HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - FDP - FDP130020 - CORRESPONDENCE - (3)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
August 23, 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
Please see site and landscape plan redlines for minor corrections prior to mylar.
Comment Number: 6 Comment Originated: 08/20/2013
Two light poles adjacent to the sidewalk need to be adjusted slightly so that the bases are centered
on the parking stripes.
Comment Number: 7 Comment Originated: 08/21/2013
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Construction Drawings
08/21/13: The agreement submitted by Imago is being reviewed and will provide comments as soon
as available. 06/18/2013: C300 - The offsite detention pond has frontage along Le Fever Drive. Will
this regional detention pond remain in this configuration or is it considered temporary? If this is a
permanent regional detention pond than monies should be collected for it's frontage along Le Fever
Right of Way.
Comment Number: 7 Comment Originated: 06/18/2013
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, FDP130020, Round Number 2
Page 1 of 10
08/21/13: Now that the Right of Way vacation has been approved please update the plat and utility
plans accordingly with the new outer boundary, easements, acreage, utilities and acreage.
06/18/2013: Sheet C301 - Once the portion of Right of Way along Lady Moon is vacated it might make
sense to move the proposed Fiber Optic and utility easement to the back of the new Right of Way.
Please coordinate with Excel Energy and FoCo light and power to ensure this is acceptable.
Comment Number: 10 Comment Originated: 06/18/2013
08/21/2013: Add Curve lengths to the Horizontal control plan on the curb return on all accesses in and
out of the property.
Comment Number: 31 Comment Originated: 08/21/2013
08/22/2013: Sheet C200 - The median in Lady Moon design needs to be shown on a sheet including
spot elevations, cross slopes away from median and designed to Median details including underdrain
and irrigation tap.
Comment Number: 33 Comment Originated: 08/22/2013
08/22/2013: Sheet C200 - Cinquefoil, Le Fever and Harmony Turn lanes will have a different pavement
section than the parking lot. Please revise the hatching to show these as a different pavement section
than the private parking lots.
Comment Number: 34 Comment Originated: 08/22/2013
08/22/2013: Sheet C300 - Revise note 18 and include on other sheets as shown on the redlines,
consider the following; "The work and improvements shown on these plans is considered phase 1 of
the project ("Proposed Building"). Prior to any construction of any other phase(s) ("Full Build") a minor
amendment shall be submitted for said phase(s) that includes utility plans (final grading plans for said
phase, erosion control plans for said phase, and any utility connections or infrastructure needed for
said phase).
Comment Number: 35 Comment Originated: 08/22/2013
08/22/2013: Sheet C503 - The sump at 22+50 needs to be looked at in some more detail. The 0%
cross slope on the west side concerns me about pooling around the inlet and harmony flows sheet
flowing across Cinquefoil. All design options for this area seem less than ideal but maybe we can
compromise with something that will work a little better.
Comment Number: 36 Comment Originated: 08/22/2013
08/22/2013: Add some additional spot elevations and cross slopes to intersection details where
indicated on the redlines.
Comment Number: 37 Comment Originated: 08/22/2013
08/22/2013: Sheet C514 - Provide an additional cross section for the end of Cinquefoil at Harmony,
approx. sta. 23+00 so that I can see the grade of the Right Turn lane across the Cinquefoil.
Comment Number: 38 Comment Originated: 08/22/2013
08/22/2013: Provide additional details as shown on the redlines.
Comment Number: 39 Comment Originated: 08/22/2013
Topic: General
08/21/2013 The easement and legals are being reviewed by technical services. I will provide redlines
(if any). 06/18/2013: The project appears to have 6 additional easement/right of way dedications that
need to be processed. Please submit the individual legals, exhibits and $250 per dedication for
review, processing and approval.
Comment Number: 1 Comment Originated: 06/18/2013
Topic: Plat
Page 2 of 10
08/21/2013: The Right of Way Vacation Ordinance was read the second time at Council last night and
approved. Please update the plat outer boundary to reflect the vacated Right of Way, easements, etc.
06/18/2013: It is the intent that the portion of Right of Way along Lady Moon be vacated prior to
finalizing the Subdivision Plat. This would change the property boundary in this area and most likely
the 9' utility easement currently proposed. Additionally, the Emergency access, utility and drainage
would also need to be extended to the new right of way line.
Comment Number: 3 Comment Originated: 06/18/2013
08/22/2013: Extend the Utility, Access and drainage easement along Harmony to include the area that
FCLWD has their easement. This will provide an easement for the sidewalk as well as the gas main
that is being shown in this location.
Comment Number: 32 Comment Originated: 08/22/2013
Topic: Reports - Soils, Subdrain
06/19/2013: Preliminary testing of soils in this area indicated swelling soils and high claystone
bedrock. These feature will need to be sufficiently characterized in the Final Pavement design report
for La Fever Road and Cinquefoil Lane one the site grading is complete. The swelling soils and
potential for a high water table due to the soil and bedrock conditions may require a mitigation plan for
approval of the final pavement design. Please contact Tom Knostman, 221-6576 for additional
information.
Comment Number: 25 Comment Originated: 06/19/2013
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
08/13/2013: I have received the updated ECS for the project and can see that the dry detention pond
seed mixture has been updated to reflect the recommendations of Cedar Creek - however, the rates
of PLS seeded/acre are listed as percentages and not overall seeds/acre - please update this.
Also, the base of the detention pond calls for wetland plugs, do you know if the base of the detention
pond will be close to groundwater? If not, you may want to consider overseeding with upland seed
(similar to what is being done on Block 1) and adding a note that either the plugs or the seed will
establish.
06/18/2013: Can we talk about the off-site detention pond? This area is adjacent to a canal and is in a
buffer zone area that was not addressed in the project's Ecological Characterization Study.
The ECS will need to be updated to reflect this area and comment on whether the proposed plantings
are adequate for the site. Specifically, the ECS should address how this area achieves the following
standard:
3.4.1(E)(1)(g) The project shall be designed to enhance the natural ecological characteristics of the
site. If existing landscaping within the buffer zone is determined by the decision maker to be
incompatible with the purposes of the buffer zone, then the applicant shall undertake restoration and
mitigation measures such as regrading and/or the replanting of native vegetation."
Staff would suggest that, at a minimum, clumps/patches of shrubs and trees be added around the
edges of the detention pond to achieve this standard. Dense plantings are not necessary (as they
wouldn't fit with the character of this area), but some additional plantings should be planned. What are
the plans for watering these plants?
Comment Number: 1 Comment Originated: 06/18/2013
Page 3 of 10
08/13/2013: The buffer zone is labeled on the site plan, but please label on the landscape plan as
well. the note and the labeling needs to be added to the utility plans.
06/19/2013: The area adjacent to the ditch will need to be labeled as a Natural Habitat Buffer Zone.
Please add the following note to all site, landscape, and utility plans that show this ditch, "Please see
Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone."
Comment Number: 2 Comment Originated: 06/19/2013
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
06/19/2013: Please provide a statement explaining why some existing trees cannot be retained to the
extent reasonably feasible.
Comment Number: 1 Comment Originated: 06/19/2013
06/19/2013:
Better define on the plans the required upsize mitigation trees. Mitigation trees should be recorded in
the plant list and direct labeled on the plans to clarify where on the project mitigation trees will be
planted. For example if 10 Bur Oaks are to be mitigation trees they should be listed in the plant list as
10 Bur Oak 3.0 inch caliper. In labeling mitigation trees on the plan add (mitigation tree 3.0 inch
caliper) by the letter symbol for the tree.
Continued 8-21-13 The trees in the plant list with an asterisk indicating upsized mitigation trees are not
all upsized. Mark trees in the plant list that are upsized to meet the 143 tree mitigation
Comment Number: 2 Comment Originated: 06/19/2013
06/19/2013: Use greater diversity of canopy shade trees as street trees. Reduce the amount of
Chinkapin Oak used as street trees. Consider using lindens and bur oak to reduce the number of
Chinkapin oak used as street trees.
Comment Number: 6 Comment Originated: 06/19/2013
08/21/2013:
Swamp White Oak does not survive or thrive in Fort Collins Soils. Change to an alternate species.
Comment Number: 13 Comment Originated: 08/21/2013
08/21/2013:
Review the median design in Lady Moon with The City Streetscape and Median Team. Contact Clark
Mapes and Pete Wray.
Use Chanticleer Pear in place of Autumn Blaze Pear in the median design.
Comment Number: 14 Comment Originated: 08/21/2013
08/21/2013:
Chancellor Linden has not been used much in the Fort Collins area. There are some questions on
availability and growth. Change Chancellor Lindens used as Street Trees to Boulevard American
Linden or Greenspire Linden.
Comment Number: 15 Comment Originated: 08/21/2013
Page 4 of 10
08/21/2013:
Sterling Silver Linden has shown some cold hardiness issues in Fort Collins. It is recommended that
an alternate Species be used since 33 are shown on the plans.
Comment Number: 16 Comment Originated: 08/21/2013
08/21/2013:
The street tree closest to the corner of LE Fever Drive and Cinquefoil on LE Fever is close to the walk
and corner. Consider not planting a tree at this location for Site Distance improvement.
Comment Number: 17 Comment Originated: 08/21/2013
08/21/2013:
Evaluate the placement of the two Russian Hawthorn at the corner of Harmony and Cinquefoil on
Harmony for their impact to Site Distance at this corner. Russian Hawthorn has a low spreading growth
habit.
Comment Number: 18 Comment Originated: 08/21/2013
08/21/2013:
The trees in the plant list with an asterisk indicating upsized mitigation trees are not all upsized. Mark
trees in the plant list that are upsized to meet the 143 tree mitigation
Comment Number: 19 Comment Originated: 08/21/2013
Department: Light And Power
Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com
Topic: General
08/19/2013: The electric transformers will need to be in a 'pocket' easement. The developer will need
to coordinate power requirements with Light & Power Engineering at(970)221-6700.
Comment Number: 2 Comment Originated: 08/19/2013
08/19/2013: After the plans are final, please send an AutoCad (version 2008) of the site plan to Terry
Cox at TCOX@FCGOV.COM.
Comment Number: 3 Comment Originated: 08/19/2013
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
08/21/2013: TEMPORARY FIRE LANE
The current plan set calls for "breakaway end of road markers" to be installed at each end of the
temporary emergency access road located on the south side of the hospital. As any restriction of
vehicle access to this fire lane is required to be approved by the fire marshal, more information will be
necessary and further discussion is advised.
Comment Number: 1 Comment Originated: 08/22/2013
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Page 5 of 10
08/21/2013: 1) Escrow Calculations needed 2) Sequence Chart should only have BMP's used on the
site not just a boiler plate... example: Terracing 3) Erosion Control Report Needs a Loading and
Unloading Operations.
Comment Number: 13 Comment Originated: 08/21/2013
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
06/21/2013: Standard Operating Procedures are required for all drainage infrastructure and to be
included in the Draiange Report and the Development Agreement.
Comment Number: 8 Comment Originated: 06/21/2013
06/21/2013: Please provide 3 copies of the drainage report with the mylar submittal.
Comment Number: 9 Comment Originated: 06/21/2013
06/21/2013: A copy of the off-site drainage easements for the detention pond and storm sewers are
needed before signing of mylars.
Comment Number: 11 Comment Originated: 06/21/2013
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
08/21/2013: There are still issues on sheets C301 & C510-C514. See redlines.
06/17/2013: There are line over text issues on sheets C301, C504, C509-C514. See redlines.
Comment Number: 6 Comment Originated: 06/17/2013
08/21/2013: There are still issues on sheets C409, C500-C504. See redlines.
06/17/2013: Please mask the text in the profiles on sheets C303-C307, C403-C412, C500-C504. See
redlines.
Comment Number: 7 Comment Originated: 06/17/2013
08/21/2013: "Right" still needs to be added to sheet C504. See redlines.
06/18/2013: Please add "Right" to the title on sheets C504 & C507. See redlines.
Comment Number: 12 Comment Originated: 06/18/2013
Topic: Easements
06/18/2013: No comments.
Comment Number: 16 Comment Originated: 06/18/2013
Topic: General
08/21/2013: RIGHT OF WAY DEDICATION: The legal descriptions for the additional right of ways for Le
Fever Drive & Cinquefoil Lane look good.
Comment Number: 22 Comment Originated: 08/21/2013
08/21/2013: Please change the easements at the southeast corner of the property shown on sheet 3
to be offset 9' from the lot boundary. Line L35 will also need to change. See redlines.
Comment Number: 28 Comment Originated: 08/21/2013
Topic: Landscape Plans
08/21/2013: There is a line over text issue on sheet 6. See redlines.
06/18/2013: There are line over text issues on sheets 1 & 2. See redlines.
Comment Number: 17 Comment Originated: 06/18/2013
Page 6 of 10
Topic: Lighting Plan
08/21/2013: No comments.
Comment Number: 21 Comment Originated: 08/21/2013
Topic: Plat
08/21/2013: Repeat comment.
06/18/2013: All reception numbers for documents recorded by separate document, must be added to
the Plat prior to filing the mylars. See redlines.
Comment Number: 19 Comment Originated: 06/18/2013
08/21/2013: Please rotate all marked text 180 degrees, so that it reads from the right side of the sheet.
See redlines.
Comment Number: 23 Comment Originated: 08/21/2013
08/21/2013: The right of way shown on sheet 2 to be dedicated by the City to the Developer by
separate document will be vacated and then we assume be included within the boundary of the Plat,
which will trigger a series of changes to the Plat(areas, legal description, easements, title commitment,
etc.). Please revise accordingly.
Comment Number: 24 Comment Originated: 08/21/2013
08/21/2013: Is the Fort Collins-Loveland Water District 20' utility easement shown on sheet 2 also
meant to be an utility, drainage & access easement?
Comment Number: 25 Comment Originated: 08/21/2013
08/21/2013: Please make sure that all easements are locatable. Please add a bearing & distance to
the Fort Collins-Loveland Water District 20' utility easement along Harmony Road shown on sheet 2.
See redlines.
Comment Number: 26 Comment Originated: 08/21/2013
08/21/2013: Is the drainage easement at the southeast corner of the property shown on sheet 3 meant
to extend to the lot lines? See redlines.
Comment Number: 27 Comment Originated: 08/21/2013
08/21/2013: The right of way lines shown at the northeast & southwest corners of Le Fever Drive &
Cinquefoil Lane can/should remain as proposed right of way linetypes. See redlines.
Comment Number: 29 Comment Originated: 08/21/2013
08/21/2013: Is the right of way at the southeast corner of Le Fever Drive & Cinquefoil Lane not being
dedicated? See redlines.
Comment Number: 30 Comment Originated: 08/21/2013
08/21/2013: Please show the type of easement & to whom dedicated at Reception # 2002020071 as
shown on sheet 4. See redlines.
Comment Number: 31 Comment Originated: 08/21/2013
Topic: Site Plan
08/21/2013: No comments.
06/18/2013: No comments.
Comment Number: 20 Comment Originated: 06/18/2013
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: Construction Drawings
Page 7 of 10
08/13/2013: At each of the intersections with the two-way left turn lanes (Lady Moon and LeFever (N, S
and E approaches), Cinquefoil and LeFever (N & W approaches)) please remove the solid double
yellow bay taper (transition) striping. No taper stripe needed. At Lady Moon and the Private access
(north approach) do keep the taper/gore striping on Lady Moon south of the Ri/Ro median. The
taper/gore striping is appropriate there.
6/21/2013: Sht 505: Please revise the continuous turn lane striping to have dedicated left turn lanes at
the intersections with Cinquefoil and with Lady Moon. Since the continuous turn lane will precede the
turn bay make the dedicated turn lane 60' in length with an opening per LCUASS left turn taper criteria.
Call/email me (970-221-6820 / wstanford@fcgov.com) if you need any clarifications.
Comment Number: 11 Comment Originated: 06/24/2013
08/13/2013: I must apologize for this comment as there were some recent clarifications made
regarding revised pavement striping policies previously provided. Please revise the Legends or
labels associated with edge lines, bike lanes and/or turn lane striping one last time per the provided
email (Sent to James Prelog and other City staff).
06/21/2013: Sht 507: Please revise the bike lane striping left of the right turn lane, and the right turn
lane striping to be an 8" solid white line. (new policy: all edge lines and bike lane striping is 6" solid
white except when to the left of a right tuirn lane, then the bike striping is 8" as well as the turn lane
striping. All turn lane striping is 8" and white broken lane lines are 4")
Comment Number: 14 Comment Originated: 06/24/2013
08/13/2013: Information provided on Sht C200, Horizontal Control Plan. How will a striping crew know
to look for striping information on the Horizontal Control Plan? Please add a bold note to Sht 505
referencing Sht C200 for the Lady Moon striping information, plus add a similar reference to the Sheet
Index by/under the C200-C201 line.
06/21/2013: Please include a striping plan for the median and striping south to LeFever on Lady
Moon. Revise the continuous turn lane on Lady Moon to have a dedicated south bound left turn lane
south of the median. Give it a 60' turn lane with an opening per taper design in LCUASS. The
remaining space between the taper and the median should remain a continuous turn lane.
Comment Number: 22 Comment Originated: 06/24/2013
08/13/2013: Back in April (2013) the length of the Harmony right turn lane at Lady Moon was
determined to be a 180’ taper + 425’ decel length + 100’ storage = 705’. If I recall correctly the right
turn lane at Cinquefoil would be 100' shorter. Cinquefoil looks to be correct but the Lady Moon right
turn lane is shorter than 705'. Please revise or provide discussion for the reduced length.
Comment Number: 23 Comment Originated: 08/13/2013
08/13/2013: Sht C505: Please minimize the centerline stationing line (Property line) and those other
heavy lines (double dash line) that may be property lines or something else unrelated to roadway
signing and striping.
Comment Number: 24 Comment Originated: 08/13/2013
08/14/2013: Sht C200 (Site & Landscape Plans also): Please remove the "ONLY" pavement markings
on Lady Moon at Timberline. They are existing but fading and will not be refreshed/replaced.
Comment Number: 25 Comment Originated: 08/14/2013
08/14/2013: Sht C506: Please add an R3-2 sign (no left turn) in the Harmony median facing the
northbound lane of Cinquefoil.
Comment Number: 26 Comment Originated: 08/14/2013
Page 8 of 10
08/14/2013: Sht C506: After reviewing the painted median on Cinquefoild at Harmony we're revising
the north end of the painted median. I'm sending an email with the revised shape of the painted
median to James Prelog. Please revise the painted median to match the emailed sketch. With the
revision please remove the R3-5R (right turn ONLY) sign below the R1-1 (STOP) sign.
Comment Number: 27 Comment Originated: 08/14/2013
Topic: General
08/14/2013: Please coordinate the striping changes thru the Site and Landscape plans.
Comment Number: 29 Comment Originated: 08/14/2013
Topic: Site Plan
08/14/2013: (and Landscape Plan) Please remove the shared thru/right turn arrow shown on the
private access roadway intersecting Lady Moon.
Comment Number: 28 Comment Originated: 08/14/2013
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
08/20/2013: Development fees and water rights for 4" and larger services are based upon the
projected annual water usage; therefore, there will not be a duplication of development fees and water
rights due. The base charges on the monthly billings will be included for both 4" (?) meters.
06/18/2013: Two 6" domestic water services are are shown to the hospital for redundancy. Please be
aware that the monthly base charges for water and sewer service for 6" meters are relatively high.
Comment Number: 6 Comment Originated: 06/18/2013
08/20/2013: On Shts C410 and C411, show casings in the plan and profile views.
06/18/2013: At locations where water mains are crossing under storm drains 24" and larger, the water
mains must bee installed in steel casings. Specify the length, diameter and thickness of the steel
casings.
Comment Number: 7 Comment Originated: 06/18/2013
08/20/2013: The size irrigation taps will need to be shown on the mylars prior to signing.
06/20/2013: Label size of the irrigation service located in the island in Lady Moon.
Comment Number: 9 Comment Originated: 06/20/2013
08/20/2013:
06/20/2013: Are any irrigation service planned within the site?
Comment Number: 10 Comment Originated: 06/20/2013
08/20/2013: Prior to mylars, add Standard Detail(s) for the the irrigation meters.
Comment Number: 16 Comment Originated: 08/20/2013
08/20/2013: See redlined utility plans for other comments.
Comment Number: 17 Comment Originated: 08/20/2013
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Page 9 of 10
06/18/2013: Need to show how vehicles will be kept off the areas not developed in the 1st phase and
other phases.
Comment Number: 4 Comment Originated: 06/18/2013
08/13/2013: Site Plan Sheet 3 of 4 on the west bed tower the word future needs to be changed to Full
build out.
Comment Number: 9 Comment Originated: 08/13/2013
08/13/2013: LUC 3.8.11(B) This section prohibits the use of barbed wire on a fence and electrically
charged fences in this zone district. Site Plan sheet 4 of 4 will need to be revised to exclude any new
barbed wire and electrically charged fence.
Comment Number: 10 Comment Originated: 08/13/2013
08/13/2013: Add a note to the elevations that Signage is not approved through the FP all signage will
receive a separate sign permit for approval.
Comment Number: 11 Comment Originated: 08/13/2013
08/13/2013: Need wheel stops along head of the vehicle spaces in the south parking lot that will be
partially asphalted in Phase 1.
Comment Number: 12 Comment Originated: 08/13/2013
Page 10 of 10