HomeMy WebLinkAboutSUNSHINE HOUSE FC EARLY LEARNING ACADEMY - PDP/FDP - FDP130041 - CORRESPONDENCE - (3)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 12, 2013
Cathy Mathis
The Birdsall Group
444 Mountain Avenue
Berthoud, CO 80513
RE: Sunshine House FC Early Learning Academy, FDP130041, 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, Courtney Levingston, at
970-416-2283 or clevingston@fcgov.com.
Comment Summary:
Department: Current Planning
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 10/16/2013
10/16/2013: Please add "to match brick" after "paint" on the trash enclosure elevations. Also,
please call out that it is to be constructed on a cement concrete pad.
RESPONSE: This note was added to the Building Elevations.
Topic: General
Comment Number: 2 Comment Originated: 10/16/2013
10/16/2013: In order to meet Section 4.27(E)(1)(a), please add the following note to the plat/site
plan: "To the extent feasible, cooperative agreements with adjacent property owners to create
a comprehensive development plan that establishes an integrated pattern of cross access,
parking areas, outdoor spaces, building styles and land uses."
RESPONSE: Note added.
Comment Number: 3 Comment Originated: 10/16/2013
10/16/2013: The numbers on the scale bar are incorrect.
RESPONSE: Scale bars on both the site and landscape plans have been corrected.
Comment Number: 4 Comment Originated: 10/16/2013
10/16/2013: Please provide bike rack detail.
RESPONSE:
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 10/16/2013
10/16/2013: The hydrozone table and landscape legend are incomplete. Please provide these
numbers.
RESPONSE: The hydrozone table and landscape legend have been updated.
Comment Number: 2 Comment Originated: 10/16/2013
10/16/2013: Two mitigation trees are required for the removal of the Cottonwood, per the tree
mitigation meeting notes dated September 23rd. It appears on the landscape plan that two
honeylocusts by the entry will be upsized. Please update the plant list table on the first page to
show two honeylocusts with a 3" caliper.
RESPONSE: The plant list has been revised to show two honeylocusts with a 3” caliper.
Comment Number: 4 Comment Originated: 10/16/2013
10/16/2013: On the landscape plans, I am only counting 8 crabapples, not 9. Please verify.
RESPONSE: The landscape plans plant counts have been revised.
Comment Number: 5 Comment Originated: 10/16/2013
10/16/2013: Additional, dense landscape screening is required around the outside of play area
D and play area A.
RESPONSE: Additional landscaping has been added around the outside of play areas A and D.
Topic: Lighting Plan
Comment Number: 1 Comment Originated: 10/16/2013
10/16/2013: Will there be any building mounted light fixtures? If so, please provide cut sheet
information on photometric and call out on building elevations.
RESPONSE: No, there is no building mounted lighting for the site lighting.
Topic: Site Plan
Comment Number: 1 Comment Originated: 10/16/2013
10/16/2013: The parking spaces total should be changed to 10 (not 12). While the
handicapped spaces are required, they are counted as part, not extra.
RESPONSE: Table changed.
Comment Number: 1 Comment Originated: 10/16/2013
10/16/2013: Please add a note to the site plan that rooftop mechanical will be fully screened
from public view and painted to match the roof.
RESPONSE: Note added.
Comment Number: 2 Comment Originated: 10/16/2013
10/16/2013: The site plan calls out a 6' fence along a retaining wall. The maximum height of the
fence is 6 feet. Any berm, wall or similar feature that is constructed increasing the height of the
fence is considered part of the wall. (LUC 3.8.11(D).
RESPONSE: Acknowledged.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: Construction Drawings
Comment Number: 5 Comment Originated: 11/08/2013
11/08/2013: The plans should be reflecting the removal of the existing corner access ramp
along the frontage at the intersection of Centre Avenue and to be renamed Rolland Moore
Drive and replacement with direction ramps and truncated dome detection in accordance with
the provided detail 1606.
RESPONSE: The demolition of the existing handicap ramp on the southeast corner of Centre
Avenue and Old Rolland Moore is shown on C1.00. A grading design for the proposed directional
ramp is shown on C3.00.
Comment Number: 6 Comment Originated: 11/08/2013
11/08/2013: In discussion and coordination with Ward Stanford in Traffic Operations, with the
construction of directional ramps at this location, the refreshing of crosswalk striping across to
be renamed Rolland Moore Drive will also need to be provided and aligned between the new
direction ramp and the existing corner ramp in front of The Gardens at Spring Creek.
RESPONSE: A grading design for the proposed directional ramp is shown on C3.00. Standard
Details 1606 and Detail 1607 are shown on sheet C5.00.
Comment Number: 7 Comment Originated: 11/08/2013
11/08/2013: Sheet C2.00 indicates a Note 7 for street patching but a Note 7 was not provided
on this sheet.
RESPONSE: A indicated Note 7 has been added to the plan.
Comment Number: 8 Comment Originated: 11/08/2013
11/08/2013: Please label the storm lines on the plan set as public or private (it appears they will
all be private?)
RESPONSE: A note has been added to both the Utility Plan (sheet C2.00) and the Storm Sewer
Plan (sheet C2.01).
Topic: General
Comment Number: 1 Comment Originated: 11/08/2013
11/08/2013: Under the premise that CSURF remains the owner of the entire replatted area, no
additional easements and/or letters of intent appear needed. Should the Lot 1 property be
conveyed to the end-user and no longer under CSURF during the review process, a letter
and/or easement from CSURF would be needed for the work occurring outside of the PDP
boundary (within Tract A of the replat.)
RESPONSE: Acknowledged.
Comment Number: 2 Comment Originated: 11/08/2013
11/08/2013: No objections with the project going to a public hearing, provided CSURF remains
the applicant, requiring no letter of intent per the previous comment.
RESPONSE: Acknowledged.
Topic: Plat
Comment Number: 3 Comment Originated: 11/08/2013
11/08/2013: Please add the following note to the plat for the transit easement. This is
considered the latest approved language for a transit easement. "Transit Easement-Easement
for public transportation, equipment, infrastructure and/ or use, including public access."
RESPONSE: This note has been added to the Plat. See note 5 on sheet 1.
Comment Number: 4 Comment Originated: 11/08/2013
11/08/2013: Wouldn't there be a benefit if the new "Tract A" created by the plat was instead a
"Lot 2"? There may not be a need for any future development to replat, and the designation of a
Lot 2 may provide better ability to do so.
RESPONSE: The new lot has been designated as Lot 2.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: Reports-Soils, Subdrain
Comment Number: 1 Comment Originated: 11/05/2013
11/05/2013: The ECS Reports that the wetland area impacted by the prior activity on the site is
2000 square feet-please update to reflect that the area is actually 200 sf.
RESPONSE: The ECS Report has been revised.
The applicants have committed to provide a $5,000 payment in lieu of mitigation for the 200 sq.
ft. of wetlands impacted by the project, in order to meet Section 3.4.1 of the Land Use Code.
This commitment will be resolved via the project's development agreement, should it gain
approval. Environmental Planning is ready for a hearing.
RESPONSE: Acknowledged.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 11/06/2013
11/06/2013: Identify the location of the existing cottonwood tree on site and list the species, size,
condition and mitigation. Provide the required number of upsized mitigation trees. Mitigation trees
should be upsized as follows.
Shade trees 3.0 inch caliper
Ornamental trees 2.5 inch caliper
Evergreen trees 8 feet height
RESPONSE: The existing cottonwood tree on-site has been labeled. The required number of
mitigation trees is provided in the Existing Tree table on sheet 2.
Comment Number: 2 Comment Originated: 11/06/2013
11/06/2013: Identify which trees on the landscape plan will be mitigation trees.
RESPONSE: The mitigation trees have been labeled.
Comment Number: 3 Comment Originated: 11/06/2013
11/06/2013: Review landscape note number one to include the information in LUC 3.2.1 G.
There is not a separation standard for electric or telephone. Add that there is a separation
standard of 20 feet between trees and traffic control signs and devices. The separations standard
for water and sewer service lines is 6 feet.
RESPONSE: Landscape note 1 has been revised to include the language from LUC 3.2.1 G.
Comment Number: 4 Comment Originated: 11/06/2013
11/06/2013: Check that tree placement on the plan provides for the tree/utility separations found
in LUC 3.2.1 G. Show streetlight locations.
RESPONSE: Trees have been revised to meet LUC 3.2.1 G. Street light locations are provided.
Comment Number: 5 Comment Originated: 11/06/2013
11/06/2013: The flowering pears along Centre closest to the corner of Botanical Way should be
evaluated for sight distance. The one closet to the corner may not be able to be located in that
location. Please evaluate.
RESPONSE: One Pear tree has been removed to provide the appropriate sight distance.
Department: Light And Power
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/04/2013
11/04/2013: There are no existing electric facilities to serve the transformer from Centre. The
transformer feed will likely come from the vault at the corner of Perennial lane and Native Plant
Way. Contact Light and Power Engineering, 221-6700, to coordinate the location of the electric
feed, transformer, and meter.
RESPONSE: The proposed electric service location has been coordinated with Light and Power
and the project electrical and civil engineers. The electrical service is shown in the same location
and connecting to the phase 3 power across from the Old Rolland Moore Drive.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 10/22/2013
10/22/2013: 1) Erosion Control Report has a minor red line on page #3 this project is not
Canyon Place. 2) Erosion control security (Escrow) need to be calculated. 3) Redlines on
C6.00 4) C6.01 is a dynamic sheet and is not needed in the Mylars. 5) Inlet protection near the
flared end section should not be straw bales as shown in the detail. I am aware it calls it straw
wattle but it is clearly straw bales in the drawing.
RESPONSE: The minor revisions on page 3 of the report have been revised. An Erosion Control
Escrow has been included within this resubmitted. Redlines on sheet C6.00 have been revised.
The dynamic sheet has been removed from the plan set and the Erosion Control Details have
been renumbered. The inlet protection detail for the flared end section has been revised to
illustrate the use of wattles.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: Floodplain
Comment Number: 2 Comment Originated: 11/05/2013
11/05/2013:
1. Please show and label the boundary of the Spring Creek FEMA-regulatory 100-year
floodplain on the plat.
RESPONSE: The boundary of the Spring Creek FEMA regulatory 100-year floodplain is shown
on the plat.
2. Please add the following note to the Site Plan: 10) Critical Care Facilities are not allowed in a
FEMA-regulatory floodplain (100-yr & 500-yr). Though this building is not in a floodplain at this
time, the applicant is aware that if the limits of the existing floodplain change, or a 500-year
floodplain is defined, the building may be in a floodplain in the future; and the daycare would
become a non-conforming use.
RESPONSE: Note added to Site Plan.
3. Please show the location of the site on the FIRMette at the rear of the Drainage Report/Letter.
RESPONSE: The site location has been added to the FIRMette.
4. Please add the following notes to the Grading Plan: 5) A portion of this property is located in
the Spring Creek FEMA-regulatory 100-year flood fringe and must conform to the Safety
Standards of Chapter 10 of City Municipal Code. 6) An approved Floodplain Use Permit shall
be obtained prior to beginning any work (sidewalk, grading, landscaping, etc.) in the floodplain.
RESPONSE: The notes have been added to the Grading Plan.
5. Please identify and label the CSL’s and BFE’s on the Grading Plan, using NAVD88 and
NGVD29 datum.
RESPONSE: An additional sheet, Floodplain Exhibit, has been prepared and is a part of the
Utility Plan set. This sheet includes the CSL’s and BFE’s using both the NAVD88 and NCVD29
datum.
6. It would be advisable to obtain an accurate as-built grading plan at the completion of
construction of this project. When FEMA establishes a 500-year floodplain, they will probably
use existing aerial topography which may not include site-grading being proposed as part of
this project. If as-built topography is available, they will be able to adjust the 500-year model to
include the changes made as part of this project. It would be advantageous for the property
owner to have an as-built grading plan in their files and for the Stormwater Department to have
one in their files.
RESPONSE: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 11/05/2013
11/05/2013: No comments.
RESPONSE: Acknowledged.
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 11/05/2013
11/05/2013: There are line over text issues on sheets C2.00, C3.00, C4.00, C6.00 & C6.01.
See redlines.
RESPONSE: See revised plans
Comment Number: 3 Comment Originated: 11/05/2013
11/05/2013: Please mask the text in the hatched areas on sheet C2.01. See redlines.
RESPONSE: See revised plans
Comment Number: 4 Comment Originated: 11/05/2013
11/05/2013: Please correct the titles on sheets C6.00-C6.02. See redlines.
RESPONSE: See revised plans
Topic: Landscape Plans
Comment Number: 5 Comment Originated: 11/05/2013
11/05/2013: No comments.
RESPONSE: Acknowledged.
Topic: Lighting Plan
Comment Number: 6 Comment Originated: 11/05/2013
11/05/2013: No comments.
RESPONSE: Acknowledged.
Topic: Plat
Comment Number: 7 Comment Originated: 11/05/2013
11/05/2013: Please make the text sizes on sheet 1 larger. See redlines.
RESPONSE: See revised plans
Comment Number: 8 Comment Originated: 11/05/2013
11/05/2013: Please add a Lienholders signature block. If you are certain that there are no
lienholders, you can leave the signature block off, but will need to add a note stating "There are
no lienholders for this property.".
RESPONSE: We have added the note that there are no leinholders.
Comment Number: 9 Comment Originated: 11/05/2013
11/05/2013: Please fill in the title commitment information in note 2 when available.
RESPONSE: Will complete prior to mylars.
Comment Number: 10 Comment Originated: 11/05/2013
11/05/2013: Please remove the easement lines shown outside of the boundary. See redlines.
RESPONSE: See revised plans
Comment Number: 11 Comment Originated: 11/05/2013
11/05/2013: There are 2 lines shown near the north corner of the property. What are they? See
redlines.
RESPONSE: See revised plans
Comment Number: 12 Comment Originated: 11/05/2013
11/05/2013: All easements must be locatable. See redlines.
RESPONSE: See revised plans
Comment Number: 13 Comment Originated: 11/05/2013
11/05/2013: Please move the reception number up between Rolland Moore Drive (ROW
Varies) and (To be renamed Botanical Lane). See redlines.
RESPONSE: See revised plans Comment Number: 14
Comment Originated: 11/05/2013
11/05/2013: The portions of the easements (marked) shown along Centre Avenue
self-extinguished in the right of way. See redlines.
RESPONSE: See revised plans
Comment Number: 15 Comment Originated: 11/05/2013
11/05/2013: Please add "Portion" to the 20' Sanitary Sewer Easement. See redlines.
RESPONSE: See revised plans
Comment Number: 16 Comment Originated: 11/05/2013
11/05/2013: Please change the linetype of the portion to be vacated of the 20' Sanitary Sewer
Easement to dots or something different, to better show what is being vacated. See redlines.
RESPONSE: See revised plans
Comment Number: 17 Comment Originated: 11/05/2013
11/05/2013: Please preserve/replace the Center 1/4 corner.
RESPONSE: See revised plans
Comment Number: 18 Comment Originated: 11/05/2013
11/05/2013: Please label all properties surrounding this subdivision, with either unplatted or the
subdivision plat names. See redlines.
RESPONSE: See revised plans
Comment Number: 19 Comment Originated: 11/05/2013
11/05/2013: Please list the ownership, maintenance and proposed use of Tract A, or change
Tract A to Lot 2.
RESPONSE: Tract A has been changed to Lot 2.
Comment Number: 20 Comment Originated: 11/05/2013
11/05/2013: Please change the hatching type in the legend to match what is shown on the plat.
See redlines.
RESPONSE: See revised plans
Topic: Site Plan
Comment Number: 21 Comment Originated: 11/05/2013
11/05/2013: The square footage & acreage do not match the Subdivision Plat. This plan shows
only improvements on Lot 1, Sunshine House-FC 139, so the legal description should reflect
this.
RESPONSE: Not sure we understand what we are supposed to be doing.
Comment Number: 22 Comment Originated: 11/05/2013
11/05/2013: Please change the label(marked) from EAE to PAE. See redlines.
RESPONSE: Label changed.
Comment Number: 23 Comment Originated: 11/05/2013
11/05/2013: If the easement types are going to be abbreviated, please add definitions for them
to the legend. Or spell the type out. See redlines.
RESPONSE: The easements are now spelled out.
Comment Number: 24 Comment Originated: 11/05/2013
11/05/2013: There are line over text issues. See redlines.
RESPONSE: Fixed.
Comment Number: 25 Comment Originated: 11/05/2013
11/05/2013: Please mask the text in the hatched areas. See redlines.
RESPONSE: Text masked.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: Construction Drawings
Comment Number: 3 Comment Originated: 11/05/2013
11/05/2013: The possibility exists that the pedestrian ramp at the SW corner of Old Rolland
Moore and Center may need to be reconstructed per current standards. If required, the
crosswalk striping across Old Rolland Moore on the west side of Center will need to be
removed and reapplied at the new position of the curb ramp.
RESPONSE: Crosswalk striping across Old Rolland Moore is shown on the plans.
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 11/05/2013
11/05/2013: TIS will need to be revised with counts conducted outside of the Federal furlough
period.
RESPONSE: Acknowledged. Done and sent to Ward.
Comment Number: 2 Comment Originated: 11/05/2013
11/05/2013: There does not appear to be pedestrian and bicyclist volumes included in the
Center & Prospect counts or analysis. Please verify current ped and bike volumes are
included in the existing and short term analysis of Center and Prospect.
RESPONSE: Acknowledged.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 11/05/2013
11/05/2013: Re-align the water service to avoid the bend upstream of the curb stop/meter pit.
This will also involve the fire line (see redlined plans).
RESPONSE: The water and fire service has been revised per the redlines.
Comment Number: 3 Comment Originated: 11/05/2013
11/05/2013: See redlined plans for other comments.
RESPONSE: See revised plans.
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 11/05/2013
11/05/2013: Adjust plantings to provide the required separation from water/sewer lines.
RESPONSE: Plantings have been revised to provide the required separation from water/sewer
lines.
Department: Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
Topic: Building Elevations
Comment Number: 6 Comment Originated: 10/25/2013
10/25/2013: The trash enclosure is show to be 6'2" tall. Walls over 6' in height require a
building permit and must be engineered to meet wind load requirements. Can it be lowered to
6'?
RESPONSE: The trash enclosure has been lowered to 6'-0" tall.
Topic: Site Plan
Comment Number: 1 Comment Originated: 10/25/2013
10/25/2013: Show the dimensions of the play areas on the site plan.
RESPONSE: Dimensions added.
Comment Number: 2 Comment Originated: 10/25/2013
10/25/2013: The conceptual review response letter indicates that the applicant has discussed
the build to line standard with staff and it was determined that the play area meets the standard.
Zoning will defer to Planning for that determination.
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 10/25/2013
10/25/2013: Show the width of the handicap parking stalls and aisle between the two stalls.
RESPONSE: Stalls dimensioned.
Comment Number: 4 Comment Originated: 10/25/2013
10/25/2013: The 'statement of planning objectives' states that the enrollment will be 125-150
children. This note has to be added to the 'land use statistics table'. An enrollment of 150
children will require at least 6000 square feet of indoor floor space devoted to school purposes
(closets, bathrooms, kitchens, offices don't count). Since the building is over 10,000 square
feet, I assume the standard is met.
RESPONSE:The square footage calculations for each classroom has been added to the Site Plan.
Comment Number: 5 Comment Originated: 10/25/2013
10/25/2013: Show dimensions of landscape islands. Show parking lot light pole locations on
site plan.
RESPONSE: Landscape islands dimensioned and parking lot light poles are shown.