HomeMy WebLinkAboutPARKING AT 620 S. LEMAY AVE. - MJA/FDP - FDP150009 - CORRESPONDENCE -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
April 06, 2015
Cara Scohy
CS Design, Inc.
2519 S. Shields St. #129
Fort Collins, CO 80526
RE: Parking at 620 S Lemay Ave, FDP150009, Round Number 1
Comment Summary:
Department: Planning Services
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
03/31/2015: This is a major amendment, there needs to be a sheet showing the
original boundaries of the approved plan and how this proposal is expanding the
boundaries. There needs to be a Use table showing existing and proposed uses.
Comment Number: 1 Comment Originated: 03/31/2015
03/31/2015: Because this is an increase to the parking maximum this does require
a modifcation request. Please provide such request as structured by section 2.8 of
the Land Use Code
Comment Number: 2 Comment Originated: 03/31/2015
03/31/2015: How will the non irrigated seed be established?
Comment Number: 3 Comment Originated: 03/31/2015
03/31/2015: Note number 8, on Sheet L2, is not clear.
Comment Number: 4 Comment Originated: 03/31/2015
03/31/2015: There needs to be a cover sheet to include all the sheets not a part of
the utility sheets or the plat. This cover sheet needs to include the owner
certification and the Signature block for the Director of Community Development and
Neighborhood Services.
Comment Number: 5 Comment Originated: 03/31/2015
03/31/2015: Please change the signature block for Planning to the Director of
Community Development and Neighborhood Services.
Comment Number: 6 Comment Originated: 03/31/2015
03/31/2015: The lighting plan needs to illustrate the new property lines and show the
foot candles for 20 ft beyond all property lines.
Comment Number: 7 Comment Originated: 03/31/2015
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, Noah Beals, at
970-416-2313 or nbeals@fcgov.com.
Page 1 of 11
03/31/2015: Should the lighting fixtures that are in the landscape islands be rotated
90 degrees to decrease conflicts with the trees to be planted in the same area?
Comment Number: 8 Comment Originated: 03/31/2015
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: Construction Drawings
04/01/2015: The civil drawings don't appear to be in sync with the plat in terms of lot
line information along Hoffman Mill Road and should be consistent with the plat. Our
City Surveyor would concur with the plat on the property line boundary, with no angle
point being created in the dedicated right-of-way, and that there is no excess
right-of-way needing to be vacated.
Comment Number: 6 Comment Originated: 04/01/2015
04/01/2015: In addition to the existing features comment under "General", the civil
drawings need to show the continuation of Hoffman Mill Road and Poudre River
Drive through offsite vertical and horizontal preliminary design past the property (this
should include the horizontal control line and curve data). This would not need to be
constructed but be for reference only to show how the improvement to the property
boundary could be extended in the future. LCUASS specifies this information shown
for a distance of 500 feet past the property. Hoffman Mill Road may be okay at less
than 500 feet, enough just needs to be shown to see how the proposed
improvements tie into existing condition as well as improved to where Hoffman Mill
Road becomes parallel in alignment with the railroad.
Comment Number: 7 Comment Originated: 04/01/2015
04/01/2015: Please ensure the drive approach is indicated in details and plan view
as a Type IV driveway approach. This link is the most recent updated version of the
construction detail and should be used:
http://larimer.org/engineering/GMARdStds/2014%20Changes/NoRedlines/707.2.pdf
Comment Number: 8 Comment Originated: 04/01/2015
04/01/2015: In general, please update sidewalk, driveway, and access ramp details
to newer LCUASS details through the following link:
http://larimer.org/engineering/GMARdStds/2014%20Changes/Standard_Drawings.ht
ml
Comment Number: 9 Comment Originated: 04/01/2015
04/01/2015: Please provide Type III barricades for the sidewalks on Hoffman Mill
Road, in addition the termination of Poudre River Drive should also be Type III
barricades, not the "9 ball".
Comment Number: 10 Comment Originated: 04/01/2015
04/01/2015: Are there implications from a Stormwater perspective on the curb and
gutter point discharge to existing asphalt that would need to be considered?
Comment Number: 11 Comment Originated: 04/01/2015
Topic: General
04/01/2015: With the offsite grading and waterline extension shown occurring on
the property to the east, a letter from of intent is needed from that property owner
(shown on Larimer County records as "Springer Fisher Inc.") prior to a hearing, with
an actual construction easement required at time of development approval, as well
as presumably a utility easement for the waterline extension.
Comment Number: 1 Comment Originated: 04/01/2015
Page 2 of 11
04/01/2015: The drawings (site, landscape and civil) appear to show the
continuation of Hoffman Mill Road street improvements (curb, gutter, and sidewalk)
past the property boundary, but I believe the actual intention is to end the
improvements at the property boundary. The plans (especially the Civil plans) need
to show both where the limits of proposed improvements end, how the proposed
improvement will tie into the existing condition (no curb and gutter, existing edge of
pavement, transitioning from widened road to paved road, etc.), and how the
extension of additional improvements in the future would be situated in terms of
being within right-of-way or would additional right-of-way/easement be needed?
Comment Number: 2 Comment Originated: 04/01/2015
04/01/2015: Continuing on the previous comment, there is an existing driveway for
what's indicated on signage as Laurel Street. How will the proposed street
improvements tie into the existing driveway condition?
Comment Number: 3 Comment Originated: 04/01/2015
04/01/2015: Please ensure that directional access ramps and truncated dome
detection are provided at the frontage of the property (southeast corner of Poudre
River Drive and Hoffman Mill Road).
04/02/2015: In addition, with the understanding that this project is considered a
major amendment to the existing Concentra use on the west side of Hoffman Mill
Road, the upgrading of directional ADA compliant access ramps shall also occur on
the southwest corner of Poudre River Drive and Hoffman Mill Road.
Comment Number: 4 Comment Originated: 04/01/2015
04/01/2015: The existing driveway into Concentra Urgent Care needs to be shown
on the plans for verification that the new driveway approach aligns.
Comment Number: 5 Comment Originated: 04/01/2015
Topic: Plat
04/01/2015: Please have the right-of-way/property line not disjointed with the 3 foot
offset along Poudre River Drive. The 15 foot radius at the intersection should be
modified to provide additional dedication and eliminate the 3 foot offset.
Comment Number: 12 Comment Originated: 04/01/2015
04/01/2015: Has it been verified that there are no legal easements/recorded
documents that either abut or cross onto the southern boundary of the property
pertaining to the "Laurel Street" driveway?
Comment Number: 13 Comment Originated: 04/01/2015
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-2401, sblochowiak@fcgov.com
Topic: General
03/30/2015: Thank you for providing an Ecological Characterization Study (ECS),
required by Section 3.4.1 (D)(1), as the site is within five hundred feet (500') of
known natural features (Poudre River and associated wetlands). If you recall, the
buffer zone standard for the Poudre River is 300' (three hundred feet). Current plans
illustrate encroachment into the 300' buffer zone.
Please provide the following in a table on the site plan:
A. The total buffer zone acreage required by the standard 300' buffer standard for
the Poudre River as it relates to this site.
B. The total buffer acreage proposed within the submitted site plan.
As discussed at the April 1st Staff Review meeting, we will work to schedule a site
visit for next week.
Comment Number: 1 Comment Originated: 03/30/2015
Page 3 of 11
03/30/2015: The "top of bank" line needs to be delineated and labeled on site,
grading, utility and landscape plans. As required in Section 3.4.1(E): buffer zone
standards for stream corridors will be measured from the top of bank toward the
boundary of such lot, tract, or parcel of land. Top of bank refers to the topographical
break in slope between the bank and the surrounding terrain. When a break in slope
cannot be found, the outer limits of riparian vegetation shall demark the top of bank.
Site plans showing delineation of the top of bank line were requested and received
from Cara Scohy via email. In the aerial map, both the Poudre River Bank and the
Grade Break from Poudre River are labeled. I suggest a site visit together to confirm
location of the top of bank line. We may want to include Marsha Hilmes-Robinson,
Floodplain Administrator, on this site visit.
Comment Number: 2 Comment Originated: 03/30/2015
03/30/2015: Thank you for providing a photometric plan with this PDP submittal.
Current plans illustrate light spillage into the 300' Natural Habitat Buffer Zone. With
respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6)
requires that "natural areas and natural features shall be protected from light spillage
from off-site sources." Thus, lighting from the parking areas or other site amenities
shall not spill over into buffer areas.
Comment Number: 3 Comment Originated: 03/30/2015
03/30/2015: Projects in the Vicinity of Spring Creek must also comply with Section
3.4.1(I)(1) of the Land Use Code, which states the following: “Projects in the vicinity
of large natural habitats and/or natural habitat corridors, including, but not limited to,
the Poudre River Corridor and the Spring Creek Corridor, shall be designed to
complement the visual context of the natural habitat. Techniques such as
architectural design, site design, the use of native landscaping and choice of colors
and building materials shall be utilized in such manner that scenic views across or
through the site are protected, and manmade facilities are screened from off-site
observers and blend with the natural visual character of the area. These
requirements shall apply to all elements of a project, including any aboveground
utility installations.”
Comment Number: 4 Comment Originated: 03/30/2015
03/30/2015: Please label the 300' buffer the Natural Habitat Buffer on the site,
grading, utility and landscape plans.
Comment Number: 5 Comment Originated: 03/30/2015
03/30/2015: The Natural Habitat Buffer needs to be delineated and labeled on the
site, grading, utility and landscape plans.
Comment Number: 6 Comment Originated: 03/30/2015
03/30/2015: Please add an Environmental Planner signature to all utility plans that
show the natural habitat buffer zone.
Comment Number: 7 Comment Originated: 03/30/2015
03/30/2015: Please add the following statement to the notes on any sheets that
show the Natural Habitat Buffer: Please see Section 3.4.1 of the Land Use Code for
allowable uses within the buffer zone.
Comment Number: 8 Comment Originated: 03/30/2015
03/30/2015: Please add the following statement to the notes on the site, landscape,
utility, grading, and storm sewer plan that: the natural habitat area is meant to be
maintained in a native landscape.
This will help preserve the intention behind the buffer zones and the natural features
into the future.
Comment Number: 9 Comment Originated: 03/30/2015
Page 4 of 11
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
04/01/2015:
In the non- irrigated seed zone provide clumps of locally native plants such as
chokecherry, American plum and golden currant, or other native species, at a
density in clumps to provide habitat thickets. Some canopy trees such as plains or
lanceleaf cottonwood or the sensation boxelder could be added to provide native
tree species in this area.
Comment Number: 1 Comment Originated: 04/01/2015
04/01/2015:
Include the tree inventory information and table on a sheet in the landscape plan set
that has been submitted to the City Forester.
Comment Number: 2 Comment Originated: 04/01/2015
04/01/2015:
There is a need to provide for 19 mitigation trees. By providing the habitat as
described in comment number one an equivalent of 8 mitigation trees can be
accounted for. Eleven other mitigation trees need to be identified. These will need to
be upsized trees based on the following categories of trees.
Canopy Shade Trees: 3.0 inch caliper
Ornamental Trees: 2.5 inch caliper
Evergreen Trees: 8 feet height
Mark mitigation trees with an M and also make adjustments to the plant list on sheet
L2 to record trees
that will be upsized to meet the mitigation requirement.
Comment Number: 3 Comment Originated: 04/01/2015
04/01/2015:
Please add these notes in a separate category labeled with the title Street Tree
Notes:
1. A permit must be obtained from the City Forester before any trees or shrubs as
noted on this plan are planted, pruned or removed on the public right-of-way. This
includes zones between the sidewalk and curb, medians and other City property.
This permit shall approve the location and species to be planted. Failure to obtain
this permit may result in replacing or relocating trees and a hold on certificate of
occupancy.
2. Contact the City Forester to inspect all street tree plantings at the completion of
each phase of the development. All trees need to have been installed as shown on
the landscape plan. Approval of street tree planting is required before final approval
of each phase.
3. Street tree shall be supplied and planted by the developer using a qualified
landscape contractor.
4. The developer shall replace all dead and dying street trees after planting until final
maintenance inspection and acceptance by the City of Fort Collins Forestry
Division. All street trees in the project must be established of an approved species
and of acceptable le condition prior to acceptance.
5. Street tree locations and numbers may be adjusted to accommodate driveway
locations, utility standards, separation between trees, street signs and street lights.
Street trees shall be centered in the middle of the parkway. Quantities shown on
plan must be installed unless a reduction occurs to meet separation standards.
Comment Number: 4 Comment Originated: 04/01/2015
Page 5 of 11
04/01/2015:
Please add the following note with larger print and a bold border to the landscape
plan.
A free permit must be obtained from the City Forester before any street trees are
planted in parkways between the sidewalk and Curb. Street tree locations and
numbers may change to meet actual utility/tree separation standards. Landscape
contractor must obtain approval of street tree location after utility locates. Street
trees must be inspected and approved before planting. Failure to obtain this permit
is a violation of the Code of the City of Fort Collins.
Comment Number: 5 Comment Originated: 04/01/2015
04/01/2015:
Please add these two plant notes:
Landscaping including street trees in each phase shall be or secured with a letter of
credit, escrow, or performance bond for 125% of the value of the landscaping and
installation prior to the issuance of certificate of occupancy for any building. All City
street trees must be installed established, of an approved species and of acceptable
condition prior to final release of financial security.
Maintain the following separations:
Forty feet between shade trees and streetlights. Fifteen feet between ornamental
trees and streetlights.
Twenty feet between shade and/or ornamental trees and traffic control signs and
devices.
Ten feet between trees and water or sewer mains.
Six feet between trees and water or sewer service lines.
Four feet between trees and gas lines.
Eight feet away from the edges of driveways and alleys.
Comment Number: 6 Comment Originated: 04/01/2015
04/01/2015:
All of landscape plants should be provided an ongoing source of permanent
irrigation. Currently plant note number 2 states…The rest of the site is composed of
native/xeric spedi3s and shall only be irrigated through establishment. To provide
irrigation needed for plant growth over time the following statement or equivalent
should be used to edit note number 2. Trees, shrubs and perennials that are not
located in irrigated turf shall be irrigated with a permanent drip or bubbler irrigations
system. Irrigation frequency shall be adjusted to provide for the establishment and
growth of xeric species.
Comment Number: 7 Comment Originated: 04/01/2015
Department: Internal Services
Contact: Todd Reidenbach, ,
Topic: General
Page 6 of 11
03/20/2015: There are no comments from GIS for this project.
…………………………
TODD REIDENBACH, GISP
GIS Mapping Specialist – Information Technology
City of Fort Collins
215 N. Mason St, 3rd Floor
970-416-2483 office
970-221-6329 fax
treidenbach@fcgov.com
Comment Number: 1 Comment Originated: 03/20/2015
Department: Light And Power
Contact: Janet McTague, 970-224-6154, jmctague@fcgov.com
Topic: General
04/01/2015: Light and Power has existing facilities along Poudre River Drive. We
will need a C-1 form to define electric requirements and will also need to coordinate
a location for a transformer within 10' of a paved surface. Normal development fees
will apply.
Comment Number: 1 Comment Originated: 04/01/2015
Department: Outside Agencies
Contact: Megan Harrity, ,
Topic: General
03/17/2015: This comment is in reference to the title of the plat and the dedication
of the plat.
The Title reads;
POUDRE RIVER RANCH BUSINESS PARK FOURTH FIL
and the dedications reads;
POUDRE RIVER BUSINESS PARK FOURTH FIL
Please double check these as I believe that these should be the same.
Thank you,
Megan Harrity
Subdivisions Larimer County Assessor
970-498-7065
mharrity@larimer.org
Comment Number: 1 Comment Originated: 03/17/2015
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Construction Drawings
Page 7 of 11
04/01/2015: Please clarify on the plans the areas that will be pervious pavement
versus regular asphalt. Is the area where asphalt is surrounding pervious pavement
the design should include a restraining concrete edge edge to prevent the paver
system from moving laterally. Please provide an actual cross section for the
pervious pavement section with actual elevations and depths rather than the typical
section shown with minimum depths as shown on the plans. Please also provide a
cross-section for the bio retention area (rain garden) and specify the soil mix and
whether an undedrain will be used.
Comment Number: 2 Comment Originated: 04/01/2015
04/01/2015: Please provide in the report a set of maintenance notes with Standard
Operating Procedures for the bioretention system and for the pervious pavement
system.
Comment Number: 3 Comment Originated: 04/01/2015
04/01/2015: The design currently shows gutter pans taking flows from the asphalt
areas into the rain garden, another approach may be taken by installing a concrete
restraining ribbon at that location (minimum 2 feet wide) and allow the flows to drain
through the paver system.
Comment Number: 4 Comment Originated: 04/01/2015
Topic: Drainage Report
04/01/2015: Please clarify the capacity of the downstream pipe and if the entire
overflow from the bioretention pond and the pavers will be able to drain through the
dowstream pipe system. What happens when the paver system overflows, in case
of plugging how will the overflow be directed back into the drainage system ? Will
the overflow pipe in the bioretention area be able to handle the 100 year flows ? if not
where will the spill be directed to ?
Comment Number: 6 Comment Originated: 04/01/2015
Topic: Landscape Plans
04/01/2015: Please clarify what planting will be done at the bottom of the rain
garden. Specify if a rock mulch will be used there as well.
Comment Number: 5 Comment Originated: 04/01/2015
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
03/18/2015: Erosion Control Plans and Erosion Control Report have significant
redlines, Erosion Control Escrow Will need to be recalculated after Erosion control
plan is acceptable. If you need clarification concerning this section, or if there are
any questions please contact Jesse Schlam 970-218-2932 or email @
jschlam@fcgov.com
Comment Number: 1 Comment Originated: 03/18/2015
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Page 8 of 11
03/30/2015: The City has moved to the NAVD88 vertical datum. Please provide the
following information in the EXACT format shown below.
If your project is started on NAVD88 datum:
1) PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
OR, if project has already been surveyed in NAVD29 Unadjusted datum:
2) PROJECT DATUM: NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS
DATUM)
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
If using NGVD29 UNADJUSTED the following equation statement will be needed.
NOTE: IF NAVD 88 DATUM IS REQUIRED FOR ANY PURPOSE, THE
FOLLOWING EQUATION SHOULD BE USED: NAVD88 = NGVD29 UNADJUSTED
+ X.XX’
Comment Number: 1 Comment Originated: 03/30/2015
03/30/2015: There are line over text issues. See redlines.
Comment Number: 2 Comment Originated: 03/30/2015
03/30/2015: There are text over text issues. See redlines.
Comment Number: 3 Comment Originated: 03/30/2015
Topic: Landscape Plans
03/30/2015: The title needs to match the Subdivision Plat. See redlines.
Comment Number: 4 Comment Originated: 03/30/2015
03/30/2015: There are line over text issues. See redlines.
Comment Number: 5 Comment Originated: 03/30/2015
03/30/2015: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 6 Comment Originated: 03/30/2015
Topic: Lighting Plan
03/30/2015: No comments.
Comment Number: 7 Comment Originated: 03/30/2015
Topic: Plat
03/30/2015: Please remove the "Ranch" from the title.
Comment Number: 8 Comment Originated: 03/30/2015
Page 9 of 11
03/30/2015: Please make sure all titles match. See redlines.
Comment Number: 9 Comment Originated: 03/30/2015
03/30/2015: The legal description does not match the map. See redlines.
Comment Number: 10 Comment Originated: 03/30/2015
03/30/2015: Please change "Engineering Department" in the Notice Of Other
Documents to "Clerk". See redlines.
Comment Number: 11 Comment Originated: 03/30/2015
03/30/2015: Please provide current acceptable monument records for the aliquot
corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com
Comment Number: 12 Comment Originated: 03/30/2015
03/30/2015: Please dedicate the "silver" (marked) as right of way. See redlines.
Comment Number: 13 Comment Originated: 03/30/2015
03/30/2015: Please add dedication information for all street rights of way. See
redlines.
Comment Number: 14 Comment Originated: 03/30/2015
03/30/2015: There is no dash in Hoffman Mill Road. See redlines.
Comment Number: 15 Comment Originated: 03/30/2015
03/30/2015: Please label the Point Of Beginning.
Comment Number: 16 Comment Originated: 03/30/2015
03/30/2015: Please label all surrounding properties with "Unplatted" or the
subdivision name. This includes properties across right of ways. See redlines.
Comment Number: 17 Comment Originated: 03/30/2015
03/30/2015: Please move bearings and/or distances, and show arrows/leaders as
marked. See redlines.
Comment Number: 18 Comment Originated: 03/30/2015
03/30/2015: You may show owners & reception numbers, but it is not necessary.
Comment Number: 19 Comment Originated: 03/30/2015
Topic: Site Plan
03/30/2015: The title needs to match the Subdivision Plat. See redlines.
Comment Number: 20 Comment Originated: 03/30/2015
03/30/2015: Please revise the legal description to match the title on the Subdivision
Plat.
Comment Number: 21 Comment Originated: 03/30/2015
03/30/2015: There are line over text issues. See redlines.
Comment Number: 22 Comment Originated: 03/30/2015
03/30/2015: There is text that needs to be rotated 180 degrees. See redlines.
Comment Number: 23 Comment Originated: 03/30/2015
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: Construction Drawings
Page 10 of 11
03/31/2015: The current standard for curb cuts is for them to be directional and not
radial into the middle of the intersection. The pedestiran treatment at the
intersection of Poudre River Drive and Hoffman Mill Road should reflect the current
standard.
Comment Number: 1 Comment Originated: 03/31/2015
Topic: General
03/31/2015: Since the parking lot is intended to serve the facility across the road to
the west, it would seem logical to have directional curb cuts at the parking lot
entrance to the west -especially on the south side where the handicapped parking
will be located.
Comment Number: 2 Comment Originated: 03/31/2015
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
03/24/2015: A landscape plan shall contain accurate and identifiable hydrozones,
including a water budget chart that shows the total annual water use, which shall not
exceed fifteen (15) gallons per square foot over the site. If you have questions
contact Eric Olson at eolson@fcgov.com or 970-221-6704.
Comment Number: 1 Comment Originated: 03/24/2015
Department: Water-Wastewater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Construction Drawings
04/02/2015: Please provide a detail for the fire hydrant assembly. Please provide a
profile for the extended sewer line in Poudre River Dr. If no valves are existing at the
water limne
Comment Number: 1 Comment Originated: 04/02/2015
Topic: Easements
04/02/2015: 20-feet wide public easements will be needed for the extended water
and sewer line stubs that are outside the Right of Way limits and on private property.
These can overlap however a minimum of 10 feet separation must be maintained.
Comment Number: 2 Comment Originated: 04/02/2015
Page 11 of 11