HomeMy WebLinkAboutFRONT RANGE COMMUNITY COLLEGE SOUTH PARKING LOT EXPANSION - SPAR - SPA130004 - CORRESPONDENCE - RESPONSE TO CITIZENNovember 4, 2013
Mrs. Andrea Faucett
HOA Liaison to the Architectural Control Committee (ACC)
Clarendon Hills Homeowners Association
Members of the ACC
c/o Faith Property Management
300 East Boardwalk, Building 6B
Fort Collins, CO 80525
Dear Andrea,
Members of the ACC,
Please accept this package in response to the ACC’s request for additional information related to the proposed Front
Range Community College Southwest Parking Lot project. The list of ‘FRCC Submission Gaps’ was included in an email
received October 23, 2018. I will refer to that request of additional information as the ‘Gap’ list.
We have worked hard to ensure that all requested information included in this package being delivered today
(November 4, 2013) address those items identified in the Gap correspondence. As mentioned previously we are hopeful
that the ACC can provide a positive vote on November 18, 2013 so that we may proceed with the City’s Planning and
Zoning Board Hearing (scheduled for November 21, 2013) and then with closing on the property, currently anticipated
for December 5, 2013.
A brief comment on the format for this update:
Given the various items identified in the ‘Gap’ communication, and in an effort to be very clear in our update, we
thought it would be easier to respond item by item as originally presented, and I have used the text from the email
attachment identifying the information Gaps as the starting point. The responses will be in the form of highlighted text
and may reference an additional documents or plans with have been tabbed for ease of reference.
A general summary of changes made since the October 18th submittal:
Based on a meeting that I had with Andrea on October 24th, 2013 whereby we went through each item identified in the
‘Gap’ communication, it became clear that we needed to further clarify certain information and even redesign the
parking lot (which has been done) to meet the expectations of the ACC/HOA. The parking lot elevation has been
lowered and we have created additional open space on the east side which will complement the nature trail that runs
through that part of the campus
In addition, it became clear that we should help the ACC better understand the phasing of the parking lot project, and
have generated two graphics that highlight phase I (the construction of 256 spaces) and phase II (the construction of the
remaining 148 spaces). These graphics, noted as LP1.11 and LP1.12 are found in tab A. Breaking the phasing into two
graphics also helps to understand the minimal impact phase I will have on the irrigation ditch. The parking lot planned in
phase I will be approximately 75 to 125 feet from the irrigation ditch (varies based on the path of the ditch). As noted
on the construction schedule found in Tab B, phase I of the parking project will be completed in late April, following a
December closing on the land. Phase II is anticipated to be constructed upon funding of the Allied Health building,
anticipated 4 to 5 years from now.
We are continuing to coordinate closely with City staff via the SPAR process and will highlight changes that have
occurred to address specific City issues for this project. Please note our November 1, 2013 correspondence to the City
(included in tab H) providing responses to City staff comments. We answered a variety of questions that the ACC
members did not ask, and feel that the information will be helpful in understanding how mindful the FRCC design team
has been in planning this parking lot project.
We are confident that this project meets all City parking lot development specifications as well as all specifications
requested by Clarendon Hills, honed from a series of meetings over the last five months.
Lastly, previous copies of correspondence between FRCC and the HOA has been included as part of tab H to ensure that
the ACC members have easy access as much information as possible to help facilitate a vote by the 18th.
Our response for each Gap item is shown in bold.
*********************************************************
Hello Derek,
Thank you for your submission of your plans for FRCC’s Southwest Parking Lot Expansion project. We
have taken a look at the submitted package to quickly assess if it was sufficient to start our review
process. Whereas there are many details that are included, there are some gaps that need to be
addressed to fairly evaluate the submission. Below is a list of the currently identified gaps. Please
respond with the requested information as soon as possible. Please note that until FRCC submits a
complete package we cannot start the review process, hence we cannot start the clock on the
evaluation period. We are hoping Oz or JVA has this data and could quickly provide it to us.
Please submit your updates to Gordon Jones at Faith Property Management.
To start out, we do want to recognize the items that are included. As you noted in your submission
letter, we have spent a lot of time together working through development issues and ideas. Thanks go
to you and the FRCC team for inclusion of items such as the 100 ft. setbacks from property lines,
berming and landscaping including parking segmentation, no building, development on the north side
only, working with the City of Fort Collins and their SPAR process, recognizing and protecting our wildlife
corridor, the community meeting on Oct 2, and more. We appreciate the enhancements to your plans
to date and look forward to successfully completing a development agreement with FRCC.
Submission Gaps:
Development Agreement proposal is needed.
A draft of the Development Agreement was sent to Ed, Mark and Andrea on October 13, 2013. A copy is
included in tab H. It is understood that comments from the HOA will be sent back shortly.
Project Schedule is missing
A project schedule was included in the original package of documents, however another copy is provided
with this package. It can be found in tab B.
o Project schedule should detail all phases of construction/development.
The schedule indeed notes all phases of construction, referencing task, duration, start and stop and final
completion.
Identify location and extent of construction offices, trailers, materials/supplies.
There will be no construction trailers on the project site. Our contractor for the project, Adolfson and
Peterson Construction (A&P), has provided a narrative which addresses vehicle and equipment presence as
well as material storage. In addition, A&P has provided a graphic showing an area highlighted in green as
the laydown area. Both of these documents (narrative and graphic) can be found in tab B.
Landscaping Gaps:
In our first package submitted on October 18
th
we had completed schematic level design for the parking lot.
We have now generated CD level design for the landscaping related to the project. The design presented is
in conformance with the criteria specified in the ACC Guidelines: ACC Submittal Requirements, page 7):
Please note that the plans must include the location of existing and proposed plant material, including size, and
quantity, common and scientific names of all proposed plant material, locations of any existing and/or proposed
landscape lighting, and the type, size, and color of mulch or decorative rock to be used in project.
Please refer to landscape plans LP1.11 and LP1.12 located in tab A. All requested details are noted on the
plans, including size, quantity and scientific names of plant material as well as type, size and color of mulch.
There is not decorative rock or landscape lighting proposed.
o Add a legend on plan detailing all plantings including but not limited to trees, bushes,
grasses, etc. These can include alternatives
Done – please refer to LP1.11 and LP1.12 in tab A.
o Add quantities of each planting on plan
Done – please refer to LP1.11 and LP1.12 in tab A.
o Add / improve caliper and size notations for plantings
Caliper, gallon size, etc.
Note, we see some caliper notations on the plan please update as necessary,
add missing items.
Done – please refer to LP1.11 and LP1.12 in tab A.
o Need to note location and density of plantings on the plan.
Done – please refer to LP1.11 and LP1.12 in tab A.
o Note: Clarendon Hills will use only the “Landscaping Plan” for review of FRCC’s
landscaping plan.
Berm: add elevation labels on berm contours to understand height of berm.
Done – please refer to the grading plan C1.2 located in tab C. Label specifically calls out the height of the
berm to be 6 feet.
o Please confirm the berm height on the east side of the property. Note, berm appears to
be a height of 5 ft, versus the required and FRCC stated 6 foot.
Done – please refer to the grading plan C1.2 located in tab C. Label specifically calls out the height of the
berm to be 6 feet.
Shields Street setback to parking lot – add dimensions.
Done – please refer to SP1.2 in tab D.
o Update plan to include dimensions from road way, etc.
Done – please refer to SP1.2 in tab D.
Parking Lot:
o Comment on the grading and retaining wall plans for the south side of the parking lot as
it runs along the wildlife corridor. It is difficult to read the existing contour elevations
along the south side of the parking lot. It appears where you are currently placing the
parking lot on the berm created by the irrigation ditch.
At the completion of the phase I parking lot improvements there will be approximately 75 to 125 feet
distance between the edge of the parking lot and the irrigation canal. This is evident as you view LP1.11 in
tab A. The City has agreed that until phase II improvements commence there is no need to put additional
landscaping between the phase I parking lot and the irrigation canal. The distance achieved at the end of
phase I will provide sufficient buffer and the parking lot will not have an impact on the wildlife movement.
Phase II improvements will require a small retaining wall along the SW portion where the parking lot abuts
the irrigation canal berm. This can be seen on C1.2. Given that the owner of the irrigation ditch indicated at
the neighborhood meeting a desire to bury the irrigation canal in this area, this retaining wall detail will be
finalized prior to development of phase II by FRCC. If the irrigation ditch is buried in a culvert, there may be
additional options available to grade and landscape this area. FRCC will address this with the City as a
revised submittal.
In terms of minimizing impacts on wildlife that may use the ditch, both phases of the parking project will
have minimal impacts. Phase I provides approximately 75 to 125 feet distance from the irrigation ditch.
Phase II provides a 50 foot average buffer from the ditch and any lighting adjacent to the ditch will include
back-shields on the poles. A colored graphic of the light levels has been provided on sheet E1.03. Please
note that the levels south of the edge of the parking lot taper from 1 to 0 foot candles. This graphic does
not show the effect the house shield would have on the fixtures, which will allow for even better lighting
control and further minimize any impact to wildlife along the ditch.
Upon any development of the south portion of the property (south of the irrigation ditch) FRCC is
committed to providing 100 foot corridor through the site. Until such a time that the south portion of the
property is developed, the entire 1/3 of the church property will be available for wildlife movement.
We would prefer the south east edge of the parking lot be lowered which would provide the greatest visual barrier to
the parking lot. We realize that this would require additional retaining wall along the south east side of the parking lot;
however it would also reduce the slope of the parking lot which would be beneficial to you.
Our civil engineering consultant (JVA) has redesigned the east side of the parking lot to lower the elevation
and reduce the interior grade from 5% to a maximum of 3.5%. The lot has been lowered a total of 4 feet at
the east end and with proposed slope grade of 4 to 1, not requiring the need for a retaining wall. The civil
plan found C1.2 in tab C shows this detail. The effect of the design also reduced the parking count on the
east side of the lot by 16 spaces. These spaces will be shifted to the northwest side of the parking lot to an
area that was previously noted as a detention pond. Moving these 16 spaces from the east side of the
parking lot will mean a greater amount of open space on the east side of the parking lot, which will
complement the nature trail that runs through that portion of the site.
See the comment below about staking the parking lot to provide a clearer understanding of your intent.
Our contractor (A&P) will stake the south and east sides of the proposed parking lot by November 8
th
. The
stakes will note cut/fill depths.
Path: (path that is along the east side of the property)
o Specify details on plan for walking path – material options, position, etc.
o FRCC to specify on plan how far south the path will go and note any details on phasing.
The landscape plans LP1.11 and LP1.12 in tab A specify location for the walking path and how far south the
path will go. At this time the intent is to install a 3’-4’ crushed stone material for the path. This is a year
round usable material while creating a more natural aesthetic. The section of the path on the south portion
of the property (south of the ditch) will be completed upon FRCC’s development of that area.
Stake the south and east side of proposed parking lot.
o Purpose: To understand the physical boundary of the parking lot. If possible also
include cut and fill depths on the stakes to better understand your intent.
Our contractor (A&P) will stake the south and east sides of the proposed parking lot by November 8
th
. The
stakes will note the different boundaries of the phase I and phase II portions of the project and will also
note the cut/fill depths.
Gates – location, style/type – need to be shown on the plan.
The gates are noted on SP1.2 found in tab D.
o Illustrate style and type in a like manor to the lighting fixture illustration.
Per the conversation with Andrea we agreed that photos of existing gates being used on campus would
provide sufficient details. Similar gates will be installed in the new parking lot. The gate photos are found in
tab E.
Signage: document on plans location, type, size of signage, note if the sign is illuminated or not.
We will have no illuminated signs in the new parking lot. C1.2 notes the location of traffic and directional
signs..
o Illustrate style and type in a like manor to the lighting fixture illustration.
Photos of existing signs used on campus are found in tab E.
Lighting:
On photometric plan please note the average lighting level achieved. Please note how this
average meets CH request for minimum City Code of 1.0.
Please refer to the table shown on E1.02 found in tab F. Per the City of Fort Collins Land Use Code we are
required to provide an average minimum of at least 1.0 foot-candle.
Note where does lighting go to zero and what is the impact/spillage on the Wildlife Corridor?
o Must go to zero at the edge of parking lot or is this zero when it hits the Corridor?
We have provided a colored graphic E1.03 found in tab F which helps to understand where the light levels
reach zero. Luminance is zero (0) foot candles at areas without yellow shading. The incorporation of back
shields on poles directly adjacent to the ditch berm will further manage light spillage in the buffer along the
ditch.
Please note that Darksky.org requirements for an Educational Facility Parking lot are .8; we are
requesting the City Code at the minimum of 1.0 be met, but FRCC certainly could tune the
proposed lighting to meet Darksky recommendations.
The parking lot needs to provide a certain lighting level to ensure campus faculty and students are in a safe
environment. Please refer to the email in tab F from Gordon Goldsmith, Director of Campus Security and
Preparedness for FRCC.
FRCC believes the lighting levels proposed will provide a safe environment for faculty and staff and will
provide lower lighting levels than what is typically found on FRCC and other campuses. Lighting levels in the
other parking lots on campus range from 5 to 7 foot-candle. The proposed lighting levels in the new lot will
be approximately 60% to 70% dimmer than in our existing lots.
Shielding – Demonstrate Shielding. How does this compare to physical side shielding?
Shielding of Luminaries: the proposed full-cutoff luminaries utilize light emitting diodes (LED’s) as the light
source. Each individual LED is aimed and shielded to help reduce back spill. See the photo below.
An additional household shield is available and will be provided for the luminaries along the south and east
perimeter of the parking area to shield the ditch and residential areas. The photometric drawings that have
been submitted (E1.01 and E1.03) do not reflect the additional control provided by the household shield.
Incorporating the addition of this shield will provide FRCC a better degree of lighting control.
If the additional household shield is not sufficient to manage light spillage for areas adjacent to the
irrigation ditch and the residential property to the east, FRCC will work the manufacture to install back-
shields which will further provide control over light spillage. A typical back-shield looks like:
Drainage
Detention Pond south of the south parking lot.
o What is the schedule for construction?
The schedule for the construction of the drainage pond can be found in tab B
Could your contractor ensure that the owl nesting season is not disturbed?
Our contractor (A&P) as well as FRCC is committed to not disturbing the owls during nesting season. We
believe an November 18 ACC vote, an approval by the City Planning and Zoning Board on November 21, and
a closing on the property by December 5
th
will ensure we have sufficient lead time to do the grading effort
related to the detention/water quality pond. We will work with knowledgeable FRCC staff who is also
keenly interested in helping us coordinate this matter.
o How does the water drain from the new detention pond to the drainage swale?
Runoff from the proposed parking lot will be collected either by permeable pavers, porous landscape
detention swales, and/or inlets. Then runoff will be conveyed via storm drain piping to the proposed water
quality/detention ponds. The site currently drains from the southwest to the northeast, and the proposed
improvements and drainage patterns will not alter the existing drainage path. Runoff will be directed to the
proposed interconnect ponds east of the parking area. An outlet structure located at the downstream end
of the ponds will release runoff at a 2-yr historic rate to the existing swale located along the south side of
the existing parking lot. Please refer to Sheet C1.2 and the updated drainage letter dated November 2, 2013
found in tab C for additional information..
o What is the impact to surrounding vegetation/landscaping?
Existing landscaping surrounding the holding pond will remain and any areas disturbed during grading will
be re seeded per seed specifications noted as:
o What is the impact to the Wildlife Corridor?
FRCC is committed to minimizing any impacts to wildlife and has designed the new parking lot to meet all
City land use codes to help protect natural habitats and features on the site. There will be no impact to the
wildlife that may use the FRCC drainage ditch for passage. The appearance of the detention/water quality
pond after grading and seeding will be that of a grassed depression. The configuration of the pond is
designed to protect the nature trail and will offer an enhanced land form experience than currently exists.
o Does not appear to meet current stormwater detention design standards.
The stormwater infrastructure design is proposed to be completed according to City of Fort Collins and
Urban Drainage stormwater criteria. The parking lot project will provide detention such that the runoff
associated proposed parking lot improvements will be detained, treated for water quality, and released at
the 2-yr historic release rate. The project will also incorporate Low Impact Development (LID) techniques
with the use of permeable paving and porous landscape detention areas for additional water quality
enhancement. The proposed design meets the drainage criteria by providing a water quality/detention
pond, proposed to be located on the existing FRCC campus, south of the existing parking lot. The detained
runoff would be released to the existing swale that runs along the south side of the existing parking lot,
ultimately to the regional (campus regional) detention facility. We anticipate achieving the necessary
volume within the proposed pond without any modifications to the existing regional pond. The existing site
currently drains from the southwest to the northeast and the proposed improvements will not alter the
historic drainage path. We have performed additional conceptual analysis to determine the required water
quality and detention volumes. In reference to these calculations, the parking lot project would need to
provide 0.11 acre-ft of water quality volume and 1.0 acre-ft of detention volume. Permeable pavers are
proposed within the parking lot. The City of Fort Collins allows up to 40% of the drainage course volume
below the permeable pavers as detention volume. Based on assumptions, the permeable pavers would
provide 0.19 acre-feet of storage. Reducing this from the 100-yr detention volume, 0.81 acre-ft of detention
volume will need to be provided in the water quality/detention pond(s). With the incorporation of the
permeable pavers and the porous landscape detention swale, we anticipate combining the water quality
and detention volumes, rather than adding the two to determine the pond volume, since the design will be
providing additional upstream water quality enhancement via LID techniques. To achieve the necessary
detention volumes, two interconnected ponds are proposed. Please refer to Sheet C1.2 and the updated
drainage letter for additional information.
Drain pipe:
o Can you please show the location of the proposed inlets to collect the storm flows from
the new parking lot, this should help clear up the bullet below
o Plan notes a drain pipe that runs from the new detention pond to the new parking lot
The proposed stormwater conveyance infrastructure is now shown. Please refer to diagram C1.2 in tab C.
The additional items located in tab H include:
• October 18, 2013 email from FRCC to Ed, Mark and Andrea responding to various questions and
request for information
• October 18, 2013 Cover letter to ACC members that was provided in the original October 18, 2013
submittal.
• November 1, 2013 correspondence from FRCC to the City of Ft Collins providing responses to SPAR
comments received from City staff.
• Memo from Jones Lang LaSalle summarizing status of discussions on irrigation ditch.
Please don’t hesitate to call or email if you have any questions about the submittal documents. We
welcome any requests for clarifications and will be happy to meet in person to quickly resolve any
ambiguities. We look forward to receiving an approval, hopefully by November 18.
Regards,
Derek Brown
AVP, Facilities Planning and Management