Topic: Traffic Impact Study
Comment Number: 2 Comment Originated: 02/12/2013
02/1212013: The TIS had a few errors or discrepancies internally and seemingly between
what the applicant is providing staff. One of the internal errors is in the Trip Generation
table. Another is the Harmony and Lady Moon long term analysis shows dual north bound
left turn lanes in the analysis but only a single left turn in Figure 14. Figure 14 shows dual
west bound left turn lanes but only a single south bound receiving lane on Lady Moon
(analysis at LM and RT Access and also at Rock Creek shows only a single Sb lane on
Lady Moon in its analysis). Figure 13 indicates Cinquefoil extending to LeFever in the short
term, but the applicant seems to be stating they only want to extend Cinquefoil to their
Page 18 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fox: 970.223.1827
www.bhodesign.com
NE Response: Yes it will be remain, please see note 6 on sheet 1 which states the
platted portion of the 60' road right-of-way is vacated by the plat.
Topic: Site Plan
Comment Number: 1 Comment Originated: 02/12/2013
02/12/2013: There are line over text issues on sheets 2, 3 & 6.
BHA Response: Line over text issues have been resolved.
Comment Number: 2 Comment Originated: 0211212013
02/12/2013: There are text over text issues on sheet 2.
BHA Response: Line over text issues have been resolved.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanfordOfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/12/2013
02/12/2013: Traffic Op's would like to see the median on Lady Moon extended southwards
to
Timberwood and a left turn lane added.
NE Response: A "pork chop island" has been added to the right-in/right-out in lieu of
extending the Lady Moon raised median any further then currently designed as
discussed with Ward.
Comment Number: 4 Comment Originated: 02/12/2013
02/12/2013: The length of the north bound left and right turn lanes are longer than what
Traffic has for their length. Are the lane lengths accurate or are there roadway
modifications planned to widen and lengthen the north approach on Lady Moon at
Harmony? Please verify the current north bound turn lane lengths if no modiufications are
planned. If the length of the turn lanes are not to scale please provide evaluation of
adequate storage capacity (queue analysis) for the expected short term total traffic
volumes each turn lane is expected to handle.
Delich Response: The current lengths of the left -turn lane is —190 feet and the right -turn
lane is —260 feet. With the extension of the median, the left -turn length will be ^260
feet. The right -turn lane will remain at ^260 feet. The short range calculated left -turn
queue is 123 and 118 feet and the right -turn queue is 0 and 0 feet, in the respective
peak hours.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 02/12/2013
Page 17 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fax: 970.223.1827
www.bhodesign.com
02113/2013: There are many bearings and distances missing on sheets 2 & 3.
NE Response: Dimensions and bearing have been added.
Comment Number: 25 Comment Originated: 02/13/2013
02/13/2013: Please label all surrounding properties as unplatted, or if platted with
subdivision name.
NE Response: Surrounding properties have been labeled accordingly.
Comment Number: 26 Comment Originated: 02/13/2013
02/13/2013: Please remove "State Highway No. 68" from the Harmony Road label. It is no
longer a state highway.
NE Response: The reference to "State Highway No. 68" has been removed.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Plat
Comment Number: 27 Comment Originated: 02/13/2013
02/13/2013: Please show the bearings & distances for the long boundary lines along
Cinquefoil Lane and Lady Moon Drive on both sheets 2 & 3.
NE Response: Bearings and distances have been added.
Comment Number: 28 Comment Originated: 02/13/2013
02/13/2013: Are the easements along Harmony Road general easements or Fort Collins
Loveland Water District easements. See redlines.
NE Response: The existing easements along the south side of Harmony Road are for
both the City of Fort Collins and Loveland Water District.
Comment Number: 29 Comment Originated: 02/13/2013
02/13/2013: Please correct the reception number for the right of way easement at the
southeast
comer of the property on sheet 3. It has too few numbers in it.
NE Response: Reception number has been corrected.
Comment Number: 30 Comment Originated: 02/13/2013
02/13/2013: What are the two lines that cross Le Fever Drive on sheet 3? See redlines.
NE Response: The two lines are "old" lot lines and have been removed.
Comment Number: 31 Comment Originated: 02/13/2013
02/13/2013: Please show the section comer to the south of the property that establishes
the west line of the northeast quarter of the section.
NE Response: The center X corner has been added to plat.
Comment Number: 32 Comment Originated: 02/13/2013
02/13/2013: Does the 60' road right of way dedicated at reception # 88006278 south of Le
Fever Drive still remain?
Page 16 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fax: 970.223.1827
wwvc.bhodesign.com
NE Response: The word "The" was added to the subtitle on all sheets.
Comment Number: 16 Comment Originated: 02/12/2013
02/12/2013: Please make sure that all easements are locatable. See redlines.
NE Response: Dimensions have been added to proposed easements.
Comment Number: 17 Comment Originated: 02112/2013
02/12/2013: There are easements and rights of way shown as dedicated by seperate
document, that will need the recording information added. See redlines.
NE Response: All recording information for offsite easements and right-of-ways shown
as being dedicated by separate document will be shown on final plat prior to
recordation.
Comment Number: 18 Comment Originated: 0211312013
02/13/2013: Are there any lienholders? If so, please add the Lienholder signature
language.
NE Response: The sale of the property is pending and therefore the property
owners/lien holders have not been determined.
Comment Number: 19 . Comment Originated: 02113/2013
02/13/2013: If no sight distance easements are needed for the Plat, the language on
sheet 1 may be removed.
NE Response: Sight distance language has been removed.
Comment Number: 20 Comment Originated: 02/13/2013
02/13/2013: There are notes on sheet 1 and the labels on sheet 4 that state "vacated by
owner with this plat" & "vacated by this plat". This must be done by City Council action.
NE Response: These right-of-ways are privately owned and not dedicated to the City.
Notes 5 & 6 on sheet 1 have been revised to state that these are private roads.
Comment Number: 21 Comment Originated: 02/13/2013
02/13/2013: Please describe the markings on the section corners found.
NE Response: Descriptions of marking were added where applicable.
Comment Number: 22 Comment Originated: 02/13/2013
02/13/2013: Please provide monument records for the corners used for control.
NE Response: Monument records for the three (3) corners that are shown on drawings
will be submitted with this PDP re -submittal.
Comment Number: 23 Comment Originated: 02/13/2013
02/13/2013: Are the areas at the northwest & southeast comers of the property
easements? If so, please label them as such.
NE Response: The easement at the northwest corner is a utility, drainage, and access
easement and has been labeled as such. The easement at the southeast corner is a
utility and drainage easement and has been labeled as such.
Comment Number: 24 Comment Originated: 02/13/2013
Page 15 of 22 voice: 970.223.7577
fox: 970.223.1827
landscape architecture I planning I urban design www.bbodesign.com
02/12/2013: Can the text in the profiles on sheets C500, C501, C502 & C503 be masked?
The gridlines are going to create problems with copying & scanning the plans.
NE Response: Drawings have been revised accordingly.
Comment Number: 12 Comment Originated: 02/12/2013
02/12/2013: Please correct the matchline on sheet C401, C501 & C505. See redlines.
NE Response: Drawings have been revised accordingly.
Comment Number: 13 Comment Originated: 02/12/2013
02/12/2013: Please correct the keymap on sheet C505.
NE Response: The key map has been revised.
Topic: General
Comment Number: 3 Comment Originated: 02/12/2013
02/12/2013: All text on sheet 5 is very pixelated. Please sharpen the text up.
CCRD Response: We have revised the configuration of our files to improve the graphics
of the lighting cutsheets.
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 02/12/2013
02/12/2013: No comments.
BHA Response: Noted.
Topic: Lighting Plan
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Lighting Plan
Comment Number: 6 Comment Originated: 02/12/2013
02/12/2013: There are line over text issues on sheets E1 & E2.
CCRD Response: Drawings have been modified to eliminate the text over line issues.
Comment Number: 7 Comment Origii
02/12/2013: All text on sheets E3 & E4 is very pixelated. Please sharpen the text up.
CCRD Response: We have revised the configuration of our files to improve the graphics
of the lighting cutsheets.
Topic: Plat
Comment Number: 14 Comment Originated: 02/12/2013
02/1212013: The boundary and legal description close.
NE Response: Noted.
Comment Number: 15 Comment Originated: 02/12/2013
02/12/2013: Please add "The" to the subtitle on all sheets.
Page 14 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fox: 970.223.1827
www.bhadesign.com
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 02/13/2013
02/13/2013: Stormwater is ready for a public hearing with comment 1 and 4 resolved.
NE Response: Noted, thankyou.
Comment Number: 3 Comment Originated: 02/13/2013
02/13/2013: The City encourages this Development to include more LID practices in the
drainage design. This could include bio-retention, porous pavers, etc.
NE Response: Noted.
Comment Number: 4 Comment Originated: 02/13/2013
02/13/2013: Approval by the Fossil Creek Reservoir Inlet Ditch owners is required for the
outfall into their ditch. The location and release has been previoulsy approved, but not the
construction details or specifics of the design.
NE Response: We have been in discussions with Stephen Smith (Manager with North
Poudre Irrigation Company) who manages the Fossil Creek Reservoir Inlet Ditch.
Stephen will be obtaining preliminary approval from the Board on March 6, 2013.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcountyc&fcgov.com
Topic: Building Elevations
Comment Number: 5
02/12/2013: No comments.
NE Response: Noted.
Comment Originated: 02/12/2013
Topic: Construction Drawings
Comment Number: 8 Comment Originated: 02/12/2013
02/12/2013: Please add a second benchmark to sheet C000 & C001.
NE Response: A second benchmark has been added to sheets C000 and C001.
Comment Number: 9 Comment Originated: 02/12/2013
02/12/2013: Please change the Basis Of Bearings Statement to match the Subdivision
Plat.
NE Response: The Basis of Bearing statement has been revised to match the plat.
Comment Number: 10 Comment Originated: 02/12/2013
02/12/2013: There are line over text issues on sheets C200, C201, C300, C301, C302,
C401, C500, C501, C502, C503, C504, C505 & C600.
NE Response: Drawings have been revised accordingly.
Comment Number: 11 Comment Originated: 02/12/2013
Page 13 of 22
landscape architecture I planning I urban design
voice: 970.223, 7577
fox: 970.223.1827
www.bhodesign.com
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, 1lynxwiler0poudre-fire.org
Topic: General
Comment Number: 01 Comment Originated: 02/12/2013
02/12/2013: FIRE ACCESS
Provide for emergency access to the north side of the hospital. The proposed drive isle
surrounding the Helistop would be an acceptable means of access as long as the canopy
over the drive isle at the ED entrance is of sufficient height. The current 20' width may be
maintained at currently planned.
BA Response: The Ambulance drop-off canopy has a clear height of 14'-0" and will
provide sufficient emergency access to the north side of the building.
Fire access to the north side of the campus is supported by the Fire Marshal. Further
discussion on this subject and the subject of roof access is warranted. Please contact Jim
Lynxwiler at 416-2869.
NE Response: A proposed 20-foot wide emergency access will be provided around the
proposed helistop. A turning template exhibit for the private drive around the proposed
helistop, dated 2/20/13, was approved by Jim Lynxwiler.
Comment Number: 02 Comment Originated: 02/12/2013
02/12/2013: FUTURE EAE TO MOB
At this time, EAE to the future Medical Office Bldg. in the SW portion of the campus has
not been provided on the Plat. If not added to the Plat now, the EAE shall to be a required
addition at the time of future build out of this area.
NE Response: An emergency access easement (EAE) will be provided by separate
document in the future once this area has been defined in final design.
Comment Number: 03 Comment Originated: 02/12/2013
02/1212013: HAZARDOUS MATERIALS
The HMIA is under review by PFA.
Banner Response: Waiting review comments from PFA
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarquec&fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/13/2013
02/13/2013: Letter of intents are needed for the required off -site drainage easements
before a public hearing. These would include a drainage easement for the regional pond
and all storm sewers that are located off -site.
NE Response: Letter of Intents for off -site drainage easements will be provided prior to
public hearing.
Page 12 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fax: 970.223.1827
www.bhadesian.com
WWW.FCGOV.COM.
CCRD Response: Noted. ccrd will issue as part of a separate package directly to L&P. An
electrical commercial service information form has already been submitted for the
initial phase project, dated 01/08/13.
Comment Number: 2 Comment Originated: 01/28/2013
01 /28/2013: The quantity, size(s), and location(s) or electric transformers will need to be
coordinated with Light & Power Engineering after the 1-line diagrams and Commercial
Service forms are submitted.
CCRD Response: Noted. Once we submit the 1-line diagram, we will set up a meeting
with L&P to coordinate size and location of transformers, fault current available, and
metering requirements.
Comment Number: 3 Comment Originated: 01/28/2013
01/28/2013: After plans are finalized and approved an AutoCad drawing (version 2008) of
the overall utility/site plan will need to be sent to Terry Cox at TCOX@FCGOV.COM. Also
a paper of pdf of the final overall utility plan will need to be sent to Doug Martine at
DMARTINEna,FCGOV.COM.
NE Response: Noted.
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 01/28/2013
01 /28/2013: After the subdivision plat and site plan are final, and the above information
has been provided, Light & Power will need the name and address of where to send the
invoices for the electric development charges. There will be 2 invoices, each for 50% of
the total. The 1 st 50% invoice will be payable before installation of the electric utility
facilities can be scheduled. The 2nd 50% will be payable before the electric system can
be energized.
Banner Response: Send all invoices to Mark Ostrand C/O Development and
Construction, North Colorado Medical Center, 1801 16`h Street, Greeley CO. 80631.
Comment Number: 5 Comment Originated: 01/28/2013
01/2812013: A copy of the landscape plan showing planned streetlights was sent to BHA
design on 1-28-13. Street tree locations will need to be adjusted to provide a minimum of
40 feet clearance between trees and lights (15 feet if the tree is an ornamental type).
BHA Response: The redlines have been received and the street light locations have
been shown on the plans. Landscape locations have been adjusted to provide the
necessary clearances.
Page 11 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fax: 970.223.1827
www.bhadesign.com
enough to support wetland plugs will be seeded and have supplemental plugs
incorporated to aid in establishment. The areas are large and providing only plugs will
be cost prohibitive.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 02/13/2013
02/13/2013: Provide tree numbers and percentages on final landscape plan. Select street
trees from the City street tree list.
BHA Response: The tree numbers and percentages will be added to the final
compliance plan. Trees along street frontages have been selected from the City street
tree list.
Comment Number: 2 Comment Originated: 02/13/2013
02/13/2013: Please upsize trees in the numbers indicated on the tree mitigation plan.
Upsized trees to be 3.0 inch caliper shade trees 2.5 inch caliper ornamental trees and 8
foot height evergreen trees.
BHA Response: Tree sizing will be indicated in the final compliance plan.
Comment Number: 3 Comment Originated: 02/13/2013
02/13/2013: Explore options to save existing trees. Existing trees should be retained to the
extent reasonably feasible. Please clearly show existing trees to retain on the landscape
plan.
BHA Response: Due to necessary over lot grading, few existing trees if any will remain
with full build out of the master plan however tree removal and mitigation will be done
as necessary by phase. Phase one will leave many of the trees in the south west corner
of the property.
Comment Number: 4 Comment Originated: 02/13/2013
02/13/2013: Plant note 8.3 should add that tree separations are 10 feet between water and
sewer mains and 6 feet between water and sewer service lines.
BHA Response: Plant notes have been updated as requested.
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartinecafcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/28/2013
01/28/2013: A 1-line diagram for each electric service will need to be provided directly to
Light & Power Engineering. Also, an Electric Commercial Service Information form will
need to be completed for each electric service. This form is available on
Page 10 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fox: 970.223.1827
www.bhodesign.corn
elsewhere. Our standard for easements on a collector is 9', is there a specific need for 15'
utility easements along Lady Moon? If not then we are in support of narrowing this
easement to 9'.
NE Response: Plat has been revised to show a 9-ft wide utility easement along the east
side on Lady Moon Drive.
Comment Number: 25 Comment Originated: 02/13/2013
02/13/2013: Sheet 4 - Per City Code the improvements should be constructed along the
entire frontage of a lot regardless of a phasing plan. Multiple lots could be considered to
potentially phase some of the public improvements.
NE Response: Cinquefoil Lane and LeFever Drive will be designed and constructed along
the proposed platted boundary.
Topic: Site Plan
Comment Number: 23 Comment Originated: 02/13/2013
02/13/2013: Sheet 2 - The sidewalk along Harmony road appears to be in very close
proximity to the roadway edge for very long stretches. This does not match the intent of
the Harmony corridor standards and could be a safety issue with pedestrians so close to
roadway.
BHA Response: The sidewalk along Harmony Road has been adjusted to maintain a
minimum of 10' clear from the future edge of asphalt and additional curves have been
added to increase the sinuosity of the path.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/11/2013
02/11/2013: An Ecological Characterization Study (ECS) was submitted to the City in
December 2012 for this project. The ECS finds that the only development -related timing
issue is that tree removal must occur outside of the songbird nesting season (April 1-July
31). A note to this effect should be added to the landscape and tree mitigation plans. This
issue can be resolved at the time of final plan submittal, should the PDP be approved.
BHA Response: A note limiting the tree removal timing window has been added to the
landscape and tree mitigation sheets.
Comment Number: 2 Comment Originated: 02/11/2013
02/11/2013: The landscape plan indicates several areas to be treated with a wetland seed
mix. Based on staff experience, wetland plugs should be installed instead of a seed mix to
increase plant success and reduce weed management needs. This can be resolved at
time of final plan submittal.
BHA Response: The lowest areas of the detention ponds that are expected to be wet
Page 9 of 22 voice: 970.223.7577
fax: 970.223.1827
landscape architecture I planning I urban design vry .bhodesian.com
would allow for monument signs to be placed closer to the road way. This can be taken to
City Council after Planning and Zoning approval and this is the preferred process for
engineering.
Banner Response: Banner will address after Planning and Zoning approval per the
preferred process.
Comment Number: 3 Comment Originated: 02/13/2013
02/13/2013: An easement will need to be provided on the plat for the sidewalk along the
Harmony Frontage. This sidewalk meanders into and out of the Right of Way and an
public access easement will need to be included in the areas that it meanders outside of
the right of way.
NE Response: Plat has been revised to show proposed meandering sidewalk within
proposed easement.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerichC@fcgov.com
Topic: Plat
Comment Number: 4 Comment Originated: 02/13/2013
02/15/2013: Staff discussed this further after the Wednesday meeting and discussed the
applicant's desire to not have parking on Cinquefoil. Staff could be accepting of keeping
the 76' right of way cross section, removing the parking and instead adding center turn
lane striping along Cinquefoil. 02/13/2013: Cinquefoil Right of Way needs to be 76' in
total for a Minor Collector with parking. Revise callouts on all sheets.
NE Response: Cinquefoil Lane and LeFever Drive were revised per agreement with City
Engineering and Transportation Department staff.
Comment Number: 5 Comment Originated: 02/13/2013
02/13/2013: Was the right of way that was dedicated per Rec. No. 200202066 dedicated
as right of way or puclic access easement as we do not typically see "Right of Way
Easement"?
NE Response: This document is a Deed of Dedication for Right -of -Way to the City of Fort
Collins. The note on the plat has been revised to delete the word "Easement".
Comment Number: 6 Comment Originated: 02/13/2013
02/13/2013: What is the reasoning for not dedicating the south half of Le Fever Drive at
this time? Per City Code all improvements along the frontage of a lot need to be improved
and since this project is one lot Le Fever will need to be built.
NE Response: The south right-of-way half of LeFever Drive will be dedicated by separate
document since it is outside the proposed property line.
Comment Number: 22 Comment Originated: 02/13/2013
02/1312013: 15' easements are proposed on Lady Moon and 9' easements are proposed
Page 8 of 22 voice: 970.223.7577
fox: 970.223.1827
landscape architecture I planning I urban design www.bhodesign.com
Harmony but the Harmory Road improvement and grading plans do not appear to show
this design.
NE Response: Since the Harmony Road Improvements will not be completed with phase
1 the drawings were set up this way to simplify drawing setup as we move into final
compliance. Harmony Road Improvements at Cinquefoil Lane are shown on sheets
C200 and C401.
Comment Number: 21 Comment Originated: 02/13/2013
02/13/2013: C504 - Verify that right turn lane construction onto Lady Moon and/or ditch
relocation will not require a construction easement or disturbance on adjacent lot.
NE Response: There is adequate existing right-of-way for proposed improvements.
Comment Number: 24 Comment Originated: 02/13/2013
02/l3/2013: C200 - Contact Clark Mapes for review of landscaping in median and what
type of double curb or splash guard to use. Owner is responsible for maintenance of
landscaping in median.
NE Response: A note was added to the proposed median calling out proposed "sloped
block" for the PDP re -submittal. Detailed design will be addressed in final compliance as
discussed with Clark Mapes.
Comment Number: 26 Comment Originated: 02/15/2013
02/15/2013: Double left turn lanes and 2 recieving lanes are identified on the long term
TIS study for Lady Moon at Harmony. Right of Way will need to be dedicated to reserve
these additional turn lanes in the future. It is engineering's request that an additional 12'
be dedicated on this project to plan for the additional left turn lane in the future. The
adjacent property to the west will be required to dedicate an additional 12' when it
redevelops to account for the additional 12' for a receiving lane.
Delich Response: The northbound geometry will be dual left -turn lanes and a combined
through/right turn lane, which will fit into the current northbound width (curb -to -curb).
Therefore, additional right-of-way will not be required on the east side (Banner) of Lady
Moon Drive. The southbound portion will need to widen on the west side of Lady Moon
Drive.
Topic: Plat
Comment Number: 2 Comment Originated: 02/13/2013
02/13/2013: Please consider vacating right of way along the east side of Lady Moon north
of the right in, right out entrance. This would need to be done by seperate document but
Page 7 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fax: 970,223.1827
www.bhadesign.com
Comment Number: 14 Comment Originated: 02/13/2013
02113/2013: C401 - Some grades at the north end of the property appear to be very steep
for a
sidewalk, perhaps a culvert or chase could be used.
NE Response: As discussed with Andrew Gingerich this will be addressed in Final
Compliance
Comment Number: 15 Comment Originated: 02/13/2013
02/13/2013: C500 - Provide profiles and cross sections for median during Final Submittal.
NE Response: Noted.
Comment Number: 16 Comment Originated: 02/13/2013
02/13/2013: C500 - Please revisit vertical curve length using 40 mph as the design speed
for the collector road type.
NE Response: Cinquefoil Lane's vertical alignment was designed to the Minor Collector
criteria with a design speed of 40 mph. LeFever Drive's vertical alignment was designed
to the Commercial Local criteria with a design speed of 30 mph.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Construction Drawings
Comment Number: 17 Comment Originated: 02/13/2013
02/13/2013: C502 - Revise the cross section on this sheet to be a minor collector with 76'
of right of way.
NE Response: Cinquefoil Lane and LeFever Drive were revised per agreement with City
Engineering and Transportation Department staff.
Comment Number: 18 Comment Originated: 02113/2013
02/13/2013: C502 - Extend offsite improvement design further to the south on Cinquefoil
to show how ittiesintotheexisting intersection of Cinquefoil/Steelhead St -to -ensure it will
work and the alignment stays consistent.
NE Response: An exhibit that shows horizontal and vertical alignments for Cinquefoil
Lane from LeFever Drive to Steelhead Street was presented to City engineering staff on
Thursday 2/21/13. City Engineering Department staff acknowledged that this exhibit
satisfies the City's requirement.
Comment Number: 19 Comment Originated: 02/13/2013
02/13/2013: C504 - Revise the Keymap on this sheet.
NE Response: The key map has been revised.
Comment Number: 20 Comment Originated: 02/13/2013
02/13/2013: C504 - Plans show a right turn lane being proposed onto Cinquefoil from
Page 6 of 22
landscape architecture I planning I urban design
voice: 970.223,7577
fox: 970.223.1827
w w.bhodesign.coin
Way and easements. Please revise and their locations.
NE Response: Proposed monument sign locations have been revised. Note was added
to sheets specifying "All proposed monument sign locations are shown for reference
only and will be permitted through a separate sign permit".
Comment Number: 9 Comment Originated: 02/13/2013
02/13/2013: C200 - How is the security gate to be operated on Cinquefoil Lane? It shall
be positioned to allow for on vehicle to pull in and wait for gate to open without blocking
sidewalk. This can be discussed further as we get more information on it's operation, type
of vehicles accessing, etc.
NE Response: The operation details for security gate will be addressed in final
compliance as agreed upon with City staff.
Comment Number: 10 Comment Originated: 02/13/2013
02/13/2013: C300 - A water service shall be provided for the median in Lady Moon to
allow irrigation of the median landscaping.
NE Response: Drawings have been revised to show a water service tap for the proposed
Lady Moon Median.
Comment Number: 11 Comment Originated: 02/13/2013
02/13/2013: C400 - Provide easements for drainage and the detention pond on the offside
portion to the east.
NE Response: A Letter of Intent (LOI) will be provided by Les Kaplan for offsite drainage
easements.
Comment Number: 12 Comment Originated: 02/13/2013
02/13/2013: C301 - Please check the location of the storm manhole in Lady Moon and
ensure that it does not interfere with proposed median curb and gutter. Revise the location
of the light pole in the middle of the site as it is in conflict with proposed storm sewer.
NE Response: The proposed Lady Moon median extension has been slightly revised to
avoid potential conflict with existing manhole.
Comment Number: 13 Comment Originated: 02/13/2013
02/13/2013: C401 - Numerous Driveways appear to have greater than 750 sq. ft. of runoff
draining out of them. Please revise the grading or provide additional improvements to
keep runoff to less than 750 sq. ft.
NE Response: As discussed with Andrew Gingerich this will be addressed in Final
Compliance.
Page 5 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fax: 970.223.1827
www.bhadesign.com
511aWc I
Gll
the entrance plaza. Please also widen the sidewalk path leading to the ER entrance from
the main north/south 8 foot walk.
BHA Response: Paths linking transit stops to the building entries have been widened to
8'min including the link between the west parking area and the ER entrance.
Comment Number: 2 Comment Originated: 02/12/2013
Minor corrections: The owner's certification is not the correct form; Le Fever Drive needs
to be labeled; label adjacent uses and zoning per the checklist; Note 7: what specifically
does this mean?; please dimension the Harmony 80' setback on sheet 2 of 6. Please see
redlines for further detail and comments.
BHA Response: The owner's certification has been updated. Le Fever Drive is now
labeled. Adjacent zoning is indicated in the vicinity map. Note 7 refers to the extent of
improvements being limited to phase specific requirements. Extent of improvements
chase will be addressed with final compliance plans. The 80' setback has been
labeled on sheet 2. Redline comments have been addressed.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerichc&fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 02/13/2013
02/15/2013: Staff discussed this further after the Wednesday meeting and discussed the
applicant's desire to not have parking on Cinquefoil. Staff could be accepting of keeping
the 76' right of way cross section, removing the parking and instead adding center turn
lane striping along Cinquefoil. 02/13/2013: C000 - Revise cross sections to include
Cinquefoil as a Minor Collector with 76' Right of Way and parking as was previously
discussed in email.
NE Response: Cinquefoil Lane and LeFever Drive were revised per agreement with City
Engineering and Transportation Department staff.
Comment Number: 7 Comment Originated: 02/13/2013
02/13/2013: C200 - Concrete in private driveways needs to extend back to the Right of
Way. If the right of way is not vacated for the right in, right out on Lady Moon then we may
make an exception for this Driveway since the Right of Way is so far behind the Cross pan.
NE Response: Drawings have been revised to show proposed concrete being extended
to R.O.W.
Comment Number: 8 Comment Originated: 02/13/2013
02/1312013: C200 - Numerous monument signs appear to be shown with in the Right of
Page 4 of 22 voice: 970.223.7577
fax: 970.223.1827
landscape architecture I planning I urban design www.bhadesign.com
Comment Number: 10 Comment Originated: 02/13/2013
Further information is needed on the building elevations. It would be helpful to label the
extent of projections and recesses at significant areas on each elevation. Also please
dash in phase one vs. the complete build on the key maps.
BA Response: The resubmitted drawings will indicate the phases on the key plan. The
design team reviewed perspective images with the City to illustrate the extent of the
projects.
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 02/1212013
Sidewalk along Harmony- The Harmony Corridor Design Standards require that the
sidewalk be set back from the edge of pavement at least 10 feet where approaching the
intersection. Additionally, the sidewalk is required to meander substantially with a greater
separation from Harmony Road. This is both a desired aesthetic and addresses safety
concerns. It appears that the detention area has grown since the original concept and is
now closer to Harmony than originally planned, which complicates the area further. The
sidewalk will need to be incorporated into the detention area with low wall that match
building material stone.
BHA Response: The sidewalk along Harmony Road has been adjusted to maintain a
minimum of 10' clear from the future edge of asphalt and additional curves have been
added to increase the sinuosity of the path.
Comment Number: 4 Comment Originated: 02/12/2013
Please see redlines for detailed landscape comments. Staff is concerned that the 10' no
irrigation perimeter around buildings is excessive and creates areas within the plan where
there is no foundation planting. Additionally more trees need to be shifted and
incorporated into the private drive parkway. Quantities are also needed on the plant list
and table information addressing tree diversity and Harmony oak standards.
BHA Response: The landscape plan has been adjusted with several trees relocated to
the tree lawn along the loop road. The 10' no planting zone has been maintained as
required by the soils report. This setback will be revisited and reduced as allowed by
subsequent soils analysis. The foundation aesthetic is important to the project and will
be addressed with appropriate site treatments such as boulders, low walls, planters, etc.
where constraints do now allow for typical landscape treatments and will be depicted
with the final compliance plan. Plant quantities will be included with the final
�C compliance plan.
Topic: Site Plan
Comment Number: 1 Comment Originated: 02/12/2013
The distance from the Tranfort stops to the main entrance is a concern. Is there a shuttle
system planned, and if so, an 8 foot sidewalk should be provided from the transit stops to
Page 3 of 22 voice: 970.223.7577
fox: 970.223.1827
landscape architecture I planning I urban design wvrv.bhodesign.com
BA Response: Additional masonry material has been introduced to create a distinct
base. A base treatment at EIFS location has also been incorporated. On the south
elevations, additional masonry planes have been added for the final build. Phase One
elevations have been updated with additional masonry planes and a more defined base
treatment where EIFS is used.
Comment Number: 7 Comment Originated: 02/12/2013
The parapets now extend to hide mechanical equipment on the roofs. This gives the
building a more mass dominant appearance so windows appear slight in comparison. We
would suggest the consideration of more glazing and larger openings to improve
daylighting into the interior the building.
BA Response: Because healthcare facilities have higher floor -to -floor heights windows
will not have the same proportions as other buildings. The design incorporates vertical
sunshades set higher than the window head to create a more traditional proportion
between the size of the wall and the window.
Many of the planned windows in public locations extend from the floor to the ceiling
creating ample daylight in these areas. Windows in the patient rooms are set 2'-8" off
the finished floor and extend to the ceiling.
Department: Current Planning
Contact: Jason Holland, 970-224-6126, jhollandCcDfcgov.com
Topic: Building Elevations
Comment Number: 8 Comment Originated: 02/12/2013
More discussion is needed regarding the placement of the Loveland stone and whether it
is the best choice, or would a more horizontal cut pattern fit the overall style of the building
better, such as the patterns used with recent additions at CSU. The stone pattern used
with the police station on Drake would also be a good example.
BA Response: Stone placement is used to denote major entry points to the facility as
well as locations where users will access exterior courtyards. The use of stone provides
simple wayfinding solutions to the building and is the most appropriate material for
locations that are most tangible to users.
Comment Number: 9 Comment Originated: 02/13/2013
We want to ensure that sufficient contrast and color harmony is achieved with the material
section. The perspective renderings show the Type A CMU in a more beige hue. It would
be helpful for the perspectives to more accurately reflect the red and brown hues shown
with the Type A photograph. The color of the sunshades may also be a concern.
BA Response: Additional detail has been shown to the City to represent the materials
more accurately and how the richness of the materials respond to the changing light
throughout the day.
Page 2 of 22
landscape architecture I planning I urban design
voice: 970,223.7577
fox: 970.223.1827
www.bhodesign.com
40-
BHA Design In...,rporoted
1603 Oakridge Drive
Fort Collins. CO 80525
March 13, 2013
Mr. Jason Holland
Current Planning
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80521
RE: Harmony & Lady Moon Medical Campus (Banner Health Medical Campus)
Dear Jason,
We are pleased to resubmit the Project Development Plan and Subdivision Plat
documents for your review for the Banner Health Medical Campus project at the south
east corner of Harmony Road and Lady Moon Drive. The following are responses to
the initial Preliminary Development Plan review comments:
Comment Summary:
Department: Current Planning
Contact: Jason Holland, 970-224-6126, jhollandC�fcgov.com
Topic: Building Elevations
Comment Number: 5 Comment Originated: 0211212013
Staff is most concerned with the extensive use of concrete masonry units as a siding
material. We would need to get more and better photographic images of a similar building
in order to feel more comfortable with the extensive use of this material. We would also
need a board for all materials including metal panels and sunshades, for review, including
product information. A dimensional reference for the CMU Types A and B are needed on
the plans.
BA Response: Additional information has been provided to the City as requested
showing the detail and quality of the material.
Comment Number: 6 Comment Originated: 02/12/2013
Overall the design does a good job of breaking up the building mass into a series of
intersecting wall planes in a module format. While this does not follow the Building
Standards in terms of base, middle and top, the concept of modules to break up the
horizontal and vertical mass of the building elevation could be supported with additional
module and base plane treatment. Areas of wall plane where stories are expressed over
large expanses with only one masonry material are in need of more vertical relief, in
particular the bed towers. More modules of stone and CMU material are needed to break
up areas with large expanses of EIFS, such as the south elevation. EIFS is
overemphasized. Phase One walls also need further material balance. Please refer to
redlines.
Page 1 of 22
landscape architecture I planning I urban design
voice: 970.223.7577
fox: 970.223.1827
www. bhodesig n.com