HomeMy WebLinkAboutTIMBERLINE INTERNATIONAL APU - PDP200014 - 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
October 23, 2020
Steve Steinbicker
Architecture West LLC
5833 Big Canyon Drive
Fort Collins, CO 80528
RE: Timberline - International, PDP200014, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Timberline - International. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your Development Review
Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com.
RESPONSE COMMENTS – ARCHTECTURE WEST LLC 2.15.21
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General INFORMATION, COMMENTS NOTED.
Comment Number: 1
10/20/2020: INFORMATION:
I will be your primary point of contact throughout the development review and permitting process.
If you have any questions, need additional meetings with the project reviewers,
or need assistance throughout the process, please let me know and I can assist you and your team.
Please include me in all email correspondence with other reviewers and keep
me informed of any phone conversations. Thank you!
Comment Number: 2
10/20/2020: INFORMATION:
As part of your resubmittal you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format.
Please use this document to insert responses to each comment for your
submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed.
Provide reference to specific project plans or explanations of why comments
have not been addressed, when applicable.
Please avoid using acknowledged, noted, or other non descriptive replies.
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Comment Number: 3
10/20/2020: FOR HEARING:
This proposed project is processing as a Type 2 review with an Addition of
Permitted Use (APU). The decision maker for Type 2 is the Planning and
Zoning Board. Staff would need to be in agreement the project is ready for
Hearing approximately 3-5 weeks prior to the hearing.
I have attached the 2020 P&Z schedule, which has key dates.
Comment Number: 4
10/20/2020: INFORMATION:
When you are ready to resubmit, please let me know at least 24 hours in
advance. Submittals are accepted any day of the week, with Wednesday at
noon being the cut off for routing the same week.
Department: Planning Services
Contact: Will Lindsey, , wlindsey@fcgov.com
Topic: General
Comment Number: 1
10/21/2020: FOR HEARING: INFORMATION, COMMENTS NOTED.
Industrial Zone District
At this time there are three significant Industrial Zone District standards that the
current site plan layout does not meet: Building Design - LUC 4.28(E)(2)(b)
The main retail building needs to abut a minimum of 30% of the landscape yard
fronting an arterial street. Given the parking lot location between the building
and the street it appears that you won’t be able to accomplish this without a
significant reconfiguration of the site. CO
Site Design, Screening - LUC 4.28(E)(3)(a)2
Related to the building design requirements above is the requirement for a
thirty-foot deep landscaped yard along all arterial streets, and along any district
boundary line that does not adjoin a residential land use.
This standard does go on to state that this requirement shall not apply to
development plans that comply with the standards contained in 3.5.3 of the
LUC, meaning in this case that the Drive-thru is exempt from these
requirements. CO
Site Design, Storage and Operational Areas - LUC 4.28(E)(3)(b)2
This standard states the following, “To the extent reasonably feasible, side and
rear yards in interior block locations shall be used for vehicle operations and
storage areas, and front yards shall be used for less intensive automobile
parking.” As it currently stands it seems that the parking between the retail
building and the street conflicts with this standard. In addition the location of the
parking lot prohibits the building’s ability to abut a landscape yard. CO
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Comment Number: 2
10/21/2020: FOR HEARING:
Mixed-Use, Institutional and Commercial Buildings– LUC 3.5.3
The current site design does not meet the following Commercial building
standards: Orientation to a Connecting Walkway – LUC 3.5.3(C)(1)
Commercial buildings must meet the following standard: At least one (1) main
entrance of any commercial or mixed-use building must face and open directly
onto a connecting walkway with pedestrian frontage. The current design of the
drive-thru does not meet this standard as pedestrians must cross the drive-thru
aisle to access the building “entrance”. THE EAST BUILDING FRONTS ONTO
TIMBERLINE FRONTAGE WITH DIRECT SIDEWALK ENTRY ACCESS.
A connecting walkway is defined as mean (1) any street sidewalk, or (2) any
walkway that directly connects a main entrance of a building to the street
sidewalk without requiring pedestrians to walk across parking lots or driveways,
around buildings or around parking lot outlines which are not aligned to a logical
route. DIRECT PEDESTRIAN CONNECTION IS PROVIDED FROM TIMBERLINE,
WEST BUILIDING ACCESS INCLUDES AN ELEVATED WALK,(VEHICLE CALMING).
Orientation to Build-to Lines for Streetfront Buildings - LUC 3.5.3(C)(2)
BUILDING FRONTAGE IS COMPLIANT, BUILDING FACE IS FRONTING AT 20’ INTO
THE 30’ LANDSCAPE SETBACK.
Commercial Buildings must be located at least 10 and no more than 25 feet
behind the street right-of-way of an adjoining street that is larger than a two-lane
arterial that does not have on-street parking. The proposed locations of the
drive-thru along with the placement of the drive-thru aisle and parking lot prohibit
the building from meeting this standard.
Base and Top Treatments – LUC 3.5.3.(E)(6)(a-b) REVISED ELEVATIONS
PROVIDED, INCLUDING BASE, CORNICE & PARAPET DETAILING / VARIATIONS.
OVERHANGING ENTRY TRELLIS ELEMENTS PROVIDED. LOW WALLS FOR
PEDESTRIAN SEATING AND PATIO/PARKING SCREENING PROVIDED.
Staff recommends that you incorporate the items below into the drive-thru
building design for future submittals.
Base Treatments:
-Planters
Top Treatments:
-Cornice treatments, other than just colored "stripes" or "bands," with integrally
textured materials such as stone or other masonry or differently colored materials
-Sloping roof with overhangs and brackets
-Stepped parapets
Comment Number: 3 CO
10/21/2020: FOR HEARING:
The APU justification could still use a bit of work showing how the impact of a drive-in facility
use would compare to uses that ARE allowed in the Industrial zone district.
The justification does a good job explaining why the use is being sought on the site, but does
not adequately demonstrate its appropriateness compared to other uses that a re already
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permitted. For example - how would the impact of the proposed drive-in facility
compare to the impact of an office building, warehouse, or other permitted uses
found in Land Use Code section 4.28?
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Comment Number: 4 NOTED.
10/22/2020: FOR HEARING:
Modification of Standards– LUC 2.8(H)
Based on the number of Industrial and Commercial standards that have not
been met it appears that a number of modifications would need to be requested
(in addition to those already submitted). Per our conversation on 10/22, Staff
recommends that you explore an alternative site design layout that better meets
the applicable building standards to mitigate the need for multiple modification requests.
If you move forward with the modifications submitted as part of the original
proposal they will need to be revised. It is unclear to me what they are, or which
of the applicable standards (see below) that they address:
The plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan
which complies with the standard for which a modification is requested; or
The granting of a modification from the strict application of any standard would,
without impairing the intent and purpose of this Land Use Code, substantially
alleviate an existing, defined and described problem of city-wide concern or
would result in a substantial benefit to the city by reason of the fact that the
proposed project would substantially address an important community need
specifically and expressly defined and described in the city's Comprehensive
Plan or in an adopted policy, ordinance or resolution of the City Council, and the
strict application of such a standard would render the project practically infeasible; or
By reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited to,
physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to install a
solar energy system, the strict application of the standard sought to be modified
would result in unusual and exceptional practical difficulties, or exceptional or
undue hardship upon the owner of such property, provided that such difficulties
or hardship are not caused by the act or omission of the applicant; or
The plan as submitted will not diverge from the standards of the Land Use Code
that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
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Comment Number: 5 NOTED
10/21/2020: FOR HEARING:
Vehicle Parking Requirements – LUC 3.2.2(K)(2)(a) 13# PARKING SPACES
REQUIRED, #14 PROVIDED. (ADDITIONAL 15# STACKING + PROVIDED)
Please provide a more detailed breakdown of the number of proposed parking
spaces based on the use type and the corresponding ratio (see below):
Restaurant – Fast Food 5#
Minimum: 7 spaces / 1,000 sf
Maximum: 15 spaces / 1,000 sf
General Retail 6#
Minimum: 2 spaces / 1,000 sf
Maximum: 4 spaces / 1,000 sf
Based on the above ratios it appears that the minimum number of spaces
required is 13, and you are only providing 9 at this time. Have you considered
constructing the 7 “future” spaces at the same time as the rest of the site? This
would help you meet your requirement.
Please note: “Stacking Spaces” do not count toward to overall parking
requirement. Please remove these from the parking table. NOTED.
10/21/2020: FOR HEARING:
Bicycle Parking Requirements - LUC 3.2.2(C)(4)(a)
2# BIKE RACKS REQUIRED, 6# TO BE PROVIDED.
Please provide bicycle parking somewhere on the site that meets the required
bicycle parking ratios for drive-thru and retail uses (see below):
Restaurant – Fast Food: 1.5 spaces/ 1,000 sf (100% Fixed) 1#
General Retail: 1 space / 4,000 sf (20% Enclosed / 80% Fixed) 1#
Comment Number: 7 WALKS NOTED.
10/21/2020: FOR HEARING:
Walkways – LUC 3.2.2(C)(5)
The redline comments regarding additional walkway location applies if you
decide to keep the current site design.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1
10/20/2020: FOR HEARING:
Correspondence from Lake Canal on the design of the project should be provided
as part of a letter of intent prior to any hearing for the project. Their signature and
approval block should be on the cover sheet of the civil plan set. Their signature
would be needed on the plat as well with the dedication of easements and rights-of-
way to the City as part of the City's attorney certification requirements. (Note that
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the plat is indicating an easement dedicated to the Lake Canal but this is not being
clearly indicated?)
An executed copy of the agreement between Lake Canal Company and the
property owner has been provided in the drainage report. An approval block for
Lake Canal Company has also been added to the Title Sheet of the civil
construction documents. A signature line for Lake Canal Company is included on
Sheet 1 of 2 of the APU Plat. The 30’ ditch easement is clearly labeled on Sheet 2
of 2 as Easement “A”.
Comment Number: 2
10/20/2020: FOR HEARING:
The design of the project would need to look at implementing an interim northbound
center turn lane along Timberline Road, of which the left turn movement would go
away in the ultimate build out of Timberline Road with a median. With the add itional
width that the project is widening with the intent of building the frontage to the
ultimate, there would appear to be sufficient area to provide the interim turn lane.
Note that as part of a development agreement there would be language added
indicating that the developer/owner understands that access to the site is intended
to be limited to right in, right out
in the future with a median at the time of the ultimate construction of Timberline Road.
Wohnrade Civil Engineers reviewed the possibility of providing an interim northbound center turn
lane along Timberline Road, and determined that it is not feasible . Southbound traffic would be
required to jog around the left turn lane, resulting in a very awkward transition. The multiple existing
electrical switches, cabinets and pedestals prevent us from flattening/extending the taper. See
screenshot below.
Comment Number: 3
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10/20/2020: FOR HEARING:
The driveway approach needs to be design and constructed in concrete (not
asphalt) in accordance with LCUASS detail 707.1 (page 12 of the following link:
https://www.larimer.org/sites/default/files/apdxa_701_901.pdf) without the striped
crosswalk. Note that the truncated dome detection in the access ramps as part of
the detail is not being required by the City as is optional.
The driveway approach has been revised to adhere to Drawing 707.1.
The driveway approach has been revised to be consistent with Drawing 707.1.
Comment Number: 4
10/20/2020: FOR HEARING:
The grading at the southeast corner of the property behind the sidewalk at the
opening of the ditch appears to be 1:1 and would not be supported. 4:1 grading is
required from both a safety and slope stability perspective. The utility providers may
also have a concern with the usability of the 15 foot utility easement with the slope
provided. The further extension of the box culvert may be needed to address these
concerns.
The slope in this area has been adjusted to 4H:1V and labeled as such. Grading
that ties into the existing ditch bank will match the existing 2H:1V slope.
Comment Number: 5
10/20/2020: FOR HEARING:
On sheet 3 of the civil plans, please remove the typical pavement section shown for
Timberline Road. Actual pavement and subgrade designs are approved as part of the
pavement design report during the construction of the project.
The typical paving section for Timberline Road has been removed from Sheet 3.
Comment Number: 6
10/20/2020: FOR HEARING:
The telephone pedestal indicated as relocated on the southeast corner of the site
would need to be behind the sidewalk a minimum of a foot, or changed from a
raised pedestal to flush in between the sidewalk and curb.
The above-ground telephone cabinet is now located 1-foot behind the back of
walk.
Comment Number: 7
10/20/2020: FOR HEARING:
The telephone pedestal indicated as relocated on the southeast corner of the site
would need to be behind the sidewalk a minimum of a foot, or changed from a
raised pedestal to flush in between the sidewalk and curb.
The above-ground telephone cabinet is now located 1 -foot behind the back of
walk.
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Comment Number: 8
10/20/2020: FOR HEARING:
Table 19-6 of LCUASS specifies the parking separation requirements from a public
street. With Timberline Road being an arterial roadway and the traffic study
indicating 568 ADT's, the setback to the first parking stall is required to be 75'. In the
interim condition, only 53 feet is provided and to meet the standard and the eastern
3 parking stalls would appear to be in conflict. Note that in the ultimate, if these
parking spaces still remain further parking stalls would be out of compliance though
as noted in the previous comment, it appears these parking spaces are proposed to
be eliminated in the ultimate condition.
The parking setback from the new proposed back of curb along Timberline Road
right-of-way on the current site plan is 48-feet at the south side parking and 93-feet
to the start of the north parking, averaging 70.5-feet. Solid screening is provided
along both ends/sides of the parking stalls, at the Timberline frontage.
Comment Number: 9
10/20/2020: FOR HEARING:
The proposed access ramp at the northwest corner of International Blvd. and
Timberline Rd. should be shown as directional with a southbound movement only
and not lead to the corner of the intersection. The curb return should be depressed
to facilitate the future installation of an east-west crossing. See LCUASS Detail
1604 (page4, Arterial-Arterial) for the directional ramp design, but constructing only
one ramp for now:
(https://www.larimer.org/sites/default/files/apdxa_1601_2501.pdf)
The curb ramp has been revised to reflect Drawing 1604.
Comment Number: 10
10/20/2020: FOR HEARING:
The subdivision plat doesn't appear to properly define the boundary of the plat
in terms of the depiction of the property being platted, as it seems to be using information from
the annexation to describe the boundary, which would not be platted (presumably) with th e project.
The Plat has been corrected to define the property boundary ..
Comment Number: 11
10/20/2020: INFORMATION ONLY:
The project will need to provide a payment-in-lieu of construction of 80 feet of
local street portion of curb and gutter, asphalt, and subgrade for the 80 feet of
frontage along the northern boundary of the property not built to the ultimate
condition of Timberline Road. This will be specified in the development agreement
and due prior to the issuance of any building permit.
Noted.
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Comment Number: 12
10/20/2020: FOR FINAL PLAN:
Additional Timberline Road design information will be needed at time of final to
demonstrate that the interim improvements constructed with the project will be able
to remain in the ultimate condition. Among the additional design information would
be left, right, and centerline plan and profiles for both the interim and ultimate that
would show information designed with the East Ridge project for their interim and
ultimate to demonstrate consistency with both projects. Cross sections of both the
interim and ultimate (demonstrating that the interim horizontal and vertical design
will not be adjusted with the ultimate) that coincide with information on East Ridge
would also be required. Note that
7.4.1.B of LCUASS requires the offsite design to extend a total of 1,000 from the
end of construction of Timberline Road being an arterial.
This design will be provided subsequent to APU approval.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
10/19/2020: FOR INFORMATION:
The TIS has been received and reviewed. The information provided will be used for
subsequent comments regarding the conclusions.
Comment Number: 2
10/19/2020: FOR HEARING:
Further conversation is needed in regard to the analysis for the potential need of
northbound left turn lane into your site. As an arterial roadway, a left turn lane is
required and while Timberline will not be completely built out for some time, there
may be an interim way to restripe this section of roadway to
accommodate a center left turn lane until a median is built. Please review the
possibility of this with an interim striping plan.
Wohnrade Civil Engineers reviewed the possibility of providing an interim northbound center turn
lane along Timberline Road, and determined that it is
not feasible. Southbound traffic would be required to
jog around the left turn lane, resulting in a very
awkward transition. The multiple existing electrical
switches, cabinets and pedestals prevent us from
flattening/extending the taper further to the north. See
screenshot.
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Comment Number: 3
10/19/2020: FOR HEARING:
While we agree with the conclusion that a southbound right turn lane is not required
at this time, we would like to insure adequate sight distance for this access. Please
show a sight distance triangle within the utility and landscaping
plans to ensure the utility boxes and existing trees that are remaining, will not impede the sight distance.
The sight distance triangles have been added to the landscape plan. The existing trees will be removed; however, the
existing utility boxes do lie withing the site distance triangle.
Comment Number: 4
10/20/2020: FOR HEARING:
This project will be required to contribute a proportional contribution towards the
Timberline and Vine Capital project that currently is not fully funded. We will work to
determine the impact from this development and the expected fee in lieu.
Noted.
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
10/15/2020: FOR FINAL PLAN:
The site disturbance exceeds 1 acre in size. This will trigger the need for a State Construction Dewatering
Permit to be applied for and issued by the state prior to commencing construction on the site. Thank you
for submitting a Stormwater Management Plan and report.
Please use the updated Construction Control Measures notes for the City of
Fort Collins these can be found at the following link:
https://www.fcgov.com/utilities/img/site_specific/uploads/fcscm-appendix-f.pdf?1549566342
Please address all redlines provide on the Stormwater Management Plan.
The Erosion Control Notes have been updated, and comments contained in the SWMP have
been addressed.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2
10/19/2020: FOR HEARING:
The bioretention LID basin for sub-basins 1 & 1A is located in the bottom of the
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detention pond. Past experience shows this is not sustainable and will lead to
clogging and failure. Please relocate this rain garden to a different location.
The new site layout requires only one rain garden, which is separate from the
stormwater detention pond.
Comment Number: 3
10/19/2020: FOR HEARING:
The plans show details for extended detention, but no extended detention is
proposed. The rain garden is proposed in the pond. Please revise.
The rain garden has been removed from the bottom of the proposed detention
pond.
Comment Number: 4
10/19/2020: FOR FINAL PLAN:
Please provide the City's standard Rain Garden detail in the Utility Plan Set.
The City’s rain garden detail has been included on the detail sheet.
Comment Number: 5
10/19/2020: FOR FINAL PLAN:
The City recommends a plastic or concrete pipe, not CMP.
This culvert has been removed based on the new site layout.
Comment Number: 6
10/19/2020: FOR HEARING:
The City requires a signed letter of intent by the Lake Canal for the outfall into
their facility prior to a Hearing. A final signed agreement/easement is required before signing of mylars.
A copy of the signed Agreement is included in the APU Drainage Report.
Comment Number: 7
10/19/2020: FOR HEARING:
The rainfall intensities do not match City of Fort Collins Stormwater Criteria. Please revise.
We believe that using site-specific rainfall data and determining the area of impervious surfaces for each
drainage basin results in the most accurate representation of peak discharge from both the historic and
developed sites. The intensities generated from the NOAA data are actually higher than the COFC IDF data .
Comment Number: 8
10/19/2020: FOR HEARING:
The c-factors is the drainage report do not match City of fort Collins Stormwater Criteria. Please revise.
The runoff coefficients have been revised.
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Comment Number: 9
10/19/2020: FOR HEARING:
The required quantity detention from my calculations was around 6,700 cf, which
is higher than the 2,602 cf from the calculations in the drainage report. It appears there is extra
capacity in the pond, however the calculations need to be revised to better reflect City Criteria.
See revised pond routing.
Comment Number: 10
10/19/2020: FOR HEARING:
The release rate for the pond is not .2 cfs per the calculations and as stated in
the text of the report, but rather .11 cfs. Please explain why the difference.
The allowable release rate is 0.20 cfs, and the actual release rate as per the
new site layout is 0.11 cfs.
Comment Number: 11
10/22/2020: Please show the City of Fort Collins 16-inch water main on the
Utility Plan and the 36-inch storm sewer plan and profile sheets. This crossing
between the storm sewer and the water main was not shown.
The existing City water main has been shown on both the Utility Plan, and the
storm sewer plan and profile sheet.
Comment Number: 12
10/22/2020: The City Stormwater Department is looking at the 36 -inch storm
sewer design to make sure it meets all elevation and flow requirements and will
let the Applicant know if any changes are needed.
Noted.
Department: Boxelder Sanitation
Contact: Heidi Jenson, 970.498.0604, heidij@boxeldersanitation.org
Topic: General
Comment Number: 1
10/20/2020: FOR HEARING:
Please see attached comments and redlines.
Comments from Boxelder Sanitation District have been addressed.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
10/20/2020: FOR HEARING:
The transformer location for your site is not typically allowed in the utility
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easement adjacent to the right of way. Please provide a transformer location located on your site.
The transformer has been relocated to a location outside the utility easement.
Comment Number: 2
10/20/2020: INFORMATION:
Light and Power would like to remind you that all of our facilities must have a
ten-foot clearance away from all water, wastewater, and storm sewer facilities.
We
also require a three-foot clearance away from all other utilities with the exception of communication lines.
A minimum 10-foot clearance has been provided between the proposed transformer and other utilities.
Comment Number: 3
10/20/2020: INFORMATION:
Transformer locations shall be within 10' of a paved surface and m ust have a
minimum of an 8' clearance from the front side and a 3' clearance around the
sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and rear.)
The new transformer location meets these criteria.
Comment Number: 4
10/20/2020: INFORMATION:
Electric Capacity Fee, Building Site charges and any system modification
charges necessary will apply to this development.
Noted
Comment Number: 5
10/20/2020: FOR FINAL PLAN:
Please provide a one-line diagram and a C-1 form to Light and Power
Engineering. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
NOTED, C-1 TO BE PROVIDED.
Comment Number: 6
10/20/2020: INFORMATION:
You may contact Austin Kreager, project engineering if you have questions.
(970) 224-6152. You may reference Light & Power’s Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar
ds_FINAL_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Noted
Department: Environmental Planning
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Contact: Scott Benton, , sbenton@fcgov.com
Topic: General
Comment Number: 1
10/19/2020: FOR HEARING: The delineation of the NHBZ needs to follow the
actual conditions and not a strict 50-foot distance from the ditch top of bank.
Curb and parking lot, for instance, does not count as NHBZ but detention basins
are allowed. Reducing the NHBZ in some areas means that is must be
expanded in others to meet the required square footage.
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Please add a table to the site plan that includes the following:
- amount of buffer area that would be required by a 50' buffer from the ditch
- amount of buffer area provided on these plans
- minimum buffer distance
- maximum buffer distance
- average buffer distance
Comment Number: 2
10/19/2020: 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.”
The note has been added to the “Tree Mitigation Notes” on Sheet L-2 of the Landscape
Plan.
Comment Number: 3
10/19/2020: FOR HEARING:
Please change Native Seeding Note #1 to read as follows to emphasize the
importance of water absorption and release:
"PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF
AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE,
THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER
ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS
POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS."
The note has been changed per the comment.
Comment Number: 4
10/19/2020: FOR HEARING:
Please change Native Seeding Note #9 to read as follows to reflect the NHBZ
success criteria that will be detailed in the Development Agreement:
"Native seed area will be considered established when seventy percent total
cover is reached with less than ten percent consisting of noxious weeds and no
larger than one foot square bare spots and/or until deemed established by City planning services."
The note has been changed per the comment.
Comment Number: 5
10/19/2020: FOR HEARING:
Please clarify under the Native Shrubs list of the Plant Schedule if Amorpha
canescens/leadplant or Atriplex canescens/fourwing saltbush is to be planted.
Currently it is listed as Amorpha canescens/Fourwing saltbush.
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The plant schedule has been revised to show Atriplex Canescens / Fourwing Saltbush.
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Comment Number: 6 NOTED.
10/19/2020: INFORMATION ONLY:
Thank you for submitting an improved Weed Management Plan that addressed
many of my concerns. The effectiveness of the plan will be determined by how
well it is implemented; as this project proceeds through the review process and
a timeline becomes more clear we can discuss how to clearly communicate
weed management expectations to the applicant and construction contractors.
For example, Native Seeding Note #5 and the Weed Management Plan call for
treating existing weed populations prior to construction and NHBZ seeding.
Comment Number: 7 NOTED.
10/19/2020: FOR HEARING:
Prior to hearing, please provide documentation of coordination with the ditch
company to determine whether any easements or restrictions apply for the ditch.
Comment Number: 8 REQUIREMENTS NOTED.
10/19/2020: FOR FINAL PLAN:
Language for the Natural Resources section of the Development Agreement will
be provided to Engineering. The following items must be submitted prior to the
recording of the Development Agreement:
1. A cost estimate for landscaping in the Natural Habitat Buffer Zone (including
plant material, labor and irrigation)
2. A cost estimate for three years of monitoring and annual reporting of
landscape establishment in the Natural Habitat Buffer Zone
3. An annual monitoring and reporting plan
I can provide examples and additional detail for any of these items if needed.
Please contact me if you have any questions. A bond, letter of credit, or escrow
warranting the landscape installation, establishment, monitoring, and reporting
for the Natural Habitat Buffer Zone (125% of cost estimates) will be required
prior to issuance of a Development Construction Permit.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 1 NOTED, EXISTING INVENTORY PLAN PROVIDED.
10/21/2020: FOR HEARING – UNRESOLVED
Forestry met with Steve Steinbicker on-site to review existing trees. The tree
inventory plan that was submitted does not include condition or mitigation
information. Please compile this information in table format, which Forestry can
provide. Since all trees are less than six inches, no mitigation is required from a
Forestry perspective. However, Environmental Planning may want to mitigate
the trees to be removed from a wildlife perspective. Please contact Scott
Benton to schedule an on-site meeting. Forestry is happy to join the site visit if needed.
Please include surveyed locations of existing trees on an official landscape
sheet, in lieu of an aerial image. On this sheet, please show trees to be
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removed with a X over the symbol and any existing trees to remain with a unique symbol.
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In addition, please cloud in existing trees along the lake canal
and add a note that states off-site trees are to be preserved and protected. Can
you clarify if any trees along the Lake Canal fall on the property? If so, those will
have to be inventoried by Forestry prior to the next round of review.
Scott Benton agreed to forgo the site meeting until the new landscape plan is completed.
The comment will be addressed per the future meeting.
7/6/2020: PRE-SUBMITTAL: Forestry Tree Inventory
Trees provide many environmental and socioeconomic benefits including
reduced cooling expenses, providing natural wind breaks, improving air quality,
and increasing property values. There appear to be existing trees on-site and
near the limits of development. What are the anticipated impacts to them
associated with this development? Regardless of tree impact, please schedule
an on-site meeting with City Forestry (mroche@fcgov.com) to obtain tree
inventory and mitigation information. Existing significant trees should be
retained to the extent reasonably feasible. This meeting should occur prior to first round PDP.
A tree inventory plan and table have been added to the landscape plan set.
Comment Number: 3
10/21/2020: FOR HEARING
There don’t appear to be many utilities shown on the landscape plan. Please
provide labeled utility lines in order for Forestry to review tree separation requirements.
The utilities are shown on the landscape plan.
7/6/2020: INFORMATION ONLY FOR PDP
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
The separation notes have been updated and planting plan
has been adjusted per the comment.
Comment Number: 6
10/21/2020: FOR HEARING
Currently, there is only one species proposed in the ROW along Timberline
Road. In order to diversity street trees, please replace two or three of the David
Elm with Kentucky Coffeetree ‘Espresso’.
Kentucky Coffetree “Espresso” has been added as a street t ree. Some street trees are
located behind the detached walk due to utility conflicts.
Comment Number: 7
10/21/2020: FOR HEARING
Please include species diversity percentages in the plant list.
Species Diversity percentages have been added to the Plant Sc hedule.
Comment Number: 8
10/21/2020: FOR HEARING
Where possible, please provide mulch in the parking lot islands especially
where there are trees proposed. If mulch cannot be provided throughout, please
at least show mulch rings around all trees and shrubs that are placed in rock cobble/gray granite.
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A note has been added to the “Reference Note Schedule” regarding the placement of wood mulch rings at the base of
all plants.
Comment Number: 9
10/21/2020: INFORMATION ONLY
Final plant counts will be performed at FDP review.
Noted
Comment Number: 10
10/21/2020: INFORMATION ONLY
Forestry redlines are provided.
Noted
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Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 NOTED, EAE PROVIDED.
10/19/2020: FOR FINAL APPROVAL
FIRE LANE - EMERGENCY ACCESS EASEMENT- A dedicated fire lane is
required and the limits for an EAE have been indicated on the plat; however,
other plans identify it as an Access Easement and in some cases, limits are not well identified.
Comment Number: 2
NOTED, SIGNAGE TO BE PROVIDED.
10/19/2020: FOR FINAL APPROVAL
FIRE LANE SIGNAGE
> Fire lane sign locations or red curbing should be labeled and detailed on final
plans. Refer to LCUASS detail #1419 for sign type, placement, and spacing.
> Please add LCUASS detail #1418 to plan set.
Comment Number: 3 NOTED, EXISTING SE HYDRANT
TO BE REMOVED, PROVIDING NEW HYDRANT AT THE
ENTRY CURBCUT.
10/19/2020: FOR FINAL APPROVAL
WATER SUPPLY - One new hydrant is being proposed in the area along with
relocation of an existing hydrant on the NW corner of Timberline and International Blvd.
> Only one of those hydrants is required.
> Based upon the location of other hydrants in the area, I recommend installing
only the proposed hydrant near the drive entry.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 NOTED.
10/19/2020: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or
· Front Range Gust Map published by The Structural Engineer's Association of
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Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code: 2018 IECC commercial chapter.
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Comment Number: 2
10/20/2020: BUILDING PERMIT: NOTED.
Commercial occupancies must provide 10ft setback from property line and 20
feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.
Comment Number: 3
10/20/2020: BUILDING PERMIT: NOTED, FIRE
PROTECTION SYSTEM NOT REQUIRED.
City of Fort Collins amendments to the 2018 IBC require a full NFPA -13 sprinkler system per
IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements).
Comment Number: 4
10/20/2020: BUILDING PERMIT: NOTED.
Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
Comment Number: 5
10/20/2020: BUILDING PERMIT: NOTED.
A City licensed commercial general contractor is required to construct any new commercial structure.
Comment Number: 6
NOTED, WE WILL SCHEDULE THAT AT THE APPROPRIATE
TIME.
10/20/2020: Building Permit Pre-Submittal Meeting:
Please schedule a pre-submittal meeting with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards listed below. The proposed project should be in the
early to mid-design stage for this meeting to be effective. Please work with your
Coordinator to schedule a pre-submittal meeting. Applicants should be
prepared to present site plans, floor plans, and elevations and be able to
discuss code issues of occupancy, square footage, type of construction, and
energy compliance method being proposed.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2 NOTED.
10/19/2020: FOR INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Topic: Plat
Comment Number: 1 PLAT REVISED.
10/19/2020: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response letter.
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Department: Comcast
Contact: Don Kapperman, 970.567.0245, don_kapperman@comcast.com
Topic: General
Comment Number: 1 NOTED.
10/20/2020:
Comcast has fiber , coax in this area.
Please call in locates so we can meet on site to discuss where it needs to be moved to.
This will take 3-4 weeks to complete.
Comment Number: 2 NOTED.
10/20/2020:
The call out on page 6 is a Comcast Pedestal / fiber Node that feed everything
on International BLVD and feeds everything on the north west corner of E. Vine and Timberline.
Can you send me a time line on this relocate project.
Also can you send me the billing information so I can get working on the estimate.
If you have any questions feel free to call my cell.