HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - PDP - PDP130003 - 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
February 15, 2013
Jason S. Messaros
BHA Design Inc.
1603 Oakridge Dr.
Fort Collins, CO 80525
Comment Summary:
Department: Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: Building Elevations
Staff is most concerned with the extensive use of concrete masonry units as a siding material.
We would need to get more and better photographic images of a similar building in order to
feel more comfortable with the extensive use of this material. We would also need a board for
all materials including metal panels and sunshades, for review, including product information. A
dimensional reference for the CMU Types A and B are needed on the plans.
Comment Number: 5 Comment Originated: 02/12/2013
Overall the design does a good job of breaking up the building mass into a series of
intersecting wall planes in a module format. While this does not follow the Building Standards
in terms of base, middle and top, the concept of modules to break up the horizontal and
vertical mass of the building elevation could be supported with additional module and base
plane treatment. Areas of wall plane where stories are expressed over large expanses with
only one masonry material are in need of more vertical relief, in particular the bed towers.
More modules of stone and CMU material are needed to break up areas with large expanses
of EIFS, such as the south elevation. EIFS is overemphasized. Phase One walls also need
further material balance. Please refer to redlines.
Comment Number: 6 Comment Originated: 02/12/2013
The parapets now extend to hide mechanical equipment on the roofs. This gives the building a
more mass dominant appearance so windows appear slight in comparison. We would suggest
the consideration of more glazing and larger openings to improve daylighting into the interior
the building.
Comment Number: 7 Comment Originated: 02/12/2013
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, Jason Holland, at 970-224-6126
or jholland@fcgov.com.
RE: Banner Health Medical Campus, PDP130003, Round Number 1
Department: Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: Building Elevations
More discussion is needed regarding the placement of the Loveland stone and whether it is
the best choice, or would a more horizontal cut pattern fit the overall style of the building better,
such as the patterns used with recent additions at CSU. The stone pattern used with the police
station on Drake would also be a good example.
Comment Number: 8 Comment Originated: 02/12/2013
We want to ensure that sufficient contrast and color harmony is achieved with the material
section. The perspective renderings show the Type A CMU in a more beige hue. It would be
helpful for the perspectives to more accurately reflect the red and brown hues shown with the
Type A photograph. The color of the sunshades may also be a concern.
Comment Number: 9 Comment Originated: 02/13/2013
Further information is needed on the building elevations. It would be helpful to label the extent
of projections and recesses at significant areas on each elevation. Also please dash in phase
one vs. the complete build on the key maps.
Comment Number: 10 Comment Originated: 02/13/2013
Topic: Landscape Plans
Sidewalk along Harmony- The Harmony Corridor Design Standards require that the sidewalk be
set back from the edge of pavement at least 10 feet where approaching the intersection.
Additionally, the sidewalk is required to meander substantially with a greater separation from
Harmony Road. This is both a desired aesthetic and addresses safety concerns. It appears
that the detention area has grown since the original concept and is now closer to Harmony than
originally planned, which complicates the area further. The sidewalk will need to be
incorporated into the detention area with low wall that match building material stone.
Comment Number: 3 Comment Originated: 02/12/2013
Please see redlines for detailed landscape comments. Staff is concerned that the 10' no
irrigation perimeter around buildings is excessive and creates areas within the plan where there
is no foundation planting. Additionally more trees need to be shifted and incorporated into the
private drive parkway. Quantities are also needed on the plant list and table information
addressing tree diversity and Harmony oak standards.
Comment Number: 4 Comment Originated: 02/12/2013
Topic: Site Plan
The distance from the Tranfort stops to the main entrance is a concern. Is there a shuttle
system planned, and if so, an 8 foot sidewalk should be provided from the transit stops to the
entrance plaza. Please also widen the sidewalk path leading to the ER entrance from the main
north/south 8 foot walk.
Comment Number: 1 Comment Originated: 02/12/2013
Minor corrections: The owner's certification is not the correct form; Le Fever Drive needs to be
labeled; label adjacent uses and zoning per the checklist; Note 7: what specifically does this
mean?; please dimension the Harmony 80' setback on sheet 2 of 6. Please see redlines for
further detail and comments.
Comment Number: 2 Comment Originated: 02/12/2013
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Construction Drawings
02/15/2013: Staff discussed this further after the Wednesday meeting and discussed the
applicant's desire to not have parking on Cinquefoil. Staff could be accepting of keeping the
76' right of way cross section, removing the parking and instead adding center turn lane striping
along Cinquefoil. 02/13/2013: C000 - Revise cross sections to include Cinquefoil as a Minor
Collector with 76' Right of Way and parking as was previously discussed in email.
Comment Number: 1 Comment Originated: 02/13/2013
02/13/2013: C200 - Concrete in private driveways needs to extend back to the Right of Way. If
the right of way is not vacated for the right in, right out on Lady Moon then we may make an
exception for this Driveway since the Right of Way is so far behind the Cross pan.
Comment Number: 7 Comment Originated: 02/13/2013
02/13/2013: C200 - Numerous monument signs appear to be shown with in the Right of Way
and easements. Please revise and their locations.
Comment Number: 8 Comment Originated: 02/13/2013
02/13/2013: C200 - How is the security gate to be operated on Cinquefoil Lane? It shall be
positioned to allow for on vehicle to pull in and wait for gate to open without blocking sidewalk.
This can be discussed further as we get more information on it's operation, type of vehicles
accessing, etc.
Comment Number: 9 Comment Originated: 02/13/2013
02/13/2013: C300 - A water service shall be provided for the median in Lady Moon to allow
irrigation of the median landscaping.
Comment Number: 10 Comment Originated: 02/13/2013
02/13/2013: C400 - Provide easements for drainage and the detention pond on the offside
portion to the east.
Comment Number: 11 Comment Originated: 02/13/2013
02/13/2013: C301 - Please check the location of the storm manhole in Lady Moon and ensure
that it does not interfere with proposed median curb and gutter. Revise the location of the light
pole in the middle of the site as it is in conflict with proposed storm sewer.
Comment Number: 12 Comment Originated: 02/13/2013
02/13/2013: C401 - Numberous Driveways appear to have greater than 750 sq. ft. of runoff
draining out of them. Please revise the grading or provide additional improvements to keep
runoff to less than 750 sq. ft.
Comment Number: 13 Comment Originated: 02/13/2013
02/13/2013: C401 - Some grades at the north end of the property appear to be very steep for a
sidewalk, perhaps a culvert or chase could be used.
Comment Number: 14 Comment Originated: 02/13/2013
02/13/2013: C500 - Provide profiles and cross sections for median during Final Submittal.
Comment Number: 15 Comment Originated: 02/13/2013
02/13/2013: C500 - Please revisit vertical curve length using 40 mph as the design speed for
the collector road type.
Comment Number: 16 Comment Originated: 02/13/2013
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Construction Drawings
02/13/2013: C502 - Revise the cross section on this sheet to be a minor collector with 76' of
right of way.
Comment Number: 17 Comment Originated: 02/13/2013
02/13/2013: C502 - Extend offsite improvement design further to the south on Cinquefoil to
show how it ties into the existing intersection of Cinquefoil/Steelhead St to ensure it will work
and the alignment stays consistent.
Comment Number: 18 Comment Originated: 02/13/2013
02/13/2013: C504 - Revise the Keymap on this sheet.
Comment Number: 19 Comment Originated: 02/13/2013
02/13/2013: C504 - Plans show a right turn lane being proposed onto Cinquefoil from Harmony
but the Harmory Road improvement and grading plans do not appear to show this design.
Comment Number: 20 Comment Originated: 02/13/2013
02/13/2013: C504 - Verify that right turn lane construction onto Lady Moon and/or ditch
relocation will not require a construction easement or disturbance on adjacent lot.
Comment Number: 21 Comment Originated: 02/13/2013
02/13/2013: C200 - Contact Clark Mapes for review of landscaping in median and what type of
double curb or splash guard to use. Owner is responsible for maintenance of landscaping in
median.
Comment Number: 24 Comment Originated: 02/13/2013
02/15/2013: Double left turn lanes and 2 recieving lanes are identified on the long term TIS
study for Lady Moon at Harmony. Right of Way will need to be dedicated to reserve these
additional turn lanes in the future. It is engineering's request that an additional 12' be dedicated
on this project to plan for the additional left turn lane in the future. The adjacent property to the
west will be required to dedicate an additional 12' when it redevelops to account for the
additional 12' for a receiving lane.
Comment Number: 26 Comment Originated: 02/15/2013
Topic: Plat
02/13/2013: Please consider vacating right of way along the east side of Lady Moon north of
the right in, right out entrance. This would need to be done by seperate document but would
allow for monument signs to be placed closer to the road way. This can be taken to City
Council after Planning and Zoning approval and this is the preferred process for engineering.
Comment Number: 2 Comment Originated: 02/13/2013
02/13/2013: An easement will need to be provided on the plat for the sidewalk along the
Harmony Frontage. This sidewalk meanders into and out of the Right of Way and an public
access easement will need to be included in the areas that it meanders outside of the right of
way.
Comment Number: 3 Comment Originated: 02/13/2013
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Plat
02/15/2013: Staff discussed this further after the Wednesday meeting and discussed the
applicant's desire to not have parking on Cinquefoil. Staff could be accepting of keeping the
76' right of way cross section, removing the parking and instead adding center turn lane striping
along Cinquefoil. 02/13/2013: Cinquefoil Right of Way needs to be 76' in total for a Minor
Collector with parking. Revise callouts on all sheets.
Comment Number: 4 Comment Originated: 02/13/2013
02/13/2013: Was the right of way that was dedicated per Rec. No. 200202066 dedicated as
right of way or puclic access easement as we do not typically see "Right of Way Easement"?
Comment Number: 5 Comment Originated: 02/13/2013
02/13/2013: What is the reasoning for not dedicating the south half of Le Fever Drive at this
time? Per City Code all improvements along the frontage of a lot need to be improved and
since this project is one lot Le Fever will need to be built.
Comment Number: 6 Comment Originated: 02/13/2013
02/13/2013: 15' easements are proposed on Lady Moon and 9' easements are proposed
elsewhere. Our standard for easements on a collector is 9', is there a specific need for 15'
utility easements along Lady Moon? If not then we are in support of narrowing this easement to
9'.
Comment Number: 22 Comment Originated: 02/13/2013
02/13/2013: Sheet 4 - Per City Code the improvements should be constructed along the entire
frontage of a lot regardless of a phasing plan. Multiple lots could be considered to potentially
phase some of the public improvements.
Comment Number: 25 Comment Originated: 02/13/2013
Topic: Site Plan
02/13/2013: Sheet 2 - The sidewalk along Harmony road appears to be in very close proximity
to the roadway edge for very long stretches. This does not match the intent of the Harmony
corridor standards and could be a safety issue with pedestrians so close to roadway.
Comment Number: 23 Comment Originated: 02/13/2013
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
02/11/2013: An Ecological Characterization Study (ECS) was submitted to the City in December
2012 for this project. The ECS finds that the only development-related timing issue is that tree
removal must occur outside of the songbird nesting season (April 1-July 31). A note to this
effect should be added to the landscape and tree mitigation plans. This issue can be resolved
at the time of final plan submittal, should the PDP be approved.
Comment Number: 1 Comment Originated: 02/11/2013
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
02/11/2013: The landscape plan indicates several areas to be treated with a wetland seed mix.
Based on staff experience, wetland plugs should be installed instead of a seed mix to increase
plant success and reduce weed management needs. This can be resolved at time of final plan
submittal.
Comment Number: 2 Comment Originated: 02/11/2013
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
02/13/2013: Provide tree numbers and percentages on final landscape plan. Select street trees
from the City street tree list.
Comment Number: 1 Comment Originated: 02/13/2013
02/13/2013: Please upsize trees in the numbers indicated on the tree mitigation plan. Upsized
trees to be 3.0 inch caliper shade trees 2.5 inch caliper ornamental trees and 8 foot height
evergreen trees.
Comment Number: 2 Comment Originated: 02/13/2013
02/13/2013: Explore options to save existing trees. Existing trees should be retained to the
extent reasonably feasible. Please clearly show existing trees to retain on the landscape plan.
Comment Number: 3 Comment Originated: 02/13/2013
02/13/2013: Plant note 8.3 should add that tree separations are 10 feet between water and
sewer mains and 6 feet between water and sewer service lines.
Comment Number: 4 Comment Originated: 02/13/2013
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com
Topic: General
01/28/2013: A 1-line diagram for each electric service will need to be provided directly to Light
& Power Engineering. Also, an Electric Commercial Service Information form will need to be
completed for each electric service. This form is available on WWW.FCGOV.COM.
Comment Number: 1 Comment Originated: 01/28/2013
01/28/2013: The quantity, size(s), and location(s) or electric transformers will need to be
coordinated with Light & Power Engineering after the 1-line diagrams and Commercial Service
forms are submitted.
Comment Number: 2 Comment Originated: 01/28/2013
01/28/2013: After plans are finalized and approved an AutoCad drawing (version 2008) of the
overall utility/site plan will need to be sent to Terry Cox at TCOX@FCGOV.COM. Also a paper
of pdf of the final overall utility plan will need to be sent to Doug Martine at
DMARTINE@FCGOV.COM.
Comment Number: 3 Comment Originated: 01/28/2013
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com
Topic: General
01/28/2013: After the subdivision plat and site plan are final, and the above information has
been provided, Light & Power will need the name and address of where to send the invoices
for the electric development charges. There will be 2 invoices, each for 50% of the total. The
1st 50% invoice will be payable before installation of the electric utility facilities can be
scheduled. The 2nd 50% will be payable before the electric system can be energized.
Comment Number: 4 Comment Originated: 01/28/2013
01/28/2013: A copy of the landscape plan showing planned streetlights was sent to BHA
design on 1-28-13. Street tree locations will need to be adjusted to provide a minimum of 40
feet clearance between trees and lights (15 feet if the tree is an ornamental type).
Comment Number: 5 Comment Originated: 01/28/2013
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
02/12/2013: FIRE ACCESS
Provide for emergency access to the north side of the hospital. The proposed drive isle
surrounding the Helistop would be an acceptable means of access as long as the canopy over
the drive isle at the ED entrance is of sufficient height. The current 20' width may be maintained
at currently planned.
Fire access to the north side of the campus is supported by the Fire Marshal. Further
discussion on this subject and the subject of roof access is warranted. Please contact Jim
Lynxwiler at 416-2869.
Comment Number: 01 Comment Originated: 02/12/2013
02/12/2013: FUTURE EAE TO MOB
At this time, EAE to the future Medical Office Bldg. in the SW portion of the campus has not
been provided on the Plat. If not added to the Plat now, the EAE shall to be a required addition
at the time of future build out of this area.
Comment Number: 02 Comment Originated: 02/12/2013
02/12/2013: HAZARDOUS MATERIALS
The HMIA is under review by PFA.
Comment Number: 03 Comment Originated: 02/12/2013
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
02/13/2013: Letter of intents are needed for the required off-site drainage easements before a
public hearing. These would include a drainage easement for the regional pond and all storm
sewers that are located off-site.
Comment Number: 1 Comment Originated: 02/13/2013
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
02/13/2013: Stormwater is ready for a public hearing with comment 1 and 4 resolved.
Comment Number: 2 Comment Originated: 02/13/2013
02/13/2013: The City encourages this Development to include more LID practices in the
drainage design. This could include bio-retention, porous pavers, etc.
Comment Number: 3 Comment Originated: 02/13/2013
02/13/2013: Approval by the Fossil Creek Reservoir Inlet Ditch owners is required for the
outfall into their ditch. The location and release has been previoulsy approved, but not the
construction details or specifics of the design.
Comment Number: 4 Comment Originated: 02/13/2013
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
02/12/2013: No comments.
Comment Number: 5 Comment Originated: 02/12/2013
Topic: Construction Drawings
02/12/2013: Please add a second benchmark to sheet C000 & C001.
Comment Number: 8 Comment Originated: 02/12/2013
02/12/2013: Please change the Basis Of Bearings Statement to match the Subdivision Plat.
Comment Number: 9 Comment Originated: 02/12/2013
02/12/2013: There are line over text issues on sheets C200, C201, C300, C301, C302, C401,
C500, C501, C502, C503, C504, C505 & C600.
Comment Number: 10 Comment Originated: 02/12/2013
02/12/2013: Can the text in the profiles on sheets C500, C501, C502 & C503 be masked? The
gridlines are going to create problems with copying & scanning the plans.
Comment Number: 11 Comment Originated: 02/12/2013
02/12/2013: Please correct the matchline on sheet C401, C501 & C505. See redlines.
Comment Number: 12 Comment Originated: 02/12/2013
02/12/2013: Please correct the keymap on sheet C505.
Comment Number: 13 Comment Originated: 02/12/2013
Topic: General
02/12/2013: All text on sheet 5 is very pixelated. Please sharpen the text up.
Comment Number: 3 Comment Originated: 02/12/2013
Topic: Landscape Plans
02/12/2013: No comments.
Comment Number: 4 Comment Originated: 02/12/2013
Topic: Lighting Plan
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Lighting Plan
02/12/2013: There are line over text issues on sheets E1 & E2.
Comment Number: 6 Comment Originated: 02/12/2013
02/12/2013: All text on sheets E3 & E4 is very pixelated. Please sharpen the text up.
Comment Number: 7 Comment Originated: 02/12/2013
Topic: Plat
02/12/2013: The boundary and legal description close.
Comment Number: 14 Comment Originated: 02/12/2013
02/12/2013: Please add "The" to the subtitle on all sheets.
Comment Number: 15 Comment Originated: 02/12/2013
02/12/2013: Please make sure that all easements are locatable. See redlines.
Comment Number: 16 Comment Originated: 02/12/2013
02/12/2013: There are easements and rights of way shown as dedicated by seperate
document, that will need the recording information added. See redlines.
Comment Number: 17 Comment Originated: 02/12/2013
02/13/2013: Are there any lienholders? If so, please add the Lienholder signature language.
Comment Number: 18 Comment Originated: 02/13/2013
02/13/2013: If no sight distance easements are needed for the Plat, the language on sheet 1
may be removed.
Comment Number: 19 Comment Originated: 02/13/2013
02/13/2013: There are notes on sheet 1 and the labels on sheet 4 that state "vacated by owner
with this plat" & "vacated by this plat". This must be done by City Council action.
Comment Number: 20 Comment Originated: 02/13/2013
02/13/2013: Please describe the markings on the section corners found.
Comment Number: 21 Comment Originated: 02/13/2013
02/13/2013: Please provide monument records for the corners used for control.
Comment Number: 22 Comment Originated: 02/13/2013
02/13/2013: Are the areas at the northwest & southeast corners of the property easements? If
so, please label them as such.
Comment Number: 23 Comment Originated: 02/13/2013
02/13/2013: There are many bearings and distances missing on sheets 2 & 3.
Comment Number: 24 Comment Originated: 02/13/2013
02/13/2013: Please label all surrounding properties as unplatted, or if platted with subdivision
name.
Comment Number: 25 Comment Originated: 02/13/2013
02/13/2013: Please remove "State Highway No. 68" from the Harmony Road label. It is no
longer a state highway.
Comment Number: 26 Comment Originated: 02/13/2013
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Plat
02/13/2013: Please show the bearings & distances for the long boundary lines along
Cinquefoil Lane and Lady Moon Drive on both sheets 2 & 3.
Comment Number: 27 Comment Originated: 02/13/2013
02/13/2013: Are the easements along Harmony Road general easements or Fort Collins
Loveland Water District easements. See redlines.
Comment Number: 28 Comment Originated: 02/13/2013
02/13/2013: Please correct the reception number for the right of way easement at the southeast
corner of the property on sheet 3. It has too few numbers in it.
Comment Number: 29 Comment Originated: 02/13/2013
02/13/2013: What are the two lines that cross Le Fever Drive on sheet 3? See redlines.
Comment Number: 30 Comment Originated: 02/13/2013
02/13/2013: Please show the section corner to the south of the property that establishes the
west line of the northeast quarter of the section.
Comment Number: 31 Comment Originated: 02/13/2013
02/13/2013: Does the 60' road right of way dedicated at reception # 88006278 south of Le
Fever Drive still remain?
Comment Number: 32 Comment Originated: 02/13/2013
Topic: Site Plan
02/12/2013: There are line over text issues on sheets 2, 3 & 6.
Comment Number: 1 Comment Originated: 02/12/2013
02/12/2013: There are text over text issues on sheet 2.
Comment Number: 2 Comment Originated: 02/12/2013
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: General
02/12/2013: Traffic Op's would like to see the median on Lady Moon extended southwards to
Timberwood and a left turn lane added.
Comment Number: 1 Comment Originated: 02/12/2013
02/12/2013: The length of the north bound left and right turn lanes are longer than what Traffic
has for their length. Are the lane lengths accurate or are there roadway modifications planned to
widen and lengthen the north approach on Lady Moon at Harmony? Please verify the current
north bound turn lane lengths if no modiufications are planned. If the length of the turn lanes are
not to scale please provide evaluation of adequate storage capacity (queue analysis) for the
expected short term total traffic volumes each turn lane is expected to handle.
Comment Number: 4 Comment Originated: 02/12/2013
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: General
02/12/2013: TIS indicates the need for dual north bound left turn lanes on Lady Moon at
Harmony in the Long Term future. TIS also indiactes dual west bound left turn lanes on Harmony
at Lady Moon which would require a second south bound lane on Lady Moon south of
Harmony. City will need to discuss those future additional lane possibilities and how we will
plan for those improvements. There is the possibility Lady Moon may need more right of way
from this development to help in providing for those future lanes. Traffic will provide further
comments on the topic as the City discusses the issue.
Comment Number: 5 Comment Originated: 02/12/2013
02/12/2013: How much traffic is expected in and out of the Service Entrance on Cinquefoil? Is a
seperate access necessary or could the service area be accessed from the Emergency
access?
Comment Number: 6 Comment Originated: 02/12/2013
02/14/2013: City discussed need of right turn lanes on Harmony at Lady Moon and at
Cinquefoil. The City has concerns with turns being made from the high speed travel lanes. This
concern is even greater at Cinquefoil as the smaller amount of right turning traffic may be less
expected by advancing Eb motorists. The City is requesting rural design east bound right turn
lanes at both intersections.
Comment Number: 7 Comment Originated: 02/14/2013
Topic: Traffic Impact Study
02/12/2013: The TIS had a few errors or discrepancies internally and seemingly between what
the applicant is providing staff. One of the internal errors is in the Trip Generation table. Another
is the Harmony and Lady Moon long term analysis shows dual north bound left turn lanes in the
analysis but only a single left turn in Figure 14. Figure 14 shows dual west bound left turn lanes
but only a single south bound receiving lane on Lady Moon (analysis at LM and RT Access and
also at Rock Creek shows only a single Sb lane on Lady Moon in its analysis). Figure 13
indicates Cinquefoil extending to LeFever in the short term, but the applicant seems to be
stating they only want to extend Cinquefoil to their Emergency Center access in Phase 1.
These errors or inconsistencies drive the need to request the TIS be revised.
Comment Number: 2 Comment Originated: 02/12/2013
02/12/2013: Please provide more discussion of what went into the Background growth
volumes (unexpected volumes at Lady Moon and Harmony, especially the north bound
volumes, and on LeFever.) Numbers are larger than expected. Traffic assumes other
undeveloped land and current proposed developments were included as well as general
growth but Traffic would like more information about what made up the background growth in the
Long Term.
Comment Number: 3 Comment Originated: 02/12/2013
Department: Transportation Planning
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
Topic: General
Department: Transportation Planning
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
Topic: General
02/12/2013: Thank you for depicting the bus stops on the plans as I requested in Conceptual
Review. This meets the LUC requirements for transit facilities for this site.
Comment Number: 1 Comment Originated: 02/12/2013
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
02/12/2013: There is another 12" water main stubbed to the east of Lady Moon north of
Timberwood. This main needs to be shown on the plans with the necessary notes for the
abandonment.
Comment Number: 1 Comment Originated: 02/12/2013
02/12/2013: The fire hydrant locations will be reviewed with PFA. Any changes will be noted
on the redlined plans.
Comment Number: 2 Comment Originated: 02/12/2013
02/12/2013: Utility maps show a 3/4" water service stubbed north of the main in Le Fever and
east of Lady Moon. This needs to be located and shown on the plans.
Comment Number: 3 Comment Originated: 02/12/2013
02/12/2013: At final, include plan and profile drawings of the 12" water main.
Comment Number: 4 Comment Originated: 02/12/2013
02/13/2013: Will the water main construction be phased?
Comment Number: 5 Comment Originated: 02/13/2013
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
01/28/2013: LUC 3.5.1(G) Buildings over 40ft in height requires a Shadow Analysis and Visual
Analysis. If these were provided Zoning did not receive a copy of them.
Comment Number: 1 Comment Originated: 01/28/2013
01/28/2013: What is the route for the Licensed Waster Haulers during Phase 1, since the route
indicate on Exhibit 3 is not to be constructed in Phase 1?
Comment Number: 2 Comment Originated: 01/28/2013
01/28/2013: LUC 3.2.5 Trash and recycling enclosure are required to be designed with walk-in
access without having to open the main service gate and located on concrete pad at least 20ft
from a public sidewalk. The proposed enclosures for both the hospital and MOB have not
included walk-in access and will need to be revised. Also please label the concrete pad area
and the dimensions of the enclosures.
During phase 1 there needs to be a walking path from the main hospital to the trash and
recycling enclosures.
Comment Number: 3 Comment Originated: 01/28/2013
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
01/28/2013: We will need to see detail of the fence being used to screen the loading area.
Comment Number: 4 Comment Originated: 01/28/2013
01/30/2013: On the site plan please show the drip line of the structures that is being used to
meet the required covered parking requirements.
Comment Number: 5 Comment Originated: 01/30/2013
01/30/2013: LUC 3.5.3(D)(2)(a)1. No wall that faces a street shall have a uninterrupted length
that exceeds 30ft. It appears on the East side of the hospital there is wall uninterrupted wall that
exceeds the 30ft requirement.
Comment Number: 6 Comment Originated: 01/30/2013
01/30/2013: The area in the 1st Phase that is minimal interim site improvements will need to be
restricted from vehicle use. Please provide details on how this will be accomplished.
Also the Temporary Emergency Access easement will need to restrict vehicles from using it
other than times of Emergency, possible break away chains. If the applicant desires other
vehicles to travel on it then it will need to be asphalt or concrete.
Comment Number: 7 Comment Originated: 01/30/2013
02/05/2013: LUC 3.2.4 There are some parking areas (North Parking, South Parking and
Southwest Parking) that the averages are not meeting the Minimum foot-candle requirements of
1. Please revise plans so that averages meet the Minimum Foot-candle level of 1.
Comment Number: 8 Comment Originated: 02/05/2013
02/05/2013: Site plan should include note about future phases developing subject to a Minor
Amendment (contact Jason Holland for exact wording).
Comment Number: 9 Comment Originated: 02/05/2013
02/05/2013: Signs and their locations are approved through PDP/FP review process. Signs
and their locations are subject to s separate sign permit. If applicant wishes to keep sign
information in plans a not should be included on the site plan and elevations that signs are for
reference only and will be permitted through a separate sign permit.
Comment Number: 10 Comment Originated: 02/05/2013
02/05/2013: LUC 3.5.1(I) All mechanical/utility equipment (vents, flues, meters, HVAC...etc)
shall be screened. Plans need to indicate locations of such equipment and include notes on
how it is screened/painted.
Comment Number: 11 Comment Originated: 02/05/2013