HomeMy WebLinkAboutNIX FARM NATURAL AREAS FACILITY - MAJOR AMENDMENT - MJA160004 - CORRESPONDENCE - REVISIONSComment Number: 2 Comment Originated: 11/15/2016
11115/2016: Please provide parking stall and drive aisle dimensions
COMMENT NOTED & PROVIDED.
Comment Number: 3 Comment Originated: 11/15/2016
11/15/2016: Please provide breakdown of parking and bicycle parking
COMMENT NOTED & PROVIDED.
Comment Number: 4
Comment Originated: 11/15/2016
11/15/2016: Please indicate on site plan the location of enclose and provide
elevations of any new enclosure. OFFICE/SHOP TRASH & RECYCLING ARE EXISTING AND PROVIDED
WITHIN THE FENCED/LANDSCAPED FLEET PARKING AREA, AN ADDITIONAL EXISTING LARGE CONTAINER
TRASH RECEPTACLE IS PROVIDED AT THE N.E. BARN LOCATION.
are alignments, not easements. If they are going to stay on the plan, they should
match what Is shown on the Subdivision Plat. PLAT REVIEWED & WORDING ADJUSTED.
Comment Number: 4 Comment Originated: 11/15/2016
11/15/2016: Please change "Final' to "Site" in the title. See redlines. REVIEWED & ADJUSTED.
Comment Number: 5 Comment Originated: 11/15/2016
11/15/2016: There are spelling issues. See redlines. REVIEWED & ADJUSTED.
Comment Number: 6 Comment Originated: 11/15/2016
11/15/2016: Please add the Subdivision name to the legal description on the
Future Expansion sheet. See redlines. REVIEWED & PROVIDED.
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn(a)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/14/2016
11/14/2016: The traffic study nears a warrant for the south (NORTH) bound right turn lane
in the short term (38 turns) and warrants a right turn lane in the long term (55 turns) scenario.
Acknowledged. If the northbound right -turn lane is implemented (long term), it is not likely that it would
extend through the railroad crossing.
Comment Number: 2
Comment Originated: 11/14/2016
11/14/2016: As mentioned in the traffic study the Poudre River Drive and
Lemay intersection sets between two signalized intersections, and is too close
to each to be signalized itself. The delay for the west bound left turn and right
turn is significant for the longterm build out. If safety does become a concern at
this intersection City Traffic Operations could limit access to right in right out
only. Acknowledged.
Department: Water -Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue(Mcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/15/2016
11/15/2016: Are any new wet utilities planned for the new building?
Any modifications to existing wet utilities on -site?
RESPONSE: The existing fire hydrant along the east side of the existing maintenance yard is not proposed
to be relocated outside on the proposed maintenance yard. An existing service line that currently
connects to the fire hydrant service line is proposed to be relocated also.
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgowa(�.fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/15/2016
11/15/2016: Conduit, meters, vents and other equipment attached to the
building or protruding from the roof shall be painted to match surrounding
building surfaces. NOTES INCLUDEDINCLUDED ON COVER SHEET.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED
= NAVD88 - X.XX'.
RESPONSE: The project is referencing survey information obtained in 2013 prior to the datum change. The
vertical datum information and calculations have been updated per our coordination
Comment Number: 12 Comment Originated: 11/15/2016
11/15/2016: Sheet 3 is missing from the sheet index.
RESPONSE: Index has been corrected.
Comment Number: 13
Comment Originated: 11/15/2016
11/15/2016: Some of the alignment descriptions shown are incorrect. If they
are going to stay on the plan, they should match what is shown on the
Subdivision Plat, RESPONSE: Alignment labels have been corrected accordingly
Comment Number: 14 Comment Originated: 11/15/2016
11/15/2016: There are line over text issues. See redlines. RESPONSE: Line over text issues corrected.
Topic: Landscape Plans
Comment Number: 7 Comment Originated: 11/15/2016
11 /15/2016: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.: Acknowledged.
Comment Number: 8 Comment Originated: 11/15/2016
11/15/2016: There are line over text issues. See redlines.: Acknowledged.
Topic: Lighting Plan
Comment Number: 10 Comment Originated: 11/15/2016
11/15/2016: Please change the title to match the other plan sets. Nix Farm Natural Areas Facility.
REVIEWED & ADJUSTED.
Topic: Site Plan
Comment Number: 1 Comment Originated: 11/15/2016
11/15/2016: There are line over text issues. See redlines. REVIEWED & ADJUSTED.
Comment Number: 2 Comment Originated: 11/15/2016
11/15/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
REVIEWED & ADJUSTED.
Comment Number: 3 Comment Originated: 11/15/2016
11 /15/2016: Some of the easement descriptions shown are incorrect. These
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, ischlam fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 11/01/2016
11/01/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted do not meet requirements. Please submit; an Erosion Control Plan
(Based off redlines), an Erosion Control Report (not found in packet), and an
Escrow / Security Calculation (not found in packet). If you need clarification
concerning the erosion control section, or if there are any questions please
contact Jesse Schlam 970-218-2932 or email @ ischlam ata)fcgov.com
RESPONSE: An erosion control report has been included with this submittal for review. Please see
returned redlines for additional responses.
Contact: Wes Lamarque, 970-416-2418, wlamargueoftgov.com
Topic: General
Comment Number: 2
Comment Originated: 11/15/2016
11/15/2016: The LID technique proposed does not appear to met the City's
standards. Any LID technique can not be located in the bottom of a detention or
water quality pond where it is inundated with the extended detention volume.
This is due to clogging concerns by sediment. The sand filter also does not
appear to include an underdrain, which is required.
Comment Number: 3
Comment Originated: 11/15/2016
11/15/2016: Sand filters have a higher maintenance obligation than
bio-retention. The City recommends using the bio-retention technique.
RESPONSE: The sand filter has been removed and now proposing a rain garden designed to satisfy the
LID requirements.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty(a�fcgov.com
Topic: Building Elevations
Comment Number: 9 Comment Originated: 11/15/2016
11/15/2016-. Please reduce text to fit the symbols, or increase symbol size. See
redlines.
Topic: Construction Drawings
Comment Number: 11
Comment Originated: 11/15/2016
11/15/2016: The City has moved to the NAVD88 vertical datum, and as of
January 1, 2015, all projects are required to be on NAVD88 datum. Please
provide the following information for the Benchmark Statement in the EXACT
format shown below.
Both site plans should have a more developed data table that also all includes
information on overall building sizes, as well as vehicle and bicycle parking
spaces.
Finally, please include the following note on the 'Future Expansion' site plan:
"Final details of Nix Farm expansion areas shall be reviewed for compliance
with the Land Use Code by minor or maior amendment, as applicable."
COMMENTS NOTED & PROVIDED.
Comment Number: 2
Comment Originated: 11/15/2016
11114/2016: Please see LUC Section 3.2.(F)(1), which requires replacement
mitigation trees to be upsized based on the following criteria: canopy shade
trees: 3" caliper; ornamental trees: 2.5" caliper, and evergreen trees: 8' height.: Acknowledged; upsizes
have been added.
Repeat comment from Environmental Planning to identify the additional 9 trees
required to meet the 17.5 tree mitigation numbers.: Several of the existing trees to remain were not
accounted for on the chart. The chart has been updated to more accurately reflect the
required mitigation trees.
Comment Number: 3 Comment Originated: 11/15/2016
11/14/2016: Please dimension and label the parking spaces and driveways
throughout the phase 1 areas. Please ensure standards for a two-way drive
aisle width of 24' are being met. COMMENT NOTED & PROVIDED.
Comment Number: 4 Comment Originated: 11/15/2016
11/14/2016: For discussion at the staff review meeting: what are current and
phase 1 employee counts? 40# PREMANENT, 60# SEASONAL, FUTURE WILL INCREASE BY .5 FTE/YEAR. I
need to verify existing employee counts and square footages are aligned with standards for the phase
vehicle and bike parking_ The parking calculations should be shown on the site plans in the data
tables. COMMENT NOTED & PROVIDED.
Comment Number: 5
Comment Originated: 11/15/2016
11/14/2016: Do the phase 1 improvements or future expansion require
additional trash and recycling enclosures? If so, we'll need to see location on the
future site plans. ADEQUATE CONTAINER TRASH/RECYCLING IS PROVIDED AT THE BARN FACILITY.
Comment Number: 6
Comment Originated: 11/15/2016
11/14/2016: The new garage will need to include building -base treatments,
such as thicker walls with a ledge or a different color or materials. NOTED & PROVIDED, REFERENCE
ELEVATIONS, PANEL COLOR AND TEXTURED WAINSCOT TREATMENTS HAVE BEEN PROVIDED.
Comment Number: 7
Comment Originated: 11/15/2016
11/14/2016: Unique aspects of the Nix Farm Site and context may require the
need for an alternative compliance request to landscaping, to cover the more
naturalistic design elements in place of traditional code standards for elements
such as landscape islands with raised curb -and -gutter, as well as focusing
interior parking lot landscaping to the site/fencing perimeter.: Acknowledged.
permit from the Poudre Fire Authority. Refer to IFC 605.11.1 for access and
pathway details.
General Requirements for Marking:
> Direct Current conduits, enclosures, raceways, junction boxes, cable
assemblies, combiner boxes and disconnects must be marked.
> Markings must be reflective and weather resistant.
> Must be at least 3/8th of an inch and white on red background.
> Contain the words in capital letters "Warning: Photovoltaic Power Source".
> Main Service Disconnect must be clearly marked.
> Markings must be placed every 10 feet and within 1 foot of turns or bends.
Within 1 foot of penetrations and on both sides of the penetration if accessible. COMMENTS NOTED.
Comment Number: 8 Comment Originated: 11/14/2016
11/14/2016: PREMISE IDENTIFICATION & WAYFINDING
Addresses shall be posted on each structure and where otherwise needed to
aid in wayfinding. At such time as Buildings C,D,H, & J are permitted, a
signage / wayfinding plan for orientation within the facility may be required.
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. COMMENTS NOTED.
Comment Number: 9
11/14/2016: LABELING INCONSISTENCY
Comment Originated: 11/14/2016
Some plan sheets refer to the access road as "Private Road" while others label
it as "Hoffman Mill Road". RESPONSE: The utility plans have been updated labeling the road as a
'Private Drive'
Department: Planning Services
Contact: Ryan Mounce, 970-224-6186, rmounce(a)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/15/2016
11/14/2016: To improve clarity on the difference between phase 1 and future
expansion, please add a cover sheet and the two separate site plans will follow.
On the cover sheet, please include the project vicinity map, standard city notes
(see handout), and signature blocks. The engineering signature block should be
replaced with the modified owner's authorization signature block for use with
City -owned properties (see example).
The first site plan should be labeled 'Interim Condition Site Plan' and will show
the phase 1 expansions. Label the second site plan as 'Future Expansion.' On
this site plan, please show only the final anticipated configuration (i.e. remove
the dashed lines indicating the current driveway where future office building C
will be located). Please also indicate approximate size of the office buildings
within their footprint.
therefore out of compliance with current Fire Code requirements for sprinklering
vs. fire containment (unless already fire contained). The proposed 1800 sq. ft.
addition (Bldg G) will trigger compliance with the fire code by either a sprinkler
system throughout Bldgs E & G, or an appropriate fire containment separation
plan. If containment is used, the containment construction shall be reviewed and
approved by the Poudre Fire Authority prior to installation.
FIRE CONTAINMENT AREAS PROVIDED, NO SPRINKLER SYSTEM PROVIDED.
Comment Number: 5 Comment Originated: 11/14/2016
11/14/2016: FUEL STORAGE & DISPENSING FACILITIES
The Site Plan identifies a new Fuel Storage & Dispensing area on the east side
of Bldg. E (and future Bldgs. G,H,& 1). All current code requirements shall apply
at time Of construction. COMMENT NOTED.
> The existing hydrant is approximately 25' from the proposed fuel storage area
and will need to be relocated to an approved location (outside the north facing
gate) at such time fuel tanks are installed. RESPONSE: The existing fire hydrant is directed to be
relocated outside of the maintenance yard.
> Above Ground or Underground Storage Tanks require separate plan review
and permit from the Poudre Fire Authority. Tanks shall be protected from
damage and have secondary containment. All tanks shall be UL listed. Confirmed, separate Fuel System
Plan/Permit submittal required
> Motor fuel storage and dispensing facilities shall meet all applicable sections
of IFC Chapter 23. Confirmed, Fuels System to meet applicable codes
> HAZMAT - FCLU 3.4.5(B): If any use on the development site may entail the
use or storage of hazardous materials (including hazardous wastes) on -site, the
project shall be designed to comply with all safety, fire and building codes for
the use and storage of the hazardous materials involved. Adequate precautions
shall be taken to protect against negative off -site impacts of a hazardous materials release, using the best
available technology. Confirmed, Fuels System design to meet applicable codes
Comment Number: 6
11/14/2016: WATER SUPPLY
Comment Originated: 11/14/2016
Hydrants are required within 300' of any commercial structure and on 600'
centers as measured along the path of vehicle travel (i.e. fire lane). In the
short-term, no hydrant changes are warranted. In the long-term, the hydrant near
Bldg. I will need to be relocated with the fueling station permit. At such time as
permitting of Bldgs. C,D,H & J, re-evaluation of the current utility infrastructure
may necessitate an additional hydrant along Hoffman Mill Rd (location TBD).
Code language provided below.
> IFC 507.5 and PFA Policy: 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. RESPONSE: Notes have been added to the Future
Expansion Plan accordingly.
Comment Number: 7 Comment Originated: 11/14/2016
11/14/2016: SPV MARKING (Bldgs. F & J)
Commercial rooftop mounted solar arrays require a separate plan review and
LONG-TERM PLAN:
> The secondary point of access to Timberline Road will need to be improved
at a future date, but no later than at such time as permitting of Buildings C,D,H &
I. At that time, the width and surface of the road shall be improved to current fire
lane standards to the best extent possible, or as site constraints and terrain
allow.
Any deviation to set standards will require approval of the fire marshal.
> Realign the EAA to correspond with permitting of Buildings C & D.
RESPONSE: The easements/alignments leading to the maintenance yard are dedicated as access
alignments. Further discussion is needed to determine if emergency access alignments are required to
and through the maintenance yard. It should be noted that if these emergency access alignments are
dedicated now, they will have to be vacated in the future.
Notes have been added to the Future Expansion Plan regarding the Timberline access accordingly.
Comment Number: 3
Comment Originated: 11/08/2016
11/08/2016: SECURITY GATES
The access gate at Timberline Road shall be designed to the following
standards.
> IFC 503.6: The installation of security gates across a fire apparatus access
road shall be approved by the fire chief. Where security gates are installed, they
shall have an approved means of emergency operation. The security gates and
the emergency operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all
of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one
person.
4. Gate components shall be maintained in an operative condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or
chain and padlock, unless they are capable of being opened by means of
forcible entry tools or when a key box containing the key(s) to the lock is
installed at the gate location.
7. Gate design and locking device specifications shall be submitted for
approval by the fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200. COMMENTS NOTED.
Comment Number: 4
Comment Originated: 11/08/2016
11/08/2016: FIRE CONTAINMENT VS FIRE SPRINKLER SYSTEM
Any building exceeding 5,000 square feet shall be sprinklered or fire contained.
The existing maintenance building (Bldg. E) is over 5000 sq. ft. in area and
Comment Number: 2 Comment Originated: 11/17/2016
11/17/2016:
Plant List
Please add the method of transplant (i.e. B&B or container):
Transplant note (#12 on sheet L.1— the wording for this note came from Tim Buchanan; it has
been slightly revised since the original submittal per Tim's suggestion); the method of
transplant has been added to the plant list.
Please include Minimum Species Diversity percentages. See Land Use Code
3.2.1.: Acknowledged; percentages have been added are well under the maximum 33%
percent allowed per code. Where multiple lines for different sizes of the same species are
provided on the chart, the totals per species were calculated. A note explaining this has been
added to the chart.
Comment Number: 3
Comment Originated: 11/17/2016
11/17/2016:
Please add the City Tree Inspection and Warranty notes. These are available
through the City Forester.: These notes have been added to sheet L.1.
Department: PFA
Contact: Jim Lynxwiler, 970.416.2869, Lynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 11/08/2016
11/08/2016: SHORT TERM VS LONGTERM SITE PLANS
As was previously noted during conceptual review, fire access and water supply
adjustments / improvements will be required as this site continues develop and
evolve. Fire access and water supply site improvements are best planned now
for the long-term but may be subsequently phased to coincide with actual site
build -out. The following comments have attempted to address this issue. RESPONSE: Notes have been
added to the Future Expansion Plan accordingly
Comment Number: 2
Comment Originated: 11/08/2016
11/08/2016: EMERGENCYACCESS
The existing fire access plan is out of compliance with two, dead-end fire lanes
serving the maintenance yard, both exceeding 150' in length without a
turnaround. The secondary point of access to Timberline Road does not meet
typical fire lane standards, especially as it relates to width and surface.
SHORT-TERM PLAN:
> The Emergency Access Alignment (EAA) at the South West corner of the
fenced area should continued through the maintenance yard and connect with
the EAA at the South East corner to allow clear and permanent access through
the parking area between buildings E and F (and all future buildings). This will
eliminate the need to provide approved turnarounds.
> Upgrade to the access gate at Timberline Road shall be required with
permitting of Buildings F & G (refer to subsequent comment). COMMENT NOTED.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, rverette .fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/15/2016
11/15/2016: Thank you for providing an updated Ecological Characterization
memo for this project. I concur with the findings and recommendations in the
memo, including the following:
- Conduct a nest search prior to any ground disturbance or tree removal during
migratory bird nesting season
- Transplant or mitigate for the six Rocky Mountain junipers that are in good
condition and would be impacted
- Ensure that all replacement shrubs are native to Colorado:
Acknowledged; the plant list has been reviewed and approved by Crystal with the
understanding that use of native plants are the goal.
- Consult with Crystal Strouse, staff botanist, for species selection on the
planting plan: We have worked closely with Crystal on the plant list and planting plan.
- New trees intended to mitigate for the loss of the mid -sized cottonwoods
should be carefully sited to enhance future use as raptor perches: Acknowledged
Comment Number: 2 Comment Originated: 11/15/2016
11/15/2016: On sheet LA of the landscape plan, please remove note #2 under
"Natural Area Notes," since there are no buffer zones on this site.: This note has been removed.
Comment Number: 3
Comment Originated: 11/15/2016
11/15/2016: According to the tree mitigation plan, 17.5 mitigation trees are
required for this proposal. I'm only finding 9 mitigation trees on the planting plan,
though. Please identify the additional 9 trees that will serve as mitigation on the
planting plan.:
Several of the existing trees to remain were not accounted for on the chart. The
chart has been updated to more accurately reflect the required mitigation trees.
Department: Forestry
Contact: Molly Roche, mrocheafcgov.com
Topic: Landscape Plans
Comment Number: 1
Comment Originated: 11/17/2016
11 /17/2016:
Tree mitigation should be in number of mitigation trees, not in mitigation inches.
15 upsized mitigation trees are required for this site. Tree mitigation should
meet the following sizes: 3" for canopy shade trees, 2.5" for ornamental trees,
and 8' height for conifers.: Acknowledged; corrections made.
Additionally, under the Preservation/Mitigation of Existing Trees, please label
the Total Mitigation Required as 15 trees.:
Acknowledged; Several of the existing trees to remain were not accounted for on the chart.
The chart has been updated to more accurately reflect the required mitigation trees.
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com/developmentreview
November 21, 2016
Stephen Steinbicker
Architecture West, LLC RESPONSE COMMENTS 12.22.16
160 Palmer Dr
Fort Collins, CO 80525
RE: Nix Farm Natural Areas Facility, MJA160004, 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, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970.221.6501, kandrews(a)_fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/16/2016
11/16/2016: Please add "Developments shown as future expansion are subject
to the appropriate approval process and have not been approved with this
development plan." to the Future Expansion sheet. RESPONSE: Note was added to the Future
Expansion Plan within the Utility Plan set
Comment Number: 2
Comment Originated: 11/16/2016
11/16/2016: The process for dedicating easements/alignments by separate
document can be found here: http://www.fcgov.com/engineering/devrev.php
Comment Number: 3 Comment Originated: 11/16/2016
11/16/2016: An agreement will need to be finalized prior to MJA approval. COMMENT NOTE.