HomeMy WebLinkAboutLILAC PROFESSIONAL OFFICE - BASIC DEVELOPMENT REVIEW - BDR150007 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSLANDSCAPE ARCHITECTURE | PLANNING
TFG Design, LLC
138 E 4th Street, STE 1
Loveland, Colorado 80537
david@tfgdesign.com | 970.669.3737
Wednesday, February 10, 2016
Mr. Noah Beals
City of Fort Collins
Community Development and Neighborhood Services
281 North College Avenue
Fort Collins, Colorado 80522
RE: Lilac Professional Office, BDR150007, Round Number 1 – Response to Comments
Dear Mr. Beals,
Please accept this letter in response to Round Number 1 comments received from City of Fort Collins
Development Review staff for the Lilac Professional Office project, BDR150007. The following includes
written responses to all of the comments received from reviewing departments. We are confident the
responses address each of the comments adequately. Should you have any questions regarding our
responses, please contact me immediately.
Comment/Response Summary:
Department: Engineering Development Review - Marc Virata
Comment Number: 1
Existing right-of-way along Mulberry Street needs to be identified and indicated for verification on
whether any additional right-of-way dedication is required. Existing utility easements (if any) need to
be identified -- a 9 foot utility easement behind the ultimate Lilac Lane right-of-way and a 15 foot
utility easement behind the Mulberry Street right-of-way would need to be dedicated if not already in
place. Any required dedications have a $250 deed of dedication fee as part of the Transportation
Development Review Fee schedule along with recording fees that Larimer County requires to record the
document(s).
Response: The existing Mulberry Street along with any existing utility easements are delineated
in the revised plan set for your review/verification. A 9 foot utility easement is provided behind
the proposed Lilac Lane right-of-way. A 15 foot utility and access easement is provided behind
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the Mulberry Street right-of-way. The required $250 deed of dedication fee for TDR review and
associated recording fees will be provided at time of final plan.
Comment Number: 2
The existing fence encroaches onto Mulberry Street right-of-way. This encroachment will need to be
moved outside of the right-of-way.
Response: The fence will be relocated outside of the Mulberry Street right-of-way.
Comment Number: 3
The change of use will need to install sidewalk along Mulberry Street and Lilac Lane. The street
classification for Mulberry Street would have this sidewalk at 6 feet in width, detached 10 feet from the
curb and gutter. Lilac Street's classification would have a 4.5 feet wide sidewalk detached 6 feet from
the curb and gutter (in this case edge of pavement). There may be options considered giving the
context of the site, such as an attached sidewalk along Lilac Lane, but a detached sidewalk along
Mulberry Street is required. Additional right-of-way along Lilac Lane would need to be dedicated to
ensure the final approved sidewalk design is in right-of-way.
Mulberry Street Response: A 6 foot wide walk detached 10 feet from the existing curb and gutter
is provided where possible. The alignment of the walk ‘swings around’ existing trees and
represents an acceptable solution based on the January 7, 2016 onsite meeting with Marc Virata,
Ralph Zentz, Noah Beals, David Kasprzak and John Agnew (Owner). The alignment allows for
adequate clearance to protect the health of the existing trees and provides safety from the busy
traffic along Mulberry Street.
Lilac Street Response: As an option offered as a consideration of the site’s context, the 3 foot
existing attached walk will be expanded to a minimum of 4.5 feet. Additional right-of-way is
proposed 5’ east of the existing right-of-way allowing the entire length of the widened walk to
be in the new right-of-way.
Comment Number: 4
Existing above grade utility infrastructure that would be in between the detached sidewalk along
Mulberry Street and the curb and gutter, would need to be either relocated behind the sidewalk a
minimum of 2 feet or be in an underground vault.
Response: In light of the detached walk alignment swinging north and outside of the right-of-
way to save the existing trees, it was agreed upon with Mark Virata at the onsite meeting and in
a follow-up phone conversation that the existing above grade utilities between Mulberry Street
and the new proposed detached walk could remain.
Department: Forestry – Tim Buchanan
Comment Number: 1
Contact the City Forester for an onsite meeting to receive inventory information on the exiting trees
located on the site. All existing trees will need to be identified by location with the species, condition,
intent to remove or retain and mitigation listed. This information can be provided to the applicant by
the City Forester at the onsite meeting.
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Response: A meeting was conducted with Ralph Zentz onsite for the evaluation of the existing
trees. The information provided by Ralph is included in the revised set of plans.
Comment Number: 2
Provide a street tree along Lilac Lane that is placed around 7 feet in back of the walk. This new tree
should be listed on the plan as 2 inch caliper B&B. the City Forester suggests that a Bur Oak
Honeylocust or Kentucky Coffeetree be selected as the tree for this site.
Response: A new tree is provided in the location described above. The proposed tree is a
Kentucky Coffeetree.
Comment Number: 3
Place the 9 tree protection notes on the landscape plan. Contact the City Forester to receive these
notes.
Response: Tree protection notes are added to the landscape plan on Sheet L3.0.
Department: Internal Services - Russell Hovland
Comment Number: 1
Applicant should submit for a change of occupancy building permit. Call Russ
970-416-2341 for details.
Response: Our Client plans to schedule a pre-application meeting to discuss a change of
occupancy building permit with Internal Services, most likely, prior to submitting final BDR plans
to the City.
Department: Light and Power - Tyler Siegmund
Comment Number: 1
Is the exiting electrical service that feeds the house adequate for the office use or do you anticipate the
need to upgrade the electrical service?
Response: No upgrades are anticipated.
Comment Number: 2
Any changes to the existing electric capacity and or location will initiate electric development and
system modification charges. All costs for relocation of Light and Power's existing facilities adjacent to
the site will be the responsibility of the Developer. Please contact Light and Power engineering if
existing facilities must be moved to accommodate site upgrades (sidewalk widening, sidewalk
installation, etc.).
Response: Acknowledged. At this time no existing facilities are anticipated to be relocated,
other than an existing irrigation box. The irrigation box is to be relocated out of the proposed
Lilac Lane right-of-way. See comment/response #4 under Engineering Development Review.
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Comment Number: 3
Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970-416-
2772. Please reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Thank you.
Department: PFA - Jim Lynxwiler
Comment Number: 1
FIRE LANES
Fire access is required to within 150' of all exterior portions of the building. The existing site allows for
fire access from Lilac Lane. No further action needed. Code language provided below.
Response: Acknowledged.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building
hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall
comply with the requirements of this section and shall extend to within 150 feet of all portions of the
facility and all portions of the exterior walls of the first story of the building as measured by an
approved route around the exterior of the building or facility. 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, the fire code official is authorized to increase the dimension if the building is
equipped throughout with an approved, automatic fire-sprinkler system.
Comment Number: 2
WATER SUPPLY
A fire hydrant is required within 300' of any commercial building. The existing utility infrastructure
provides a hydrant on the corner of Lilac and E. Magnolia, at approximately 400' away. As there is no
exterior changes being made to the building and no additional area being added, the pre-existing
hydrant condition will be permitted as a pre-existing condition, and no further action is needed;
keeping in mind that any future development on the site may prompt the need for another hydrant in
the future. Code language provided below.
Response: Acknowledged.
> IFC 508.1 and Appendix B: 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.
Department: Stormwater Engineering - Heather McDowell
Comment Number: 2
Please indicate the amount of added concrete (or impervious surfaces) that are proposed for this site.
If your project adds more than 350 square feet (and less than 100 square feet) of new hard surface
area or substantially changes the site grading on your lot, the following additional information must be
submitted with your application. Hard surfaces are roofs, driveways, and sidewalks or any surface that
does not allow water to penetrate into the soil.
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Response: The project does add more than 350 square feet of impervious surface. The proposed
concrete drive will direct all surface drainage to Lilac Lane. Onsite private impervious
improvements is a net change of 1,443 SF of additional impervious surface.
Using the site plan, show drainage arrows indicating the direction the water flows away from the
building and along all property lines.
Response: Drainage arrows indicating existing and proposed water direction are provided on the
Site Plan.
Show the location of the existing and proposed downspouts with flow arrows pointing in the direction
the downspouts will be aimed.
Response: Existing downspouts are shown with existing and proposed directions.
Show any other information that may affect the drainage such as sidewalks, driveways, curbs, gutters,
retaining walls, and window well locations.
Response: Items that may affect the drainage are shown on the site plan.
Department: Stormwater Engineering (Erosion Control) - Jesse Schlam
Comment Number: 1
No Comment from Erosion Control. This does not disturb soil. If you need clarification concerning the
erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or
email @ jschlam@fcgov.com
Response: Acknowledged.
Department: Technical Services - Jeff County
Comment Number: 1
Please correct the legal description as marked. See redlines.
Response: Legal Description is updated as redlined.
Comment Number: 2
There are line over text issues. See redlines.
Response: Line over text issues are corrected.
Comment Number: 3
There are line over text issues. See redlines.
Response: Line over text issues are corrected.
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Department: Traffic Operation -Martina Wilkinson
Comment Number: 1
The anticipated change in traffic volume is not expected to rise to the threshold of needing a TIS.
Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be waived.
Response: Acknowledged.
Comment Number: 2
Work with the engineering department on potential requirements for sidewalk installation along
Mulberry and potentially Lilac.
Response: An onsite meeting was conducted with Mark Virata regarding sidewalk requirements
along Mulberry Street and Lilac Lane. The plans are updated with these requirements.
Department: Water-Wastewater Engineering - Heather McDowell
Comment Number: 1
No proposed changes to the water or sanitary sewer services are shown in this submittal; therefore,
there are no comments at this time. If future submittals include changes to the water or sewer
services, please contact Heather McDowell in Water Utilities Engineering at 224-6065 or
hmcdowell@fcgov.com to coordinate.
Response: Acknowledged.
Department: Zoning - Noah Beals
Comment Number: 1
For nonresidential uses parking areas cannot be located in between the building and the public right-
of-way.
Response: The existing driveway will be removed. A new access drive is added to provide
access to an ADA van accessible parking space in the back of the building. There is adequate
on-street parking for the proposed building use.
Vehicle use areas require a 5ft landscape setback from the side property lines.
Response: A minimum landscape setback of 5 feet is provided between the proposed access
drive and the north property line.
Comment Number: 2
The minimum parking spaces required for an office use is one off street parking space and this space
is required to be a handicap van accessible space (8ft wide space with an 8ft wide loading area).
Response: An ADA van accessible space is provided with an 8 foot space and 8 foot loading area.
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Comment Number: 3
Please discuss any lighting changes through a note on the plans.
Response: No lighting changes are proposed with this BDR submittal.
Comment Number: 4
A minimum number of bicycle parking spaces are required. At least 4 spaces and 1 of the 4 needs to
be covered.
Response: Four bicycle parking spaces are provided. All four are covered and located under the
existing patio/canopy.
Comment Number: 5
The cover sheet will need a signature block for the owner of the property with notary and a signature
block for the Director of community Development and Neighborhood Services.
Response: A signature block is provided on the cover sheet.
We believe that the comment responses provided above and the revisions made to the BDR drawings,
adequately address the review comments. We look forward to your 2nd Round review. If you have any
questions regarding any responses or the drawings, please do not hesitate to contact us.
Sincerely,
The FonTerra Group
David L. Kasprzak