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Home My WebLink AboutFIRST STOP PLAZA - BASIC DEVELOPMENT REVIEW - BDR180031 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSNE Response: The construction plans were revised per the City's comment. Comment Number: 11 Comment Originated: 10/16/2018 10/16/2018: FOR APPROVAL: There are text over text issues. See redlines. NE Response: The construction plans were revised per the City's comment. 11 10/16/2018: FOR APPROVAL: Please revise the title to match the revised title on the Subdivision Plat. NE Response: The construction plans were revised per the City's comment. Comment Number: 7 Comment Originated: 10/16/2018 10/16/2018: FOR APPROVAL: The Benchmark Statement has been revised. 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. 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 (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 - X.XX'. NE Response: The construction plans were revised per the City's comment. Comment Number: 8 Comment Originated: 10/16/2018 10/16/2018: FOR APPROVAL: The Basis Of Bearings statement should match the Subdivision Plat. NE Response: The construction plans were revised per the City's comment. Comment Number: 9 Comment Originated: 10/16/2018 10/16/2018: FOR APPROVAL: There are line over text issues. See redlines. NE Response: The construction plans were revised per the City's comment. Comment Number: 10 Comment Originated: 10/16/2018 10/16/2018: FOR APPROVAL: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. 10 Topic: General Comment Number: 1 Comment Originated: 10/18/2018 10/18/2018: Please add a note that any new or relocation of signs will be reviewed through a separate sign permit. Response: See note 8 on site plan. Department: Technical Services Contact: Jeff County, 970-221-6588, *county@fcgov.com Topic: Plat Comment Number: 1 Comment Originated: 10/15/2018 10/15/2018: FOR APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. NE Response: The plat was revised per the City's comments. Topic: Site Plan Comment Number: 2 Comment Originated: 10/15/2018 10/15/2018: FOR APPROVAL: Please revise the title to match the revised title on the Subdivision Plat. Response: updated. Comment Number: 3 10/15/2018: FOR APPROVAL: There are line over text issues. See redlines. Response: updated. Comment Number: 4 10/15/2018: FOR APPROVAL: There are cut off text issues. See redlines. Response: updated. Comment Originated: 10/15/2018 Comment Originated: 10/15/2018 Comment Number: 5 Comment Originated: 10/16/2018 10/16/2018: FOR APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: updated. Topic: Construction Drawings Comment Number: 6 Comment Originated: 10/16/2018 2 Topic: General Comment Number: 1 Comment Originated: 10/16/2018 10/16/2018: Any changes to the existing electric system will initiate electric system modification charges. Please coordinate any electric modifications with Light and Power Engineering. NE Response: There will be no change to the existing electric system. Comment Number: 2 Comment Originated: 10/16/2018 10/16/2018: The City will not vacate any Utility Easements that impact existing infrastructure. If any utility easements were to be vacated, an utility vacation exhibit would be required to demonstrate that this easement was no longer needed by the City. The City will have to approve any utility easement vacations. NE Response: We verified with the existing utility owners as to which easements need to remain in place and which easements can be vacated. The plat was revised to reflect comments from the different utility owners. Comment Number: 3 Comment Originated: 10/16/2018 10/16/2018: The City requests a meeting to discuss existing utility infrastructure and easements. NE Response: We verified with the existing utility owners as to discuss the existing utility infrastructure and easements. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.orq Topic: General Comment Number: 1 Comment Originated: 10/15/2018 10-17-2018 UPDATE AFTER MEETING >Due to the uncertainty of what type and timing of development that may occur on Lot 1, the project team will not be designating the drive aisle shown on Lot 1 as an EAE. An approved hammerhead turnaround is shown on Lot 2. Fire Lane signage will be determined by phone conversation before the next submittal. 10/15/2018: ACCESS The Emergency Access Easement is noted from College Ave. The drive aisle shown on the south side of Lot 1 should also be shown as an Emergency Access Easement at this time. PFA will have further comments when Lot 1 develops Response: An Emergency Access Easement will be dedication to include a hammerhead configuration to achieve adequate access across Lot 2. Contact: Noah Beals, 970-416-2313, nbeals@fcqov.com 9 NE Response: We verified with the existing utility owners as to discuss the existing utility infrastructure and easements. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416.4290, sblochowiak@fcqov.com Topic: General Comment Number: 1 Comment Originated: 10/17/2018 10/17/2018: See comments from Forestry re: tree mitigation. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcqov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 10/15/2018 10/15/2018: There appears to be existing trees on -site. Prior to next submittal, please schedule an on -site visit with City Forestry to obtain existing tree inventory and mitigation information. Response: Tree inventory was completed on 10-25-18 Comment Number: 2 Comment Originated: 10/15/2018 10/15/2018: Lindens do not typically survive in parking lot islands and medians. Please use a different canopy shade tree in place of Lindens — such as Kentucky Coffeetree, Chinkapin Oak, or Accolade Elm. Response: Lindens have been replaced with Kentucky Coffeetree Comment Number: 3 Comment Originated: 10/15/2018 10/15/2018: Please include the City of Fort Collins General Landscape Notes, Tree protection notes, and street tree permit note to the site/landscape plans. These notes are available from Molly Roche — mroche@fcqov.com. Response: Notes have been added Comment Number: 4 Comment Originated: 10/15/2018 10/15/2018: Please include any street lights or stop signs to the site plan and provide proper separation from street trees: Stop Signs: 20 feet from sign Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees Response: signs have been added to plans. Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com 7 NE Response: An erosion control escrow/security calculation is provided with the next submittal. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 5 Comment Originated: 10/15/2018 10/15/2018: Please label size of proposed storm sewer on the Utility Plan. NE Response: Storm sewer design data was added to the utility plans. The size and slope of the storm sewer is shown on the Grading Plan. Comment Number: 6 Comment Originated: 10/15/2018 10/15/2018: Please document the amount of existing paving area that will be draining onto the proposed porous pavers. The maximum ratio of 3:1 seams to have been exceeded. The amount of proposed pavement area was documented that will be contributing to the pavers, but can not confirm the existing pavement areas. NE Response: The permeable pavers were removed from the plan set and the required water quality volume that needs to be treated upon future development of Lots 1 and 2 was added to the drainage letter. A note was also added to the Drainage Plan. Department: Water -Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/15/2018 10/15/2018: The City will not vacate any Utility Easements that impact existing infrastructure. If any utility easements were to be vacated, an utility vacation exhibit would be required to demonstrate that this easement was no longer needed by the City. The City will have to approve any utility easement vacations. NE Response: We verified with the existing utility owners as to which easements need to remain in place and which easements can be vacated. The plat was revised to reflect comments from the different utility owners. Comment Number: 2 Comment Originated: 10/16/2018 10/16/2018: The relocated fire hydrant is too close to the tree and can not have a bend in the fire service line. 10 feet of separation is required from hydrant to a tree. The City prefers that this fire hydrant be abandoned with this application. NE Response: The plan set was modified to show the fire hydrant is being removed. Comment Number: 3 Comment Originated: 10/16/2018 10/16/2018: The City requests a meeting to discuss existing utility infrastructure and easements. 9 Comment Number: 2 Comment Originated: 10/16/2018 10/16/2018: FOR APPROVAL: This project is showing a reconfigured access onto North College. North College is a state highway and under the jurisdiction of the Colorado Department of Transportation (CDOT) with an adopted Access Control Plan. As a stand alone project, a change in access for a development needs to be approved by them, and concurrence from CDOT is needed prior to hearing. NE Response: The driveway access points are provided by the City's Suniga Drive improvements. This project is dependent on the approval of the City's Suniga Drive capital improvement project. Comment Number: 3 Comment Originated: 10/16/2018 10/16/2018: FOR INFORMATION. If the project is in concurrence with the adjacent capital project, the above comments can be resolved. The capital project would complete the required design review and CDOT approvals. Therefore this project can be approved if conditioned on the resolution of all needed item for the capital project. If the capital project items aren't resolved, then the first two comments stand. NE Response: This project is dependent on the approval of the City's Suniga Drive capital improvement project. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, Ischlam@fcgov.com Topic: Erosion Control Comment Number: 2 Comment Originated: 10/11/2018 10/11/2018: For Final: Please resubmit an Erosion Control Plans as the recently received materials have comments and redlines that needed to be addressed to meet City Criteria. NE Response: The erosion control plans were revised per the City's comments. Comment Number: 3 Comment Originated: 10/11/2018 10/11/2018: For Final: Please resubmit an Erosion Control Report as the recently received materials have comments and redlines that needed to be addressed to meet City Criteria. NE Response: The erosion control report was revised by the City's comments. Comment Number: 4 Comment Originated: 10/11/2018 10/11/2018: Development Agreement: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans as none was included in the recently received materials and is required to be submitted to meet City Criteria. R Response: Understood. obligation, and also a repay to the City for the local street portion of roadway cost to Suniga Road. In addition repays for the College Avenue construction is required as well. These repay obligations would be required prior to a building permit. The discussion with the project proposal and its timing with the Suniga Road project resulted in an outcome where the City will be looking to have a condition in the development agreement that indicates the development agreement rights under the development agreement would be void should the City project's process for Suniga Road right-of-way not be completed. Comment Number: 8 Comment Originated: 10/15/2018 10/15/2018: FOR APPROVAL The use of permeable pavers is not allowed typically in a 15 foot utility easement. We would need verification from the utility providers on the usability of the easement when under the pavers. NE Response: The pavers were removed from the plan set. Comment Number: 9 Comment Originated: 10/16/2018 10/16/2018: FOR APPROVAL The reconfiguration of the access points do not meet separation requirements under Chapter 7 of the Larimer County Urban Area Street Standards. Under the premise that this project is again, independent of the City's road project, the proposed development would need to request variance requests for the access spacing proposals onto Suniga and College Avenue as prescribed in 1.9.4 of the Larimer County Urban Area Street Standards. NE Response: The driveway access points are provided by the City's Suniga Drive improvements. This project is dependent on the approval of the City's Suniga Drive capital improvement project. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcqov.com Topic: General Comment Number: 1 Comment Originated: 10/16/2018 10/16/2018: FOR APPROVAL: This project is requesting a change in access location for two properties. As a stand alone project, the submittal will need to provide information on access location, spacing, type of movement, and adherence to local and state engineering standards (such as access spacing.) NE Response: The driveway access points are provided by the City's Suniga Drive improvements. This project is dependent on the approval of the City's Suniga Drive capital improvement project. 4 The indication on the plat of "Condemned Property Per Ordinance " is based on the presumption that the City's negotiations pertinent to acquiring Suniga right-of-way is completed prior to final plan approval. Should the development plan proposal move ahead of the City's negotiations, the right-of-way being conveyed by dedication would be a requirement of the development/replat approval. NE Response: It is to our understanding that a Memorandum of Understanding will allow the conveyance of the Suniga right-of-way to the city to proceed prior to final approval of the project. Comment Number: 5 10/15/2018: FOR APPROVAL Comment Originated: 10/15/2018 There are existing easements dedicated to the City on the previous plat of the property, outside of the 15' utility easements that would need to be preserved abutting College Avenue and Suniga Road. Verification from the existing utility providers that these portions of the utility easements may be vacated should occur. Note that the plans for instance depict an existing water service to 1 st Stop Plaza Lot 1, as well as relocated fire hydrant that both appear to be within the previously established utility easement but are no longer in an easement on the replat. NE Response: We verified with the existing utility owners as to which easements need to remain in place and which easements can be vacated. The plat was revised to reflect comments from the different utility owners. Comment Number: 6 Comment Originated: 10/15/2018 10/15/2018-. FOR APPROVAL The indication on the plans of improvements "by others" needs more information as to who the identified party is that will be making these improvements. If these improvements are not being designed with this development project, then the design for these "by others" improvements will need to be completed before the City can approve the plans for this development. NE Response: The "others" being referenced on the utility plans is the City's Suniga Drive Improvements prepared by Interwest Consulting Group. The phrase "by others" was replaced to reference the Suniga Drive Improvements plans, and if known, a specific sheet number was provided. Comment Number: 7 Comment Originated: 10/15/2018 10/15/2018: DEVELOPMENT AGREEMENT A development agreement will be required with this project, further identification on the terms of the development agreement will be made as the timing of this project compared to the City's project is known. Should the City's process for Suniga Road right-of-way move ahead of the development proposal, it should be understood that the development agreement for this proposal will contain language requiring the reimbursement to the City of the City's cost to acquire right-of-way for Suniga Road attributable to the property owner's local street 3 10/15/2018: Future developments will likely have a difficult time meeting the connecting walkway standard in 3.5.2(D)(1). Consider putting details on the site plan that show how a walkway could run north -south and connect to the sidewalk along Suniga Rd. What we'd be looking for is designing the site in such a way so that a connecting walkway could tie into the sidewalk on Suniga easily on both sides of the access point on Suniga. Response: Without the parking we believe this comment is not applicable. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcqov.com Topic: General Comment Number: 1 Comment Originated: 10/15/2018 10/15/2018: FOR APPROVAL The narrative indicates that the project is filed to accommodate the City's Suniga Road project and proposes a sequence of recordation. I'm not understanding of the necessity of the replat/BDR project itself due to the City's Suniga Road project, and the City's Suniga Road project and this replat/BDR project should be operating independently. Should the City's Suniga Road project right-of-way process lag behind the replat/BDR plan approval, the dedication of right-of-way and easement for abutting roadways is a requirement of the approval. In my view the project narrative needs to be revised as the premise is not shared. response: It has been determined that the City will supply a Memorandum of Understanding that the BDR plans will be approved. '_h,o actual BDR approval will take place after the Suniga Road contract has been awarded thus removing the timing concern. Comment Number: 2 Comment Originated: 10/15/2018 10/15/2018: FOR APPROVAL: The plat should not be eliminating the existing 15 foot utility easement behind the right-of-way along College Avenue as was originally dedicated on the previous subdivision plat. NE Response: The 15' utility easement was added to the plat. Comment Number: 3 Comment Originated: 10/15/2018 10/15/2018: FOR APPROVAL The plat shows a "15' easement per ordinance " behind the Suniga Road right-of-way. The previous plat however had a utility easement dedicated that exceeded the 15' width. The 15' utility easement behind Suniga Road right-of-way would not need to be dedicated by ordinance as it is already existing on the previous subdivision plat. NE Response: The plat was revised per the City's comment. Comment Number: 4 10/15/2018: FOR APPROVAL Comment Originated: 10/15/2018 2 City of 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 Icgov. com/developmentreview October 19, 2018 Stephanie Hansen Ripley Design, Inc 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: First Stop Plaza, BDR180031, 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 Development Review Coordinator, Tenae Beane, at 970-224-6119 or tbeane@fcgov.com. Comment Summary: Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/15/2018 10/15/2018: Thank you for submitting the modification requests. Of the three criteria used in your narrative to justify the modification requests, staff finds that only the criterion applicable to these requests is criterion 1 (equal to or better than). These modifications will not help achieve an overall, citywide goal and the physical hardships due to the covenants are a self created hardship. The proposed landscaping shown along the 14 parking spaces would normally be required for perimeter parking lot landscaping per 3.2.1(E)(4). Consider using a low wall (4') to screen these parking lots to justify these modifications. Staff recommends adding an additional foot between the parking stalls and back of walk to accommodate a 4' tall wall with some plantings along the base of the screen wall. Response: Future discussions determined staff could not support the parking due to the quantity requested. The parking will be re - added once a land use is requested for Lot 1. Comment Number: 2 Comment Originated: 10/15/2018