HomeMy WebLinkAboutSALUD FAMILY HEALTH CENTER - PDP - PDP160015 - SUBMITTAL DOCUMENTS - ROUND 1 - (3)land planning landscape architecture urban design entitlement
May 18, 2016
Jason Holland
City of Fort Collins
281 N. College Ave.
Fort Collins, CO 80522
RE: Salud Family Health Center LaPorte - Preliminary Design Review, PDR140007 Comment Responses
Please see the following summary of comment responses. If you have any questions regarding the responses please
contact Stephanie Van Dyken, Ripley Design Inc., 224-5828
Comment Summary:
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/14/2014
10/14/2014: The property is within the Northwest Subarea plan and is designated by the plan to
be zoned as Limited Commercial (C-L). A rezoning application would need to be considered,
and this process includes a recommendation by staff and the Planning and Zoning Board to
City Council. Applications and submittal requirements for rezonings, Project Development
Plans and Overall Development plans can be found at:
http://www.fcgov.com/developmentreview/applications.php
Response: A re-zone was completed in July of 2015.
Comment Number: 2 Comment Originated: 10/14/2014
10/14/2014: The subject use would be considered "office and clinics", which is a permitted use
in the C-L district subject to Basic Development Review. All applicable Article 3 General
Development standards apply and Article 4 C-L Zoning standards. For the purposes of final
plan approval, the approval is administrative and a public hearing is not required with a basic
development review process, however the development will need to be platted which requires
a type 1 public hearing as a Project Development Plan process. More detailed information on
the development review process can be found at: http://www.fcgov.com/drg/introduction.php
Response: The Overall Development Plan has been submitted. This PDP will include a plat and therefore will be a Type 1
Comment Number: 3 Comment Originated: 10/14/2014
10/14/2014: Any new building would be subject to the commercial building standards in LUC
section 3.5.3. This includes locating the building along a "build-to" line along the street, with no
vehicle use area between the building and the street. Exceptions to the build-to line may be
considered provided that a connecting walkway is provided and suitable outdoor space. More
detail on this requirement is outlined in LUC 3.5.3(C)(2)(d).
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Response: The existing building is going to remain in place. All parking lots have been located to the sides of the building.
Comment Number: 4 Comment Originated: 10/14/2014
10/14/2014: LUC 3.6.3 requires that all development plans provide for future public street
connections to adjacent developable parcels by providing local street connections spaced at
intervals not to exceed six hundred sixty (660) feet along each development plan boundary that
abuts potentially developable or redevelopable land. Because the street system in the
general area has not been planned, more discussion will be need to see how this property fits
within the street planning criteria outlined in LUC 3.6.3.
Response: Alternative compliance has been requested with the ODP.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/14/2014
10/14/2014: 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.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 10/14/2014
10/14/2014: 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
Response: Acknowledged.
Comment Number: 3 Comment Originated: 10/14/2014
10/14/2014: 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.
Response: Acknowledged.
Comment Number: 4 Comment Originated: 10/14/2014
10/14/2014: All public sidewalk, driveways and ramps existing or proposed adjacent or within
the site need to meet ADA standards, if they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project. The existing
driveway will need to be evaluated to determine if the slopes and width will meet ADA
requirements or if they need to be reconstructed so that they do.
Response: Acknowledged.
Comment Number: 5 Comment Originated: 10/14/2014
10/14/2014: Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a
scoping meeting and determine if a traffic study is needed for this project. In addition, please
contact Transportation Planning for their requirements as well.
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Response: The traffic study was submitted with the Overall Development Plan.
Comment Number: 6 Comment Originated: 10/14/2014
10/14/2014: 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
Response: Salud Parkway which connects to Maple Street conforms to LCUASS
Comment Number: 7 Comment Originated: 10/14/2014
10/14/2014: This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
Response: Acknowledged.
Comment Number: 8 Comment Originated: 10/14/2014
10/14/2014: Utility plans will be required and a Development Agreement will be recorded once
the project is finalized.
Response: Acknowledged.
Comment Number: 9 Comment Originated: 10/14/2014
10/14/2014: A Development Construction Permit (DCP) will need to be obtained prior to starting
any work on the site.
Response: Acknowledged.
Comment Number: 10 Comment Originated: 10/14/2014
10/14/2014: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed
depending on parking design.
Response: An average of 10 feet has been provided.
Comment Number: 11 Comment Originated: 10/14/2014
10/14/2014: The Development will be responsible for designing and constructing the Laporte
Ave frontage improvements adjacent to the site and those improvements necessary to
accommodate and support the site (sidewalk connections, turn lanes,…) Laporte is considered
a Minor Arterial Roadway and that is the x-section that will need to be constructed – the striping
along this roadway shall be similar to Minor Collector roadway section with the on-street
parking.
Response: Acknowledged. Please see engineering drawings
Comment Number: 12 Comment Originated: 10/14/2014
10/14/2014: With purchasing the entire site, but only developing a portion of it an ODP will be
required if you are only proposing to develop a portion of the site at this time.
Response: The ODP was approved May of 2016.
Comment Number: 13 Comment Originated: 10/14/2014
10/14/2014: The project needs to address the code sections in 3.6 of the LUC that addresses
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connectivity. Public street connections need to be planned for, designed and constructed to
adjacent developable property. In accordance with the LUC Maple Street will need to be
extended into the site or properly ended (cul-de-sac). The Northwest Subarea plan shows a
possible future roadway connection to the north. This needs to be shown on the ODP and
planned.
Response: Maple street has been extended and curved south to Laporte Ave. The location of the possible future roadway
connection has been shown on the ODP.
Comment Number: 14 Comment Originated: 10/14/2014
10/14/2014: What has been labeled on your plan as Forney Street is not a public street nor is it
a named private drive. Are their existing easements in place for this driveway to be used as
an access to the site (access easement, utility easement, emergency access easement)? It
looks as if this driveway is only half on this property.
Response: Forney Street is not a public street. Access will be from Salud Parkway and not Forney Street.
Comment Number: 15 Comment Originated: 10/14/2014
10/14/2014: The ditch company will need to sign the utility plans and the plat.
Response: Acknowledged
Comment Number: 16 Comment Originated: 10/14/2014
10/14/2014: Access locations (driveways and streets) into the site will need to meet standards
or variances will need to be reviewed and approved for any location that will not meet spacing
standards for a Minor Arterial.
Response: Acknowledged. It is anticipated that variances will be needed with future PDP submittals.
Comment Number: 17 Comment Originated: 10/15/2014
10/15/2014: The property is not platted, so it will need to be platted. The entire site can be
platted or you can just plat the portion you are planning on developing at this time.
Response: Acknowledged. The entire site will be platted at this time.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/15/2014
10/15/2014: An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site
is within 500 feet of a known natural habitat (irrigation ditch and riparian forest). Please note the
buffer zone standard of 50’ for these features, as identified in Section 3.4.1(E) of the Land Use
Code, as you proceed with your site design process.
Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the
PDP submittal.
Response: An ECS has been submitted with the ODP.
Comment Number: 2 Comment Originated: 10/15/2014
10/15/2014: Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to
determine if the existing landscaping within the buffer zone is incompatible with the purposes of
the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies
potential restoration options. If it is determined to be insufficient, then restoration and mitigation
measures will be required.
Response: Buffer zones and mitigation are shown in this submittal.
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Comment Number: 3 Comment Originated: 10/15/2014
10/15/2014: 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 to
the buffer areas.
Response: Acknowledged. There are not any light poles near the buffer areas. Please see the photometric plan.
Comment Number: 4 Comment Originated: 10/15/2014
10/15/2014: 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 of the trees within this 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 that could result from the proposed
development.
Response: A tree inventory and mitigation plan are within this submittal.
Comment Number: 5 Comment Originated: 10/15/2014
10/15/2014: 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.
Response: Acknowledged
Department: Historical Preservation
Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/14/2014
Any exterior changes to or demolition of buildings 50 years old or older will need to be
reviewed under the City’s Demolition/Alteration Review Process, Municipal Code Section
14-72. This process begins with a determination of a building or structure’s eligibility to qualify
for recognition as a Fort Collins Landmark. The determination of eligibility requires current color
photographs, of all sides of each building or structure. Sufficient photos should be taken to
show the current condition of the building, especially any previous alterations or additions.
Digital photos are encouraged, and may be sent to jweinberg@fcgov.com or
kmcwilliams@fcgov.com. Hardcopies may be sent to P.O. Box 580, 80522; or dropped off at
CDNS, 1st Floor, 281 N. College Ave. Written consent given by the current property owner is
also required. Staff will provide owner authorization forms upon request.
Response: Buildings have been reviewed and decided that they are ineligible for historic designation.
Comment Number: 2 Comment Originated: 10/14/2014
Based on information from a 2011 historic property survey , staff suspects that the original
portions of the building at 1830 Laporte are eligible for designation as a Fort Collins Landmark.
Please submit the above requested information for an official/current determination of Landmark
eligibility. If it is found to be individually eligible for designation, then there are financial
programs that can apply, as well as additional Land Use Code review.
Response: Buildings have been reviewed and decided that they are ineligible for historic designation.
Comment Number: 3 Comment Originated: 10/14/2014
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If the building is found to be individually eligible for Landmark designation, then the project
would be reviewed for compliance with LUC Section 3.4.7. Section 3.4.7. is intended to ensure
that, to the maximum extent feasible: (1) historic sites, structures or objects are preserved and
incorporated into the proposed development and any undertaking that may potentially alter the
characteristics of the historic property is done in a way that does not adversely affect the
integrity of the historic property; and (2) new construction is designed to respect the historic
character of the site and any historic properties in the surrounding neighborhood.
Response: Buildings have been reviewed and decided that they are ineligible for historic designation.
Comment Number: 4 Comment Originated: 10/14/2014
10/14/2014: Owners of properties that are eligible as landmarks may choose to have the
property officially recognized as a landmark, and then qualify for financial incentives. Financial
programs offer include 20% State Tax Credits, $7,500 yearly no-interest loans, $15,000 Historic
Structure Assessment grants, State Historic Fund grants of $200,000 and more, and, for income
producing properties, an additional 20% Federal Tax Credit. Any work, both interior and
exterior, which protects or promotes a building’s historic character by meeting the Secretary of
the Interior’s Standards (http://www.cr.nps.gov/hps/tps/standguide/index.htm) can qualify. For
more details on financial incentives, please contact Historic Preservation staff.
Response: Acknowledged
Department: Light And Power
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/15/2014
10/15/2014: System modification and capacity charges may apply. Contact Light and Power
Engineering, 970-221-6700, for an estimate of these charges. The existing electric panel sizes
need to be documented prior to deconstruction so the appropriate credit can be given for the
capacity on site. Three phase service is readily available on site.
Response: Acknowledged
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 10/13/2014
10/13/2014: FIRE LANES
IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as
measured by an approved route around the exterior of the building. If an existing Emergency
Access Easement has not been previously dedicated for this site, one will be required at this
time. Special conditions apply to buildings exceeding 30' in height as defined by the IFC. See
details below:
GENERAL FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design
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criteria already contained in relevant standards and policies, any new fire lane must meet the
following general requirements:
> Shall be dedicated as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead
clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. The
crossings over the Larimer Canal #2 shall be required to meet this criterial.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside
and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC
3.6.2(B)2006 and Local Amendments.
AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED
1012 IFC D105.1: Where the vertical distance between the grade plane and the highest roof
surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For
purposes of this section, the highest roof surface shall be determined by measurement to the
eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet
walls, whichever is greater.
AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH
2012 IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access
roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING
2012 IFC D105.3: At least one of the required access routes meeting this condition shall be
located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the building on which the
aerial fire apparatus access road is positioned shall be approved by the fire code official.
Response: Fire lanes have been provided.
Comment Number: 2 Comment Originated: 10/13/2014
10/13/2014: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
> 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.
Response: Acknowledged
Comment Number: 3 Comment Originated: 10/13/2014
10/13/2014: AUTOMATIC FIRE SPRINKLER SYSTEM
Automatic fire sprinkler system plans are reviewed under a separate permit. Please contact
Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868.
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Response: Acknowledged
Comment Number: 4 Comment Originated: 10/13/2014
10/13/2014: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system evaluation 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. Where adequate radio coverage cannot be established
within a building, public-safety radio amplification systems shall be designed and installed in
accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau
Admin Policy #07-01
Response: There are no new buildings at this time.
Comment Number: 5 Comment Originated: 10/13/2014
10/13/2014: PREMISE IDENTIFICATION
2012 IFC 505.1: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly legible, visible
from the street or road fronting the property, and posted with a minimum of six-inch numerals on
a contrasting background. Where access is by means of a private road and the building cannot
be viewed from the public way, a monument, pole or other sign or means shall be used to
identify the structure.
Response: Acknowledged
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 10/14/2014
10/14/2014: . A drainage report, 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 report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3,
Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
Response: Please see submitted plans
Comment Number: 3 Comment Originated: 10/14/2014
10/14/2014: Also when a site is completely redeveloped (scraped) the standard requirement is
to provide onsite detention with a 2 year historic release rate for water quantity. Parking lot
detention for water quantity is allowed as long as it is not deeper than one foot.
Response: The existing building is going to remain
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Comment Number: 4 Comment Originated: 10/14/2014
10/14/2014: Fifty percent of the site runoff is required to be treated using the standard water
quality treatment as described in the Fort Collins Stormwater Manual, Volume 3 -¿ Best
Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guideline
s-regulations/stormwater-criteria) Extended detention is the usual method selected for water
quality treatment; however the use of any of the BMPs is encouraged.
Response: Acknowledged
Comment Number: 5 Comment Originated: 10/14/2014
10/14/2014: Low Impact Development (LID) requirements are now required when the
impervious area is increased or a site is required to be brought into compliance with the Land
Use Code. These require a higher degree of water quality treatment for 50% of the new
impervious area and 25% of new paved areas must be pervious. Please contact Basil
Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more
information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member_219392996.
LID design information can be found on the City's web site at:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines
-regulations/stormwater-criteria.
Response: Please see drainage report
Comment Number: 6 Comment Originated: 10/14/2014
10/14/2014: The drainage outfalls for the site are to the north into the irrigation ditch which is not
allowed to be a permanent outfall but the City will be building a regional detention pond to the
north so if runoff is increased to the north the applicant will have to show how the outfall can tie
into the regional improvements. The other outfall is LaPorte Ave. You can tell from the basin
line on the map supplied that the site is in two different major drainage basins. Actually a small
portion is in a third major basin.
Response: Acknowledged
Comment Number: 7 Comment Originated: 10/14/2014
10/14/2014: The site was built too low compared to LaPorte Ave. so it has ponding areas that
need to be corrected since the site is being scraped.
Response: Acknowledged
Comment Number: 8 Comment Originated: 10/14/2014
10/14/2014: The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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-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,
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cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater
Manual.
Response: Acknowledged
Comment Number: 9 Comment Originated: 10/14/2014
10/14/2014: The design of this site must conform to the drainage basin design of the Canal
Importation Master Drainage Plan, the West Vine Drainage Plan, the Old Town Master Drainage
Plan, as well the Fort Collins Stormwater Manual.
Response: Acknowledged
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 10/14/2014
10/14/2014: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control
Materials need to be submitted for FDP. The erosion control requirements are in the
Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3.
Current Erosion Control Materials Submitted does not meet requirements. Please submit;
Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. 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
Response: Acknowledged
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 10/10/2014
10/10/2014: There are line over text issues marked for reference. These issues should be
avoided in future submittals. See redlines.
Response: Acknowledged
Comment Number: 2 Comment Originated: 10/10/2014
10/10/2014: We have no record of Forney Street being a dedicated street. Please provide
documentation of dedicated right of way in future submittals.
Response: Forney Street is not a dedicated street and will not be used for access.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/14/2014
10/14/2014: When comparing the estimated traffic from the existing manufacturing/office use to
the proposed medical clinic use, there is a substantial increase. Therefore, we will need a
traffic study that calculates the change and analyzes at a minimum the access point along
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LaPorte Avenue and its interaction with the intersection at Grandview Avenue. Please have
your traffic engineer contact me to scope the study.
Response: The traffic study has been submitted with the ODP.
Comment Number: 2 Comment Originated: 10/14/2014
10/14/2014: Work with the engineering department to determine the required adjacent street
road improvements along LaPorte - including sidewalk.
Response: Sidewalk, tree lawn, curb and gutter improvements have been proposed along Laporte.
Comment Number: 3 Comment Originated: 10/14/2014
10/14/2014: There are several access points for the property along LaPorte. These will need
to be better delineated and consolidated.
Response: One local street is proposed and driveway access off of Laporte will be removed.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/13/2014
10/13/2014: Existing water mains and sanitary sewers in this area include two 20-inch water
mains in Laporte, a 6-inch water main in an easement on the Lilac Apartment site to the west, a
12-inch sewer in an easement northwest of the site in a southwest/northeast alignment and an
8-inch sewer in Frey street on the south side of Laporte.
Response: Acknowledged
Comment Number: 2 Comment Originated: 10/13/2014
10/13/2014: Existing water services to the site include a ¾-inch service to the house at 1816
Laporte, a 1-inch to the Forney Industries building and a ¾- to the house at 1824 Laporte. The
1-inch service was previously downsized from a 3-inch. Credit exists for the remaining capacity
of the old 3-inch service.
Response: Acknowledged
Comment Number: 3 Comment Originated: 10/13/2014
10/13/2014: The Forney Industries building was connected to sewer a couple years ago. This
sewer service extends to the northwest from the location of the abandoned septic system and
connects to the 12-inch sewer northwest of the site.
Response: Acknowledged
Comment Number: 4 Comment Originated: 10/13/2014
10/13/2014: The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at: http://www.fcgov.com/standards
Response: Acknowledged
Comment Number: 5 Comment Originated: 10/13/2014
10/13/2014: Development fees and water rights will be due at building permit. Credit will be
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given for previously active services that are abandoned at the main.
Response: Acknowledged
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/14/2014
10/14/2014: Land Use Code (LUC) Section 2.2.1 A detailed landscaping plan is required. This
plan should include but not limited to the following:
Parking lot interior landscaping
Parking lot perimeter landscaping
foundational plantings
Full tree stocking
Detached sidewalks from and street trees
Response: A landscape plan has been submitted
Comment Number: 2 Comment Originated: 10/14/2014
10/14/2014: LUC 3.2.2 Currently this code does not include a minimum number of off-street
parking spaces for non residential uses. This may change in the future. Please verify at time
of submittal.
When providing off-street parking the standard stall dimensions are 19'x9' and for two-way drive
aisles the width is 24'. Handicap spaces are required dependending on the number of
off-street parking spaces are being provided. All vehicle use area shall be surfaced with either
asphalt or concrete.
Bicycle parking space are required. For 40,000 sq. ft. Medical office building at least 10
spaces are required and at least 2 of these shall be covered.
Response: Parking has been designed according to the current code language. Please see bike parking locations on the site plan.
Comment Number: 3 Comment Originated: 10/14/2014
10/14/2014: LUC 3.2.4 A lighting plan is required. This should include a photometric site plan
with catalog cut-sheets of the fixtures and meet the minimum lighting levels.
Response: Photometric plan has been submitted
Comment Number: 4 Comment Originated: 10/14/2014
10/14/2014: LUC 3.2.5 Trash and recycling enclosures are required. Such enclosures shall be
located on a concrete pad at least 20ft. from a public sidewalk and designed with walk-in
access without having to open the main service gate.
Response: Trash and recycling is shown on site plan
Comment Number: 5 Comment Originated: 10/14/2014
10/14/2014: LUC 3.5.1(I) Mechanical/Utility equipment (vents, flues, HVAC, boxes, meters,
transformers...etc) locations shall be located on the plans (site, landscape, and elevations) and
screened.
Response: Mechanical equipment is screened.
Salud PDR – Comment Responses
5/18/2016
Comment Number: 6 Comment Originated: 10/14/2014
10/14/2014: Zoning also echoes Current Planning comments concerning vehicle use areas.
These should be eliminated from between the building facade and the Right-of-way.
Response: Parking lots are located beside the existing building
Comment Number: 7 Comment Originated: 10/14/2014
10/14/2014: In the C-L zone district building height is limited to 3 stories. Non residential
buildings are limited to a footprint of 10,000 sq ft.
Response: No new buildings will be constructed with this PDP.