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Home My WebLink AboutHIGH TOP CULTIVATION FACILITY - BDR200006 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSPage 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 July 09, 2020 Ken Merritt JR Planners & Engineers 2900 S College Ave, Suite 3D Fort Collins, CO 80525 RE: High Top Cultivation Facility, BDR200006, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of High Top Cultivation Facility. 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: 12 Comment Originated: 07/02/2020 07/02/2020 FOR DECISION: There are two minor clean-up items related to access and circulation that are redlined within the plan set. They are: A question about the alignment of the sidewalk that connects into the future ROW and the requirement of extending the 20' easement (but not building it) to the future ROW line on the west side of the site. JR Response: Per Clark Mapes statements at the last review zoom meeting we were told this comment no longer applies. Comment Number: 13 Comment Originated: 07/02/2020 07/02/2020 INFORMATION ONLY: Once the access and circulation comments are resolved, staff is ready to draft a decision letter. Excellent work! JR Response: Noted Page 2 of 9 Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/21/2020 07/06/2020: COMMENT NOT ADDRESSED The project cannot be approved until the proposed easements are dedicated (pedestrian access, emergency access and utility easements) as required by various City departments. Please submit legal descriptions and exhibits for review ASAP. A TDRF application and fees for easement dedications ($250/esmt) will need to be submitted with the easement documents. 04/21/2020: This project is responsible for dedicating any easements and/or rights-of-way that are necessary or required by the City for this project. This may include any emergency access easement required by PFA or pedestrian access easement for the sidewalk extension to the west. JR Response: Legals descriptions have been prepared for the pedestrian easement & the utility easement legals will be drawn up immediately following electrical departments go ahead with the current configuration. Comment Number: 4 Comment Originated: 04/21/2020 07/06/2020: INFORMATION ONLY 04/21/2020: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. JR Response: Noted Comment Number: 5 Comment Originated: 04/21/2020 07/06/2020: INFORMATION ONLY 04/21/2020: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. JR Response: Noted Comment Number: 6 Comment Originated: 04/21/2020 07/06/2020: INFORMATION ONLY 04/21/2020: With regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging needs associated with the completion of the Development. JR Response: Noted Comment Number: 7 Comment Originated: 04/21/2020 07/06/2020: INFORMATION ONLY 04/21/2020: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)-221-6566 if you have any questions. Page 3 of 9 JR Response: Noted Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/30/2020 06/30/2020: FOR INFORMATON No comments from Traffic. We understand that CDOT is requiring a change in use permit. Please coordinate with them to get that approved. JR Response: CDOT change in use permit approved Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 10 Comment Originated: 07/06/2020 07/06/2020: FIRE LANE IDENTIFICATION In addition to the "Fire Lane - No Parking" signs detailed on the Site Plan and elsewhere, signage is required to identify the hammerhead and other portions of the fire lane throughout the site. While general fire access was required during earlier phases of development, it appears no signs were ever posted. Sign posting will be required to make up for current deficiencies. Or as an alternative, red curbing may be proposed but I'd like to see the Site Plans updated to include the existing portions of the site. JR Response: Final "Fire Lane - No Parking" location from Jim L. have been added Comment Number: 11 Comment Originated: 07/06/2020 07/06/2020: FIRE SEPARATION With a 3-hour rated fire wall between occupancies, the fire marshal will accept a pre-existing condition for a fire area of 5,101 sq. ft. as requested; however, no remaining portions of the building shall exceed a 5,000 sq. ft. fire area. Please indicate/label location of fire separation walls on plans and indicate a 3-hour separation. Rick Foerster Response: Completed. Please see Sheet A-1 (Overall Floor Plan) for the location of the 3-hour wall between areas and wall partition type “B”, Sheet A-0. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com Topic: General Comment Number: 6 Comment Originated: 07/06/2020 7/6/2020: FOR APPROVAL For the crabapple that is to be retained, Forestry has some concerns about the extent of pruning that may be required to provide a 14’ vertical clearance for the emergency access. Additionally, since the access is being paved, what are the anticipated impacts to the root system of this tree? It appears that the edge of the paved area will be ~5-6’ away from the trunk. JR Response: Tree to be removed, see mitigation plan Page 4 of 9 Comment Number: 7 Comment Originated: 07/06/2020 7/6/2020: FOR APPROVAL Please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Please contact the coordinator or city forestry for an example of this letter. JR Response: Noted Comment Number: 8 Comment Originated: 07/06/2020 7/6/2020: FOR APPROVAL On sheet 7, the tree inventory table should include the mitigation value of both trees, regardless of whether they are being removed or not. Please include the mitigation value for the crabapple tree in the table. JR Response: Addressed Comment Number: 9 Comment Originated: 07/06/2020 7/6/8020: FOR APPROVAL Fifteen trees are shown on the plan. Thirteen trees are listed in the plant schedule. Please update the plant schedule to reflect the correct number of trees. Please note that at least 50 percent of all proposed tree plantings should be canopy shade trees. Given the lack of tree canopy at this site, it is even more critical to ensure this percentage is met. Please revise plant schedule accordingly. JR Response: Addressed Comment Number: 10 Comment Originated: 07/06/2020 7/6/2020: FOR APPROVAL There is landscaping proposed at the base of the crabapple tree. Please note that when installing plant materials in close proximity (within the dripline) to existing trees, hand digging planting holes is required in order to avoid root damage. In order to protect the existing trees on-site, please pull all plant material and boulders at least 5 feet away from the tree trunks. JR Response: Addressed Comment Number: 11 Comment Originated: 07/06/2020 07/06/2020: FOR APPROVAL Page 5 of 9 Please coordinate with Light and Power and Engineering to confirm whether trees can be planted in the north public access easement. JR Response: Noted Department: Environmental Planning Contact: Scott Benton, , sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/06/2020 07/06/2020: FOR DECISION: One shrub species, Froebel spirea, is not included on the City's Approved Plant List (http://www.fcgov.com/forestry/plant_list.pdf). Please replace with any of the 6 Spirea species included on the list. JR Response: Addressed Comment Number: 2 Comment Originated: 07/06/2020 07/06/2020: INFORMATION ONLY: I appreciate the thought put into developing a good native grass establishment plan. Since the native grass plantings are not within a Natural Habitat Buffer Zone the Environmental Planning department is not responsible for inspections but I do have a few observations: -The seed mix seems heavy but I'm curious to see how it does. Please be aware that water demand due to number of seeds might be high. -Erosion Control will likely be conducting inspections and their success criteria will 70% vegetative cover with <10% cover of noxious weeds with no bare spots greater than one square foot. -If weeds are already present on site, then the sooner weed management occurs the better. Treating weeds prior to earthwork/seeding of native grasses will decrease the need for weed management later on. -More than two growing seasons might be necessary to achieve adequate cover. JR Response: Noted Comment Number: 3 Comment Originated: 07/07/2020 07/07/2020: INFORMATION ONLY: The City of Fort Collins is strongly urging residents and businesses to stop outdoor water use (i.e., irrigating) beginning October 1, 2020 to reduce water demand in support of infrastructure improvements to the Horsetooth Outlet Project. You can learn more at: https://www.fcgov.com/utilities/horsetooth-outlet-project/ JR Response: Noted Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/21/2020 04/21/2020: INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten Page 6 of 9 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. JR Response: Noted Comment Number: 3 Comment Originated: 04/21/2020 04/21/2020: INFORMATION: If changes are proposed to the existing power requirements, 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 JR Response: submitted by All Pro 7-23-20 Comment Number: 4 Comment Originated: 04/21/2020 04/21/2020: 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. JR Response: Noted Comment Number: 6 Comment Originated: 07/06/2020 07/06/2020: PRIOR TO APPROVAL: Your responses from the last round indicate that you proposed a transformer location for this submittal. I have scoured the plans, and I cannot find a proposed transformer location on your utility plans. Can you please add the transformer location to the utility plans as well as clarify a pathway from lot 1's transformer to the new transformer location. We will need a utility easement on lot 1 to get from College Ave to the existing transformer, and then on to your lot. JR Response: After discussions between the client and the electrical department a proposed transformer location has been selected. Once we have approval from the electrical department on the proposed location legals will be drawn up for the utility easement needed for the proposed transformer and the easement requested by the electrical department for the existing transformer and line coming off College Ave ROW. Department: Stormwater Engineering Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 04/06/2020 07/01/2020: FOR APPROVAL: Please provide an Erosion Control security estimate calculation per City of Fort Collins standard requirements. Please provide a seeding mix for the gravel area that will be removed and re-seeded. Please call out mulching for that area. Please add notes to the Erosion Control Plan indicating that the contractor will keep all dirt and debris off of public streets and will clean any track out immediately. Page 7 of 9 Please add a note to the ESC Plan indicating that all permanent vegetation will be installed per the approved Landscape Plan. JR Response: Erosion Control security estimate calculation per City of Fort Collins standard requirements has been prepared. Seed mix, requirement of mulching notes and other notes have been added to erosion control plan 04/06/2020: Please provide an estimate of the area disturbed with this project. If the total disturbed area due to construction and or grading activities exceeds 10,000 square feet then an Erosion and Sediment Control Plan and an escrow would be required. If the disturbed area exceeds 1 acre then a Erosion and Sediment Control Report would also be requires in addition to plan and escrow. In that case the site would also be subject to state requirements for a dewatering discharge permit. If the total disturbed area is less than 10,000 square feet then the site still needs to maintain good housekeeping practices but will not be subject to Erosion and sediment control materials submittal. However, City Erosion Control inspectors would respond to the site on a complaint basis and the contractor would still need to maintain site control in a manner that prevents debris and sediment from entering the stormwater system at all times. JR Response: total area of disturbance = 40,850 sf and has been called out on erosion control plan Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 4 Comment Originated: 07/06/2020 07/06/2020: Please label the Grass Buffer on the Grading Plan. JR Response: Addressed Comment Number: 5 Comment Originated: 07/06/2020 07/06/2020: The grass buffer cannot be sod due to the clayey soils it is harvested in. Turf grasses can be proposed, but it needs to be from seed. In general, Grass Buffers need to have amended soils and be heavily landscaped or be native or turf grass. Please see the City's Stormwater Criteria Manual for detail specifications on Grass Buffers. JR Response: landscape plan notes have been added: “SOD MUST BE GROWN ON A SANDY LOAM SOIL AND NOT CLAY SOIL. Contractor to verify SOD meets these specifications with civil engineer.” Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/20/2020 04/20/2020: Last approved occupancy (Thermal Concepts was a S-1 & B occupancy. This cultivation facility would be a change of occupancy to F-1 and requires the building meet current code in areas such as accessibility and fire containment. Rick Foerster Response: Understood. Construction documents have been prepared for review and approval for the Building Permit. The occupancy use is indicated as F-1 & B as the existing eastern office Page 8 of 9 space will remain. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 7 Comment Originated: 07/02/2020 07/02/2020: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Rick Foerster Response: The areas marked to be “masked” have been completed. A new elevation sheet is provided and attached. Topic: Construction Drawings Comment Number: 2 Comment Originated: 04/15/2020 07/02/2020: FOR FINAL APPROVAL-UNRESOLVED: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. 04/15/2020: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: Page 9 of 9 PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. JR Response: Addressed Comment Number: 4 Comment Originated: 04/15/2020 07/02/2020: FOR FINAL APPROVAL-UPDATED: There are line over text issues. See redlines. 04/15/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. JR Response: Addressed Topic: Landscape Plans Comment Number: 5 Comment Originated: 07/02/2020 07/02/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. JR Response: Addressed Comment Number: 6 Comment Originated: 07/02/2020 07/02/2020: FOR FINAL APPROVAL: Please move the text as marked in the title block. See redlines. JR Response: Addressed Topic: Lighting Plan Comment Number: 8 Comment Originated: 07/02/2020 07/02/2020: FOR FINAL APPROVAL: Please change the title to match the other plan sets. JR Response: Addressed Topic: Site Plan Comment Number: 1 Comment Originated: 04/15/2020 07/02/2020: FOR FINAL APPROVAL-UPDATED: There are line over text issues. See redlines. 04/15/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. JR Response: Addressed