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HomeMy WebLinkAboutBUENO DRIVE CONDOS - PDP190004 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview March 22, 2019 April 10, 2019 response to Round 1 review comments Brian Shear Shear Engineering Corp 4836 S College Ave, Suite 12 Fort Collins, CO 80525 RE: Bueno Drive Condos, PDP190004, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Bueno Drive Commercial Condos. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Brandy Bethurem Harras, at 970.416.2744 or bbethuremharras@fcgov.com. Please note that the condo unit designations have changed to Unit A, Unit B and Unit C. Comment Summary: Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 1 03/11/2019: FOR HEARING: Permitted Land Uses: Site Plan cover page land use chart needs to show list of permitted uses in Service Commercial zone for Type I Review in the commercial/retail and industrial use list that you intend to finalize. Some of these uses listed may trigger higher parking requirements. And some of these uses may be subject to a Type II Review. R Proposed uses for commercial/retail and industrial for Type I review have been added to the Cover Sheet Land Use Chart. 2 Comment Number: 2 03/11/2019: FOR HEARING: Parking Requirements per LUC Section 3.2.2 (K): Site Plan cover page summary table, parking needs to be based on use of low intensity retail, repair service, workshop and custom small industry land use calculation - not number of employees. For the 6000 SF Bldg. the minimum off-street parking spaces is 1/1000 (6), and 2/1000 SF (12). If another use is identified, the parking requirements may increase such as office. Please show this information in table. The parking requirements will in essence determine the permitted uses. The potential for additional off-site shared spaces can be listed separately and documented per LUC Section 3.2.2 (G). R Cover page parking summary has been revised. Comment Number: 3 03/11/2019: FOR HEARING: Site Plan cover notes - remove/revise note #13 since this project is not residential. A new note can replace this to describe snow removal is responsibility of commercial property owner. R Note #13 has been revised to state “Snow removal is the responsibility of the commercial property owner”. Comment Number: 4 03/11/2019: FOR HEARING: Site Plan parking stalls need to be standard stall dimensions of 9' x 19'. If showing 17' length, need to show how 2' overhang works. R A seven-foot (7') walk has been specified to accommodate vehicle overhang. Comment Number: 5 03/11/2019: FOR HEARING: Site/Landscape Plan - parallel parking space #6 along south edge of lot encroaches into 5' landscape setback area. A minimum of 5' land landscape screening needs to be provided along this edge, or combination of planting and solid fence along this perimeter. If not met a request for modification of this standard is needed by the applicant. R Screening at this location would be screening a parking lot to the south. The parking lot is higher than the south property line for this project. In the staff review meeting, Clark suggested that because of the separation between our south property line and the building to the south, a fence for buffering may not be required. Please check with Clark and advise. 3 Comment Number: 6 03/11/2019: FOR HEARING: Landscape Plan. The plan needs to show full tree stocking on site, not just in street parkway strip. This will include perimeter of parking area on south, east and north edges. The planting plan needs to include ground plane planting design and irrigation of shrub, ground cover, and mulch for these areas, not relying on non-irrigated seed mix to satisfy planting requirements. For interim parkway strip the ground plane planting should include an irrigated turf variety rather than non-irrigated seed mix. This is also applicable for front yard planting areas visible from street. R The landscape plan has been revised to include these plantings. Comment Number: 7 03/11/2019: FOR HEARING: Building Elevations. Extend front street facing façade stone veneer to end of Bldg. Add front door entry feature, see redline. R Front facing façade stone veneer has been extended. A front door entry feature has been added. The entry feature also accommodates the covered parking. Also note that an additional door has been added to the west side of Unit C for fire riser access. Department: Engineering Development Review Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com Topic: General Comment Number: 1 03/12/2019: FOR HEARING: Please provide a sheet in the utility plan set that shows the ultimate frontage improvements. R The Bueno Drive Plan and Profile sheet has been revised to represent ultimate conditions with curb, gutter and walk. An additional Bueno Drive sheet with interim conditions is not provided since interim conditions are detailed on all other design sheets. Comment Number: 2 03/12/2019: FOR HEARING: The vertical curve that is shown on the plan and profile for Bueno Dr does not meet our standards. Please see my redlines for more detail. R Vertical curve has been modified to meet City design standards. Comment Number: 3 03/12/2019: FOR FINAL PLAN: Please continue to work with Technical Services and me to finalize the easement dedications for this project. The easements do not need to be recorded until final plan approval. R The easement and right-of-way dedication documents have been revised based on Technical services redlines. Documents have been signed and stamped by a PLS. The documents also have a completed attorney certification. They are ready for recording. 4 Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 03/08/2019: FOR HEARING: More information is needed to show the proposed design is appropriate for the site and in line with the overall South 13 drainage plan. I understand the intent is to show this site is in compliance with the South 13 Subdivision drainage report; however, the information submitted at this point is inadequate to do so. The drainage report needs to be expanded to show how this site is in compliance with previous reports as well as the Stormwater Criteria Manual. R The Drainage report has been expanded to discuss more detail on the Final Drainage and Erosion Control Report for the South 13 storm sewer outfall and the grading and drainage for Lots 10-12, South 13 north of this site. - What assumptions were made for this site in prior planning and how is this project in compliance with those assumptions? R The South 13 drainage report assumed commercial / industrial development. The assumed runoff coefficients are noted in the updated drainage report and in the response to the next comment. - What is the assumed runoff coefficient (C) and what is the actual C for this site? R From the 1999 report titled “Storm Sewer Outfall for South 13 Subdivision”, the runoff coefficients assumed are 0.76 for the 2-year and the 10-year storm and 0.94 for the 100-year storm. The calculated runoff coefficients for this site are 0.74 for the 2- year and the 10-year storm and 0.92 for the 100-year storm. - Where was the planned outfall? It is not apparent that the existing utility easement (not drainage easement) is the intended outfall or that there is capacity to handle the developed runoff from this site with no detention. R A Grading Plan for Lots 10-12, South 13 was prepared by Shear Engineering in 1999 and was submitted and approved by Larimer County. That plan is now included with the drainage addendum report. The intent is, and continues to be, to direct runoff north in the 20' easement to the north side of Lot 10 and redirect westerly to an existing storm sewer in Bueno Drive. - What is the proposed runoff rate? R Across the north property line the runoff rates are Q2 = 0.86 cfs and Q100 = 3.77 cfs (Design Point 6). Across the east property line the runoff rates are Q2 = 0.01cfs and Q100 = 0.03 cfs (Design Point 5). Please refer to summary on Drainage Plan. - How much impervious area is being added with this project? R A total of 0.24 acres of impervious area is being added. There is a total of 0.35 acres. 5 - How are water quality and Low Impact Development (LID) requirements being met with this design? (please address the 4-step process and provide exhibit with treatment areas) R The drainage design for the project follows the Four Step Process to Minimize Adverse Impacts of Urbanization as outlined in the USDCM. The USDCM software UD-BMP v. 3.07 was utilized to select and then analyze the benefits of the implemented LID practices and BMP’s. The site consists of HSG Type B soils with moderate infiltration capabilities. A grassed swale with a City of Fort Collins soft pan implementation will convey runoff from Basins S1 and S2 to a partial infiltration Sand Filter water quality and volume reduction LID facility. Please refer to updated drainage report and the Sediment/Erosion Control and Water Quality Plan. Comment Number: 2 03/08/2019: FOR HEARING: Please see redlined drainage report (PDF). R An updated drainage report is provided. Existing drainage for the existing lots north of the site are discussed. Peak runoff calculations from Lot 13-A are provided. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 3 03/12/2019: FOR HEARING: Thank you for using the 2019 Criteria. The erosion control plans have some redlines/comments and some added details that will need to be addressed. Based upon those minor changes the erosion control escrow calculation can be updated. R You are welcome and thank you for reminding us that the 2019 criteria is in effect. We have addressed the redlines, comments and the additional details provided. With this submittal we have also included the revised erosion control escrow calculation sheet based on these changes. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 03/12/2019: INFORMATION ONLY: SITE SPECIFIC: Light and Power has electric facilities along the west side of Bueno Dr that can be extended into the site to feed the development. To feed the site with 3phase electric facilities, modifications will apply. Light and Power will need to intercept existing 3phase lines and at the northwest corner of the site and cut in a new vault. From the new vault, we will need to trench 3phase lines to the transformer location. All modifications needed to feed the site will be at the expense of the developer/owner. Please contact me if you would like to discuss modification fees for this project. R Plans represent the description above for the vault location at the northwest corner of the site. A construction note for the vault has been added to the Master Utility Plan detailing the horizontal and vertical location based on the location of the future curb and gutter. 6 Comment Number: 2 03/12/2019: INFORMATION ONLY: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees R Understood. Comment Number: 3 03/12/2019: FOR HEARING: Please show the private secondary electric service from the transformer to the meter locations. For commercial services, it is the responsibility of the owner to provide the electric service form the transformer to the meter bank. R Based on your suggestion in a phone conversation with our office on February 19, 2019, the three (3) meters will be placed at the southwest corner of Unit A. Comment Number: 4 03/12/2019: FOR HEARING: Please flip the electric meters and gas meters on the utility plan. Your electric service and gas service must maintain 3ft minimum separation and cannot cross each other. R See response to comment Number 3. Electric meters are now placed at the southwest corner of Unit A. Comment Number: 5 03/12/2019: INFORMATION ONLY: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772 Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers R Thank you for your coordination with us on this project. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org Topic: General Comment Number: 1 03/05/2019: INFORMATION ONLY: 2018 IFC CODE ADOPTION - Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) are in the process of adopting the 2018 International Fire Code. Code adoption is anticipated in early 2019. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. R Acknowledged and understood. The proposed fire suppression system wi11 meet the requirements of the 2018 International Fire Code. Premier Fire Protection, Inc. 7 (Loveland) will be advised. Comment Number: 2 03/05/2019: INFORMATION ONLY: ACCESS >This proposed building is approximately 60ft out of compliance with the required access as measured from Bueno Drive. >However, the applicant has stated that the building will be designed with an approved fire sprinkler system. Therefore this building will be considered in compliance and no fire lane will be required. No further action is required on access. R Thank you. Comment Number: 3 03/05/2019: INFORMATION ONLY: FIRE SPRINKLER SYSTEM - Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970-416-2868. R Premier Fire Protection, Inc. (Loveland) will be advised. Comment Number: 4 03/05/2019: FOR APPROVAL HYDRANT - The applicant states that they are in the process of obtaining a hydrant test to verify the hydrant across Bueno Drive produces greater than 1500gpm at 20psi residual pressure R Hydrant test results are being coordinated and results will be provided as soon as they are available. Comment Number: 5 03/05/2019: INFORMATION ONLY: ADDRESSING - The applicant has agreed to the addressing plan. R A temporary address sign has been posted at the site. Department: Environmental Planning Contact: Kelly Smith, ksmith@fcgov.com Topic: General Comment Number: 1 03/12/2019: FOR HEARING: If any trees will be removed, please add the following note to the landscape plans: “If tree removal is necessary, please include the following note on the tree mitigation plan and/or landscape plan, as appropriate: “NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.” R These notes have been added to the landscape plan under tree protection notes. 8 Comment Number: 2 03/12/2019: FOR HEARING: Please include a water budget chart with the next submittal that identifies all hydrozones and total annual water use on the site, per LUC section 3.2.1(E)(3). Total annual water use should not exceed 15 gallons/square foot over the site, including all hydrozones used on the landscape plan. R A water budget chart is included to match revised irrigation system. Comment Number: 3 03/12/2019: INFORMATION ONLY: Thank you for choosing a low-water native grass mix. This approach will require proper seeding and maintenance to establish, and may take 3 or more years to establish. See below for some recommendations to help with establishment. 1. Notes provided on your landscape plans indicate temporary irrigation until the grasses are well established. The city recommends weening irrigation once seed germinates otherwise grasses will become dependent on irrigation. 2. The city also recommends mowing at the end of the growing season, and not mowing more than twice per year or during hot and dry conditions. 3. The time of year seeding is to occur should be reflected on the plans. Late October through early May is the time to seed. 4. Weed control is important during establishment. Spot spray weeds with an herbicide. 5. Do not fertilize prior to seeding. 6. There is native sod available that might be more economical and less time consuming for establishment, particularly given the constrained site conditions. Speak to your landscape contractor on whether this would be a good option for you. R These notes have been added to the Native Seeding Notes. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: Landscape Plans Comment Number: 1 03/12/2019: FOR HEARING: The proposed trees will need to be upsized per mitigation requirements. R The mitigation trees have now been upsized. Comment Number: 2 03/12/2019: FOR HEARING: What are the barriers to shifting the sewer line/fire line to the north? This would potentially allow space for a shade tree in the right-of-way. R The fire line has been moved North and an additional Ornamental tree has been added. Ornamental trees are proposed due to space constraints. 9 Comment Number: 3 03/12/2019: FOR HEARING: Please add the tree protection notes to the plan, which include information about hiring licensed arborists as well as regulations regarding songbird nesting and tree work. R The applicable tree protection notes requested have been added to the plan. Comment Number: 4 03/12/2019: FOR HEARING: The site may need additional plant materials. There does not appear to be any screening on the east side. Irrigation is required in the parkway. R Additional plantings have been added per Planning Dept. comments above. Department: Environmental Services Contact: Jonathon Nagel, 970-416-2701, jnagel@fcgov.com Topic: General Comment Number: 1 02/27/2019: INFORMATION ONLY: The Community Recycling Ordinance (No. 109 2016) requires that all new business and multifamily complexes subscribe to recycling service that is at minimum 1/3 of their overall service capacity (total bin capacity x number of weekly pickups, include both trash and recycling when calculating overall service capacity). In general recycling containers must be at least 50% the size of proposed trash containers to meet this requirement. Please make sure proposed containers meet this requirement and that adequate space is provided in all enclosures. R Additional detail regarding trash and recycling service, enclosure and pedestrian access has been provided on the revised Site Plan and Utility Plans. The proposed trash and recycling enclosures were sized to provide adequate pedestrian access with a three-foot (3') walk and a three-foot (3') pedestrian entrance on the west side of the enclosure. With this proposed trash and recycling enclosure a 33” unobstructed pathway is provided to each container. Local vendor dimensions were used for the commercial trash and recycling containers, and we are providing a 2-cubic yard dumpster for trash and a 95-gallon (0.47-cubic yard) recycling cart. The recycling cart is the largest commercial cart available from the vendor. The enclosure can’t be extended to the west with the pedestrian walk due to the location of the proposed electric transformer. The enclosure can’t be extended to the east with the pedestrian walk due to the location of the proposed parking space. The recycling container provided meets the intent of having a recycling service for this project. These units will consist of small businesses with no multifamily use. 10 Comment Number: 2 02/27/2019: FOR HEARING: Trash and recycling enclosures are required to be constructed of metal, masonry or other durable material. Wood fence enclosures do not hold up over time and are not acceptable R The trash and recycling enclosure will consist of a wood frame fence with steel posts, galvanized siding and metal coping. Trash enclosure main service gates will be constructed with corrugated steel siding, and a cane bolt assembly will be installed to securely close the gates. The metal construction materials for the enclosure will provide protection from the elements, and pipe bollards will also be installed to protect the enclosure. In addition, the enclosure will be built on a 5” concrete cement pad. The details noted with this response are included on the Site Plan and Utility Plans. Comment Number: 3 02/27/2019: FOR FINAL PLAN: Trash and recycling enclosures are required to provide a pedestrian entrance that is separate from the main service gates. The pedestrian entrance should provide an unobstructed 32" pathway to each container located within the enclosure. Door less pedestrian entrances are encouraged as they provide more efficient access for residents and staff who are often carrying bulky/heavy materials. R A three-foot (3') walk and three-foot (3') door less pedestrian entrance is provided on the west side of the trash and recycling enclosure. With the detail provided on the Site Plan there is an unobstructed pathway of 33” to each container. Comment Number: 4 02/27/2019: FOR FINAL PLAN: Please include all proposed containers, labeling the use (i.e. "trash" or "recycle") and capacity of each on the plan enlargement for the trash and recycling enclosure. R. We have revised the trash and recycling detail on the Site Plan to include additional detail. We have added trash and recycling container linework, labeling and capacity of each container. Comment Number: 5 02/27/2019: FOR HEARING: Enclosures are required to be constructed on a concrete cement pad. Please label this on the plan enlargement for the trash and recycling enclosure. R We have revised the trash and recycling detail on the Site Plan. We have included the linework and label for a 5” concrete cement pad that the enclosure will be built on. 11 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Easements Comment Number: 2 03/11/2019: FOR APPROVAL: There are some issues with the Right of Way & Utility Easement legal descriptions. See redlines. R. Right-of-way and easement legal descriptions have been updated. Complete dedications are provided here and ready for recording. Topic: General Comment Number: 1 03/11/2019: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. R. Please provide a complete review so we can obtain project approvals. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 03/12/2019: INFORMATION ONLY: Traffic study was waived during conceptual due to low anticipated new trips to be generated. No further review of traffic is needed. R. Thank you.