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HomeMy WebLinkAbout3516 S MASON MEDICAL AND RETAIL MARIJUANA STORE - BDR200011 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS CommunityDevelopment and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 fax fcgov.com/developmentreviewAugust 14, 2020Applicant Responses are below in different font and different color 4/19/2021David Eisenstein BlockwickEisenstenKarahenbuhl, LLC2672 Northpark Dr Suite 200Lafayette, CO 80026RE: 3516 S Mason Medical and Retail Marijuana Store, BDR200011, Round 1Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 3516 S Mason Medical and Retail Marijuana Store. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment Summary:Department: Planning ServicesContact: Shawna Van Zee, 9702246086, svanzee@fcgov.comTopic: Building ElevationsComment Number: 1 Comment Originated: 08/11/202008/11/2020: For Approval:There is currently rooftop mechanical equipment on the building that is not being shown on the elevations and must be screened from view from the rightofway. Please show how you intend to screen this equipment.A Site Section (Sheet 3) has been added to show screening.Comment Number: 2 Comment Originated: 08/11/202008/11/2020: For Approval:Please add a note to the elevations indicating that the signage shown on the elevations is for illustrative purposes only and will not be evaluated through a separate permitting process.A note has been added.Topic: GeneralComment Number: 5 Comment Originated: 08/11/202008/11/2020: For Approval:Please see my redlines for more details and additional comments.Redlines on the plan sets have been addressed.Comment Number: 6 Comment Originated: 08/14/202008/14/2020: For Approval: Further coordination with the ditch company will be needed to clarify easement details and requirements. This may affect the location of the trash enclosure and landscaping.Trash enclosure has been removed and trash will be stored inside the building. Proposed ditch companyeasement15’ from the top of the bank is shown on the plans. Topic: Lighting PlanComment Number: 4 Comment Originated: 08/11/202008/11/2020: Information Only:I see that your lighting is above three thousand (3,000) degrees Kelvin, but is dimmable. Please ensure that this function is operable in the field.Acknowledged.Topic: Site PlanComment Number: 3 Comment Originated: 08/11/202008/11/2020: For Approval:It appears that the trash enclosure is over 6 feet tall. For structures taller than 6 feet you will need to have a structural engineer design the enclosure to meet local wind loads and a building permit would be required, so another option would be to make it 6 feet tall or less.Trash enclosure has been removed.Department: Engineering Development ReviewContact: Morgan Stroud, 9704164344, mstroud@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 08/10/202008/10/2020: For Approval:Please send me the approved variance request for the "Mason Street curb cut located less than LCUASS Table 73" that is listed in the utility plan sets.This is included with this submittal.Comment Number: 2 Comment Originated: 08/10/202008/10/2020: For Approval:In the utility plan set, please show where the existing driveway ends to the south and where the southern curb ramp is located. With how the overall site plan is currently, it is difficult to tell how wide the proposed driveway will be and how long the stretches of sidewalk that are 4 feet wide will be along Mason Street.Clarity has been added to the access drive and sidewalk to the south.Comment Number: 3 Comment Originated: 08/10/202008/10/2020: Development Construction Permit:Please submit a cost and quantiles estimate for the public infrastructures planned for this project. This will determine what kind of permit will be needed to construct the public improvements. The spreadsheet for the costs and quantities can be found at this link under the heading "Development Construction Permit (DCP)": https://www.fcgov.com/engineering/devrev.phpThis is included with this submittal.Comment Number: 4 Comment Originated: 08/10/202008/10/2020: For Approval:Please see my redlines for more details and additional comments.Redlines have been addressed.Comment Number: 5 Comment Originated: 08/11/202008/11/2020: Development Agreement:Please fill out the information for Development Agreement form and return it to me. Once all contributing departments have their comments resolved, we will be able to draft a Development Agreement.This is included with this submittal.Department: Traffic OperationContact: Martina Wilkinson, 9702216887, mwilkinson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 07/31/202007/31/2020: Thank you for the information regarding your anticipated traffic. It is likely close to 200 trips per day (which meets the threshold for waiving a traffic study), and given the infrastructure and newly built intersection at Mason and Horsetooth, no offsite mitigation is anticipated, and thus no further traffic review is needed.Acknowledged.Comment Number: 2 Comment Originated: 07/31/202007/31/2020: Thank you for closing the one access, and providing a sidewalk. The red paint on the curb next to the access to be closed will need to also be removed (not painted over redo curb or sand blast off.A note has been added to remove paint from curb.Department: PFAContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.orgTopic: GeneralComment Number: 1 Comment Originated: 08/07/202008/07/2020: FIRE LANE DEDICATION> The limits of the fire lane are indicated on the plans as a 20 foot width. Historically, the fire lane is dedicated to cover the full width of the drive aisle when that width exceeds 20 feet. As that applies to this site, the southern half of the fire lane is fine as shown but the northern half of the fire lane should extend northward. The limits of the fire lane have been adjusted as requested. > The single No Parking Fire Lane sign is approved as shown for plan approval, however, fire inspection in the field may identify another location to post signage. TBD at time of CO. Acknowledged.> The replat should reflect the Emergency Access Easement dedication. Otherwise it shall be dedicated by separate document.Emergency Access Easement has been added to the replat.Comment Number: 2 Comment Originated: 08/07/202008/07/2020: ADDRESS POSTINGThe applicant is proposing to place the address on a vertical concrete, "bench" facing west. The elevation drawings indicate the general location. PFA has no problem with this location so long as proposed vegetation does not obscure the address as the vegetation matures.Acknowledged.Department: Stormwater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 07/31/202007/31/2020: FOR APPROVAL:Please provide a drainage memo documenting the change in impervious area including modified impervious areas. Modified impervious areas include those areas that have a significant change in grade or are modified to the subgrade. Stormwater quality requirements including Low Impact Development (LID) are triggered at 1000 square feet of new or modified impervious area. A variance may be applied for based on justifiable engineering site constraints; please contact me to discuss any proposed variance.The drainage memo is included with this submittal.Contact: Jesse Schlam, 9702182932, jschlam@fcgov.comTopic: Erosion ControlComment Number: 2 Comment Originated: 08/03/202008/03/2020: Information Only:The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion andSediment Control Materials to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosionAcknowledged, to be submitted by contractor.Comment Number: 3 Comment Originated: 08/03/202008/03/2020: For Final:Please submit an Erosion Control Plans to meet City Criteria. Ch 2 Section 6.1.3 please see returned redlines as some of the proposed controls were not ideal for a site like this. Also please ensure it meet the criteria as there were specific items missing from the plan submittal.Erosion Control Plans have been updated to meet City Criteria.Comment Number: 4 Comment Originated: 08/03/202008/03/2020: For Final:Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Ch 2 Section 6.1.5 Escrow calculation was never providedThis calculation is included with this submittal.Department: WaterWastewater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 07/31/202007/31/2020: The water service (meter) will need to be changed from Fort Collins Loveland Water District to Fort Collins Utilities. This requires the addition of a curb stop and replacement of the meter box; please show proposed locations and appropriate detail drawings in plan updates. Please contact me with any questions.Plans have been updated to address these comments.Comment Number: 2 Comment Originated: 07/31/202007/31/2020: Please show both water and sewer services on the plans (no sewer service seen currently).There are discrepancies in how the water service is shown between the utility and site plans. The utility plans show it under the proposed seating area adjacent to the tree this does not meet separation requirements and installing features such as walls over the service, which is not advisable. Please verify location and coordinate plans to ensure separation requirements listed in the landscape plans are met.The existing sanitary sewer has been surveyed and is now shown. A new water line is now being proposed after the meter to replace the existing one (same size) and is shown. The existing line from the street to the meter will remain.Comment Number: 3 Comment Originated: 07/31/202007/31/2020: Please document that the existing ¾inch water service for the building is sufficient for the proposed uses.Please note the annual allotment associated with this service is 293,270 gallons. A water fixture count from Boulder Engineering (BEC) is provided with this submittal confirming ¾ inch service is sufficient.Comment Number: 4 Comment Originated: 08/05/202008/05/2020: Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26306 Wastewater Discharge Permit Requirements and Section 26332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970)2216900, to discuss these requirements and how they apply to this development.Acknowledged. This is a retail facility with no grow, cultivation, or processing occurring.Department: Light And PowerContact: Austin Kreager, 9702246152, akreager@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 08/11/202008/11/2020: FOR APPROVAL:As mentioned in the conceptual review, three phase service for this site will require significant system modifications to accommodate. We will need to cut in a new vault in the parkway and set a new transformer on your site. Please show a proposed transformer location on your next submittal.3 phase will not be used. A revised request form is included with this resubmittal.Comment Number: 2 Comment Originated: 08/11/202008/11/2020: FOR APPROVAL:Thank you for submitting a C1 form. Please submit a oneline diagram with your next submittal.This has been added to the Photometric Plan Sheet.Comment Number: 3 Comment Originated: 08/11/202008/11/2020: INFORMATION:Transformer locations shall be within 10' of a paved surface and must 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.)Acknowledged.Comment Number: 4 Comment Originated: 08/11/202008/11/2020: INFORMATION:Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development.Acknowledged.Comment Number: 5 Comment Originated: 08/11/202008/11/2020: 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.Acknowledged.Comment Number: 6 Comment Originated: 08/11/202008/11/2020: INFORMATION:You may contact Austin Kreager, project engineering if you have questions. (970) 2246152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfYou may reference our policies, development charge processes, and use ourfee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.Acknowledged.Department: Environmental PlanningContact: Scott Benton, sbenton@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 08/11/202008/11/2020: FOR APPROVAL: The Natural Habitat Buffer Zone (NHBZ) needs to be delineated and labeled on the site, grading, utility, and landscape plan.The NHBZ has been delineated on the site, grading, utility, and landscape plans. See also applicant’s supplemental responsesto comments from Environmental Planning provided with this submittal.Comment Number: 2 Comment Originated: 08/11/2020FOR APPROVAL: Please also depict the wetlands that were delineated by the Ecological Characterization Study. Avoiding these wetlands are critical unless federal permits are desired. These wetlands also need to be demarcated in the field prior to any restoration activities to avoid disturbance. The wetlands delineated by the ECS have been depicted. See Figure 2 of the ECS. Note also these wetlands are quite small and are within the existing area of the Larimer County Canal No. 2. Applicant will not be conducting any activities in these areas.Comment Number: 3 Comment Originated: 08/11/2020FOR APPROVAL: Please add an Environmental Planner signature to all utility plans that show the buffer zone.Signature Block has been added to utility plans, as applicable.Comment Number: 4 Comment Originated: 08/11/2020FOR APPROVAL: Please add the following note on all sheets of the site, landscape and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. The NHBZ note has been added to the site, civil, and landscape plans. Per comment #1, the NHBZ has also been delineated on these plans. The NHBZ area is consistent with the “Restoration Area” shown in Figure 3 of the ECS submitted in conjunction with this application.ERO Resources Corporation (ERO) will provide an updated Figure 3 when it completes the weed management plan. See response to comment #7 below. 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 ditchamount of buffer area provided on these plansminimum buffer distancemaximum buffer distanceaverage buffer distance The table has been added to the site plan.Comment Number: 5 Comment Originated: 08/11/2020FOR APPROVAL: Trash receptacles are not an acceptable use within the NHBZ. If trash receptacle can’t be relocated, then additional screening plantings than what is depicted on the Landscape Plan on the ditch side of the receptacle will be required.Trash receptacle has been removed from the plans.Comment Number: 6 Comment Originated: 08/11/2020FOR APPROVAL: The gravel/concrete pad on the eastern side of the building (located in the NHBZ) should be removed and replaced with additional native plantings and/or seeding.This is addressed in the revised landscape plans. The proposed planter, bench and crusher fines are outside of the NHBZ. These proposed improvements will provide a transition between the high human activity in and adjacent to the building and the NHBZ.Comment Number: 7 Comment Originated: 08/11/2020FOR APPROVAL: Weed management is an expressed goal in the project narrative and recommended action by the ECS, therefore a well thought out approach to weed management is needed. A weed management plan needsto be provided. I can provide assistance if desired. A weed management plan pertaining to the NHBZ is being prepared by ERO Resources Corporation (ERO). ERO has been in communication with Scott Benton to discuss the contents and required elements of the plan. Based on that communication ERO is proceeding to prepare the plan that addresses restoration, weed management, monitoring, and reporting in the NHBZ area. The plan will be provided as soon as it is completed. The applicant will not conduct any weed management activity within the existing area of the Larimer County Canal No. 2, i.e, below the top of the bank of the ditch, and therefore the plan will not address that area.Comment Number: 8 Comment Originated: 08/11/2020FOR APPROVAL: Within the natural habitat buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Specifically, the species to be used need to be native to the Front Range. Please clarify the species of ornamental grass to be planted in the formed concrete planter on the east side of the building.This is addressed in the revised landscape plans. Only native species will be planted in the NHBZ.The ornamental grass in the concrete planter on the east side of the building is outside the NHBZ boundary. Calamagrostis brachytricha is a clump forming non-native species that is not invasive and will not spread or self-propagate. It is selected for its ability to tolerate the partial shade conditions along the building wall. The native species proposed for the NHBZ would not thrive in this planter.Comment Number: 9 Comment Originated: 08/11/2020FOR APPROVAL: One of the deciduous shade trees to be planted in the NHBZ is not on the City’s Native Plant List (https://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf?1362179305): Acer grandidentatum, bigtooth maple. Please replace with a native species. This is addressed in the revised landscape plans. No shade trees will be planted in the NHBZ.Comment Number: 10 Comment Originated: 08/11/2020RECOMMENDED: A basic soil test is recommended prior to restoration work to assess suitability and deficiencies of the soil, thus improving the chances of success of restoration.Comment Acknowledged.Comment Number: 11 Comment Originated: 08/11/2020DA/DCP: Language regarding the protection and enhancement of the NHBZ will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit (DCP) that accounts for the installation and establishment of the NHBZ. Prior to DCP, please provide an estimate of the landscaping costs for the NHBZ, including materials, labor and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount.An estimate of landscaping costs for the NHBZ is supplied with this submittal.Comment Number: 12 Comment Originated: 08/11/2020INFORMATION ONLY: With the previous use as an automotive repair shop, was a Phase I Assessment required by the lending institution or considered as part of due diligence? No. As per the lease between the current owner and auto repair business, this location can be used only for storage and office purposes.Comment Number: 13 Comment Originated: 08/11/2020FOR APPROVAL: Thank you for providing a photometric plan with this PDP submittal. Current plans illustrate light spillage into the delineated NHBZ. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from offsite sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. The physical constraints of the site make this a very difficult task, but currently the photometric plan shows light levels as high as 9.3 footcandles in the NHBZ. Efforts need to be made to decrease the light spillage. The ‘WW3’ light fixture depicted on the luminaire cutsheets has a 5100K color temperature; a maximum of 3000K is allowed as per LUC 3.2.4(D)(11). Please replace with a luminaire that meets the code. Light fixtures with timers, dimming, or shutoff capabilities could be utilized.Lighting plans have been revised in accordance with the applicable requirements.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number: 6 Comment Originated: 08/06/20208/6/2020: FOR FINAL APPROVALPlease provide 10 feet between the Texas Red Oak and the existing water line.Texas Red Oak adjusted to provide 10 foot clearance.Comment Number: 7 Comment Originated: 08/06/20208/6/2020: FOR FINAL APPROVALPlease include Species Diversity Percentages in the plant list table. Please note that canopy shade trees shall complete at least 50% of all tree plantings onsite.Species diversity percentages added to plant list table. Confirmed that at least 50% of all tree plantings are canopy shade trees.Comment Number: 8 Comment Originated: 08/06/20208/6/2020: FOR FINAL APPROVALPlease provide a detail for the seat wall around the proposed Princess Kay Plum tree.It is a custom concrete bench with openings as depicted in the South Parking Lot Elevation on Sheet 5.Department: Building ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 08/10/202008/10/2020: This building is currently a M, B, and S1 vehicle repair garage therefore the change to all retail M will be a partial change of occupancy. The building must meet current code for all areas changing. Contact Russ Hovlandin Building Services to verify what scope of work will require a building permit.Acknowledged and will be addressed at time of building permit submittal.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: Building ElevationsComment Number: 6 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:There are line over text issues. See redlines.Line over text issues have been addressed.Comment Number: 7 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:There is text that needs to be masked. Mask all text in hatched areas. See redlines.Text has been masked.Topic: Construction DrawingsComment Number: 9 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:Please revise the subtitle as marked. See redlines.Subtitle has been revised.Comment Number: 10 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:There are line over text issues. See redlines.Line over text issues have been addressed.Comment Number: 11 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:There is text that needs to be masked. Mask all text in hatched areas. See redlines.Text has been masked.Topic: Landscape PlansComment Number: 8 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:There are line over text issues. See redlines.Line over text issues have been addressed.Text has been masked.Topic: PlatComment Number: 1 Comment Originated: 08/10/202008/10/2020: 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. The changes requested in the comments have been addressed in the revised replat document.Topic: Site PlanComment Number: 2 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:Please revise the legal description as marked. See redlines. The legal description has been changed to match the replat.Comment Number: 3 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. The sheet titles have been updated to match as noted.Comment Number: 4 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:There are line over text issues. See redlines.These have been masked/adjusted as noted.Comment Number: 5 Comment Originated: 08/10/202008/10/2020: FOR FINAL APPROVAL:There is text that needs to be masked. Mask all text in hatched areas. See redlines.The text in hatched areas has been masked.Department: Outside AgenciesContact: Melissa Buick, Larimer County Canal No 2, melissahbuick@gmail.comTopic: GeneralComment Number: 1 Comment Originated: 08/13/202008/13/2020: Larimer County Canal No. 2 Irrigating Company ("Company") is concerned with the plans for the development of 3516 S. Mason and submits for following comments:The Company needs to have unobstructed access to the ditch and ditch easement in order to operate and maintain the ditch for the delivery of water to its shareholders. The plans on the east side of the development, as they currently exist, encroach and obstruct the ditch and the ditch easement. Specifically, the stairs and guard for the public access on the east side of the building, the trash enclosure, landing, portions of the concrete planter, Native Garden, part of the loading zone as well as the seeding and landscaping are all located within the ditch easement. There can be no obstruction to the ditch and ditch easement including any seeding and/or landscaping within the ditch or ditch easement. Additional concerns are, public access through the ditch easement and that the ditch and ditch easement remain free of trash and construction debris. In order to avoid disruptions to current ditch operations we request the landowner keeps us informed as they prepare to move forward with their plans for the project. This will permit the Company’s ditch superintendent to work with the landowner to ensure that any project will not adversely impact the ditch, ditch easement or ditch operations accordingly. Representatives of the applicant met with ditch company representatives and City staff at the site in October 2020. The location and size of the requested easement was discussed, and this has been added to the plans. The trash enclosure has been removed and landscaping plans have been revised to address concerns of the ditch company. Revised plans are being provided to the ditch company and applicant is working with the ditch company for the preparation of an easement document requested by the ditch company.