HomeMy WebLinkAboutOFFICE AND LIGHT INDUSTRIAL AT TECHNOLOGY PARKWAY - PDP200016 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewNovember 17, 2020Jason
Messaros BHA Design Inc.1603 Oakridge Drive, Suite 100Fort Collins, CO 80525RE: Office and Light Industrial on Technology Parkway, PDP200016, Round Number 1Please see the following
summary of comments from City staff and outside reviewing agencies for your submittal of Office and Light Industrial on Technology Parkway. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 9702216695 or via email at tsullivan@fcgov.com.
Comment Summary:Department: Planning ServicesContact: Kai Kleer, 9704164284, kkleer@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 11/17/202011/17/2020
FOR HEARING: The "Exception" request was submitted for 3.5.3(C)(2) which improperly interprets the standard. The exception does not allow for parking or drive aisles within this space
between the building and street. The applicant will be required to submit a Modification of Standard and base the request on the criterion located in Section 2.8.2 of the Land Use Code.
3.5.3(C)(2) – Orientation to Buildto Lines for Streetfront Buildings is a foundational standard of the City’s Land Use Code that requires a building to be brought to a street corner
(Precision and Technology). Considering the context of the area, staff would support a modification of standard to 3.5.3(C)(2)(a), however, a plan must demonstrate an ‘equal to or better
than’ approach by incorporating the following:•Bring the short end of the building no more than 15 feet away from Precision Drive. Additional coordination with stormwater staff will
be needed. •Provide internal walkways that directly connect prominent entryways facing Technology Parkway to the street sidewalk. The internal walkway should be 8 feet wide and where
it crosses a drive aisle feature a raised or treated surface in a way that gives priority to the pedestrian. The walkway should also feature adjoining landscape, pedestrian lights, and
trees in all areas feasible.•A larger parking lot setback from the street that accommodates room for landscaping that utilizes a palette of plants that provides yearround interest and
additional tree canopy, a low wall that runs the length of the building and brings element material used in the building to the street, pedestrian amenities such as benches, dog waste
stations, pedestrian lights, and trash cans which are tucked into two pockets of the overall design that fronts technology parkway.BHA: The plan has been adjusted to pursue a better
than approach by adding a substantial pedestrian amenity zone a thenortheast corner of the building featuring a large structure, seating and bike amenities. A landscape buffer is provided
along the Technology Parkway frontage that is larger than required and pedestrian amenities including a structure, seating and bike facilities is provided at the southeast corner with
a large connecting walk with an elevated speed table type driveway crossing. The parking along the north portion of the building has been removed and replaced with a large pedestrian
/ garden area.Comment Number: 2 Comment Originated: 11/17/202011/17/2020 FOR HEARING: Regarding the photometric plan, please provide a boundary that identifies the 20-foot
mark beyond the property line. There are a few areas of concern along Precision and Rock Creek Drives that may exceed the maximum permissible light levels.BHA: Comment Number: 3
Comment Originated: 11/17/202011/17/2020 FOR HEARING:The parking maximum for the site is being exceeded, however, once the building is oriented toward Precision Drive this issue
may be resolved.BHA: Parking has been reduced to not exceed maximum allowed.Comment Number: 4 Comment Originated: 11/17/202011/17/2020 FOR HEARING: The western face of the
building needs an additional walkway to connect the south side of the site to the north. The landscaping that currently exists at the headin location of the parking stalls should be
moved closer to the building to make room for the walkway. It is recommended that the walkway continue through the head in area of the parking spaces in the center of the site.BHA:
A walk is proposed along the building frontage on the west side of the building along the head in parking stalls. No walk is provided within the center area as this is a flex space intended
to accommodate large vehicle movements as needed when the buildings become occupied.Department: Engineering Development ReviewContact: Marc Virata, 9702216567, mvirata@fcgov.comTopic:
GeneralComment Number: 1 Comment Originated: 11/17/202011/17/2020: FOR HEARING:The response indicated the ability for lot 2 and lot 3 to be able to potentially tie into the
north and south drive aisles respectively. Please then have the plat extend the EAE and UDAE to the western boundary of Lot 1 to facilitate the legal right for the connection.ELS: Easements
updated.Comment Number: 2 Comment Originated: 11/17/202011/17/2020: FOR HEARING:Please have a directional access ramp (with truncated dome detection) added facing east to
cross Technology Parkway at the southeast corner of the site. Note that a directional ramp facing south to Rock Creek Drive should not be added.Aspen: HC Ramp added. Comment Number:
3 Comment Originated: 11/17/202011/17/2020: FOR HEARING:While the plans do appear to label the sidewalk widths in rightofway (5' on Rock Creek and Technology Parkway, and
4.5' on Precision) they don't appear to provide a dimension to indicate the parkway. Please look to either provide the clear dimensioning of the parkway on pertinent sheets, or provide
a cross section on the cover sheets on the plans.Aspen: Dimensions added for parkways.Comment Number: 4 Comment Originated: 11/17/202011/17/2020: FOR HEARING:There is a vent
pipe identified in the existing conditions sheet appears to be in conflict with the sidewalk extension and isn't allowed to be in the parkway. Please look to have this relocated out
of rightofway and at least 1 foot behind the sidewalk. Similarly, there appears to be a telephone pedestal along Rock Creek that would be in the parkway and would need to be converted
to a flush mount, or relocated 1 foot behind the sidewalk.Aspen: Vent pipe has been noted as needing to be relocated in demo and utility plan.Comment Number: 5 Comment Originated:
11/17/202011/17/2020: INFORMATION ONLY:The sidewalk connection west along Lot 3 to complete the Rock Creek sidewalk is appreciated as it closes the remaining gap along the entire Rock
Creek Drive corridor.Aspen: Acknowledged.Comment Number: 6 Comment Originated: 11/17/202011/17/2020: INFORMATION ONLY:Note that truncated dome detection is no longer required
for the driveway approaches in rightofway, this is based on a premise that these drive approaches do not carry a high volume and/or align with public streets. They may be installed if
still desired by the engineer of record.Aspen: Acknowledged.Comment Number: 7 Comment Originated: 11/17/202011/17/2020: INFORMATION ONLY:Note that truncated dome detection
is no longer required for the driveway approaches in rightofway, this is based on a premise that these drive approaches do not carry a high volume and/or align with public streets. They
may be installed if still desired by the engineer of record.Aspen: Acknowledged.Comment Number: 8 Comment Originated: 11/17/202011/17/2020: INFORMATION ONLY:Since the only
development plan being approved is for Lot 1, the development agreement associated with the plan approval would be for Lot 1 only.Aspen: Acknowledged.Department: Traffic OperationContact:
Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 11/16/202011/16/2020: FOR INFORMATION:Thank you for providing the
availability of cross access to the parcel to the west should that develop. Could you also include the access to Fossil Ridge HighSchool on the south side of Rock Creek within your
plans so the proximity and spacing from your proposed access can be reviewed?Aspen: The existing drive access to the school has been added to the plans.Comment Number: 3 Comment
Originated: 11/17/202011/17/2020: FOR INFORMATION: Trees should not be planted within 50 feet on the advance to a stop sign. Please make sure the tree on Technology approaching Rock
Creek, and on the tree on Precision approaching Technology are set back accordingly.BHA: Trees are 50’+ from stop signs.Topic: Traffic Impact StudyComment Number: 1 Comment
Originated: 11/16/202011/16/2020: FOR INFORMATION:The Traffic Memo has been received, reviewed and the general conclusions accepted by the City. No further traffic review will be
required unless significant changes are made within this project that would alter the findings of this report.Acknowledged.Department: Stormwater Engineering – Erosion and Sediment
ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 Comment Originated: 11/12/202011/12/2020: FOR FINAL:Thank you for
submitting Erosion and sediment plans with your PDP level submittal. Please see redlined plans for minor comments. We will be expecting final plans, Erosion control security calculations
and an Erosion and sediment control report with first FDP submittal.Aspen: Acknowledged. Minor comments addressed/corrected.Department: Stormwater EngineeringContact: Wes Lamarque,
9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 11/15/202011/15/2020: FOR HEARING:The text in the Drainage Report states 75% of the
sites paved and sidewalk impervious areas need to be treated with a LID technique. Please revise to include the building roof as well.Aspen: LID Basins have been revised based on new
calculations. Please see LID basin calcs and plans for details.Comment Number: 3 Comment Originated: 11/15/202011/15/2020: FOR HEARING:The LID table only includes new impervious
area for pavement and walks as well. This needs to include new impervious area for the entire site, including any building roofs. Please revise calculations and add additional LID
measures if the new total is below 75% of the site's impervious area.Aspen: LID Basins have been revised based on new calculations. Please see LID basin calcs and plans for details.Comment
Number: 4 Comment Originated: 11/15/202011/15/2020: FOR HEARING:The quantity detention calculation has a higher cfactor of .72, where a cfactor of .68 was used for all the
other calculations.Aspen: This has been corrected.Comment Number: 5 Comment Originated: 11/15/202011/15/2020: FOR HEARING:Please provide more detailed grading for the LID
basins. This would include labeling of contours and additional spot elevations. This is to confirm, before a Hearing, that the space provided is adequate to maintain maximum slope
requirements. There is also a requirement of a 2feet wide flat strip between the sidewalk and the rain garden slope.Aspen: LID Basins have been revised and additional information added
to plans for clarity.Comment Number: 6 Comment Originated: 11/15/202011/15/2020: FOR HEARING:Please provide the City's standard Rain Garden detail instead of the one already
inlcuded.Aspen: LID Basin detail has been updated with City’s most current.Comment Number: 7 Comment Originated: 11/15/202011/15/2020: FOR HEARING:Please propose permanent
erosion control matting, like scour stop, instead of any riprap.Aspen: Riprap has been removed from minor run downs and replaced with North American Green C350 fabric. Where large
storm pipes discharge to pond, riprap is still utilized. Comment Number: 8 Comment Originated: 11/15/202011/15/2020: FOR HEARING:There appears to be a few tree and storm
sewer conflicts that need to be resolved. The spacing requirement is 10 feet.BHA: Acknowledged and revised.Department: WaterWastewater EngineeringContact: Wes Lamarque, 9704162418,
wlamarque@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 11/15/202011/15/2020: The water meter is located in the public utility easement. Generally, these
need to be out of these utility easements. In this case, coordination needs to take place to determine if a better solution exists.Aspen: The water meter has been moved. See revised
plans.Comment Number: 2 Comment Originated: 11/15/202011/15/2020: The water utility details show a fire hydrant being proposed, but no hydrant was shown on the Utility Plan.
Please clarify.Aspen: Fire hydrant has been added at SW corner of project and coordinated with PFA.Department: Outside AgenciesContact: Todd Sullivan, 9702216695, tsullivan@fcgov.comTopic:
GeneralComment Number: 2 Comment Originated: 11/17/202011/17/2020: South Fort Collins Sanitation District, Nate Ensley, 970.226.3104 x113Please see redline comments. "Pages
from UTILITY PLANS_SFCSD Comments and Redlines.pdf"Aspen: Minor comments/redlines have been addressed.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic:
GeneralComment Number: 1 Comment Originated: 11/17/202011/16/2020: FOR HEARINGAccording to an aerial image of the site, there do not appear to be any existing trees on this
property. Please confirm this. If there are trees, please schedule an onsite meeting with City Forestry to collect tree inventory and mitigation information. This meeting shall occur
prior to the next round of review. Existing significant trees shall be preserved and protected to the extent reasonably feasible.BHA: This is correct, there are no existing trees on
site.Comment Number: 2 Comment Originated: 11/17/202011/16/2020: FOR HEARINGIn the plant list, please provide quantities of all trees, shrubs, perennials, annuals, grasses
and bulbs. In addition, please include the Species Diversity Percentages for all trees (canopy, ornamental, and evergreen).BHA: Quantities and percentages are provided.Comment Number:
3 Comment Originated: 11/17/202011/16/2020: FOR HEARINGSpecies ListPlease do not specify the following species on this plan: Emerald Queen Norway Maple, Swamp White Oak, English
Oak, Northern Red Oak, or Newport Plum. These species do not thrive in Fort Collins soil and climate. Please incorporate the following species in their place: Green Mountain or Fall
Fiesta Sugar Maple, Chinkapin Oak, Texas Red or Shumard Oak, Choice City Elm, Hot Wings Tatarian Maple, Suckerpunch Chokecherry, and Thornless Cockspur Hawthorn. For additional winter
interest and texture, please incorporate Regal Prince Oak or Crimson Spire Oak (these trees typically hold onto their leaves through the winter and create visual interest).Please note
that Scotch Pine should be planted in limited quantities. Additional evergreens to include on the plans are Taylor, Woodward, or Skyrocket Juniper, Baby Blue Eyes Spruce, and Southwestern
White Pine.BHA: Plant species revised.Comment Number: 4 Comment Originated: 11/17/202011/16/2020: FOR HEARINGPlease explain why the Ponderosa Pine root ball/method of transplant
is noted as “spaded”. Are these trees larger than 6’ height or being transplanted from another site? It would be helpful to know the exact locations of the future spaded trees.BHA:
Revised, this note has been omitted.Comment Number: 5 Comment Originated: 11/17/202011/16/2020: FOR HEARINGThere are numerous tree/utility conflicts across the site. Please
review the following tree/utility separation guidelines and adjust tree locations wherenecessary. Please ensure all utility lines are labeled on the site/landscape plan. Also provided
are redlines which highlight areas of conflict. 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines6’ between tree and public water, sanitary,
and storm sewer service lines4’ between trees and gas linesBHA: Locations have been revised.Comment Number: 6 Comment Originated: 11/17/202011/17/2020: FOR HEARINGPlease note
that canopy shade trees must make up at least 50% of all tree plantings.BHA: Canopy trees are 50% of tree plantings and percentages shown on table.Department: Light And PowerContact:
Rob Irish, 9702246167, rirish@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 11/16/202011/16/2020: FOR HEARING: The transformer location shown does not
appear to be meeting clearance requirements from the proposed doorway. When located close to a building, please provide required separation from building openings as defined in Figures
ESS4ESS7 in Light & Powers Electric Service Standards. http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulationsAspen: See new transformer
location that has been moved away from the building.Comment Number: 2 Comment Originated: 11/16/202011/16/2020: FOR HEARING: Please provide adequate space along the private
drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities,
and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans.Aspen: electric service has been placed 10’ away from other
utilities as requested.Comment Number: 3 Comment Originated: 11/16/202011/16/2020: FOR HEARING: Streetlights will be placed along public streets. A 40 feet separation on
both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. One
possibly two streetlights will need to be added along Precision Dr. adjacent to this site. Adjustment of a couple of trees along Precision Dr. may be necessary.BHA: Acknowledged and
locations have been adjusted.Comment Number: 4 Comment Originated: 11/16/202011/16/2020: FOR HEARING: Any proposed Light & Power electric facilities that will remain within
the limits of the project must be located within public rightofway or in a utility easement.Aspen: Acknowledged.Comment Number: 5 Comment Originated: 11/16/202011/16/2020:
FOR FINAL: A commercial service information form (C1 form) and a oneline diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review
prior to Final Plan. A link to the C1 form is below:http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C1Form.pdfBHA: Acknowledged.Comment Number: 6 Comment Originated:
11/16/202011/16/2020: FOR FINAL: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering.
Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below.https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfBHA:
Acknowledged.Comment Number: 7 Comment Originated: 11/16/202011/16/2020: FOR FINAL: Electric capacity fee, 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/buildersanddevelopers/plantinvestmentdevelopmentfeesBHA:
Acknowledged.Comment Number: 8 Comment Originated: 11/16/202011/16/2020: INFORMATION ONLY: “The City of Fort Collins now offers gigspeed fiber internet, video and phone service.
Contact Julianna Potts with Fort Collins Connexion at 9702077890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.”BHA: Acknowledged.Department: PFAContact:
Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.orgTopic: GeneralComment Number: 1 Comment Originated: 11/17/202011/17/2020: PRIOR TO HEARINGFIRE HYDRANT Due to existing
hydrant separation distances in the area, a fire hydrant is required at or near the south drive entry off of Rock Creek Drive.Aspen: Fire hydrant has been added at SW corner of project
and coordinated with PFA.Comment Number: 2 Comment Originated: 11/17/202011/17/2020: FOR FINAL APPROVALFIRE LANE SIGNAGE I'm noting two fire lane no parking signs noted on
Sheet 4 of the Utility Plans. Fire lane posting shall conform with LCUASS standards. Refer to diagram #1419. Red curbing may be substituted for signage in areas where the applicant does
not wish to install signs. Please update and resubmit. Thank you.Aspen: Fire lane signs are labeled on the horizontal control plan and Aspen intends to provide red painted curb callouts
during final design and will coordinate with PFA on any additional signs they would like to see or painting curbs red, as noted above.Department: Internal ServicesContact: Russell
Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 11/13/202011/13/2020: Construction shall comply with adopted
codes as amended. Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International Existing Building Code (IEBC) with local amendments2018 International
Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel Gas Code (IFGC) with local amendments2018 International
Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the
State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Accessibility: State Law CRS 95 & ICC/ANSI A117.12017.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 Seismic Design: Category B.Climate Zone: Zone 5Energy Code: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready
(conduit in place)· This building is located within 250ft of a 4-lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min.· 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.· City of Fort Collins
amendments to the 2018 IBC require a full NFPA13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements).· Prescriptive energy
compliance with increased insulation values is required for buildings using electric heat.· A City licensed commercial general contractor is required to construct any new commercial
structure.Building Permit PreSubmittal Meeting: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal 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
middesign stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a presubmittal 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 ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 11/17/202011/17/2020: INFORMATION ONLY:Unless
required during PDP, a complete review of all plans will be done at FDP.BHA: Acknowledged.Topic: PlatComment Number: 1 Comment Originated: 11/17/202011/17/2020: 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.ELS: Plat updated per redlines and comments.