HomeMy WebLinkAboutALPINE BANK - PDP200020 - - RESPONSE TO STAFF REVIEW COMMENTS
6162 S. Willow Drive, Suite 320
Greenwood Village, CO 80111
303.770.8884 • GallowayUS.com
January 20, 2021
Todd Sullivan, Development Review Coordinator
City of Fort Collins, Community Development and Neighborhood Services
281 N. College Avenue
Fort Collins, CO 80522
RE: Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
Fort Collins, CO
Dear Todd,
Thank you for the written comments from our first round Preliminary Development Plan and Plat
submittals for the referenced location. Please find below our responses to final comments received
December 29, 2020. Responses and revised plans are based on these written comments as well as
meetings with staff on December 23 and again December 29. To better facilitate your review, we have
included the original comments in italicized font, and have provided our responses in bold.
Comment Summary:
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Site Plan/Landscape Plan:
Safety and convenient pedestrian access are concerns with the proposed
parking stalls along the alley. How do customers and employees get from t hese
spaces to the building entrances safely without walking along the alley’s
vehicular travel lanes and along the east/west vehicular drive aisle within the
site? Please see related comments below with the Modification request for the
alley parking area. Please consider submitting alternative design sketches to
refine this area.
Response: A pedestrian path has been extended from the south end of
these parking stalls to the west to better connect with existing sidewalks
already proposed on the south side of the building. This path will allow
pedestrian traffic safer and more direct access to the building from the
most easterly parking stalls.
Comment Number: 2 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Site Plan:
Along the alley, please remove the wheel stops. These do not work with 17 ft.
depth parking stalls, which are permitted if a 2 ft. overhang is provided.
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SEC of S. College Avenue & E. Prospect Road
January 20, 2021
Galloway & Company, Inc. Page 2 of 26
Response: Wheel stops removed as noted.
Comment Number: 3 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Building Elevations:
Please provide a dimension from finish grade to the highest roof peak of the
building. You can then round this up and note this dimension in the land use
table (Sheet 1) as the maximum height proposed .
Response: Please see Architectural Elevation sheets 3 and 4 for
requested dimension. The Land Use Table has been updated
as noted.
Comment Number: 4 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Building Elevations:
For the railing design – is this tube steel? Can you provide more information
about the proposed design character of this element and how it fits in with the
character of the buildings?
Response: Railing will be tube steel and will be organized in a
slim line vertical pattern typical of the Craftsman style.
Reference Sheet 8 of the Preliminary Development Plan for
reference images.
Comment Number: 5 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Trash/Recycling Enclosure:
We need more detail provided with this design. The exterior elevations should
show the side and rear with a brick that matches the new building. Walk-in
access must be provided. Plan details must be provided with labels and
dimensions. This must also address recycling requirements, container sizes
and circulation within the enclosure. Please see the standards outlined in LUC
3.2.5. Lastly, can a 6 ft. enclosure height be used?
Response: Revised elevations and details for the trash enclosure
have been provided as noted to comply with LUC 3.2.5. We
have also incorporated a door for walk-in access as noted.
See Sheet 4 (Trash Enclosure) for additional information.
Comment Number: 6 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Cover Sheet 1:
Please note the proposed Land Use Code Article 4 uses in the Land Use Table
on sheet 1. Also, listing other proposed primary uses for the historic building
could be beneficial to do with this process so that they are approved for those
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SEC of S. College Avenue & E. Prospect Road
January 20, 2021
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uses.
Response: A “Potential Land Use List” table has been added to
the cover sheet above the Land Use Table to list all potential
uses noted under Land Use Code Article 4.
Comment Number: 7 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Bike Parking:
Need a fixed rack for the historic building so that bike parking is more
convenient to this building’s entrance.
Response: Additional bike rack has been added near entrance to building
as noted.
Comment Number: 8 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Landscape Plans:
Along the alley, please line up the Jap. Tree Lilacs with the parking stripes.
Response: : Please note that Japanese Maples have been replaced with
Radiant Crabapples as requested by client. Crabapples have been
aligned with parking stripes as noted.
Comment Number: 9 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Landscape Plans:
Please clarify/include what will be planted in the linear planter boxes along the
building walls. Keeping these areas planted will be an important part of the
design, given the constrained depth of this area and the hard surface
transitions. Please use a detail enlargement if necessary, such as 1:10 or 1:8.
Please include a variety of low evergreen material into the planter boxes such
as dwarf spruce varieties and dwarf pines (and not just deciduous or per ennial
material). I’d also suggest mixing in taller pyramidal forms such as dwarf
Alberta Spruce.
Response: The plants specified won’t survive in the planter boxes with
wet feet. A mixture of shrubs has been added to the planters that are
more suited to being kept in a wet climate.
Comment Number: 10 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Landscape Plans:
Thank you for not using juniper varieties for the small evergreen trees as these
are not as good long-term as the varieties chosen. For the Baby Blue Eyes
Spruce, while it is a smaller form than full-size spruce – these sometimes seem
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SEC of S. College Avenue & E. Prospect Road
January 20, 2021
Galloway & Company, Inc. Page 4 of 26
to get fairly large. Will these constrain the public sidewalk long term? Also, if
transplanting an 8’ spruce is going to be a problem, I’d be OK with a smaller
size.
Response: We do not believe the Baby Blue Eyes Spruce will constrain
the public sidewalk where they are currently located.
Comment Number: 11 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Landscape Plans -- Rock Mulch:
Would you be willing to go with ¾ to 1-1/2 and in in a natural tone, such as a
local river rock? This rock is slightly smaller range, and the buff tones look
good and have a natural appearance. Eventually there really isn’t going to be a
wood mulch ring around everything, and the smaller size works better with the
5 and 1 gallon plantings and in narrow rock mulch areas.
Response: The chart has been changed as noted.
Comment Number: 12 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Landscape Plans:
Please include with the planting details a section detail that shows the finish
mulch depth adjacent to sidewalks and concrete curbs. The intent is to have the
finish grading in these areas designed so that the mulch surface is not too low
to be a trip hazard or appear inadequately filled, but also not too high so that
the mulch will spill out. We recommend that the top of mulch be not more than
1” below the adjacent surface. Please also include the same details as noted
above for turf grass.
Response: Both details have been added as requested. See Sheet 7.
Comment Number: 13 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Landscape/Site Plans:
Please include detail information indicating the proposed design character for
the plaza area – walls, benches, tables, and surface design.
Response: Precedent images for the plaza area have been added. See
newly added Sheet 5 (Architectural Details) and sheet 8 (Site
Furnishings).
Comment Number: 14 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Modification Request justification criterion 2:
The modification discusses the dedication of ROW facilities and the
narrowness of the property (justification 2). The modification also discusses
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January 20, 2021
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how the design allows for a curb cut to be eliminated and enables single access
from the alley (justifications 2 and 3), however this can be achieved without the
modification.
The modification proposes Criterion 2 which could be considered for alleviating
existing, defined and described problem of city-wide concern, however the
project does not meet this criterion because the development does not address
an important community need. The transportation improvements do not rise to
the level needed to meet this criterion. Staff is not supportive of this criterion.
Response: Reference to Criterion 2 has been removed from
Request for Modification.
Comment Number: 15 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Modification Request justification criterion 3:
Criterion 3 addresses exceptional narrowness unique to the property in which
the strict application of the standards results in exceptional or undue hardship
not caused by the owner. Duplicative drive aisles and consolidating access
points are mentioned here again. This criterion needs to be evaluated further
and should address if there is no site plan alternative to meet the code standard
and the reasons why a landscaped setback that meets the standard cannot be
met along the east/west axis.
In addition to criterion 3, the application should address why the modification is
not detrimental to the public good. This could also be through an evaluation of
criterion 1 and/or 4 in which the proposed alternative landscaped design is
roughly equivalent or nominal and will continue to advance the purposes of the
Land Use Code as contained in Section 1.2.2.
Response: Our request for modification has been revised to address
alternative site plans as well as whether or not the proposed modification
is detrimental to the public good. An evaluation of criterion 4 has also
been incorporated into our request.
Comment Number: 16 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Modification Request – alternative designs
requested:
If the landscaped setback along the lot line cannot be provided, are there other
locations or design methods to provide vertical landscaping or screening
elements that would improve the design, quality, and character of the
development – in a roughly equivalent or nominally detrimental way?
An example could be increasing the landscaping along the alley frontage by
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SEC of S. College Avenue & E. Prospect Road
January 20, 2021
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adding an additional island. This would increase landscaping along the
perimeter in a location that would be located in a similar location to the required
landscaped setback. This would exceed the landscape island requirement
which helps justify not meeting the setback requirement, and helps ensure that
the proposal is sensitive to the character of the existing neighborhood by
having fewer continuous commercial stalls along the alley and increasing
landscaping and visual interest along the alley.
Response: Revised landscape islands, median, and planters have been
incorporated into this parking area along the eastern property line.
Please note that we have incorporated an additional landscape island and
subsequent shade tree into the overall design. We were also able to
increase the width of the parking median and the head-in end of the stalls
in in an effort to create a more substantial landscape buffer along the
eastern edge of the property.
Comment Number: 17 Comment Originated: 12/18/2020
FOR NEXT SUBMITTAL -- Modification Request – Evaluation of “detrimental to
the public good” – safety and aesthetics:
A related issue is addressing with the design how the proposed modification is
not detrimental to the public good? How are landscaping or other measures
employed to mitigate the visual impacts of the parking and drive-through
vehicle use area? If the landscaped setback is replaced with parking as
proposed, are there other measures to add landscaping using other code
requirements such as islands to make the modification inconsequential? Would
this landscaping have related benefits mentioned in the code such as reducing
glare and heat build-up, increasing aesthetics, and improving continuity within
and between developments?
Response: Based on review of comments and follow-up discussions with
staff we have revised the parking bay along the eastern property line to
include a deeper landscape median as well as one additional landscape
island between parking stalls. We believe these modifications meet the
intent of the 5’ landscape set-back by providing a landscape buffer
between the more intensive drive-through use and adjacent properties to
the east. While the buffer is not right on the property line and buffer has
been provided while simultaneously integrating the alley into the overall
site design.
Related to the Modification, and also addressing LUC 3.2.2 which discusses
safety, attractiveness, and convenience -- staff needs to see additional design
options that show how the landscape modification and proposed alley parking
lot design are not detrimental.
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SEC of S. College Avenue & E. Prospect Road
January 20, 2021
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Response: Enclosed plans include a modified parking bay with
associated landscape median and islands as discussed with staff.
3.2.2(B) “The parking and circulation system within each development shall
accommodate the movement of vehicles, bicycles, pedestrians, and transit,
throughout the proposed development and to and from surrounding areas,
safely and conveniently and shall contribute to the attractiveness of the
development.”
Response: We believe elimination of the 5’ landscaping set-back as
shown and incorporation of parking accessible from the alley allows for a
more efficient movement of vehicles, bicycles and pedestrians
throughout both the proposed development as well as surrounding areas.
3.2.2(C) Safety Considerations for pedestrian circulation, emphasizing and
placing priority on pedestrian access and safety.
Response: By eliminating the 5’ landscaping set-back in lieu of parking
accessible from the alley we are able to reduce potential vehicular
pedestrian conflicts by separating pedestrians accessing vehicles from
drive-through traffic.
3.2.2(D) Access and Parking Lot Requirements; 3.2.2 (E)(5) Points of Conflict;
3.2.2 (H)(1) Drive-in Facilities. Pedestrian/Vehicle Separation to the maximum
extent feasible through the provision of a sidewalk or walkway and mitigating
vehicle/pedestrian conflicts. How does the proposed design of the parking?
spaces in the alley address pedestrian safety? Does adding the stalls with
direct access to the alley still “protect the traffic-carrying capacity of the public
street”? How do users of the parking stalls share the alley drive lane space and
walk to/from the buildings safely and with this pedestrian access prioritized?
What is proposed to mitigate vehicle/pedestrian conflicts?
Response: Pedestrian safety is addressed by flipping these parking
stalls so that access comes from the alley instead of the drive -through
lanes. Traffic carrying capacity of the alley is expected to remain limited
and therefore parking accessible directly from the alley is not expected to
dimmish the existing condition. We have provided a median cut and
cross-walk from the alley oriented parking stalls to better facilitate
pedestrian circulation to the building.
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
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January 20, 2021
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Topic: General
Comment Number: 1 Comment Originated: 12/22/2020
12/22/2020: Based on your recent consultation with the Landmark
Preservation Commission, your proposed relocation of the 1920s residence is
on track for a recommendation of approval from them. Please continue to
consult with staff regarding the details of the relocation, as well as a more
detailed rehabilitation treatment plan (exterior alterations only) for the
residential building, as well as the landscaping/site plan that will immediately
surround it. Your project should go back to the LPC for a recommendation to
the decision maker prior to hearing. Please contact me to get that on the
schedule.
Response: Noted. Thank you for your assistance to date. Comments
received from the Landmark Preservation Commission during our
conceptual review November 18, 2020 are being incorporated into an
application for formal review by the Landmark Preservation Commission.
We anticipate submittal of that application on January 25, 2021 for review
at the regularly scheduled LPC hearing on February 17, 2021
Comment Number: 2 Comment Originated: 12/22/2020
12/22/2020: The design compatibility requirements found in Table 1 of section
3.4.7 of the code are also on track to be met by the design of the bank building.
Please plan to provide a final summary of how the buildings dimensions,
materials, and design features meet those requirements in your final materials
for the LPC. They will also provide a recommendation to the decision maker
regarding how your project meets this section of the code.
Response: Noted. Thank you for your assistance to date. Comments
received from the Landmark Preservation Commission during our
conceptual review November 18, 2020 are being incorporated into an
application for formal review by the Landmark Preservation Commission.
We anticipate submittal of that application on January 25, 2021 for review
at the regularly scheduled LPC hearing on February 17, 2021
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/22/2020
12/22/2020: FOR HEARING
We will need to see a little more information on alley improvements associated
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with this project. The plans do not really show what is proposed very well.
Response: The extent of alley improvements has been clarified by
thickening the sawcut line where asphalt replacement ends.
No additional improvements are proposed in the alley other
than the asphalt currently proposed to be removed and
replaced for the site tie-in.
Comment Number: 2 Comment Originated: 12/22/2020
12/22/2020: FOR FINAL PLAN
We will want to look at modifying the design of the College Ave. sidewalk
transition at the south end of the site. We would also like to see more
hardscape proposed at the intersection, rather than have a narrow landscape
strip between the walk and curb. Please see redlines for more details.
Response: Sidewalk transition at south end of site has been modified to
better accommodate future redevelopment and ROW improvements to the
south. Revised design should allow for a straight connection of sidewalk
between sites in the future with the full 10’ width.
Comment Number: 3 Comment Originated: 12/22/2020
12/22/2020: FOR FINAL PLAN
Please see redlines for additional comments regarding labels/callouts and other
detail to be addressed on the final utility plans.
Response: Thank you. Comments regarding labels/call-outs have been
corrected as noted.
Comment Number: 4 Comment Originated: 12/22/2020
12/22/2020: DEVELOPMENT AGREEMENT
A Development Agreement will be required for this project. A draft of the
agreement will be prepared by the City after the first final plan submittal. Prior
to preparing the draft, I will need the development agreement information form
to be completed by the developer. This form is available at:
https://www.fcgov.com/engineering/devrev.php. This form can be submitted at
any time. If the form is not submitted with the first final plan (FDP) submittal, it
could delay preparation of the draft DA.
Response: The requested Development Agreement Information
Form has been included with this submittal.
Comment Number: 5 Comment Originated: 12/22/2020
12/22/2020: DCP
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A Development Construction Permit (DCP) will need to be obtained prior to
starting any work on the site. Please visit the City Engineering web site for
more information about the DCP permitting process at:
https://www.fcgov.com/engineering/devrev.php
Response: Noted. A Development Construction Permit will be applied for
in advance of starting any construction.
Comment Number: 6 Comment Originated: 12/23/2020
12/23/2020: FOR HEARING
Please submit a formal variance request for the 10 -foot wide utility and access
easement dedication along College Ave. Since the arterial roadway standard
in LCUASS is 15 feet, we would want to document a formal variance
request/approval. Please refer to LCUASS Section 1.9.4 for details on
variance requests. You can find the LCUASS at:
https://www.larimer.org/sites/default/files/ch01_2016.pdf
Response: A request for variance has been included with this response
submittal.
Comment Number: 7 Comment Originated: 12/23/2020
12/23/2020: FOR FINAL PLAN
The existing curb cut access to Prospect Rd. will need to be closed with this
project if your Prospect access is via the alley. Be sure to indicate on the plans
that you will remove existing curb and gutter, etc. and replace with vertical curb
and gutter, walk, extend retaining wall, etc.
Response: Applicable notes regarding removal and replacement
of associated curb, gutter and sidewalk have been added to
plans. The proposed site grading will not require a retaining
wall, so no wall extension is proposed.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/21/2020
12/21/2020: FOR HEARING:
We understand the constraints with regards current location of the traffic signal
pole and the underground utilities in the area, but we would like to have more
details in regard to the ability of trucks/tractor trailers to make that turn without
damaging the pole. Please provide a detailed Autoturn drawing depicting the
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truck turning radius for the southeast corner with the addition of the new
northbound right turn lane.
Response: Truck Turn Exhibits have been included with this
submittal to show that a WB-40 can navigate this corner with
the added right turn lane. An exhibit showing the existing
condition has also been included to show that a WB-67 cannot
get around this corner without encroaching into the adjacent
through lane, as is the case in the proposed condition as well.
A WB-40 has been shown in the proposed condition since a
WB-67 has not been able to navigate this corner in the past
and is not anticipated based on truck route patterns in the
area. An Exhibit with a WB-67 in the proposed condition has
also been included for reference as requested.
Comment Number: 3 Comment Originated: 12/21/2020
12/21/2020: FOR INFORMATION:
Given the relocation of the historic home still needs approved, we would like to
reiterate the importance of maximizing the length of the new right turn lane in
order to attain the maximum queuing possible for this movement. While the
proposed 190-foot turn lane would not meet the CDOT State Highway Access
Control standard of 225-foot turn bay with a 120 taper, it is critical to maximize
this for the future traffic growth and the overall operation of the intersection.
Response: Understood. We have designed the northbound right
turn lane to the maximum length possible as a continuous lane
between Prospect Road and the proposed Alpine Bank access. It
is important to note that a northbound right turn lane is not
actually warranted at this location per the CDOT State Highway
Access Code as three northbound through lanes exist. When
there are three through lanes, separate right turn lanes are not
mandatory. Therefore, this development is assisting above and
beyond what would be required by providing this maximum length
northbound right turn lane.
Comment Number: 4 Comment Originated: 12/21/2020
12/21/2020: FOR INFORMATION:
If there are any changes to the site plan or layout of this project, an updated
queuing analysis for the drive-up windows may be needed in order to make
sure vehicles will not end up queuing onto College or Prospect.
Response: Acknowledged. We are not anticipating any significant
changes to the site plan at this time.
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Comment Number: 5 Comment Originated: 12/21/2020
12/21/2020: FOR INFORMATION:
Signing and striping details: The City standards for a turn bay line are 8 -inch
white and we would not install 4-inch dashed lines in advance of turn bay line.
The City typically does not paint crosswalks across driveways (City would not
maintain this.) Please replace the R6-1R "One Way" sign in the median on
College with an R3-2 "No Left Turn" sign for westbound traffic exiting the bank
and use an R3-5R "Right Turn Only" sign below Stop sign at same location.
We would utilize R6-1R/L "One Way" signs (back to back,) and a standard R5-1
"Do Not Enter" signs at the alley where the drive-thru traffic will exit into the
alley. Other signing and striping changes may be needed.
Response: These comments have been addressed on the
Intersection Plan sheet in the Utility Plan set.
Comment Number: 6 Comment Originated: 12/21/2020
12/21/2020: FOR HEARING:
We will need to coordinate the location of the pedestrian push button for the
traffic signal pole at College and Prospect. With the realigned sidewalk this will
need to be relocated from its current location and placed at a location that
meets the ADA standards.
Response: As discussed in our meeting on 1/8/2020, the existing
pedestrian push button pole only needs to be relocated about
9” and has been depicted in a new location directly adjacent
to the proposed sidewalk with this resubmittal. It is
anticipated that moving the pole such a short distance will not
require new conduit routing to the pole, but the pole will need
to be re-set.
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 12/21/2020
12/21/2020: FOR INFORMATION:
The Traffic Impact Study has been received, reviewed, and the conclusions
generally accepted by the City. One consideration not taken into account is the
potential traffic utilizing the alley connecting to Parker south of the bank. While
the City does not anticipate a significant amount of traffic will utilize this route,
adjacent neighbors may have some concerns that might need to be
acknowledged/addressed.
Response: Although it is possible for bank traffic to travel to and
from the south along this alley, it is believed it would be a very
small amount. The only traffic that would benefit from traveling
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the alley is anyone arriving to the bank or departing from the bank
that lives in the immediate neighborhood to the southeast. As
this would be a very low proportion of traffic (possibly at most 5
percent), it may equate to about 8 vehicles during the peak hour
(one vehicle every 7 and half minutes). This volume would be
easily accommodated with the existing alley.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 12/21/2020
12/21/2020: AUTOMATIC FIRE SPRINKLER SYSTEM
> Please indicate location of fire line on the Utility Plans.
> Please indicate location of the Fire Department Connection on the Utility
Plans.
> Required: one key box ("Knox Box") to be mounted in an approved, exterior
location on every new or existing building equipped with a required fire sprinkler
or fire alarm system.
Response: A potential fire sprinkler service lateral location has
been included on the Utility Plan if it is determined this will be
required for this building when the Building Plans are further
developed. A potential Knox Box location has also been
labeled on the Utility Plan to go along with this. Per the project
architect a fire sprinkler system is not required for this
building, but these are being shown at the Owner’s request in
case they decide to sprinkler the building when preparing to
submit to the Building Department.
Comment Number: 2 Comment Originated: 12/21/2020
12/21/2020: FIRE LANE DEDICATION
> The fire lane shall be dedicated and labeled on the plat as an Emergency
Access Easement (EAE).
Response: This easement name has been revised to “Utility and
Emergency Access Easement” as there are existing dry utilities
within the easement area in the alley that also need to be
accounted for.
Comment Number: 3 Comment Originated: 12/21/2020
12/21/2020: FIRE LANE SIGNAGE
> Fire lane sign locations or red curbing should be labeled and detailed on final
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plans. Detail all signs or red curb on plans.
> Refer to LCUASS detail #1419 for sign placement, and spacing.
> Add LCUASS detail #1418 to plans. Appropriate directional arrows required
on all signs.
Response: Acknowledged. Fire lane signage will be added with
Final Plans and will be provided on a separate Signage and
Striping Plan if needed for clarity.
Comment Number: 4 Comment Originated: 12/21/2020
12/21/2020: ADDRESS POSTING
New buildings shall have approved address numbers placed in a position that is
plainly legible, visible from the street fronting the property, and posted with a
minimum of eight-inch numerals on a contrasting background.
Response: Address numbers will be provided to comply.
Comment Number: 5 Comment Originated: 12/21/2020
12/21/2020: FIRE DEPARTMENT TRAINING OPPORTUNITY
Poudre Fire Authority is currently looking to acquire a commercial property to
use for a major emphasis drill. Based upon needs of the owners’ group, the
training can be tailored to be either invasive (eg. breaching walls, doors, or
roof) or non-destructive in nature (eg. search operations for lost firefighter).
Please contact me if your site may be willing to pursue a discussion along this
line and I will put you in touch with our training division chief. Thank you.
Response: Please reach out to Todd Goulding to discuss this
request. (contact information below):
Todd Goulding
Goulding Development Advisors, LLC
tgoulding@gda-co.com
970-331-1732
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 12/16/2020
12/16/2020: FOR FINAL:
Please submit an Erosion Control Plans to meet City Criteria.
Please submit an Erosion Control Escrow / Security Calculation based on the
disturbed area and or the proposed erosion and sediment control measures.
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Response: Erosion Control Plan and Escrow/Security Calculation
will be submitted with Final Development Plan.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
The StormTech system is being proposed with only one small section of
isolator rows. Isolator rows are the only part of the system that can be counted
as water quality treatment. This system should be primarily for water quality,
since detention is not required with the reduction of impervious area in the
proposed condition. Please clarify and revise, as necessary.
Response: Understood. The ADS layout has been revised to
utilize isolator rows throughout the entire system in order to be
used entirely for water quality. Revised details have been
provided by ADS and included with this submittal’s Preliminary
Drainage Report.
Comment Number: 3 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
Please change the wording "underground extended detention basin". This
system is an underground filtration water quality system and the volume
calculation is based on filtration methods in Urban Drainage and not extended
detention.
Response: The wording on Page 8 of the Drainage Report has
been revised to refer to the ADS system as an “underground
water quality filtration system.”
Comment Number: 4 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
A drainage easement is required for the StormTech System.
Response: A Drainage Easement has been added around the
Stormtech system with a 5’ offset from the edge of the system.
Please confirm the easement and proposed offset is acceptable
as currently depicted. Also, if the final system footprint is
adjusted during the FDP stage of the project this easement will be
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adjusted accordingly.
Comment Number: 5 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
Please state in the drainage report the amount of impervious area that will be
draining over the landscape parkway. This will count towards standard water
quality treatment, but not LID. This will help in the percentage of water quality
treatment. Also, in addition to documenting a percent number of impervious
area for LID treatment, please document for standard water quality, and total
water quality treatment.
Response: The impervious area draining over the landscape
parkway is 0.08 acres and is stated in the 2nd paragraph of the
Water Quality Enhancement section on Page 13 of the
Preliminary Drainage Report. Please specify with a redline
how the City would like to see this reduction reflected in the
total water quality treatment required, as the ADS
underground system will be providing all LID water quality
treatment for the project.
Comment Number: 6 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
Please provide 10 feet of separation between any proposed storm sewer and
tree.
Response: Acknowledged.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
Please relocate the water meter outside of the right-of-way.
Response: Water meter location has been relocated outside the
right-of-way.
Comment Number: 2 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
Please label the size of the water service.
Response: Anticipated water service size has been labeled – to be
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confirmed with final building plumbing design during FDP.
Comment Number: 3 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
Is a fire service line required?
Response: A fire service line is assumed to not be required based
on the 2018 IFC – however, a potential fire service location is now
shown to indicate where this would be located if the Owner
elects to sprinkler the building once the architectural plans are
prepared.
Comment Number: 4 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
Please label sanitary sewer to buildings as a service. This is to document that
it is a "private" line.
Response: These labels have been revised to state that these are
“Service Laterals”
Comment Number: 5 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
A cleanout cannot be located at a service connection into a sewer main.
Response: Cleanouts have been replaced with manholes at
sanitary sewer main connections.
Comment Number: 6 Comment Originated: 12/18/2020
12/18/2020: FOR HEARING:
Please label the size of sanitary sewer main.
Response: Sanitary sewer main size has been labeled.
Comment Number: 7 Comment Originated: 12/22/2020
12/22/2020: FOR HEARING:
The proposed sanitary sewer service for the relocated historic structure is too
close to the underground detention system. Please relocate to at least 6 feet
away. This line is also under a tree right near the building and requires 6 feet
of separation.
Response: A minimum 6’ separation is now provided between this
sanitary sewer service and the underground detention
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system.
Department: Light and Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/17/2020
12/17/2020: FOR HEARING: The proposed transformer location is considered
out of access. Transformer location must be within 10 feet of the asphalt and
accessible by a line truck. Please adhere to all clearance requirements in the
Electric Service Standards at the following link.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Response: Transformer has been relocated to within 10’ of the
proposed drive aisle in the alley for access.
Comment Number: 2 Comment Originated: 12/17/2020
12/17/2020: FOR HEARING: Power will need to come from a switching cabinet
located a little south of the proposed building and along the east side of the
alleyway. It looks like there is a fire line running along the west side of the alley
toward prospect. Light & Power will need to have an easement running along
the east side of Lot 1 to provide power to the proposed transformer location.
Response: An easement is now shown running along the east
side of the lot to accommodate the proposed electrical
primary line to be routed from this existing cabinet in the
alley.
Comment Number: 3 Comment Originated: 12/17/2020
12/17/2020: FOR HEARING: Light & Power will need to install an above grade
switching cabinet along the east edge of Lot 1 to bring power from. This will
also need to be within an easement.
Response: : A switching cabinet has been incorporated into the
design per coordination with Light & Power. An easement has
also been provided around all primary lines, transformers and
switchgears with a 3’ offset as requested.
Comment Number: 4 Comment Originated: 12/17/2020
12/17/2020: FOR HEARING: Please provide adequate space along the alley
way to ensure proper utility installation and to meet minimum utility spacing
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requirements. A minimum of 10 feet separation is required between water,
sewer and storm water facilities, and a minimum of 3 feet separation is required
between Natural Gas. Please show all electrical routing on the Utility Plans.
Response: Acknowledged. All clearances are now met.
Comment Number: 5 Comment Originated: 12/17/2020
12/17/2020: FOR HEARING: The secondary services to the buildings will be
consider commercial; therefore, the service line from the transformer to the
meter is required to be installed, owned, and maintained by the property owner.
Response: Acknowledged.
Comment Number: 6 Comment Originated: 12/17/2020
12/17/2020: FOR HEARING: 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/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Response: Electric meters are shown for each building. A new
service is proposed for the bank building, and reuse of the
existing service from 1618 South College Avenue is proposed
for the relocated historic building.
Comment Number: 7 Comment Originated: 12/17/2020
12/17/2020: 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: Acknowledged. This will be coordinated and provided at FDP.
Comment Number: 8 Comment Originated: 12/17/2020
12/17/2020: INFORMATION ONLY: Any relocation or modification to existing
electric facilities will be at the expense of the owner/developer.
Response: Noted.
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Comment Number: 9 Comment Originated: 12/17/2020
12/17/2020: INFORMATION ONLY: 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/builders-and-developers/plant-investme
nt-development-fees
Response: Noted
Comment Number: 10 Comment Originated: 12/17/2020
12/17/2020: INFORMATION ONLY: Any existing and/or proposed electric
infrastructure that needs to be installed, relocated, or modified as part of this
project, will be at the expense of the developer and will need to be located
within Public Right-of-Way or a dedicated easement. Please coordinate
relocations with Light and Power Engineering.
Response: Noted.
Comment Number: 11 Comment Originated: 12/17/2020
12/17/2020: INFORMATION ONLY: “The City of Fort Collins now offers
gig-speed fiber internet, video, and phone service. Contact Julianna Potts with
Fort Collins Connexion at 970-207-7890 or jpotts@fcgov.com for commercial
grade account support, RFPs and bulk agreements.”
Response: Acknowledged. Applicant is interested in receiving a
proposal from the City of Fort Collins to review and will be
reaching out to request this.
Department: Environmental Planning
Contact: Scott Benton, , sbenton@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/22/2020
12/22/2020: FOR APPROVAL: One of the shrubs are not on the City's
approved plant list (http://www.fcgov.com/forestry/plant_list.pdf): Russian sage
(Perovskia atriplicifolia). Please replace with an approved species.
Response: The shrub has been replaced with an approved equal,
Chamaebatiara millefolium, based on the city’s approved plant list.
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Comment Number: 2 Comment Originated: 12/22/2020
12/22/2020: FOR APPROVAL: Please clarify specific turf species/varieties on
the Landscape Plan. There are native turf species that provide acceptable turfs
for low-traffic areas and also have minimal irrigation needs; additionally, there
are improved bluegrass and fescue varieties that have decreased water needs
compared to conventional bluegrass and fescue blends.
Response: RTF Turf (Rhizomatous Tall Fescue) has been spec’d for this
project. This turf is hardy, is self-repairing and requires minimal irrigation.
Comment Number: 3 Comment Originated: 12/22/2020
12/22/2020: FOR APPROVAL: Thank you for submitting a photometric plan.
Please provide cutsheets or other proof that the wall-mounted light fixtures
(WP1 and WP2) are full cutoff and downshielded.
Response: Fixtures WP1 and WP2 are full cutoff and down
shielded. Fixture WP1 has been replaced with new cut sheets
provided confirming this is addressed.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 12/21/2020
12/21/2020:
Continued: The two proposed locations for the catalpa trees on the southwest
corner of the site is within only a couple of feet of a water line. Please adjust
the locations to adhere to the separation requirements listed below.
Response: The trees have been relocated the appropriate distance from
utilities based on comment.
07/31/20: INFORMATION ONLY FOR PDP
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights
and stop signs. Please adjust tree locations to provide for proper tree/utility
separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
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20-40’ between street trees and stop signs
Response: Utilities have been included on Landscape Plan as noted.
Comment Number: 5 Comment Originated: 12/21/2020
12/21/2020: INFORMATION FOR FINAL
Continued:
Please ensure, with the necessary adjustments for proper separation, that
canopy shade tree still constitutes at lease (50%) of all tree plantings.
07/31/20: INFORMATION ONLY FOR PDP
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute
at least (50%) of all tree plantings.
Response: Shade trees are over 50% of all trees on site.
Comment Number: 6 Comment Originated: 12/21/2020
12/21/2020: INFORMATION FOR FINAL
Continued:
Thank you for providing street trees along S. College Ave. Please note that
shade trees need to be planted 30 – 40’ apart (forestry redlines). Ornamental
trees can be 15’ from shade trees or other ornamentals.
Response: Noted.
07/31/20: INFORMATION ONLY FOR PDP
If the project is responsible for frontage improvements along College Avenue
please incorporate new street trees within the right of way. If tree grates are
necessary, please explore grates larger than the minimum required by code
(5’x5’).
Response: Street Trees have been incorporated into the frontage design
along College Avenue. Street trees have been located in a tree lawn and
therefore tree grates are unnecessary.
Comment Number: 7 Comment Originated: 12/21/2020
12/21/2020: INFORMATION FOR FINAL
Thank you for providing sufficient mitigation trees. Please call out which new
tree plantings are mitigation trees both on the planting schedule and on the
plants themselves
Response: Trees being used for mitigation have been called out on both
the plan and in the schedule with the symbol (M).
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Department: Parks
Contact: Aaron Wagner, aawagner@fcgov.com
Topic: General
Comment Number: 8 Comment Originated: 12/22/2020
12/22/2020: FOR INFORMATION
The Parks department provided flowers and labor annually for a fee as part of
an agreement between the city and the previous property owner for the planter
pots located on the retaining wall along Prospect Road. The intent was to keep
the look and feel of the landscape consistent throughout the intersection. Parks
is interested to see if the applicant would like to continue with this same
agreement.
Response: Thank you. Alpine Bank has confirmed they will handle
all landscaping construction and ongoing maintenance (labor and
materials) as part of their upkeep of the remainder of the property.
Comment Number: 9 Comment Originated: 12/22/2020
12/22/2020: FOR INFORMATION
Regarding the retaining wall along Prospect Rd., if you are planning to modify
the walls and/or planters, we would like to see some form of this put back with
your plan that has the same rock/wall look and feel to the existing conditions.
Response: Our goal is to not modify the existing wall or planters along E.
Prospect and incorporate into the redevelopment as much as possible.
That said, if modifications are required, our intent is to maintain the
existing materials and look as much as possible.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 12/18/2020
12/18/2020: 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
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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.
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 email rhovland@fcgov.com to schedule a pre-submittal
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.
Response: Thank you for information regarding current adopted codes.
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We are currently anticipating scheduling a pre-submittal meeting with
Building Services in late March or early April.
It should also be noted that we have provided conduit for future EV
charging stations as noted.
Comment Number: 2 Comment Originated: 12/18/2020
12/18/2020: The relocated building on this site must meet separation distance
to the south prop line. For single family residential 5ft separation is minimum
and 10ft for multi-fam or commercial.
Response: We are currently anticipating a commercial use for the
relocated building and have therefore provided a minimum 10’ separation
from the southern property line.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/21/2020
12/21/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
Response: Noted. Thank you.
Topic: Plat
Comment Number: 1 Comment Originated: 12/21/2020
12/21/2020: 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: Corrections made as noted. Thank you.
Thank you again for comments received as well as follow-up discussions and coordination efforts.
Please review our revised plans and let us know if you have any question or require additional
information.
Sincerely,
GALLOWAY
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Zell O. Cantrell
Senior Site Development Project Manager
ZellCantrell@GallowayUS.com