HomeMy WebLinkAboutGUARDIAN SELF STORAGE - PDP190020 - - 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
March 13, 2020
Ken Merritt
JR Engineering
2900 S College Ave Suite 3D
Fort Collins, CO 80525
RE: Guardian Self Storage, PDP190020, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Guardian Self Storage. 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 970-224-6119 or via email
at tbeane@fcgov.com.
Comment Summary:
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754,masimpson@fcgov.com
Topic: General
Comment Number: 33 Comment Originated: 03/09/2020
03/09/2020: FOR HEARING:
*UPDATED COMMENT*
Thank you for providing the hydraulic analysis of the proposed storm pipe
system, which were requested in the PDP Round 1 comments. This pipe
analysis included the existing downstream culvert which is the outlet for the
proposed system. This pipe hydraulic analysis is not always required for PDP,
but can be, in cases where the City wants confirmation of pipe size and flow
capacity before Hearing.
The stormwater management concept for this site does not appear to be
feasible as currently proposed. There are many items that are not meeting Fort
Collins Stormwater Criteria. I am recommending a stormwater focused
meeting with Stormwater staff and the applicant’s engineers to discuss
concepts and requirements for this site. These items include:
- Conveyance of onsite flows to Fossil Creek – in order to qualify for no
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detention, with the ‘Beat the Peak’ policy, the site must convey its undetained
100-yr flows to the receiving water (Fossil Creek). The submitted design and
analysis shows that the existing cross culvert does not have 100-year capacity
and therefore cannot be used to accept undetained flows from this site. Options
may include: upsizing the existing Fossil Creek Parkway culvert, providing a
dedicated outlet pipe for this development’s stormwater, or providing detention
for the current site.
-Offsite Flow Analysis – Thank you for providing the documentation for the
offsite flow analysis in the PDP round 2 submittal. Based on the size of the
drainage area, this analysis needs to be performed in SWMM and not with the
Rational Method (see the Fort Collins Stormwater Criteria Manual, Ch 5
Hydrology, section 2.0). The calculated offsite flows appear to be quite large
and may be over-conservative.
- Conveyance of Offsite Flows - The site must accept and pass existing offsite
flows with no adverse impact to adjacent property owners. This means that
(100yr) stormwater flows which would overtop the existing berm, on the east
side of the site, may not increase.
- Utility and Tree Separation issues – There appear to be multiple locations
were the minimum separation is not being provided. The stormwater criteria
requires 10-feet of separation between trees, other utilities, and the proposed
storm drain pipe. For pipes larger than 24-inches, the separation needs to be
10-feet clear from edge of pipe – not pipe centerline.
Please contact the Development Review Coordinator to setup this meeting. I
am looking forward to meeting with you and assisting with figuring out a path
forwards for this site and your development.
Response to Comment: After meetings and discussions with the City we have
revised the storm system including: analyzing the offsite flow with SWMM, routing
the offsite stormwater around the site, moving storm pipe and waterline to have 10’
separation from the edge of pipe, and adding an addition outfall pipe to Fossil
Creek.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970)416-2754,masimpson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/07/2020
01/07/2020: FOR INFORMATION:
This project site is located within the Fort Collins Loveland Water District and
the South Fort Collins Sanitation District for water and sewer service. Please
contact them at (970) 226-3104 for development requirements.
Response to Comment: Noted.
Comment Number: 2 Comment Originated: 01/07/2020
01/07/2020: FOR INFORMATION:
The City water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at:
http://www.fcgov.com/standards
Response to Comment: Noted.
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Department: Erosion Control
Contact: Chandler Arellano
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/06/2020
03/06/2020: Erosion Control report and escrow calculation will need to be
submitted at final.
Response to Comment: Erosion Control Report and ESCROW will be provided at
final.
01/02/2020:
INFORMATION ONLY:
The site disturbs more than 10,000 sq. ft. and/or meets the criteria for
a need for Erosion and Sediment 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/erosion
For FINAL
Please submit an Erosion Control Plans to meet City Criteria.
FOR FINAL:
Please submit an Erosion Control Escrow / Security Calculation based
upon the accepted Erosion Control Plans to meet City Criteria.
FOR FINAL: Thank you for submitting an ESC plan at PDP level. The plan is
acceptable for this development review stage. At Final please provide an ESC
report and a cost estimate and a calculation for total disturbed area by this
project. Also at Final, please update the plan to add more specific ESC notes.
A note should be added specifying that the sand filter will be build at the end of
the construction sequence in order to prevent that facility from being
contaminated with sediment during site construction activities. Other notes
specific to this site should also be added as needed.
Response to Comment: Erosion Control Report , cost estimate, necessary
calculations, and notes will be provided at final.
Comment Number: 32 Comment Originated: 03/06/2020
03/06/2020: Information only:
Based upon the area of disturbance, State permits for stormwater will
be required since the site is over an acre and should be pulled before
Construction Activities begin.
Response to Comment: Noted
Department: Floodplain
Contact: Claudia Quezada, (970)416-2494,cquezada@fcgov.com
Topic: Floodplain
Comment Number: 34 Comment Originated: 03/10/2020
03/10/2020: FOR HEARING:
Please see included redlines.
Response to Comment: comments addressed on redlines
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Department: Engineering Development Review
Contact: Morgan Stroud, 970-416-4344,mstroud@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 01/07/2020
03/10/2020: 'For Hearing - Updated:
Thank you for providing additional boring samples. It appears that some ground
water mitigation will be needed for the Snead right-of-way. Please provide
information on what measures will be made to mitigate the ground water levels.
Response to Comment: An underground dewatering system is being proposed,
see groundwater variance and underdrain information from Terracon.
01/07/2020: For Hearing:
It is unclear from the soils report that was submitted about what the soil
conditions are near the Snead Drive right-of-way. Could you provide information
about the condition of the soils near the right-of-way?
Response to Comment: An underground dewatering system is being proposed,
see groundwater variance and underdrain information from Terracon.
Comment Number: 5 Comment Originated: 01/07/2020
01/07/2020: For Hearing:
Please see my redlines for more/minor comments.
Response to Comment: comments addressed on redlines
Comment Number: 6 Comment Originated: 01/08/2020
01/08/2020: For Information:
There is a repayment will be due for the construction of Fossil Creek Parkway,
the final number can be determined once plans and quantities are finalized.
Response to Comment: Noted
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306,csnowdon@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 12/31/2019
03/09/2020: FOR FINAL:
The proposed streetlight along Sneed Drive will need to be coordinated with
Xcel and the existing gas line and easement. The proposed streetlight along
Fossil Parkway can be removed due to an existing streetlight located on the
other side of the roadway.
Response to Comment: Addressed, street light along Fossil Creek parkway
removed.
12/31/2019: FOR HEARING:
Streetlights will need to be installed along Snead Drive. 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. Please coordinate the light placement with Light &
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Power and add streetlight locations to the Utility and Landscape Plan. A link to
the City of Fort Collins street lighting requirements can be found below:
https://www.larimer.org/sites/default/files/ch15_2007.pdf
Response to Comment: Addressed, adequate separation provided between trees
and street lights
Comment Number: 6 Comment Originated: 12/31/2019
12/31/2019: FOR FINAL:
A commercial service information form (C-1 form) and a one-line 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 C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Response to Comment: Noted, to be provided at final
Comment Number: 12 Comment Originated: 03/09/2020
03/09/2020: FOR HEARING:
The proposed transformer is in conflict with the proposed storm inlet and will
need to be relocated to allow adequate separation.
Response to Comment: Addressed
Comment Number: 13 Comment Originated: 03/09/2020
03/09/2020: FOR HEARING:
The proposed water curb stop shown in the parkway will be in conflict with the
electric primary. Please relocate the curb stop outside of the parkway area.
Response to Comment: Addressed
Comment Number: 14 Comment Originated: 03/09/2020
03/09/2020: FOR FINAL:
Please show our primary line along Sneed Drive from the existing vault to the
north routing to the existing switch cabinet to the south. Please see redlines for
the proposed routing.
Response to Comment: Addressed
Comment Number: 15 Comment Originated: 03/09/2020
03/09/2020: FOR FINAL:
Please show the proposed electrical primary on the Storm Sewer Plan and
Profile to ensure adequate separation.
Response to Comment: Addressed, electric routed around storm inlet.
Department: Environmental Planning
Contact: Kelly Smith,ksmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/09/2020
3/10/2020: FOR APPROVAL: 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
wetlands
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- amount of buffer area provided on these plans
- minimum buffer distance shown
- maximum buffer distance shown
- average buffer distance
Response to Comment: Addressed
Comment Number: 2 Comment Originated: 01/09/2020
3/10/2020: FOR APPROVAL: If any trees will be removed, please add the
following note to the landscape plans:
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.
Response to Comment: Noted on each page
Comment Number: 3 Comment Originated: 01/09/2020
3/10/2020: FOR APPROVAL: Please clarify specific turf species proposed
and the blend percentages to ensure the project water budget chart gets
adequately calculated.
Response to Comment: Revised to turf type tall fescue
Comment Number: 4 Comment Originated: 01/09/2020
3/10/2020: FOR APPROVAL: Please demonstrate light fixtures have a color
temperature of less than 3000k and demonstrate this on the plans.
Response to Comment: addressed
Comment Number: 5 Comment Originated: 01/09/2020
3/10/2020: DCP: Language for the Natural Resources section of the
Development Agreement will be provided to Engineering. The following items
must be submitted prior to the issuance of a Development Construction Permit
(but ideally 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. 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)
4. A weed management plan
5. 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.
Response to Comment: these items will be provided prior to development
construction permit
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Comment Number: 6 Comment Originated: 03/10/2020
03/10/2020: FOR APPROVAL: Work with your ECS consultant to ensure the
wetland plan does not require State augmentation fees.
Response to Comment: Noted
Department: Forestry
Contact: Nils Saha,nsaha@fcgov.com
Topic: General
Comment Number: 15 Comment Originated: 03/10/2020
03/10/2020: FOR FINAL
Please see redlines for comments regarding tree placement.
Response to Comment: tree relocations revised and dimensioned
Comment Number: 16 Comment Originated: 03/10/2020
03/10/2020: FOR FINAL
Red maples are not suitable for the alkaline soil in our region. They are prone to
severe chlorosis and have relatively short life spans. Please substitute another
shade tree.
Response to Comment: revised to sugar maple
Comment Number: 17 Comment Originated: 03/10/2020
03/10/2020: FOR FINAL
Please update sheet 5 and 6 of the utility plans to indicate that the cottonwood
tree along College will be removed.
Response to Comment: Addressed
Comment Number: 18 Comment Originated: 03/10/2020
03/10/2020: FOR FINAL
Please provide an updated Tree Removal Feasibility Letter that includes the
cottonwood tree on College.
Response to Comment: Addressed
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 01/06/2020
3/9/2020: FOR HEARING - UPDATED
Please see redlines.
01/06/2020: FOR HEARING
Is there a stop sign proposed on Snead Drive? Please note that Traffic
Operations has requested that trees be placed at least 50 feet from stop signs
to prevent clearance issues. Please adjust tree placement accordingly, if
applicable.
Response to Comment: Completed
Comment Number: 9 Comment Originated: 01/06/2020
03/09/2020: FOR FINAL-UNRESOLVED
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Please see redlines.
01/06/2020: FOR FINAL
There is a tree on Snead that is closer than 4’ to a gas line. Please see redlines
and adjust.
Response to Comment: Completed, note southern most tree of Fossil is 6’ from
storm, all others a 10’ minimum
Comment Number: 12 Comment Originated: 01/06/2020
03/09/2020: FOR FINAL - UNRESOLVED
Please see redlines.
01/06/2020: FOR FINAL
There are a lot of line over text issues with the plans. Please see redlines.
Response to Comment: Noted
Department: Planning Services
Contact: Pete Wray, 970-221-6754,pwray@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 01/03/2020
BY HEARING: Section 3.2.5 - Trash and Recycling Enclosures
- Please show location at lower level (south facade of Bldg.) and upper level
(north facade) for trash and recycling enclosures and how accessed form drive
isles. Iinside facilities need to be shown on plans for location, doors, both trash and
recycling containers, access for truck haulers.
- Include details to show compliance with requirements.
Response to Comment: Addressed, note added to cover sheet.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869,jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 6 Comment Originated: 03/09/2020
03/09/2020: INFORMATION ONLY
PRIOR COMMENTS - Prior PFA comments have been satisfactorily resolved
for hearing. Other outstanding comments may defer to Final Development Plan
approval (eg. fire lane signage locations and alternative methods request).
Language in the DA agreement shall confirm that no fencing is allowed on the
north side of property and that landscaping in this area shall never allow for the
planting of trees.
Response to Comment: Noted
Department: Building Services
Contact: Katy Hand,khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 01/13/2020
01/13/2020: INFORMATIONAL: Please visit our website for a list of current
adopted building codes and local amendments:
https://www.fcgov.com/building/codes.php
Response to Comment: Noted, The “2018 IBC – International Building Code” shall
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be used and referenced for all building permit drawings as well as any/all required
local amendments.
Comment Number: 2 Comment Originated: 01/13/2020
01/13/2020: FOR BUILDING PERMIT: The building will need to be insulated to
code or other approved energy path method. Contact Brad Smith
brsmith@fcgov.com for additional information on this requirement.
Response to Comment: The building will be insulated to the requirements of the
2018 IECC Energy Code and all required local amendments.
Comment Number: 3 Comment Originated: 01/13/2020
01/13/2020: FOR BUILDING PERMIT: An air tightness test will be required
(0.25 CFM50 /sf of surface area of building envelope). Contact Brad Smith
brsmith@fcgov.com for additional information on this requirement.
Response to Comment: An air tightness test will be conducted and will need to
preform within the requirements of Section C402.5 of the IECC Local Amendments
Comment Number: 4 Comment Originated: 01/13/2020
01/13/2020: An NFPA13 sprinkler system will be required.
Response to Comment: An NFPA13 sprinkler system will be designed and installed
for the facility
Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 5 Comment Originated: 01/13/2020
01/13/2020: If the basement does not meet the building code definition of
basement, the proposed project would be 4 stories and must be of construction
type that allows 4 stories.
Response to Comment:The bottom level of this building meets the requirements by
code to be classified as a basement. This maintains a 3 story above ground
structure.
Department: Environmental Services
Contact: Linda Hardin,lhardin@fcgov.com
Topic: Landscape Plans
Comment Number: 6 Comment Originated: 02/24/2020
02/24/2020: INFORMATIONAL:
A Construction Waste Management Plan will be required with application for
building permit. See: https://www.fcgov.com/recycling/constructiondebris.
Contact Linda Hardin, lhardin@fcgov.com, or 970-416-2701 with questions.
Response to Comment:A Construction Waste Management Plan will be supplied to
the township for approval.
Department: Technical Services
Contact: Jeff County, 970-221-6588,jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 01/06/2020
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03/06/2020: 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.
Response to Comment: Addressed
01/06/2020: 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.
Response to Comment: Addressed
Comment Number: 3 Comment Originated: 01/06/2020
03/06/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
01/06/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
Response to Comment: Noted
Department: Water Conservation
Contact: Eric Olson, 970-221-6704,eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/05/2020
03/05/2020: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Response to Comment: acknowledged, irrigation plans will be provided at final
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887,mwilkinson@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 03/10/2020
03/10/2020: READY FOR HEARING
Response to Comment: Noted
Department: Outside Agencies
Contact: Don Kapperman, 970-567-0245, Don_Kapperman@comcast.com,
Topic: General
Comment Number: 4 Comment Originated: 03/12/2020
03/12/2020: Comcast does not have any issues at this time.
Response to Comment: Noted
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Contact: Gloria Hice-Idler, 970-381-8629, gloria.hice-idler@state.co.us,
Topic: General
Comment Number: 1 Comment Originated: 01/02/2020
01/02/2020: CDOT has no comment regarding this proposal.
Response to Comment: Noted
Contact: Megan Harrity, Larimer County Assessor, 970-498-7065,
Topic: General
Comment Number: 2 Comment Originated: 01/10/2020
01/10/2020: The ownership in our records for the two parcels for this
preliminary plat are as follows: SCOTT STANLEY
The plat is showing a signature block for: Guardian Storage Fort Collins LLC.
If a deed comes through to change the individual name to the LLC then that is
fine. But right now, we would be looking for a signature from Stanley Scott.
Response to Comment: Guardian Storage Fort Collins LLC is shown and the
signatory because they will own the property soon after approval from planning
and zoning.
Contact: Nate Ensley, Fort Collins Loveland Water District, nensley@fclwd.com,
Topic: General
Comment Number: 3 Comment Originated: 03/03/2020
03/03/2020: See attached comments/redlines.
Response to Comment: Addressed