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HomeMy WebLinkAboutINVERNESS INNOVATION PARK FIRST FILING (ROCKY MOUNTAIN INNOVATION INITIATIVE) - PDP - 30-09A - CORRESPONDENCE - (9)constructed of metal or some other comparable durable material, shall be painted to match the enclosure and shall be properly maintained. The enclosure is compatible with the building materials and has metal gates for secure and durable long term use. (6) Enclosure areas shall be designed to provide adequate, safe and efficient accessibility for service vehicles. So noted. (7) Enclosure areas shall be constructed on a cement concrete pad. So noted. (8) The property owner shall supply and maintain adequate containers for recycling and waste disposal. Containers must be clearly marked for recycling. So noted. 5. construction of a trail or pedestrian walkway that will provide public access for educational or recreational purposes provided that the trail or walkway is compatible with the ecological character or wildlife use of the natural habitat or feature; and 6. construction or installation of recreation features or public park elements, provided that such features or elements are compatible with the ecological character or wildlife use of the natural habitat or feature. 3.2.5 Trash and Recycling Enclosures (A) Purpose. The purpose of this Section is to ensure the provision of areas, compatible with surrounding land uses, for the collection, separation, storage, loading and pickup of recyclable materials by requiring that adequate, convenient space is functionally located at multi -family residential, commercial and industrial land use sites. (B) Regulations. The following regulations shall be applied to the extent reasonably feasible: (1) All new commercial or multi -family structures and all existing commercial or multi- family structures proposed to be enlarged by more than twenty-five (25) percent, or where a change of use is proposed, shall provide adequate space for the collection and storage of refuse and recyclable materials. A designated refuse area is proposed at the east end of the site that will serve this development and some (but probably not all) of the future development to the east. (2) The amount of space provided for the collection and storage of recyclable materials shall be designed to accommodate collection and storage containers that are appropriate for the recyclable materials generated. Areas for storage of trash and recyclable materials shall be adequate in capacity, number and distribution to serve the development project. This area was designed to handle waste and recycling materials for the project. (3) Recyclable materials storage areas shall be located abutting refuse collection and storage areas. So noted. (4) Each trash and recycling enclosure shall be designed to allow walk-in access without having to open the main enclosure service gates. So noted. (5) Trash and recycling areas must be enclosed so that they are screened from public view. The enclosure shall be constructed of durable materials such as masonry and shall be compatible with the structure to which it is associated. Gates on the enclosures shall be (h) The project may be designed to provide appropriate human access to natural habitats and features and their associated buffer zones in order to serve recreation purposes, provided that such access is compatible with the ecological character or wildlife use. of the natural habitat or feature. Limited access to the buffer area is required by the Decision Maker. (i) Fencing associated with the project shall be designed to be compatible with the ecological character and wildlife use of the natural habitat or feature. A rustic post and rail tvpe fence will replace the existing chain link fence. (2) Development Activities Within the Buffer Zone. No improvements or disturbance to the natural area will occur other than as outlined above. (a) No disturbance shall occur within any buffer zone and no person shall engage in any activity that will disturb, remove, fill, dredge, clear, destroy or alter any area, including vegetation within natural habitats or features including without limitation lakes, ponds, stream corridors and wetlands, except as provided in subsection (c) below. (b) If the development causes any disturbance within the buffer zone, whether by approval of the decision maker or otherwise, the applicant shall undertake restoration and mitigation measures within the buffer zone such as regrading and/or the replanting of native vegetation. The applicant shall undertake mitigation measures to restore any damaged or lost natural resource either on -site or off -site at the discretion of the decision maker. Any such mitigation or restoration shall be at least equal in ecological value to the loss suffered by the community because of the disturbance, and shall be based on such mitigation and restoration plans and reports as have been requested, reviewed and approved by the decision maker. Unless otherwise authorized by the decision maker, if existing vegetation (whether native or non-native) is destroyed or disturbed, such vegetation shall be replaced with native vegetation and landscaping. (c) The decision maker may allow disturbance or construction activity within the buffer zone for the following limited purposes: 1. mitigation of development activities; 2. restoration of previously disturbed or degraded areas or planned enhancement projects to benefit the natural area or feature; 3. emergency public safety activities; 4. utility installations when such activities and installations cannot reasonably be located outside the buffer zone or other nearby areas of development; deer winter concentration areas as identified by the Colorado Division of Wildlife or NAPP; prairie dog colonies over fifty (50) acres in size as included on the Natural Habitats and Features Inventory Map; key areas for rare, migrant or resident butterflies as identified in the NAPP; areas of high terrestrial or aquatic insect diversity as identified in the NAPP; remnant native prairie habitat; mixed foothill shrubland; foothill ponderosa pine forest; plains cottonwood riparian woodlands; and any wetland greater than one - quarter ('/4) acre in size. We do not believe this area has anv of the specie characteristic identified above. It does appear to be a corridor for a small population of wildlife and our plans will not harm the current environment these animals enjoy today. (e) The project shall be designed so that the character of the proposed development in terms of use, density, traffic generation, quality of runoff water, noise, lighting and similar potential development impacts shall minimize the degradation of the ecological character or wildlife use of the affected natural habitats or features. Care has been taken in the design to mitigate any negative impacts to the existing natural area. The uses cure small office buildings with a focus on alternative transportation options, which will generate fewer trips and number of vehicles that existed with the previous land use (Waste management truck storage and holding yard). Water runoff is all to the south away from this area. The building placement will shield much oj'the noise ftom cars and delivery vehicles. Lighting will have sharp cut off type fixtures that will eliminate any spillage into the natural areas. The design team has been conscientious about preserving the integrity of this special area for both its value to the project and its value to the community and the wildlife that use it. (f) The project shall be designed to integrate with and otherwise preserve existing site topography, including but not limited to such characteristics as steepness of slopes, existing drainage features, rock outcroppings, river and stream terraces, valley walls, ridgelines and scenic topographic features. There will be no disturbance to this area other than the removal oj'nuisance species of plants and introduction of additional plantings to enhance the area as agreed to with the City's "Decision Maker". (g) The project shall be designed to enhance the natural ecological characteristics of the site. If existing landscaping within the buffer zone is determined by the decision maker to be incompatible with the purposes of the buffer zone, then the applicant shall undertake restoration and mitigation measures such as regrading and/or the replanting of native vegetation. The project team has worked with the Decision Maker to identify the incompatible species for removal and proposed plant material for enhancing the corridor. (E) Establishment of Buffer Zones. Buffer zones surrounding natural habitats and features shall be shown on the project development plan for any development that is subject to this Division. The purpose of the buffer zones is to protect the ecological character of the natural habitat or natural feature from the impacts of the ongoing activity associated with the development. (1) Buffer Zone Performance Standards. The decision maker shall determine the buffer zones for each natural habitat or feature contained in the project site. The buffer zones may be multiple and noncontiguous. The general buffer zone distance is established according to the buffer zone table below, but the decision maker shall reduce or enlarge any portion of the general buffer zone distance, if necessary in order to ensure that the performance standards set forth below are achieved. The buffer zone performance standards are as follows: (a) The project shall be designed to preserve or enhance the ecological character or function and wildlife use of the natural habitat or feature and to minimize or adequately mitigate the foreseeable impacts of development. The site currently is developed (dirt parking lot and chain link fence) from the previous ownership. The proposed project vvill increase the buffer space between the development and the natural area along the Canal by increasing the distance of any development by a minimum of '12 feet from the existing Limit of Development line, which is the chain link fence. (b) The project, including, by way of example and not by way of limitation, its fencing, pedestrian/bicycle paths and roadways, shall be designed to preserve or enhance the existence of wildlife movement corridors between natural features, both within and adjacent to the site. This criterion will be met in part by the additional buffer space being provided for with the placement of the buildings and the associated parking and plaza areas. The existing chain link fence will be removed in favor of a more natural post and rail type fence that will define the corridor but not make it as impassible for wildlife as the existing fence. (c) The project shall be designed to preserve significant existing trees and other significant existing vegetation on the site. The entire site plan has been designed around the natural area trees and canopy that lines the north edge of the site. Working with the Citys staff we have identified undesirable species to be removed and have a plan to maintain and enhance the existing canopy of trees that is unique to this site. (d) The project shall be designed to protect from adverse impact species utilizing special habitat features such as key raptor habitat features, including nest sites, night roosts and key feeding areas as identified by the Colorado Division of Wildlife or in the Fort Collins Natural Areas Policy Plan (NAPP); key production areas, wintering areas and migratory feeding areas for waterfowl; key use areas for wading birds and shorebirds; key use areas for migrant songbirds; key nesting areas for grassland birds; fox and coyote dens; mule ae�-Tetf / - LE'r7lrX Response: Acknowledged. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 2 Created: 8/19/2009 (8/19/09] Show building footprint dimensions on site plan for all buildings, including the bike parking pavilion. acknowledged Number: Created: 8/19/2009 [8/19/09] The long-term parking spaces will need to be identified with a raised "employee parking only" sign. Will include note as described above for final submittal. Number: 4 Created: 8/19/2009 [8/19/09] The building square footage for Building 1 is indicated as being 28,980 s.f. on the building footprint, but as being 27,819 s.f. in the "proposed uses Building #1 table" on the site plan. Which figure is correct? Corrected on drawings. Number: 5 Created: 8/19/2009 [8/19/09] Each parking lot landscape island is required to have a tree and have a dimension of at least 8' in its smallest dimension per Section 3.2.1(E)(5)C. Some islands don't contain trees and are smaller than 8'. We have provided parking lot islands less than 8' wide and do not indicate trees in those islands. The reason is that the Poudre Fire Authority asked that those islands be accessible with roll-over curbs. The trees that would have been in those islands have been moved the minimum distance possible within the general landscape island and have not been reduced in number, providing shade for the parking lot area. There did not seem to be any point in providing 8' for the islands or providing landscaping in the island if a fire truck is to drive thru the island. We have increased the landscaping size and plantings where the PFA did not need truck access. Refer site plan. Number: 6 Created: 8/19/2009 [8/19/09] Signage isn't approved by this PDP, and should be removed from drawings. FYI, the RM12 signage shown on top of the canopy on the front of Bldg 1 doesn't comply with the sign code. Signs aren't allowed on top of canopy. All signage to be under separate permit. Number: 7 Created: 8/19/2009 [8/19/09] The solar collector car park structure needs to be clearly shown/labeled on the site plan, with building dimensions shown. acknowledged Comments from Current Planning — please see redlines. Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Sincerely: Ted Shepard Chief Planner Page 12 purposes. The new data shows approximately 2 feet of flooding across the site in the 100- year flood. Therefore, it is recommended that the lowest floor elevation and all HVAC, electrical, equipment, etc. be elevated 2 additional feet above the flood elevation. Any proposed road improvements to Vine Drive should also take this information into account. Please contact Marsha Hilmes-Robinson, 224-6036, with any questions about this issue. Response: As per Stormwater recommendations, the buildings and adjacent grades have been raised to 4.0 feet above existing ground. Unfortunately, the street improvements along Vine are highly constrained by the existing condition. Raising the street would require extensive off -site improvements which are not currently feasible Topic: Stormwater Number: 53 Created: 8/25/2009 [8/25/09] The volume for the quantity detention needs to be calculated assuming no release for the 100-year storm. This will increase the required volume a little. Also, the volume was a little low compared to calculations run in our office. I got around .95 ac-ft. The FAA spreadsheet should have rain data every 5 minutes, not 10. 1 have a spreadsheet that I can email you if you need it. Response: Acknowledged. Number: 54 Created: 8/25/2009 [8/25/09] Since our design review meeting, new information regarding the electrical power company's concerns have surfaced. These issues will need to be worked out before a hearing can be scheduled. More specifically, achieving the required volume in the detention pond and still meeting the power company's concerns. Response: The pond has been revised in accordance with PRPA requirements and presented to PRPA. An LOI from PRPA will be provided prior to the public hearing. Number: 55 Created: 8/25/2009 [8/25/09] A letter of intent is required from the City of Fort Collins Natural Resources Department and from the Coy Ditch Company before a public hearing. The use of this off - site property for the extra detention volume required and for directing the spillway on this property and over the ditch makes this a requirement. Response: We have recently met with the Coy representative, and he has approved the revised pond layout. An LOI will be provided prior to public hearing. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: WaterlWastewater Number: 56 Created: 8/25/2009 [8/25/09] The existing City water main in Vine is a 6-inch. Revise labels and notes accordingly. Response: Acknowledged. Number: 57 Created: 8/25/2009 [8/25/09] Connections to the 21-inch sanitary sewer must be at a manhole. Response: Acknowledged. Number: 58 Created: 8/25/2009 [8/25/09] Show the curb stop and meter pit on the water service to the west building. Response: Acknowledged. Number: 59 Created: 8/25/2009 [8/25/09] Show the water main and sanitary sewer crossings in the storm sewer profiles. Install steel casings on the water/sewer lines when below pipelines which are 24-inches or greater diameter. Response: Acknowledged. Number: 60 Created: 8/25/2009 (8/25/09] See relined plans for other comments. Page I t [8/28/09] Depending on the building location to the east, please include on -site east/west pedestrian connectivity. Will work with staff during final submittal to best address concern of internal connectivity. Department: Technical Services Issue Contact: Jeff County Topic: Landscape Plan Number: 66 Created: 8/26/2009 [8/26/09] Please correct the typo (the word landscape) in the title block, in the "sheet title" section. Complete Number: 67 Created: 8/26/2009 [8/26/09] The landscape plan has line over text & text over text issues. Complete Topic: Plat Number: 61 Created: 8/26/2009 [8/26/09] The boundary closes, the legal does not. The legal & boundary do not match. Number: 62 Created: 8/26/2009 [8/26/09] The southwest corner of section 1 description in the legal & boundary do not match. Number: 63 Created: 8/26/2009 [8/26/09] The plat title is missing from the statement of ownership and subdivision. Number: 64 Created: 8/26/2009 [8/26/09] Please change the plat name to "Inverness Innovation Park First Filing" or something similar. Number: 69 Created: 8/26/2009 [8/26/09] All right of ways & easements outside of the boundary, need to be recorded by separate document. Number: 70 Created: 8/26/2009 [8/26/09] The area of lot 1 needs to reflect the right of way dedicated for Vine Drive. Topic: Site Plan Number: 65 Created: 8/26/2009 (8/26/09] Please note that there are line over text issues on the site plan. yes Topic: Trash Enclosure Plan Number: 68 Created: 8/26/2009 [8/26/09] The trash enclosure plan looks good. No comments. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Floodp/ain Number: 52 Created: 8/25/2009 [8/25/09] As discussed during the meeting on 8-18-2009, the City has new data that shows that the entire RMI2 site would be impacted by the 100-year floodplain. More water is flowing down Vine Drive than what is shown in the FEMA modeling. This new information is not regulatory, but it is highly recommended that this information be used for design Page 10 [8/26/09] The grading plan appear to show curb and gutter on both sides of Vine Drive, which has my assuming that both sides of the street along the development's property frontage is to be built at this time, however interim tapers are only shown on the north side. Is the curb and gutter (and driveway) on the south side not being proposed at this time and the grading plan combines showing interim and ultimate conditions? Again an interim horizontal control plan would be beneficial. Please note that the frontage improvements abutting the infiltration pond will need to be satisfied with this development. Response: Both sides of the street are proposed for improvement. Additional information has been added to clarify the interim striping Number: 82 Created: 8/26/2009 [8/26/09] The ultimate design should .Call out what the limits of the design are tying into and show such on the drawings. Does the terminus of the offsite design to the west tie into designs done with Old Town North? Does the terminus of the offsite design to the east need to show a transition to tie into existing edge of pavement? Response: The ultimate design at Jerome and Redwood both tie into the design presented with the Old Town North subdivision as prepared by Shear Engineering. The far eastern terminus does not necessarily tie into existing since it is anticipated that the ultimate improvements will one day continue towards the east. Number: 95 Created: 8/28/2009 [8/28/091 On the construction drawings, please further refine the diosplay of information to be more readable (and thereby more scanable). There is information such as elevation numbers on the grading plan that cannot be easily read and won't scan (in the hatched spillway area). Numbers, text, and data need to not have any overlapping shading, lines, etc. Response: Acknowledged. Additional display enhancement can be provided at final if needed. Department: Light & Power Issue Contact: Doug Martine Topic: General Number: 1 Created: 8/18/2009 [8/18/09] Please see the Light & Power comments entered for the ODP, (#30-09). Complete, Street lights along Vine are shown on Landscape plans. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 86 Created: 8/27/2009 1 met with the applicants and we resolved several issues: 24-foot EAE is acceptable; change location of EAE; add a fire hydrant; rollover curb west of building; remote FDC required; two Knox Boxes are required. acknowledged Department: Transportation Planning Issue Contact: Matt Wempe Topic: General Number: 91 Created: 8/28/2009 [8/28/09] The plan set needs to be updated to incorporate our conversation at Transportation Coordination on August 20, 2009. This includes an attached sidewalk along the south side of Vine Drive and the relocated Vine Drive alignment. Response: Acknowledged. Please see revised plans. Number: 92 Created: 8/28/2009 Page 9 Surveyor that the plat cannot be the document that establishes these areas because they're outside of the platted boundary. Either these areas need to be conveyed by separate document to the City, or the platted boundary needs to be expanded to include these areas. One consideration in this regard between the two options, may be the cost differential between the increased TDR fee of an expanded plat boundary against the TDR fee to dedicate by separate document. Response: The various off -site easements will be provided by separate instrument and referenced on the plat at final. Number: 83 Created: 8/26/2009 [8/26/09] The lack of a continuous 15' utility easement behind Vine Drive will need approval from the utility providers. Response: Acknowledged. A modified easement is not provided, in accordance with the recent utility coordination meeting Topic: Site Plan Number: 94 Created: 8/28/2009 [8/28/09] The site plan shows a 15' utility easement along the entire property which does not correspond to the plat. acknowledged Topic: Utility Plans Number: 72 Created: 8/26/2009 [8/26/09] The construction drawings specify the use of 8:1 tapers in the existing interim condition for Vine Drive. AASHTO's "Geometric Design of Highways and Streets" 2004, specifies that an 8:1 taper is appropriate for design speeds up to 30 mph and 15:1 for design speeds up to 50 mph. Given the minor arterial classification for Vine Drive (and the 50 mph design speed of a minor arterial), please use the 15:1 taper. Response: The tapers have been modified to be 15:1 Number: 73 Created: 8/26/2009 [8/26/09] The storm drain system within Vine Drive is lacking meeting minimum cover depth below the pavement. (Storm lines A, D & F). Perhaps raising the road should be looked at if the outlet depth is apparently set. Response: The cover has been addressed, please see revised storm drain plan/profiles Number: 75 Created: 8/26/2009 [8/26/09] On the construction drawings, please add a typical cross section for Vine, label street names on the plan view (Vine, Redwood, etc.), and a vicinity map would be ideal. Response: Acknowledged. Number: 76 Created: 8/26/2009 [8/26/09] The interim condition is very difficult to follow and review over the contours of the grading plan. Please prepare a horizontal control plan to provide more clarity on the interim condition. Response: Additional information has been added to help clarify this. If needed, a separate plan for the interim improvements will be provided at final. Number: 79 Created: 8/26/2009 [8/26/09] Please ensure the property line boundary is shown on all sheets of the construction plan set. Sheet 4 of the plan set does not indicate property line boundaries to verify if all the grading can be contained on -site. It does appear that offsite grading will be needed at least to the east. Response: Acknowledged. Number: 80 Created: 8/26/2009 Page 8 Response: Acknowledged. Department: Engineering Issue Contact: Marc Virata Topic: General Number: 74 Created: 8/26/2009 [8/26/09] Sheet 6 of the construction drawings sketches out what I measure as a required sight distance easement based upon LCUASS 7-16 and the driveway location. Most of this occurs on the future lot to the east, however a sight distance easement would need to be dedicated at this time with the creation of the driveway access on the current lot. Response: The sight distance easement is now shown on the Street Plan and the Plat. The easement will be provided by separate instrument. Number: 78 Created: 8/26/2009 [8/26/09] The results of the Transportation Coordination meeting last Thursday will need to be followed -up on in terms of: 1) seeing how a design for a right turn lane can be accommodated from eastbound Vine to Linden (and how this perhaps affect the overall design) and 2) having information provided on the reduced centerline radii and how it impacts the speed along Vine Drive. This should be a pre -hearing item needing to be addressed. Response: Acknowledged. A right turn lane has been added. Number: 81 Created: 8/26/2009 [8/26/09] Please ensure that the drive approaches onto Vine are constructed fully in concrete to the property line in accordance to our driveway detail. The plans seem to show them more like street intersections. Note that the driveway detail provided in the details section is not the radius style driveway as proposed on the plans. Response: Acknowledged. Number: 84 Created: 8/26/2009 [8/26/09] The rationale behind the reduction in the parking stall depth requirement variance is a little awkward from my perspective. Meeting the standard would require the elimination of one or more parking spaces, while at the same time the rationale in approving the shorter setback (and adding parking spaces) is that the development of alternative modes will be emphasized and occupants are highly green motivated. There's a contradiction I see and would like to have the presentation revised as a result. Response: Please see revised variance request letter Number: 85 Created: 8/26/2009 [8/26109] Key concerns prior to hearing involve: - obtaining of all necessary letters of intent from offsite property owners - receiving revised information on how a design of Vine Drive that achieves a right turn lane at Linden operates and affects the development as a whole - receiving information on how the reduced geometric design affects operational speed - provide clearer interim design information, with more suitable transitions - addressing inadequate cover over storm lines within Vine Response: Acknowledged. Number: 93 Created: 8/28/2009 [8/28/09] In checking with Sheri Langenberger, the TDR fee provided appears to fall short of the amount needed. The site plan specifies a building square footage size that is higher than the size lindicated in the TDR fee that was calculated and then posted. Topic: Plat Number: 71 Created: 8/26/2009 [8/26/09] The plat shows areas outside of the platted property being legally described (such as the drainage easement for the pond on the south side of Vine and the portion of the access, utility and drainage easement to the east of Lot 1). I've verified with the City Page 7 acknowledged Number: 14 Created: 8/25/2009 [8/25/09] Remove centerline of ditch from plan. acknowledged Number: 15 Created: 8/25/2009 [8/25/09] Enhance the Top of Ditch line. Label as "Top of Ditch Embankment." Number: 16 Created: 8/25/2009 [8/25/09] Remove 50' buffer label and line from plan. acknowledged Number: 17 Created: 8/25/2009 [8/25/09] A Limit of Development (LOD) line shall be defined and added to the Site Plan following the final layout of the project. acknowledged Number: 18 Created: 8/25/2009 [8/25/09] Add the buffer zone line for the Lake Canal to the plan, per the final layout. Label the line as " Natural Feature Buffer zone Line." acknowledged Number: 19 Created: 8/25/2009 [8/25/09] Label the buffer area of the Lake Canal as "Natural Feature Buffer." acknowledged Number: 20 Created: 8/25/2009 [8/25/09] Add the following note to the plan: Refer to Section 3.4.1 of the Land Use Code for allowable uses within a buffer zone. acknowledged Number: 21 Created: 8/25/2009 [8/25/09] The Site Plan shall show lot with the detention pond facilities and the improvements to the spillway for the Poudre River. This is required so that the LOD line is shown for the complete development plan. acknowledged Number: 22 Created: 8/25/2009 [8/25/09] Show the buffer line for the Coy ditch and label buffer zone and line per previous comments for the Lake Canal. acknowledged Topic: Utility Plans Number: 43 Created: 8/25/2009 [8/25/09] Add Environmental Planner signature line to the General Notes,Utility Plan, Grading Plan (sheets 4 and 5) and the Drainage and Erosion Control Plan. Response: Acknowledged. Number: 45 Created: 8/25/2009 [8/25/09] Add a demolition plan to the set so that all of the items to be removed, demolished or deconstructed can be clearly seen. Response: As discussed, this will be provided at final Number: 46 Created: 8/25/2009 [8/25/09] On the Utility Plan, Grading Plans and the Drainage and Erosion Control plan add the natural feature buffer label, the buffer zone line and the LOD line per the Site Plan comments. Response: Acknowledged. Topic: Utility Plans General Notes Number: 44 Created: 8/25/2009 [8/25/09] Add the following note: Refer to Section 3.4.1 of the Land Use Code for allowable uses within a buffer zone. Page 6 PRINCIPLE WC-1: Water Corridors are natural and man-made waterways and open space -- serving the needs for drainage and water conveyance, as well as recreational, educational and environmental uses. Policy WC-1.2 Natural Environment and Wildlife. The City will preserve, protect, enhance, and restore important natural areas, wildlife habitat, riparian areas, and wildlife corridors within Water Corridors. (See sections ENV and OL for additional policies.) This site is adjacent to two water corridors, the Lake Canal and the Coy Ditch. The bulk of Inverness Innovation First Filing is adjacent to the Lake Canal, with a corner of the detention pond touching the Coy Ditch. The site plan preserves both of these water bodies and the existing natural area around both. Since this is apreviously developed site, used for light industrial purposes, neither water body natural area is pristine, nor do they meet current standards. The site preserves both natural areas, and enhances these natural areas through increased buffers, removing noxious trees, and installation of new trees and shrub plant material to provide additional wildlife habitat. Policy WC-1.3 Buffering. The City will continue to maintain and develop standards for adequate buffers to maintain channel stability, water conveyance, flood protection, and wildlife habitat values. This Innovation Inverness First Filing Site is a site that has been previously used for decades for light industrial use. As such, the existing developed portion of the site has left little room for natural areas and wildlife movement along the Lake Canal. The existing buffer ranges in width from 36 ft to 6 ft with the average width being 12 ft. Working with staff, the proposed development increases this buffer an additional 12 feet across most of the site, and 15 ft. along the eastern parking lot. In addition, this development is removing noxious trees within the existing buffer and planting additional trees and buffers to enhance the buffer. Topic: Plat Number: 10 Created: 8/25/2009 [8/25/09) Delineate the the buffer lines along the lake Canal and Coy Ditch. Label lines "Natural Features Buffer Zone Line." Response: Acknowledged. Number: 11 Created: 8/25/2009 [8/25/09] Label buffer areas as "Natural Feature Buffer Zone." Response: Acknowledged. Number: 12 Created: 8/25/2009 [8/25/09] Add the following note to the Plat: Refer to Section 3.4.1(E) of the Land Use Code for allowable uses within a buffer zone. Response: Acknowledged. Topic: Site Plan Number: 13 Created: 8/25/2009 [8/25/09] Remove topo lines from plan, not necessary. Do not show any of the demolished or removed items for the plan. The Site Plan should only show the proposed conditions and any existing conditions to remain as part of the development plan. Page 5 Topic: Photometric Site Plan Number: 40 Created: 8/25/2009 [8/25/09] There shall be no light spillage into the buffer zone. Adjust light fixtures to address the performance standards of Section 3.4.1(E)(1). acknowledged Number: 41 Created: 8/25/2009 [8/25/091 Add location of buffer line to the plan per the Site Plan. Label buffer zone and line per Site Plan comments. acknowledged Number: 42 Created: 8/25/2009 [8/25/09] Fixture AA shall include a full house side shield. In this case Accessory MA1213- XX. acknowledged Topic: Planning Principles Number: 9 Created: 8/25/2009 [8/25/09] In the Statement of Planning Objectives, address Principle Env-6,Policy OL-1.2 and Principle WC-1as the framework for addressing the impacts upon the Lake Canal and Coy Ditch buffers. Principle ENV-6: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins Policy ENV-6.1 Protection and Enhancement This Innovation Inverness First Filing Site is a site that has been previously used for decades for light industrial use. As such, the existing developed portion of the site has left little room for natural areas and wildlife movement along the Lake Canal. The existing buffer ranges in width from 36 ft to 6 ft with the average width being 12 ft. Working with staff, the proposed development increases this buffer an additional 12 feet across most of the site, and 15 ft. along the eastern parking lot. In addition, this development is removing noxious trees within the existing buffer and planting additional trees and buffers to enhance the buffer. Policy OL-1.2 Urban Development As an infil/ development, Innovation Inverness First Filing integrates natural areas into the development. This project not only preserves the existing natural area habitat along the Lake Canal and Coy Ditch, the habitat is enhanced through increasing the width of the buffer, new plantings, and the design of the site itself. The site has been designed to place the buildings adjacent to the buffer, limiting the parking and vehicular use areas next to the natural area buffer. This provides for a more passive and less intrusive edge to the natural area. Historically, the site was used for light industrial uses with heavy truck and vehicle use up to the edge of the natural area buffer, with no mitigation effects. Page 4 [8/25/09] Add the buffer zones line to the plan per the Site Plan and label per previous comment on the Site Plan. Complete Number: 25 Created: 8/25/2009 [8/25/09] Show all trees above 6" in diameter, including multiple stem trees, to be saved within the buffer zone on the plan. Complete Number: 26 Created: 8/25/2009 [8/25/09] Accurately depict the tree line on the plan. Complete Number: 27 Created: 8/25/2009 [8/25/09] Add note for any tree to be pruned with how much of the tree to be removed. Complete Number: 28 Created: 8/25/2009 [8/25/09] Depict the top of the Lake Canal and Coy Ditch embankment per the Site Plan comment. Complete Number: 29 Created: 8/25/2009 [8/25/09] Add a LOD line per the Site Plan comment for the Lake Canal and the Coy Ditch. Complete Number: 30 Created: 8/25/2009 [8/25/091 Landscape Plan shall include the detention pond and lot across Vine Drive. Planting density within and adjacent to the Coy Ditch buffer will be increased to the same standards as the buffer along the Lake Canal per comment #33. Complete Number: 31 Created: 8/25/2009 [8/25/09] Add text per the redlines to note #5 of the Tree Protection Notes. Complete Number: 32 Created: 8/25/2009 [8/25/091 Add text per the redlines to note #10 of the Planting Notes. Complete Number: 33 Created: 8/25/2009 [8/25/09] Within the buffer zones, plant material size can be reduced in size to 1 gallon containers. Plant material shakll be increased in quantity to meet the Performance Standards of Section 3.4.1(E) of the Land Use Code. Complete, see Landscape Plan Number: 34 Created: 8/25/2009 [8/25/09] Per Land Use Code revisions dated 17 July 2009, show accurately and clearly all applicable hydrozones on the plan. Include a Water Budget Table per the landscape Plan submittal list. See the attached document for specific requirements. Complete Number: 35 Created: 8/25/2009 [8/25/09] Quadruple the seeding rates for all seed applications within the buffer zones. Describe application methods in the chart. Complete Number: 37 Created: 8/25/2009 [8/25/09] Provide a separate table for plant material with the buffer zones. Complete Number: 38 Created: 8/25/2009 [8/25/09] Show landscape material surrounding the trash enclosure. Complete Page 3 We have redesigned the western parking lot increasing the buffer width from 12 feet to 22 feet. 3. Pull both buildings as far south of the top of embankment as possible; Move the building 2 feet further south. Future Building 2 is aligned with this building. 4. An open rail fence with wire mesh will be used to delineate the edge of the buffer zone along the Lake Canal; There will be no pedestrian access into the lake Canal buffer zone. A two rail, open rail fence will be installed adjacent to the lake Canal as shown on the plans. Number: 88 Created: 8/27/2009 [8/27/09] A licensed tree service company is required to prune up and remove any tree trucks per the field inspection of August 19, 2009. Contact tim Buchanan (970-221-6361 to ensure that proposed pruning and trunk removal is approved by the City. A note to this effect has been added to the landscape plans. Number: 89 Created: 8/27/2009 [8/27/09] As the development plan extends eastward into the adjacent lot, the canal buffer zone will also be cleaned up following the same standards set forth for the lot under review. Noted. This will be reviewed at the appropriate time. Number: 90 Created: 8/27/2009 [8/27/09) All nuisance species, including Russian Olive and siberian Elm will be removed from the buffer zone. A note shall be added to the Landscape Plan and the Demolition Plan desribing this requirement. This note has been added. Topic: Grading plan Number: 47 Created: 8/25/2009 [8/25/09] Grading Plan shall be reviewed by Tim Buchanan as disturbance is shown within the root zone of the trees within the buffer zone. Typically, there is no disturbance in this area. Describe the depth of cut or fill in this area. Response: This grading has been revised to allow for more room to the root zones. Please see revised Grading Plan. Number: 49 Created: 8/25/2009 [8/25/09] Delineate the Coy Ditch embankments on the plan. Response: Acknowledged. Number: 50 Created: 8/25/2009 [8/25/09] Add the tree line along the entire length of the canal. Response: Acknowledged. Topic: Landscape Plan Number: 23 Created: 8/25/2009 [8/25/09] Label the Lake Canal and Coy Ditch buffer zone per the previous comment on the Site Plan. Complete Number: 24 Created: 8/25/2009 Page 2 STAFF PROJECT REVIEW ltvof Fort Collins Michael Bello Date: 8/31/2009 Urban Development Partners, LLC 1220 S. College Ave. Fort Collins, CO 80524 Staff has reviewed your submittal for RM12 AT INVERNESS INNOVATION PARK PDP - TYPE I, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Dana Leavitt Topic: General Number: 36 Created: 8/25/2009 [8/25/09] This project will be evaluated by the Performance Standards of Section 3.4.1(E)(1) (a) through (i) of the Land Use Code. Review these standards to ensure that that your plans, including the Site Plan, Landscape Plan, Lighting Plan and Grading Plan meet the purpose of the standards. Include clear and concise narrative explaining how these standards are being met in the next submittal. See attached Number: 39 Created: 8/25/2009 [8/25/09] The trash and recycling structure shall comply with Section 3.2.5 of the Land Use Code. Provide information compliance with this section of the code. acknowledged Number: 51 Created: 8/25/2009 [8/25/09] Per the discussion at the meeting on August 19, 2009, the Site Plan and associated buffer along the Lake Canal shall be determined following an evaluation of the ramifications of elevating the building an additional 2 feet to comply with the floodplain review of the project. In addition, Building 2 can be no closer to the canal than building 1; a full plan and elevations of the deck along the north side of the building and a justification for it's existence is required prior to establishing the final location of the buffer zone line. All other items discussed in that meeting shall be enumerated in the next submittal and how they have been addressed. Some of these items have been commented on as part of this review. As discussed we have been able to achieve the following: 1) Move the building 2 feet further south. Future Building 2 is aligned with this building. 2) Deck size has been reduced to 8 feet in width. These two items provides a 22 foot buffer min. at the buildings, 33 feet at building two. 3) We have redesigned the western parking lot increasing the buffer width from 12 feet to 22 feet. 4) The building(s) were only raised an additional foot, allowing for the increased setback. Number: 87 Created: 8/27/2009 [8/27/09] The following items were discussed during the meeting on Augustl9th, and will be addressed in the next submittal: 1. Provide deck plan, elevations and details; acknowledged 2. Redesign east parking lot to pull north edge further away from the top of the Lake Canal embankment; Page 1 x0e—f roAkre- 6772X 7'O / s% `e C r✓noP