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Home My WebLink AboutBANNER HEALTH MEDICAL CAMPUS - PDP - PDP130003 - CORRESPONDENCE - (6)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 March 29, 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: General 03/27/2013: For the note that says "improvements as needed by phase", it would help to have more clarification, such as: Site improvements shown indicate completion of all phases, and shall be installed by phase as indicated in the phasing plan. Also, please label the parking garage on the site plan and indicate the phase in which it will be constructed. Comment Number: 11 Comment Originated: 03/27/2013 03/27/2013: Please dimension the MOB to Lady Moon, and fix the dimension for the main building to Cinquefoil. Comment Number: 12 Comment Originated: 03/27/2013 03/27/2013: Please add the number of parking spaces proposed for the parking deck, the number of levels (one), so that it's clear how the parking sum is 908 spaces. Label the parking deck on the site plan and indicate its construction phase. Comment Number: 13 Comment Originated: 03/27/2013 03/27/2013: An alternative compliance request will be needed for the proposed parking quantity. Comment Number: 14 Comment Originated: 03/27/2013 Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: Construction Drawings 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 2 Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: Construction Drawings 03/26/2013: This Letter of Intent will need to be recieved prior to public hearing. 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 03/26/2013: Per conversations with Northern Engineering the grading will revised with the addition of inlets to ensure less than 750 sq. feet is released from the private drives. A design concept was discussed with Engineering Staff and should be adequate. 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 03/13/2013: To clarify; the understanding is that the Right turn lane from Harmony onto Lady Moon Dr. will be constructed in Phase 1 and the Right turn lane from onto Cinquefoil Lane will be in Phase 2. This should be denoted on the site plan phasing plan for hearing. 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 Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General 03/22/2013: Thank you for adding this note. If you would like, the note could be amended to indicate that if a pre-construction survey indicates no nests are presents, then the trees could be removed inside of the nesting season. 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 03/22/2013: Staff inspections regarding the landscaping bond will assess if these wetland seeds are working. A plan for weed management while the seeds are establishing should be submitted. This can be discussed further at final. 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 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: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 03/26/2013: Reminder 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 03/26/2013: Reminder 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 03/26/2013: Reminder 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 03/27/2013: No comments. Comment Number: 35 Comment Originated: 03/27/2013 Topic: Construction Drawings Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings 03/27/2013: This has been added, but the elevation is missing. 02/12/2013: Please add a second benchmark to sheet C000 & C001. Comment Number: 8 Comment Originated: 02/12/2013 03/27/2013: There are still line over text issues on sheet C200. 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 03/27/2013: There is text over top of text(duplicate) on sheet C200 & C201. Comment Number: 37 Comment Originated: 03/27/2013 Topic: Landscape Plans 03/27/2013: No comments. Comment Number: 34 Comment Originated: 03/27/2013 Topic: Lighting Plan 03/27/2013: No comments. Comment Number: 36 Comment Originated: 03/27/2013 Topic: Plat 02/12/2013: The boundary and legal description close. Comment Number: 14 Comment Originated: 02/12/2013 03/26/2013: These numbers need to be added prior to filing. 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 03/27/2013: There is no need from the City's standpoint to vacate the 20' Easement (Rec. 2002020071) at the south end of the property, since the new R.O.W. of Le Fever Drive encompasses the easement area. If the developer wishes to pursue vacation, the vacation must be by separate document. Comment Number: 38 Comment Originated: 03/27/2013 Topic: Site Plan 03/27/2013: There are text over text issues on sheet 5. Comment Number: 33 Comment Originated: 03/27/2013 Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings 03/26/2013: What size truck can make the Wb Right-out turn at the Lady Moon and Ri/Ro access without running over the curbs? Comment Number: 10 Comment Originated: 03/26/2013 Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings 03/26/2013: Please provide signing and striping plans. Comment Number: 11 Comment Originated: 03/26/2013 Topic: General 03/26/2013: Discussions with the applicants TE clarified the dual turn lane issue. City accepts the discussion. The Long Range Geometry Figures need to be revised to present the lane expectations accurately. City feels the dual Sb receiving lanes on Lady Moon would extend beyond Banner Healths northern Ri/Ro access before beginning the lane merge to a single south bound lane. 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 03/26/2013: Per discussions with the applicant and City staff an exclusive right turn lane at Lady Moon and Harmony is to be built with this project. The TIS needs to be revised (Figures and analysis) to reflect this short term geometry. 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: Landscape Plans 03/26/2013: Traffic has a little sight distance concerns at the north Ri/Ro access onto Lady Moon and the Wb Timberwood access back to the north thru the median landscaping. Please review both locations for meeting intersection sight distance per AASHTO design requirements. Any easements possibly needed should be included on other appropriate plans such as the Utility Plans, Plat and Site Plans. Comment Number: 8 Comment Originated: 03/26/2013 03/26/2013: Please include in the Landscaping Notes that all landscaping in the City right-of-way shall meet traffic and transportation policies in LCUASS and the City Codes regarding sight distance and minimum canopy height. Comment Number: 9 Comment Originated: 03/26/2013 Topic: Traffic Impact Study Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Traffic Impact Study 03/26/2013: Traffic staff accepts the applicants discussion on the dual lefts and receiving lanes, but no discussion or TIS revisions were provided for perceived Trip Generation Table discrepancies. The Trip Generation Table part of the comment is continued. 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 03/26/2013: The reply didn't tie the past and present together. The 2007 ODP Trip Gen Table 2 provides considerable AWDTE and peak hour volumes from Parcels K, M, N, O but Figures 5, 6 and 7 distribute a smaller amount of traffic to/from those east parcels, and only at the Rock Creek intersection. The Banner Health TIS provides additional Cinquefoil intersections (LeFever, Precision, ER access) with their own AM/PM peak volumes, plus the Rock Creek AM/PM Peak volumes were adjusted somewhat. But there isn't any discussion in the body of the TIS to understand the thoughts and determinations evolving from the ODP study to the Banner Health study. It's difficult to use Figure 6 in the Banner Health study to understand how traffic was ultimately distributed at the Cinquefoil intersections and at the Lady Moon & Cinquefoil intersection. Please provide further information to illuminate how background traffic volumes to/from the Parcels east of Cinquefoil were distributed from the 2007 ODP study to the Banner Health study. Please include addtional distribution percentages at each of the Cinquefoil intersections and the Lady Moon & Cinquefoil intersection with discussion on how they were determined. Please include assumptions or other thoughts used in the work evolving the ODP review to the Banner Health review regarding the eastern parcels traffic. This is being requested only as the ODP indicates light traffic from the east parcels via the Rock Creek intersection. The Banner Health study has more intersections receiving traffic from the east parcels and the City feels the TIS needs to provide more discussion of that evolution of the background traffic from the past and present study's. 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 03/27/2013: Please revise the TIS to reflect the current desicions, roadway geometries and as provided in the other submitted comments. Comment Number: 12 Comment Originated: 03/27/2013 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 03/26/2013: While this main is now shown on the Ex Conditions/Demo plan, I'm concerned that the utility contractor will not see it there. Can it also be noted on the utility plan? 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 03/26/2013: (See comment 1.) 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 03/26/2013: Is the existing 3" FCLWD water main still in service? Is there a FCLWD main in Cinquefoil? Will either of these remain in service? Comment Number: 6 Comment Originated: 03/26/2013 03/26/2013: Please schedule a meeting to discuss options for service to the future building at the northeast corner of Lady Moon and Le Fever. Comment Number: 7 Comment Originated: 03/26/2013 03/26/2013: Provide 10 feet of separation between the water main and the existing electric in Cinquefoil and maintain the 10 foot separation with the sanitary sewer. Comment Number: 8 Comment Originated: 03/26/2013 Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General 03/26/2013: It is unclear if the walk-in access is separate from the main service gate as required. Applicant clearified it is meeting the standard. 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 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 03/26/2013: What is covering the Medical Office Building bicycle parking that is labeled covered? 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: 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. 03/26/2013: Applicant responded that this road is also for security. We will need to know more information (such as but not limited to what type of security vehicles, daily or hourly patrol...) to determine the appropriate surfacing 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 03/26/2013: The Loading/unloading Platform requires a minimum average of 5 foot candles. 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: 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 Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General 03/26/2013: Please provide additional details to the parking table such as bed count, number of staff on the largest shift and details on phases. Comment Number: 13 Comment Originated: 03/27/2013