HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - PDP - PDP130003 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWBHA Design Incorporated
1603 Oakridge Drive
Fort Collins, CO 80525
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January 23, 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 submit 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 Conceptual Review comments:
Department: Zoning
Contact: Gary Lopez, 970‐416‐2338, glopez@fcgov.com
1. Refer to LUC 3.2.2(K) for max. parking requirements
BHA Design: Parking is being provided in accordance with the LUC 3.2.2(K). The
net parking provided is less than the maximum allowed. A decked parking
structure is considered for future phases to meet the maximum allowed parking
standard at full build out.
2. LUC 3.5.3(B)(2) Build‐to Lines: Can the buildings shift north and west closer to
both Harmony and Lady Moon so there is less parking towards Harmony and the
n‐w corner?
BHA Design: The site plan meets campus exception allowed by 4.26 E.3(B). The
parking fields along Harmony road have been reduced and located to
accommodate natural drainage patterns.
Department: Water‐Wastewater Engineering
Contact: Roger Buffington, 970‐221‐6854, rbuffington@fcgov.com
1. Existing water mains in this area include a 16‐inch water main in Lady Moon
from Harmony to Timberwood, a 12‐inch water main in Lady Moon from
Timberwood to Precision and an 8‐inch water main in Le Fever from Lady Moon
to Cinquefoil, In addition, there are two water mains stubbed east of Lady
Moon.
Northern Engineering: Noted.
2. This project will be responsible for installing a 12‐inch water main in Cinquefoil
and looping back to Lady Moon through the north part of the project site.
Northern Engineering: A proposed 12‐inch water main is being designed to
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connect the proposed 12‐inch water along Cinquefoil Lane to the existing 16‐
inch water main along Lady Moon Drive.
3. All water mains extending to the site must be used or abandoned at the main.
Northern Engineering: Noted.
4. Wastewater service in this area is provided by the South Fort Collins Sanitation
District.
Northern Engineering: Noted.
5. The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at:
http://www.fcgov.com/standards
Northern Engineering: Noted.
6. Development fees and water rights will be due at building permit.
Banner: Acknowledged.
Department: Transfort
Contact: Emma McArdle, 970‐224‐6197, emcardle@fcgov.com
1. Two routes run adjacent to this site along Lady Moon Drive (route 16 and 17).
Two stops are located on this site, one the southwest corner and one on the
northwest corner. These stops will need to be upgraded and integrated into this
site plan according to the Land Use Code Section 3.6.5. A concrete pad shall be
provided for a stop of at least 12' by 18' wide with a direct connection to a
sidewalk and curb. The stops shall be located in a Transit Easement. Please
contact me and I can assist in exact location of stops.
BHA Design: Two transit stops are provided with this plan. One along Lady
Moon Drive south of the main entry providing access to the main building entry.
Another transit stop is provided along Harmony Road and connected to the
building main entry by walks.
2. The land use code also requires development provide accommodations for
future transit routes. The Harmony Road corridor is identified as an Enhanced
Travel Corridor and within the next few years transit service is planned to be
expanded beyond Lady Moon Drive to the Harmony Transfer Center at Harmony
Road and I‐25. This site will need to incorporate one bus stop pad along
Harmony Road for future use, the pad will need to be located in a Transit
Easement and shall have direct access to the sidewalk and adjacent to Harmony
Road. Please contact me with questions as you integrate these stops into your
site.
BHA Design: One transit stop is provided along Harmony Road.
3. Design considerations should be made to accommodate ease of access into this
site from Harmony Road. The current site plan would require pedestrians travel
200 plus feet to get to the entry of the structures.
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BHA Design: The pedestrian travel distance from Harmony Road has been
reduced to the extent possible.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970‐224‐6065, gschlueter@fcgov.com
1. A drainage and erosion control report and construction plans are required and
they must be prepared by a Professional Engineer registered in Colorado. The
drainage report must address the four‐step process for selecting structural
BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities
need to be prepared by the drainage engineer and there is a final site inspection
required when the project is complete and the maintenance is handed over to
an HOA or another maintenance organization. The erosion control requirements
are in the Stormwater Design Criteria Section 1.3.3. If you need clarification
concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224‐6015 or jschlam@fcgov.com.
Northern Engineering: Noted.
2. In the East Harmony Portion of McClelland Creek drainage basin onsite
detention is required with a 0.5 cfs/ac release rate for the 100 year storm.
Northern Engineering: Noted.
3. Water quality treatment is also required as described in the Urban Storm
Drainage Criteria Manual, Volume 3 ‐ Best Management Practices (BMPs).
(http://www.udfcd.org/downloads/down_critmanual_volIII.htm) Extended
detention is the usual method selected for water quality treatment; however
the use of any of the BMPs is encouraged.
Northern Engineering: Noted.
4. The plan submitted shows an outfall from a detention pond but it doesn't show
the storm drain that it is to tie into. There is an allowed outfall in the East
Harmony Portion of McClelland Creek Master Drainage Plan referred to as
Outfall #3 but it has not been built. This would have to be designed and
constructed with this project if it is not installed prior to this project approval.
Please refer to Final Drainage and Erosion Control Report for Presidio
Apartments, December 21, 2009 prepared by Northern Engineering for more
information on this outfall.
Northern Engineering: Noted.
5. The city wide Stormwater development fee (PIF) is $6,390.00/acre
($0.1467/sq.ft.) for new impervious area over 350 sq.‐ft., and there is a
$1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is
issued. Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders‐and‐developers/plant‐
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investment‐development‐fees or contact Jean Pakech at 221‐ 6375 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area or
a minimum amount in accordance with the Fort Collins Stormwater Design
Criteria.
Northern Engineering: Noted.
6. The design of this site must conform to the drainage basin design of the East
Harmony Portion of McClellands Creek Master Drainage Plan as well the City's
Stormwater Design Criteria.
Northern Engineering: Noted.
Department: Fire Authority
Contact: Jim Lynxwiler, 970‐416‐2869, jlynxwiler@poudre‐fire.org
1. WATER SUPPLY
Fire hydrants must be the type approved by the water district having jurisdiction
and the Fire Department. Hydrant spacing and flow must meet minimum
requirements based on type of occupancy. 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. 2006 International Fire
Code 508.1 and Appendix B
Northern Engineering: Noted.
2. REQUIRED FIRE ACCESS
Fire access roads (Fire Lanes) shall be provided for every facility, building or
portion of a building when any portion of the facility or any portion of an
exterior wall of the first story of the building is located more than 150 feet from
fire apparatus access, as measured by an approved route around the exterior of
the building or facility. The fire code official is authorized to increase the
dimension of 150 feet if the building is equipped throughout with an approved,
automatic fire‐sprinkler system. 2006 International Fire Code 503.1.1
Northern Engineering: Noted.
3. FIRE LANE REQUIREMENTS
A fire lane plan shall be submitted for approval prior to installation. In addition
to the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
< Shall be designated on the plat as an Emergency Access Easement.
< Maintain the required 20 foot minimum unobstructed width (*see NOTE
below) & 14 foot minimum overhead clearance.
< Be designed as a flat, hard, all‐weather driving surface capable of supporting
40 tons.
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< Be visible by painting and signage, and maintained unobstructed at all times.
< Have appropriate maintenance agreements that are legally binding and
enforceable.
*NOTE: For structures three stories or more in height; required fire lanes shall
be 30 foot wide minimum on at least one long side of the building. 2006
International Fire Code 503.2.3, 503.3, 503.4 and Appendix D
Northern Engineering: Noted.
4. TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of
25 feet inside and 50 feet outside.2006 International Fire Code 503.2.4 and
Local Amendments
Northern Engineering: Noted.
5. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be
visible from the street fronting the property, plainly visible, and posted with a
minimum of six‐inch numerals on a contrasting background. 2006 International
Fire Code 505.1
Boulder Associates: ACKNOWLEDGED. This will be incorporated into our
construction documents signage package for permit.
6. PUBLIC‐SAFETY RADIO AMPLIFICATION SYSTEM
Where adequate radio coverage cannot be established within a building, public‐
safety radio amplification systems shall be installed in new buildings greater
than 50,000 square feet after the core/shell but prior to final build out. For the
purposes of this section, fire walls shall not be used to define separate buildings.
Poudre Fire Authority Bureau Policy 07‐01
Boulder Associates: ACKNOWLEDGED. This will be incorporated into our
construction document permit set.
7. FIRE ALARM SYSTEMS
A manual fire alarm system shall be installed in Group I occupancies. An
electrically supervised, automatic smoke detection system shall be provided in
accordance with Section 907.2.6.2. 2006 International Fire Code 907.2.6;
International Building Code 407.2
Boulder Associates: ACKNOWLEDGED. The hospital will be classified as an I‐2
and the clinic and MOB will be classified as B‐occupancies. A manual fire alarm
system will be installed in the I‐2 occupancy. This will be incorporated into our
construction document permit set
8. AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system shall be provided throughout buildings with a
Group I fire area. The system shall be electrically supervised. 2006 International
Fire Code 903.2.5; 903.4
Boulder Associates: ACKNOWLEDGED. The hospital will be classified as an I‐2
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and the clinic and MOB will be classified as B‐occupancies. All of the buildings
will be equipped with automatic sprinkler systems throughout. This will be
incorporated into our construction document permit set.
9. KEY BOXES REQUIRED
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted
in approved location(s) on every new building equipped with a required fire
sprinkler or fire alarm system. The top shall not be higher than 6 feet above
finished floor. 2006 International Fire Code 506.1 and Poudre Fire Authority
Bureau Policy 88‐20
Boulder Associates: ACKNOWLEDGED. This will be incorporated into our
construction documents for permit.
10. ALTERNATIVE AUTOMATIC FIRE‐EXTINGUISHING SYSTEMS
Commercial cooking systems will require an approved Hood & Duct system.
2006 International Fire Code 904.11
Boulder Associates: ACKNOWLEDGED. This will be incorporated into our
construction documents for permit.
11. FIRE DEPARTMENT CONNECTIONS
Fire department connections shall be installed remote from the buildings and
located on the street or fire lane side of buildings; fully visible and recognizable
from the street or nearest point of fire department vehicle access or as
otherwise approved by the fire code official. 2006 International Fire Code 912.2
and Poudre Fire Authority
Boulder Associates: ACKNOWLEDGED. This will be incorporated into our
construction documents for permit.
12. HELISTOP
It is understood that the helicopter landing zone shall be defined and classified
as a Helistop rather than a Heliport, as noted on the conceptual plan.
BHA Design: ACKNOWLEDGED. The helistop will be properly labeled as such.
13. EMERGENCY POWER
Emergency power shall be provided.
Boulder Associates: ACKNOWLEDGED. This will be incorporated into our
construction documents for permit.
14. SMOKE DETECTORS REQUIRED
Boulder Associates: ACKNOWLEDGED. This will be incorporated into our
construction documents for permit.
15. TEMPORARY FIRE ACCESS
The Poudre Fire Authority will work with the developer to identify and ensure
adequate fire access during facility construction. PFA does not require fire lane
completion or fire hydrant operation until buildings go vertical.
Boulder Associates: ACKNOWLEDGED. This will be incorporated into our
construction documents for permit.
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16. SHORT‐TERM FIRE PARKING NEAR ED
As a frequent occurrence, fire department apparatus will trail the ambulance to
the ED in order to pick up fire personnel who have attended the patient to the
hospital. As such, fire apparatus will be temporarily parked adjacent to the ED
from time to time. As the PFA does not wish to further contribute to traffic
congestion, restrict access, or create other hazards on the site, it is
recommended the facility plan for this event by providing for and designating an
area where fire apparatus may be temporarily parked. This area need not be a
dedicated fire lane but must be constructed in accordance with a fire lane
requirements and provide for turn around.
BHA Design: Two parking stalls for fire apparatus are provided north of the
helistop along the loop road. Additional emergency vehicle parking is provided
south of the helistop near the ED entry.
Department: Environmental Planning
Contact: Lindsay Ex, 970‐224‐6143, lex@fcgov.com
1. The Land Use Code requires that any site within 500' of a natural habitat or
feature adhere to Section 3.4.1 of the Land Use Code, including the submittal of
an Ecological Characterization Study and the application of buffer standards to
protect the site's natural resources. The Land Use Code allows for features to be
identified in at least two manners: (1) be included in the Natural Habitat and
Features Inventory Map, or (2) from site visits or other observations, features
are identified that would have been included on the map. While no natural
features or habitats are mapped on this site, a site visit conducted by staff last
week suggests the grove of trees on the western portion of the site may contain
wildlife value for resident and migratory species. In addition, the southern
portion of the property appears to be inhabited by a prairie dog colony. I would
suggest that a joint site visit between a representative from Natural Areas, the
City Forester, and myself should be conducted to further assess the site's
ecological value to determine if Section 3.4.1 of the Land Use Code should
apply.
BHA Design: A natural areas assessment memo has been prepared and
submitted as required.
2. The applicant should make note of Article 3.2.1(C) that requires developments
to submit plans that "...(4) protects significant trees, natural systems, and
habitat". Note that a significant tree is defined as a tree having DBH (Diameter
at Breast Height) of six inches or more. If any trees on site have a DBH of greater
than six inches, a review of the trees shall be conducted with Tim Buchanan,
City Forester (221‐6361) to determine the status of the existing trees and any
mitigation requirements as the result of development impacts.
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BHA Design: An on‐site tree inventory has been conducted. See tree mitigation
plans included.
3. With respect to landscaping and design, the City of Fort Collins Land Use Code,
in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your
landscaping or re‐landscaping and reduce bluegrass lawns as much as possible.
Reveille Bluegrass is one option for having bluegrass lawns and using less water.
BHA Design: The landscape design incorporates native and adapted plant
species listed in the City of Fort Collins Plant list. Turf lawn areas are limited to
high use and visibility areas. Low water use turf species are considered.
4. The City's green building program has many programs that may benefit your
project. Resources are available at the Green Building web page:
http://www.fcgov.com/greenbuilding/. Of particular interest may be the
Integrated Design Assistance Program, which offers financial incentives and free
technical support to those interested in delivering high‐performance buildings
that exceed building code requirements for energy performance. Gary
Schroeder (970‐221‐6395) is the contact person for this program. This is the
direct link to the web page for this program:
http://www.fcgov.com/conservation/biz‐idap.php .
Boulder Associates: ACKNOWLEDGED. We will not be pursuing LEED
certification, however there will be many sustainable measures adopted by our
building. These materials, systems and construction methods will be
documented through our construction documents and specifications for permit.
Department: Engineering Development Review
Contact: Marc Virata, 970‐221‐6567, mvirata@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time
of building permit. Please contact Matt Baker at 224‐6108 if you have any
questions.
Banner: Noted
2. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev‐review.php
Banner: Noted
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
Banner: Noted
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4. Please contact the City's Traffic Engineer, Joe Olson (224‐6062) to schedule a
scoping meeting for the traffic study needed for this project. In addition, please
contact Transportation Planning for their requirements as well for non‐vehicular
traffic study analysis requirements.
Delich: Noted
5. Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available online
at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Northern Engineering: Noted.
6. This project is responsible for dedicating any right‐of‐way and easements that
are necessary for this project. Cinquefoil Lane was indicated on the drawings as
an assumed industrial local street. The City’s Master Street Plan classifies
Cinquefoil Lane as a collector roadway and would need to be built to either a
major or minor collector in accordance with LCUASS criteria. La Fever Drive will
likely be designed and built to Industrial standards, pending confirmation of the
appropriateness of the roadway classification in the traffic study, and was not
anticipated to be classified as a collector street with the original development of
the Brookfield (Morningside Village) development.
Northern Engineering: Per the TIS by Matt Delich Cinquefoil Lane is classified as
a Major Collector (66‐ft right‐of‐way) and LeFever Drive is classified as a Minor
Collector with parking (76‐ft right‐of‐way). Proposed right‐of‐ways will be
dedicated with plat.
7. The site plan only shows sidewalks along Lady Moon Drive and Harmony Road.
Sidewalk should be provided on the other public streets with the development
with right‐of‐way dedicated to coincide with the back of walk.
BHA Design: Walks are provided as required for adjacent street sections along
Harmony Road, Cinquefoil Lane, Le Fever Drive and Lady Moon Drive.
8. The approved Harmony Technology Park 4th Amended ODP specifies the
extension of Timberwood Drive through the property. It appears an amendment
to the ODP is required with the proposed development varying from the ODP of
record. Additionally, does the alignment of LeFever drive match existing right‐
of‐way to the east of the property and the existing drive approach at the west
end of the property? An altering of the previously planned alignment may
require indication as part of an amendment to the ODP as well.
BHA Design: An ODP minor amendment has been submitted simultaneously
with this PDP submittal.
9. The first proposed access along Lady Moon Drive off of Harmony Road is north
of the planned access that allows for a left turn movement. It appears the
indication of the site plan is to have this new driveway access north of the
planned access, be limited to right‐in, right‐out. By limiting this movement to
right‐in, right‐out this access north of the originally intended access may likely
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be acceptable, however the existing median would likely then need to be
extended to ensure the access does function as right‐in, right‐out access.
Northern Engineering: The proposed right‐in/right‐out access is located at the
existing curb cut along Lady Moon Drive and the existing raised center median
along Lady Moon Drive will be extended approximately 240‐feet so that raised
median is at least 20‐feet south of the proposed access.
10. The traffic study will identify impacts to the surrounding existing street
infrastructure and as a result may demonstrate a need for additional
improvements attributable to the development. City transportation staff has
previously identified the need for a right turn lane on eastbound Harmony Road
to southbound Lady Moon Drive which may very well need to be constructed at
this time, whereupon the costs for this right turn lane would be attributable to
the development of the MAVD property, this development, and City street
oversizing. Additionally, it is conceivable that with this development a right turn
lane would be required for eastbound Harmony Road to southbound Cinquefoil
Lane. There may also be the need to explore the extension of Cinquefoil Lane
south of the development boundary to where it exists today as constructed with
the Brookfield/Morningside Village development in order to provide additional
direct connectivity. There may be additional infrastructure requirements
unknown at this time that would be identified through the completion and
review of the traffic study.
Northern Engineering: A right turn lane along Harmony Road at the Lady Moon
Drive intersection and the Cinquefoil Lane intersection will be required for full
build‐out (long range ultimate design) but will not be required for phase 1 (short
range) per TIS by Matt Delich. However a preliminary design has been provided
for both right turn lanes for the PDP submittal.
11. Construction plans will be required.
Boulder Associates: ACKNOWLEDGED. Construction documents and
specifications will be provided for permit (Boulder Associates)
12. A Development Agreement is required and will be recorded once the project is
finalized with recordation costs paid for by the applicant.
Banner: Noted
13. A Development Construction Permit (DCP) will need to be obtained prior to
starting any work on the site.
Boulder Associates: ACKNOWLEDGED. Construction documents and
specifications will be provided for permit.
14. The development is required to repay the City for the cost of the local street
portion of Harmony Road improvements, which would be required prior to the
issuance of the first building permit.
Boulder Associates: ACKNOWLEDGED.
Department: Electric Engineering
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Contact: Alan Rutz, 970‐224‐6153, arutz@fcgov.com
1. Electric development charges will apply to this project. Please provide a name
and address for these billing charges.
Banner: Contact will be Cliff Trausch.
2. Submit an approved plat and a Commercial C‐1 form with load requirements.
Coordinate transformer locations with Light and Power.
CCRD: Noted.
3. Please submit an electric one line drawing and panel schedule drawing for each
main panel.
Boulder Associates: ACKNOWLEDGED. Electrical one‐line drawings will be
included in our construction documents provided for permit.
4. An AutoCad drawing of the final utility plan will need to be emailed to Terry Cox
at tcox@fcgov.com
Northern Engineering: Noted.
Current Planning
Contact: Jason Holland, 970‐224‐6126, jholland@fcgov.com
1. The proposed project will likely require a major amendment to the Harmony
Technology Park Overall Development Plan. This can be submitted concurrently
with a Project Development Plan for the medical campus.
BHA Design: A minor amendment to the ODP is being submitted concurrently
with this PDP.
2. Project submittals with new structures greater than 80,000 square feet are
subject to Planning and Zoning Board approval. Additionally, the heliport is
subject to Planning and Zoning Board approval.
Boulder Associates: ACKNOWLEDGED. We intend to have our Planning and
Zoning Hearing by March 21st.
3. Please note that the parking areas will need to be screened from public streets
with a combination of berms, landscaping and low walls. A combination of the
three is encouraged.
BHA Design: All parking areas are screened with a combination of berms and or
landscaping.
4. The parking area along Harmony Road exceeds the 200 space maximum and will
require a modification request or a reduction in parking.
BHA Design: The parking area along Harmony Road has been reduced to not
exceed the 200 space allowance.
5. Minor alterations and additions to the walkways will be needed as the plan is
refined to enhance direct pedestrian flow per LUC Section 3.2.2(C)(5). A second
pedestrian crosswalk connection west of the main entry is encouraged, similar
to the cross connection shown to the north. Design and flow of walkways and
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drive crossings will be a key feature of the campus‐oriented plan. A redline of
the concept plan is available.
BHA Design: Drive crossings are provided at locations of optimum safety. A
crossing west of the main building entry is not ideal as it crosses the primary
inbound traffic lane.
6. A connecting walkway is required on both sides of the drive isle from Lady
Moon Drive to the primary entry. See 3.2.2(C)(5). Sidewalks will be required
along the Cinquefoil Lane right of way.
BHA Design: Connecting walks are provided along both sides of the main entry
drive.
7. The access drives and connecting walkways will require one street tree per 40
linear feet, please reference Section 3.2.1(E)(5)(d).
BHA Design: Street trees are provided as required in Section 3.2.1 (E)(5)(d).
8. Please note that the service area must be screened using materials that are of
equal quality to the principal materials of the building and landscape and that
integrate the screening into the site plan.
Boulder Associates: ACKNOWLEDGED. The service area is located on the east
side of the building and will be contained and shielded by walls which are
constructed of similar materials to the main building. This is demonstrated
through our elevations provided for PDP and will be incorporated into our
construction documents for permit.
9. Please be aware that buildings over 40 feet in height will require building height
review per LUC Section 3.5.1(G).
Boulder Associates: ACKNOWLEDGED.
10. We encourage any opportunity to use naturalized landscaping to visually extend
and integrate the detention areas within the site plan.
BHA Design: The detention basins and site drainage are intended to be
integrated within the landscape providing buffering and aesthetic appeal.
11. Please be aware that the build‐to line along Cinquefoil is 15 feet. The future
phase CUP may be closer than 15 feet?
Boulder Associates: ACKNOWLEDGED. The CUP will no longer have a temporary
location and will be built in its permanent site on the east side of the building.
The eastern‐most wall of the CUP shall be no closer than 20’ to the sidewalk.
(Boulder Associates)
Please explore opportunities to adjust the site plan to make wider perimeter
parking landscape medians.
BHA Design: The landscape boarders of the primary parking areas have been
expanded to 19’.
12. Refer to Section 2.2.11(D)(4) for details of the PDP vesting extension process,
which is a legislative act requiring two Council readings. It appears that this
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would likely be an appropriate project for this process.
Banner: Noted.
13. Portions of the building facade that are temporary "phase walls" will need to
address the 3.5.3 building standards.
Boulder Associates: ACKNOWLEDGED. We are not considering any of our ‘Phase
1’ walls to be temporary but walls that will interface between the ‘phases’ of
building development will be built as permanent walls. These walls will match
the overall building aesthetic in form and materiality. This will be reflected in
our construction documents for permit.
14. Please consider snow storage as part of the site plan effort.
BHA Design: Snow storage has been considered and will be accommodated
within landscape islands and adjacent to area drains within parking areas.
15. An alternative compliance request will be required for proposed parking over
the maximum permitted. It appears that this would likely be an appropriate
project and use for alternative parking compliance, provided that the parking
impacts are mitigated.
BHA Design: This project does not require parking above the maximum allowed.
16. Please be aware of the bicycle parking standards in Section 3.2.2(C)(4), which
have been recently amended.
BHA Design: Bike parking is provided as required.
17. Explore shifting the MOB located in the southwest corner of the site towards La
Fever to address Section 3.5.3(B)(2) and engage the street corner
architecturally.
Boulder Associates: ACKNOWLEDGED. The MOB building has been shifted to the
southwest corner of the site accordingly. This is reflected in our PDP site plan.
18. The proposed development project is subject to a Type 2 (Planning and Zoning
Board) review and public hearing. The applicant for this development request is
required to hold a neighborhood information meeting prior to formal submittal
of the proposal. Neighborhood meetings offer an informal way to get feedback
from your surrounding neighbors and discover any potential hiccups prior to the
formal hearing. Please contact me, at 221‐6750, to assist you in setting a date,
time, and location. I and possibly other City staff, would be present to facilitate
the meeting.
BHA Design: A neighborhood meeting was conducted on Nov. 26, 2012. See
neighborhood meeting questions and responses attached.
19. Please see the Development Review Guide at www.fcgov.com/drg. This online
guide features a color coded flowchart with comprehensive, easy to read
information on each step in the process. This guide includes links to just about
every resource you need during development review.
BHA Design: ACKNOWLEDGED.
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fax: 970.223.1827
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20. This development proposal will be subject to all applicable standards of the Fort
Collins Land Use Code (LUC), including Article 3 General Development
Standards. The entire LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
Boulder Associates: ACKNOWLEDGED. Applicable standards will be met to the
extent possible. This will be reflected in our PDP elevations as well as our
construction document set for permit.
21. If this proposal is unable to satisfy any of the requirements set forth in the LUC,
a Modification of Standard Request will need to be submitted with your formal
development proposal. Please see Section 2.8.2 of the LUC for more information
on criteria to apply for a Modification of Standard.
BHA Design: A Modification of Standard Request is not anticipated for this
project.
22. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Boulder Associates: ACKNOWLEDGED.
23. The request will be subject to the Development Review Fee Schedule that is
available in the Community Development and Neighborhood Services office.
The fees are due at the time of submittal of the required documents for the
appropriate development review process by City staff and affected outside
reviewing agencies. Also, the required Transportation Development Review Fee
must be paid at time of submittal.
Banner: Noted. Required fees are included with this submittal.
24. When you are ready to submit your formal plans, please make an appointment
with Community Development and Neighborhood Services at (970)221‐6750.
BHA Design: ACKNOWLEDGED.
Pre‐Submittal Meetings for Building Permits Pre‐Submittal meetings are offered to assist
the designer/builder by assuring, early on in the design, that the new commercial or
multi‐family projects are on track to complying with all of the adopted City codes and
Standards listed below. The proposed project should be in the early to mid‐design stage
for this meeting to be effective and is typically scheduled after the Current Planning
conceptual review meeting. Applicants of new commercial or multi‐family projects are
advised to call 416‐2341 to schedule a pre‐submittal meeting. Applicants should be
prepared to present site plans, floor plans, and elevations and be able to discuss code
issues of occupancy, square footage and type of construction being proposed.
Construction shall comply with the following adopted codes as amended: 2009
International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
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fax: 970.223.1827
landscape architecture | planning | urban design www.bhadesign.com
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9‐5 & ICC/ANSI A117.1‐2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100‐ MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi‐family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi‐family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1‐1‐2012. A copy of these
requirements can be obtained at the Building Office or contact the above phone
number.
City of Fort Collins
Building Services
Plan Review
416‐2341
We look forward to your comments. Please let me know if you have any questions or
need additional information.
Sincerely,
BHA Design, Inc.
Jason S. Messaros