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HomeMy WebLinkAboutOFFICE AND LIGHT INDUSTRIAL ON TECHNOLOGY PARKWAY - FDP220007 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 9 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 29, 2021 Jason Messaros BHA Design Inc. 1603 Oakridge Drive, Suite 100 Fort Collins, CO 80525 RE: Office and Light Industrial on Technology Parkway, PDP200016, Round Number 2 Please 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 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 2 Comment Originated: 11/17/2020 10/25/2021 FOR HEARING, UPDATE: There are two options to demonstrate compliance, one under prior lighting code, the other under current code; regardless, the lighting plan does not comply with either. Staff provided redlines for the corrections that need to be made under current code (which might be easier from a compliance perspective). The lighting plan shows a red boundary line that only measures about 16 feet from the property line and does not include the angles of the boundary on the west side of the site. Because of this, it is not clear if the plan meets the .1 max as measured at the 20' boundary. Please update the lighting plan accordingly. 11/17/2020 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: The photometric plan has been updated. Page 2 of 9 Comment Number: 5 Comment Originated: 10/25/2021 10/25/2021 FOR HEARING: In the modification request can you specifically talk about how you're meeting the standard in an "equal to or better than way" It would be worthwhile to provide character images, talk about the amenity spaces, extensive pedestrian connectivity, and rendering of the increased landscape buffer along Technology Parkway. We also talked about providing an architectural wall along the east side of the site. BHA: Additional detail has been provided in the modification request. Comment Number: 6 Comment Originated: 10/25/2021 10/25/2021 FOR HEARING: Please provide detail sheets for benches, pergola, trash receptacles, bike racks, bike repair station, and covered bike rack details. BHA: Photo samples of typical proposed site furnishings have been added to the modification request. Bike rack cover is shown on architecture elevations. Comment Number: 7 Comment Originated: 10/25/2021 10/25/2021 FOR HEARING: The corrections needed to get the project to hearing are minor and can be done through an informal submittal. Deadline for materials 3 weeks prior to when the hearing date is scheduled. Please reach out to Todd who will help find an appropriate time and date for hearing. BHA: Acknowledged. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 4 Comment Originated: 11/17/2020 10/26/2021: FOR HEARING - UNRESOLVED: The demo plan reflects the vent pipe relocation, please also address the telephone pedestal placement as well. 11/17/2020: 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 right-of-way 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: The Utility plan shows the location of both the vent pipe and telephone pedestal. We also added a note to the Demo Plan for the pedestal being relocated to a vault. Comment Number: 9 Comment Originated: 10/26/2021 10/26/2021: FOR FINAL: The City's adopted on its civil/utility plan set an updated approval block that should be used instead of the one shown on the cover sheet. This detail to use on the cover sheet is linked below. https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399 Aspen: The titleblock has been updated to show the new signature block provided. Page 3 of 9 Comment Number: 10 Comment Originated: 10/26/2021 10/26/2021: FOR HEARING: Either the plans should be more definitive in identifying the construction of the stubbed access drives to the parcels to the west, or the project can be conditioned on the design and construction of these at time of final plan. Aspen: The Lot 3 access drive stubbed to the west, will not be shown on the Civil plans for the PDF. However, the drive connection will be shown on the Site Plan. Design for the access will be addressed in final design. BHA: The potential future access drives at the north and south ends of the western property line are shown on the site and landscape plans. No stub will be constructed with this phase of work. Conditions of future connection will be finalized with the final plan. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 4 Comment Originated: 10/25/2021 10/25/2021: FOR INFORMATION: Given the proximity to the Precision intersection, the north access on Technology may be restricted to a right-in/right-out in the future if an accident history develops that would indicate that this location is a safety issue. Aspen: The comment is noted and no action is needed at this time. Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 10/20/2021 10/20/2020: FOR FINAL [UPDATED]: All comments have been addressed for the PDP, remaining items to be reviewed with FDP submittal. Aspen: Noted 11/12/2020: 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: Noted. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 7 Comment Originated: 11/15/2020 10/26/2021: FOR FINAL PLAN: Aspen: No comments from Stormwater or Utilities Dept. 11/15/2020: FOR HEARING: Please propose permanent erosion control matting, like scour stop, instead of any riprap. Page 4 of 9 Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 3 Comment Originated: 11/18/2020 11/18/2020: (REPEAT COMMENT) FOR HEARING: Please include the following standard notes on the applicable plan sets: NATIVE SEED MIX NOTES 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. 2. 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. 3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. 8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS Page 5 of 9 THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL. 12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT. BHA: Note has been added to the landscape plan. Comment Number: 4 Comment Originated: 11/18/2020 11/18/2020: (REPEAT COMMENT) FOR HEARING: Please include a water budget chart and hydrozone diagram with the next submittal that identifies all hydrozones and total annual water use on the site, per LUC section 3.2.1(E)(3). Total annual water use should not exceed 15 gallons/square foot over the site, including all hydrozones used on the landscape plan. BHA: A water budget chart and hydrozone diagram will be provided with the final plan. Comment Number: 5 Comment Originated: 10/25/2021 10/25/2021: FOR HEARING: Several Round 1 comments related to landscaping and landscaping documentation remain unaddressed; they have been repeated for this round. BHA: Comments have been addressed or will be addressed with final plan. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: General Comment Number: 5 Comment Originated: 11/17/2020 10/25/2021: FOR HEARING - UPDATED Continued: Please review Forestry redlines – there are several tree-utility conflicts across the site. Please adjust tree and/or utility layout to meet separation requirements. BHA: Utility / Tree conflicts have been resolved. 11/16/2020: FOR HEARING There are numerous tree/utility conflicts across the site. Please review the following tree/utility separation guidelines and adjust tree locations where necessary. 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 lines 6’ between tree and public water, sanitary, and storm sewer service lines Page 6 of 9 4’ between trees and gas lines BHA: Utility / Tree conflicts have been resolved. Comment Number: 7 Comment Originated: 10/25/2021 10/25/2021: FOR FINAL APPROVAL Please do not plant Emerald Queen Norway Maple or Newport Plum in the detention pond. Neither of these species grow and thrive long-term in Fort Collins. The tree species listed in the detention pond plant list should be included in the overall species diversity percentages. Please update percentages accordingly. BHA: Tree species will be adjusted with final plan. Comment Number: 8 Comment Originated: 10/25/2021 10/25/2021: FOR FINAL APPROVAL Along Precision Drive, there appears to be a street light in the right of way that is less than 40-ft from a canopy shade tree. If this is in fact a street light (symbol differs from other street lights on-site) please provide additional space between the light and the shade tree, or use an ornamental tree spaced 15-ft from the light instead. BHA: The street light shown is proposed. The final location will be determined by the city. The street trees have been adjusted to provide 40’ of separation between the proposed light location and the nearest street tree. Comment Number: 9 Comment Originated: 10/25/2021 10/25/2021: FOR FINAL APPROVAL Please swap the three ornamental trees along Precision Drive for three canopy shade trees. BHA: The three ornamental trees have been swapped for two shade trees. Comment Number: 10 Comment Originated: 10/25/2021 10/25/2021: FOR FINAL APPROVAL Please do not specify Lindens in parking lot islands or cut outs – they are not the best trees for these spaces since they are affected by deicing salts during the winter months. Please propose an alternative species in these planting locations. BHA: Tree species will be adjusted with final plan. Comment Number: 11 Comment Originated: 10/25/2021 10/25/2021: FOR FINAL APPROVAL There are a few private tree locations that are less than 6 -ft from private street lights. Forestry recommends providing additional space (at least 15 -ft) between trees and parking lot lighting where feasible. BHA: Tree / Light separations have been adjusted to the extent feasible . Comment Number: 12 Comment Originated: 10/26/2021 10/26/2021: FOR FINAL APPROVAL Review Forestry redlines to shift a parking lot island tree to another location to accommodate additional space for a electrical transformer. BHA: Trees have been shifted to 10’ away from electrical pad. Actual transformer may be a different size than an ticipated. Adjustments will be made at final plan if needed. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 2 Comment Originated: 11/17/2020 Page 7 of 9 11/17/2020: FOR FINAL APPROVAL FIRE 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: Confirmed with Marcus Glasgow that there are no remaining comments. Department: Internal Services Contact: Katy Hand, , khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 2 Comment Originated: 10/22/2021 10/22/2021: FOR BUILDING PERMIT: Each detached structure requires a separate permit (i.e. shelter/pergolas) BHA: Acknowledged. Comment Number: 3 Comment Originated: 10/22/2021 10/22/2021: FOR BUILDING PERMIT: A fire suppression system or fire area containment will be required at 5,000 square feet max fire areas. (local amendment). BHA: Acknowledged. Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 11/13/2020 11/13/2020: 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 Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IECC commercial chapter. Page 8 of 9 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 NFPA-13 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 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. Applicants of new projects should work with their Development Review Coordinator to schedule this 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. BHA: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 11/17/2020 10/18/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Aspen: Noted 11/17/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 Comment Originated: 11/17/2020 10/18/2021: FOR FINAL APPROVAL-UPDATED: 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. Edmonds: A. Subtitle text has been corrected. B. Title commitment date will not be updated. Owners have not signed or recorded any new restrictions since the title work was last issued. 11/17/2020: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree Page 9 of 9 with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter.