HomeMy WebLinkAboutPOUDRE VALLEY HOSPITAL SECOND - Filed CS-COMMENT SHEETS - 2011-03-29May 7, 2007
Angie Milewski
4803 Innovation Drive
Fort Collins, CO 80525
Dear Angie:
For your information, attached is a copy of the Staffs comments for the Poudre
Valley Hospital Medical Office Building located at the southwest corner of
Lemay Avenue and Garfield Street. This item was presented before the
Conceptual Review Team on April 30, 2007.
The comments are offered by staff to assist you in preparing the detailed
components of the project application. Modifications and additions to these
comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in
the review process, please feel free to call me at 970-221-6750.
Sincerely:
Ted Shepard
Chief Planner
cc: Project Planner
File
attached and in good shape, then you could add on another 4' to bring it up to code. If these
walks are in bad shape and you're ripping it out anyway, then we'll want the new walks built
to standard with parkways and street trees. If this is not what you're thinking of or
proposing, we have a variance process that you can go through but before you put a lot of
time into that, send us an exhibit and we can come up with a decision for you. Staff is
available to resolve these issues prior to submittal.
Response: In review of the existing sidewalks we have developed our PDP plans to
incorporate our preferred sidewalk alignments. These differ from the standards, but allow
the preservation of several mature trees along the perimeter of the site and coordinate well
with the existing walks along adjacent parcels. We plan to request a variance for the
sidewalk configurations. Where these sidewalks diverge from the existing right-of-way, we
propose to convey pedestrian access easement rather than dedication of additional right-of-
way.
Department: Light & Power Issue Contact: Doug Martine
Topic: Electric Utility
Number:1 Caveo Created:1/9/2007
[1/9/07] Existing electric system exists along the east side Robertson. The developer will
need to coordinate power requirements and electric development charges with Light &
Power Engineering at 221-6700. Light & Power will need a completed Electric Commercial
Service (C-1) form, a location coordinated for a pad type transformer, and the name/address
of who to invoice for electric utility charges.
Response: Noted.
Department: PFA Issue Contact: Carle Dann
Topic: Fire
Number:2 Mechanical Created: 1/17/2007
[1/17/07] STANDPIPE SYSTEM: A Type I standpipe system is required. The standpipe
must be capable of supplying a minimum 100 psi to the top floor of the structure. Afire
pump may be necessary to achieve the required pressure. See 97UFC Table 1004-A
Response: Noted.
Number:3 Stantec Created: 1/17/2007
[1/17/07] WATER SUPPLY: A fire hydrant is required to be within 300 feet of the building
(and 100 feet of the standpipe FDC) that is capable of supplying a minimum 1,500 g.p.m. at
20 psi residual pressure.
Response: We have met with Poudre Fire Authority and have agreed the FH location. The
Mechanical will be providing a pump to boost water pressure for the stand pipes.
Number:4 Davis Created: 1/17/2007
[1/17/07] PEDESTRIAN BRIDGE: Minimum underside clearance for the pedestrian bridge
is 14 feet (curb to curb).
Response: The pedestrian bridge will comply with this minimum clearance.
Number:5 Davis Created: 1/17/2007
[1/17/07] ADDRESS: Address numerals shall be mounted on the building along Lemay
Avenue with minimum 6-inch numerals of contrasting color (brown numerals on red brick are
not allowed). (Please consider 10-inch numerals, to increase visibility and better suit the size
of the structure.)
Response: Building address signage will comply with signage requirements.
Page 3
Number: 6 Davis Created: 1/17/2007
[1/17/07] STAIRWELL ACCESS: Constructing stairwells at each corner of the building
would enhance fire hose access to the upper floors.
Response: After review with PFA, it was determined that standpipes would be better located
within the structure to provide adequate coverage. Adequate access will be provided
around the standpipe, meaning not in front of parked cars. The standpipe is also required to
be locked. Stairwells will be located per code based on existing requirements. Locations of
the stairwell was reviewed and determined to be in accessible locations.
Number:7 Davis Created: 1/17/2007
[1/17/07] PEDESTRIAN BRIDGE FIRE PROTECTION: The doors separating the
pedestrian bridges from the adjacent structures are required to be kept in a closed position,
to maintain fire separation. However, if the doors are tied into the alarm system, and
automatically close in the event of an alarm (with sensor activation), they may remain in the
open position. Please contact Carie Dann regarding further fire protection requirements for
the pedestrian bridges.
Response: A meeting was held with PFA and the City of Fort Collins building department.
Fire barriers are required at each end of the bridge from one occupancy to the other.
Alarms at the MOB will activate doors to close 'at both bridges. Another pair of doors at the
hospital entry will be tied to the hospital alarm system.
Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter
Topic: Stormwater
Number:8 Stantec Created: 1/17/2007
[1/17/07] The design of this site must conform to the drainage basin design of the Spring
Creek Drainage Master Drainage Plan as well the City's Design Criteria and Construction
standards.
Response: We have met with Storm water and are doing this.
Number:9 Stantec Created: 1/17/2007
[1/17/07] The city wide development fee is $3,070/acre ($0.0705/sq.ft.) for new impervious
area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at
the time the building permit is issued. Therefore it is important to document all existing
imperviousness.
Response: Comment noted
Number: 10 Stantec Created: 1/17/2007
(1/17/07] If there is an increase in imperviousness greater than 1000 square feet a drainage
and erosion control report and construction plans are required. These must be prepared by
a Professional Engineer registered in Colorado.
Response: A drainage letter has been prepared.
Number:11 Stantec Created: 1/17/2007
[1/17/07] Onsite detention is required with a 2 year historic release rate for water quantity
and extended detention is required for water quality treatment. In this case the quantity
detention is required only for new imperviousness over the 1000 sq.ft. Existing undetained
areas can be detained in exchange for new imperviousness if it is easier to detain existing
areas. Water quality treatment is required for the entire site.
Response: In discussions with the storm water utility, based on the approved drainage
report for the Surgery Addition, no detention will be required.
Page 4
Number: 12 Stantec Created: 1/17/2007
[1/17/071 There is a storm sewer in Lemay and inlets on the NW and SW comers of Garfield
and Lemay. The inlets may provide for a deeper outfall for the proposed detention pond.
The curb and gutter could be used as an outfall, but that would require a shallow pond.
Response: This will no longer be required.
Number: 13 Stantec Created: 1/17/2007
[1/17/07] A separate collection device is needed in the parking structure to collect wash
water when the facility is cleaned. The water then can be removed with a Vacuum Truck or
possibly released into the sanitary sewer. If released into the sanitary sewer there needs to
be a valve or control to prevent normal rain water from entering the sanitary sewer.
Response: a separate collection system is being provided for the wash water. Roof storm
drainage will be a free outfall with a separate system for the wash water.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: WaterMastewater
Number: 16 Stantec Created: 1/18/2007
[1/18/07] Existing mains: 12-inch water in Lemay; 6-inch water in Garfield; 6-inch water and
8-inch sewer in Robertson (W of site)
Response: comment noted
Number: 17 Stantec Created: 1/18/2007
[1/18/07] There is an existing irrigation service that extends onto the site from Lemay. This
service must be used or abandoned at the main.
Response: This will be relocated and reused.
Number: 18 Stantec Created: 1/18/2007
[1/18/07] For the future MOB, there is no sewer in Lemay or in Garfield adjacent to the site.
There is, however, an 8-inch sewer in the intersection of Garfield and Robertson and an 8-
inch sewer in an easement at south side of the site (may be in the backyards of 1101
and1105 Robertson).
Response: Sewer will be tied into the west.
Department: Zoning
Topic: Zoning
Number: 14
[1/18/07] Since the building is larger than 50,000 sq
review.
Response: Noted
Issue Contact: Peter Barnes
Created: 1/18/2007
ft., the project is subject to P&Z Board
Number: 15 Created: 1/18/2007
[1/18/07] Proposed signage in the middle of the pedestrian bridge over the street is not
allowed per Section 24.1 of the Municipal Code.
Response: Noted
Comments from Current Planning:
Davis
1. Since the building exceeds 40 feet in height, a shadow analysis is required. Please
address the criteria in Section 3.5.1(G) of the Land Use Code. Also, please be
aware that the maximum height in the Employment zone is four stories.
Response: A shadow analysis is part of the submittal for review.
Page, 5
Davis
2. The architecture of the building will be reviewed by the criteria of Section 3.5.1 (B — H)
and Section 3.5.3(C - D).
Response: The architectural design will comply with Section 3.5.1 (B-H) and Section 3.5.3
(C-D) with the intent of creating contextual design elements that relate to the existing
hospital and define a new PVH Lemay campus architecture for the future.
Davis
3. Please be aware of Section 3.5.1(H) Land Use Transition. It appears that along the
north edge, there will be a four story wall next to a one story commercial building. This edge
may require special design considerations in order to satisfy this standard.
Response: Massing, scale of architectural elements and materials will be used to address
the design on the north elevation. The height of the structure even though 4 stories is
reduced based on a shorter floor -to floor height compared to other building types.
BHA
4. Section 3.5.3 (B)(1) requires walkways to connect to the public sidewalk. Be sure that
all stair towers are connected to the public sidewalks by walkways.
Response: We have indicated these walkways on the plans.
BHA
5. Section 3.5.3(B)(2) requires that the structure be located between 10 and 25 feet
behind the property line along Lemay Avenue. Exceptions to this standard may be allowed
in compliance with the criteria listed under Section 3.5.3(B)(2)(d).
Response: Noted. We intend to meet this standard.
BHA
6. Be sure there are no conflicts with the transit stop serving Transfort Route Number
Five.
Response: The transit stops will remain in place.
BHA/Davis
7. Please provide information on the number of employees, present and future, that will
use the parking structure. Also, provide information to the effect that the garage is available
to patients and visitors as well as staff and will not be gated. Also, an estimate of the size of
the medical office building will be helpful. With this information, Staff will be able to analyze
the parking demand of the facility under the Alternative Compliance section as opposed to
the strict ratio of one space -per -bed maximum number of allowable parking spaces.
Response: The hospital has experienced a notable shortage of parking for several years.
Hospital parking currently spills into on -street and private parking in adjacent properties and
neighborhoods causing other neighborhood concerns. The hospital has implemented
various measures to mitigate these issues such as incorporating valet and shuttle parking,
and providing incentives to employees to park in remote lots. The parking structure will help
alleviate current concerns and future planned hospital improvements. We have developed a
separate spreadsheet indicating the parking needs for the hospital and current planned
improvements to help justify the quantity of parking in the structure (see attachment). The
parking structure will be used by employees and staff. Access to the structure will be gated
and accessible by employee/staff/physician card access.
Page 6
Caveo
8. Pole -mounted lighting on the top deck and exterior building -mounted security lighting
must be sharp cut-off and down -directional. Illumination levels may be adequate to provide
security (in the one to three foot-candle range) but not so high as to be intrusive upon the
surrounding neighborhood. Back -side shields may be necessary for the pole -mounted
fixtures on the top deck where appropriate to shield the light source. On the top deck, high
pressure sodium may be more appropriate than metal halide.
Response: The roof of the structure will be lighted with pole -mounted lights. This lighting has
been designed with the poles in the center of the deck structure rather than around the
perimeter to reduce impacts on the adjacent properties. The poles will be located
approximately 60' from the edge of the parking structure, and are only 15' tall. With the
perimeter parapet of 34 in height, lights should not be visible except from an extreme (high)
angle. All lights are full cutoff, designed to direct light downward rather than outward. See
photometric plans for more information.
Davis
9. Please provide bike racks within the structure. There should be ample left -over space
for bike racks so as to not lose any car spaces.
Response: Bike racks and lockers will be provided for staff and employees.
BHA
10. An Amended Overall Development Plan will be required.
Response: Based on subsequent discussions with Ted Shepard, the ODP amendment will
not be required since we are submitting the projects as a single PDP.
BHA
11. A neighborhood information meeting will be required. Please call the Current Planning
Department for an affected property owners' map to initiate the neighborhood meeting
process.
Response: The neighborhood meeting was held on May 8, 2007. See Statement of Planning
Objectives for responses to comments raised at the meeting.
Dean/Davis
12. A Demolition Permit will be needed to raze the existing building.
Response: A demolition permit will be obtained prior to razing existing building.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at 221-6750.
Sincerely:
Ted Shepard
Chief Planner
Page 7
ISSUES:
Department: Engineering Issue Contact: Randy Maizland
Topic: Engineering
Number:9 Created:6/13/2007
[7/11/07] Ped bridge plans were not received until July 9th. Comments will be
provided at a later date. No hearing shall be scheduled until a review of the
pedestrian bridge plans has been completed.
[6/13/07] Note * all structural construction drawings for the proposed pedestrian
bridges shall also be included with the Utility Plan set and part of this approval.
Please submit bridge drawings as soon as possible for review and include a sight
distance profile from Elizabeth to Robertson to verify that the bridge over Lemay will
not obstruct the view of the traffic signals. Some additional bridge construction
requirements have been provided on the red -lines.
Number:15 Created:6/13/2007
[7/11/07] The directional ramps are not adequately shown on the plans.
Please clearly show the locations of the ramps and how they will line up with the
crosswalks.
RESPONSE: We have revised the ramps and grading at Doctors Lane. We have
run this passed the City of Fort Collins in terms of alignment and our understanding
is that this is acceptable.
[6/13/07] Stantec: Please provide standard directional ramps at the Doctors Lane
intersection. Call out with standard LCUASS detail.
RESPONSE: We have revised the ramps and grading at Doctors Lane. We have
run this passed the City of Fort Collins in terms of alignment and our understanding
is that this is acceptable.
Number:16 Created:6/13/2007
[7/11/07] Preliminary design appears to be acceptable. Additional elevation
information and clarification is needed. Please see the red -line comments. Please
provide at least one additional cross section at the center of the driveway.
RESPONSE: We have provided an additional Cross Section as well as a detail on
sheet C-501.
[6/13/07] Stantec: The right turn lane into the parking structure needs to be shown
with its own separate plan and profile that meets the LCUASS Appendix E design
requirements. Please provide a design plan and profile from the north property line
to the south end of the driveway entrance to the parking structure. The drainage
being shown does not meet LCUASS standards. Drainage from the street shall be
directed to the new curb and gutter rather than being conveyed to a flow line in the
Page 1
street. Please show a 2 percent cross slope extending all the way to the gutter flow
line. A pan may be needed at the driveway to convey the water south and back to
the existing gutter to the south.
Number:20 Created:6/13/2007
[7/11/07] Please label as Limits of Street Cut to be consistent with the street cut
note.
RESPONSE: This has been done.
[6/13/07] Stantec: Please label and dimension the limits of ROW on Garfield Ave.
Show and label the limits of street cuts needed for utility connections and add the
standard street cut note provided to the applicable plan sheet.
Number:24 Created:6/13/2007
[7/11/07] A letter of intent or signed deeds of dedication are needed for the access
easement and temporary construction easement prior to scheduling a hearing.
RESPONSE: This has been done.
[6/13/07] Stantec: A shared access easement is proposed to be re -dedicated for Lot
2 access off of Garfield. Half is being dedicated by this Plat but the off -site half must
be by separate document. Please submit the deed of dedication for this off -site
easement.
Number:31 Created:6/13/2007
[7/11/071 Please show additional dimensions around the bus shelter to verify Transit
design guidelines are being met.
[6/13/07] NE: The bus shelter pad will need to be reconstructed with the new
sidewalk. The dimensions of the pad shall meet the minimum requirements
provided with the redlines and a 6 foot sidewalk shall be located behind the shelter.
Northern: Additional dimension information has been added.
Number:57 Created:7/11/2007
[7/11/07] The title should be revised to reference the original PVH Plat. There are
no existing plans titled PVH Lemay Campus West * no Lemay Campus West to
expand. See Technical Services comments.
Northern: The title has been updated.
Number:58 Created:7/11/2007
[7/11/07] The Plat and Pedestrian Bridge plans need to be added to the Utility Plan
set and indicated on the cover sheet index.
Number:59 Created:7/11/2007
Page 2
[7/11/07] See red -line comments regarding scannability issues (line over text, line
weight etc*)
Topic: Engineering - Tech Services
Number:60 Created:7/11/2007
[7/11/07] Problem with name - there is no Lemay Campus west to expand on ?
Department: Stormwater-Water-Wastewaterlssue
Contact: Wes Lamarque
Topic: Stormwater
Number:56 Created:7/10/2007
[7/10/07] Stormwater is ready for a hearing.
Number:65 Created:7/13/2007
[7/13/07] Stantec: At final compliance, coordination needs to take place to
determine the cross-section for the quantity and water quality detention swale to
meet all storm water requirements and site needs.
RESPONSE: This is in the Report.
Number:66 Created:7/13/2007
[7/13/07] Stantec: Please revise the quantity detention calculations in the report.
See redlines.
RESPONSE: This is in the Report.
Number:67 Created:7/13/2007
[7/13/07] Northern: The north -south drainage pan on the western edge of the site
has a sump in it according to the spot elevations. Please revise to allow for positive
drainage all the way to the new area inlet.
Northern: The spot elevations have been revised.
Number:68 Created:7/13/2007
[7/13/07] blank
Department: Stormwater-Water-Wastewater
Issue Contact: Roger Buffington
Topic: Water/Wastewater
Number:50 Created:6/15/2007
[7/12/07] Delete the 12-inch main currently shown extending west from the main in
Lemay.
Response: This has been done
Page 3
[6/15/07] At Doctor's Lane, the valve shown on the west side of the 12-inch main is
a valve for the irrigation service. From that location, the irrigation service jogs to the
north and back to the west where it connects to the curb stop/meter pit.
Response: This has been done
Number:51 Created:6/15/2007
[7/12/07] Add the detail for the 2-inch meter pit which is being relocated for the
irrigation service east of the parking garage.
Response: This has been done
[6/15/07] Add water/sewer service details to the parking structure plans.
Number:54 Created:6/15/2007
[7/12/07] Revise plan to show connection being made at MH. Include note to core
drill opening in MH.
[6/15/07] To the south of the M.O.B., it is indicated that there is an 8-inch stub going
north out of the existing MH. Is this based on field observation? (City records don't
show this stub.)
Northern: The drawing has been updated.
Number:61 Created:7/12/2007
[7/12/07] Add notes requiring contractor to coordinate with Water Utilities regarding
abandonment of water/sewer lines. (See redlines.)
Northern: Notes have been added to the drawings.
Number:62 Created:7/12/2007
[7/12/07] Add notes to remove the 1-inch curb stop and meter pit on the water
service being abandoned.
Number:63 Created:7/12/2007
[7/12/07] The 8-inch sewer in Robertson is VCP. The 6-inch service connection
must be made by cutting a wye or tee into the sewer main.
Add appropriate notes.
Response: This has been done
Number:64 Created:7/12/2007
[7/12/07] Show the location of the sand/oil interceptor, and add standard detail.
Response: This has been done
Page 4
STAFF PROJECT REVIEW
Cityof Fort Collins
ANGELA MILEWSKI Date: 06/19/2007
BHA DESIGN, INC.
1603 OAKRIDGE DRIVE
FORT COLLINS, CO 80525
Staff has reviewed your submittal for PVH MEDICAL OFFICE BUILDING AND
PARKING STRUCTURE PDP - TYPE II, and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Randy Maizland
Topic: Engineering
Number: 8 Created: 6/13/2007
[6/13/07] Because we have two separate designs from different engineering firms
for the MOB and the parking structure, all under one PDP submittal, we would like all
of the plans combined into one single Utility Plan set under a master cover sheet.
The titles on all of the plans shall match the title on the Plat. Sub -titles may be used
for each separate design if needed. This will ensure that all of the plans are filed
correctly in the same location at the City.
Northern: A master cover sheet has been created, the utility drawings combined
and the titles updated.
Number: 9 Created: 6/13/2007
[6/13/07] Note — all structural construction drawings for the proposed pedestrian
bridges shall also be included with the Utility Plan set and part of this approval.
Please submit bridge drawings as soon as possible for review and include a sight
distance profile from Elizabeth to Robertson to verify that the bridge over Lemay will
not obstruct the view of the traffic signals. Some additional bridge construction
requirements have been provided on the red -lines.
BHA: We have included schematic design plans for the bridge connection indicating
materials and key dimensions within the public right-of-way. With your comments we
will continue to refine the design and provide more detailed information with the
intent of providing full structural design drawings for your review with our Final
Compliance Plan submittal.
Number: 10 Created: 6/13/2007
[6/13/07] Stantec: Please update the month & year under the title with your next
submittal and provide contact info for all owners, developer and consultants on the
cover sheet.
Stantec: The month and year has been updated on our individual cover sheet. The
contact info for all owners, developer, and consultants has been provided on the
master cover sheet.
Page 1
ITEM: Poudre Valley Hospital Medical Office Building
MEETING DATE: April 30, 2007
APPLICANT: Poudre Valley Hospital c/o Mrs. Angie Milewski, BHA
Design, 4803 Innovation Drive, Fort Collins, CO. 80525.
LAND USE DATA: Request to redevelop the southwest corner of Lemay
Avenue and Garfield Street for a new four-story Medical Office Building. The
existing building would be demolished and the new building would contain
approximately 60,000 square feet. An enclosed pedestrian bridge would span
Garfield Street and connect to the third floor of the proposed P.V.H. Parking
Structure and the Hospital. In addition to medical office, P.V.H. would occupy a
portion of the building for administrative offices. The site is 1.6 acres in size and
zoned E, Employment.
COMMENTS:
1. The site is presently zoned E, Employment. Medical and administrative
offices are permitted uses. Since the building exceeds 50,000 square
feet, the project is subject to review by the Planning and Zoning Board
(Type Two). Please note that the maximum number of parking is 4.5
spaces per 1,000 square feet of gross leasable area.
Response: Comment noted
Lighting
2. The site will be served electrical power by the City of Fort Collins Utilities.
Three phase power is available from an existing vault along Lemay. A
Commercial One ("C-1") Form will be required to be completed by a
licensed electrical contractor to determine the load and panel size.
Response: Comment noted
Northern
3. The size and location of the transformer will need to be evaluated. The
location of a new transformer must be coordinated with Light and Power
such that it is within ten feet of hard surface for emergency change -out.
The transformer must be screened from view from the public streets by
landscaping or by an enclosure that provides the minimum clearance
specifications.
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Number: 16 Created: 6/13/2007
[6/13/07] Stantec: The right turn lane into the parking structure needs to be shown
with its own separate plan and profile that meets the LCUASS Appendix E design
requirements. Please provide a design plan and profile from the north property line
to the south end of the driveway entrance to the parking structure. The drainage
being shown does not meet LCUASS standards. Drainage from the street shall be
directed to the new curb and gutter rather than being conveyed to a flow line in the
street. Please show a 2 percent cross slope extending all the way to the gutter flow
line. A pan may be needed at the driveway to convey the water south and back to
the existing gutter to the south.
Stantec: An additional plan and profile sheet has been added with the flowline
design profile from the north property line to the match existing point south of the
garage entrance. The grading has been revised to direct drainage to the proposed
flowline along the turn lane.
Number: 17 Created: 6/13/2007
[6/13/07] Stantec: Per the site meeting with BHA, additional concrete walk shall be
placed on the backside of the traffic signal poles on both sides of the intersection
such that pedestrians can walk behind the poles. See redlines for clarification or
consult with Angie from BHA Design.
Stantec: Additional concrete sidewalk has been placed on the back side of the
traffic signal poles.
Number: 18 Created: 6/13/2007
[6/13/07] Stantec: Where the sidewalk needs to attach to the street on Lemay, the
min. width shall be 8 feet. Detached portions shall be a min. of 6 feet.
Stantec: The proposed attached sidewalk width has been increased to 8' along
Lemay at the north property line on the site.
Number: 19 Created: 6/13/2007
[6/13/07] Stantec: The old monolithic curb, gutter and sidewalk along Garfield
cannot be saw cut to reconstruct a wider sidewalk. If the entire walk is to be
reconstructed, new standard vertical curb and gutter must also be reconstructed.
Two options are available: Add an additional 4 feet minimum of new concrete walk to
the existing attached walk or remove the existing curb, gutter and sidewalk and
reconstruct with standard vertical curb and gutter and new 6.5 foot attached
sidewalk. The sidewalk may taper and become narrower than 6.5 feet in locations
where existing trees are to be protected. Please clearly indicate these locations on
the plan.
Stantec: The proposed walk along Garfield will be a 4' addition to the existing
attached sidewalk with a taper to avoid one tree that is to be protected in place.
Page 3
Number: 20 Created: 6/13/2007
[6/13/07] Stantec: Please label and dimension the limits of ROW on Garfield Ave.
Show and label the limits of street cuts needed for utility connections and add the
standard street cut note provided to the applicable plan sheet.
Stantec: The limits of ROW on Garfield have been labeled and dimensioned on the
horizontal control plan. The street cut limits and note have been added to the utility
plan sheet.
Number: 21 Created: 6/13/2007
[6/13/07] Stantec: Please provide cross sections of the parkway, sidewalk and
street as indicated on the Grading Plan redlines. Perimeter drains may need to be
located with drainage easements. Please consult with the Stormwater Utility staff
reviewer for this project.
Stantec: An additional plan and profile sheet has been added and includes cross
sections in two locations along Lemay. The porous landscape detention trench has
been placed in a drainage easement.
Number: 22 Created: 6/13/2007
[6/13/07] Stantec: If you decide to locate sidewalks within public access easements
rather than dedicating additional ROW, please clearly show and label these
easements on the Plat. Clearly indicate which easements are for public access,
utilities or drainage or any combination thereof.
Stantec: The easements have been clearly shown and labeled in the utility plans
and on the plat.
Number: 23 Created: 6/13/2007
[6/13/07] Stantec: Garfield shall be shown as dedicated ROW on the Plat rather
than a part of the Plated property boundary. See redlines for clarification.
Stantec: Garfield has been shown as dedicated ROW on the plat.
Number: 24 Created: 6/13/2007
[6/13/07] Stantec: A shared access easement is proposed to be re -dedicated for Lot
2 access off of Garfield. Half is being dedicated by this Plat but the off -site half must
be by separate document. Please submit the deed of dedication for this off -site
easement.
Stantec: Comment noted. Easement will be provided at time of FDP.
Number: 25 Created: 6/13/2007
[6/13/07] NE: Please update the month & year under the title with your next
submittal and provide contact info for all owners, developer and consultants on the
cover sheet.
Northern: The date has been updated and contact information updated.
Page 4
Number: 26 Created: 6/13/2007
[6/13/07] NE: It appears there are a couple general notes that have been deleted.
Standard general notes should number to 48. Please review and add as needed.
List all variance requests for sidewalks and utility easement widths.
Northern: The notes having been corrected and a variance in reference to the
sidewalks along Garfield and Lemay added. There is not a variance needed for
utility easement widths at this time.
Number: 27 Created: 6/13/2007
[6/13/07] NE: Sidewalk widening improvements are not being shown on Garfield.
The old monolithic curb, gutter and sidewalk along Garfield cannot be saw cut to
reconstruct a wider sidewalk. If the entire walk is to be reconstructed, new standard
vertical curb and gutter must also be reconstructed. Two options are available: Add
and additional 4 feet minimum of new concrete walk to the existing attached walk or
remove the existing curb, gutter and sidewalk and reconstruct with standard vertical
curb and gutter and new attached 6.5 foot attached sidewalk. The sidewalk may
taper and become narrower than 6.5 feet in locations where existing trees are to be
protected. Please clearly indicate these locations on the plan. Please consult with
Angie of BHA Design for further clarification.
Northern: The sidewalk widening improv ents along Garfield and Lemay has been
added to the drawings. The existing si walk along Garfield is to remain and the
additional walk width is to be added.
Number: 28 Created: 6/13/2007
[6/13/07] NE: Please show ADA access across the a ss driveway off of Garfield
and call out standard ramps with LCUASS detail.
Northern: The access drive is now being show o be removed and replaced. ADA
access across the driveway is being added.
Number: 29 Created: 6/13/2007
[6/13/07] NE: Please label all public access, utility a drainage easements (or any
combination of) consistent with the Plat.
Northern: The easements have been labeled.
Number: 30 Created: 6/13/2007
[6/13/07] NE: The sidewalk along Lemay shall be detached where possible and a
minimum of 6 feet in width. The sidewalk may become attached only where existing
trees are to be protected and the attached portion shall be at least 8 feet in width.
Please clearly show this on the plans.
Northern: The sidewalk along Lemay has been coordinated with BHA and is shown
on the drawings.
Number: 31 Created: 6/13/2007
[6/13/07] NE: The bus shelter pad will need to be reconstructed with the new
sidewalk. The dimensions of the pad shall meet the minimum requirements
provided with the redlines and a 6 foot sidewalk shall be located behind the shelter.
Page 5
_'/
BHA: The bus shelter pad is now shown as being reconstructed to be located 5'
behind the flowline of Lemay as per the Transfort standards. In order to avoid the
large existing trees along Lemay, we have moved the shelter slightly south and
provided an attached walk in this section.
Number: 32 Created: 6/13/2007
[6/13/07] NE: Please show the limits of street cut needed to make the storm drain
connection on Lemay and provide the standard stre cut note provided on the utility
plan sheet.
Northern: The street cut limits are now shown.
Number: 33 Created: 6/13/2007
[6/13/07] NE: It was my understanding from the conceptual review meeting that an
emergency access easement would be needed in the parking area for PFA access.
Please clarify with PFA and show the E.A.E. as needed. If needed it shall be
dedicated on the Plat prepared by Stantec.
Northern: PFA has confirmed th an emergency access easement is not required
on the site. PFA has stated th easement is not necessary due to the proximity of
public ROW to the building.
Number: 34 Created: 6/13/2007
[6/13/07] NE: Please provide all LCUASS and applicable on -site standard details
with the final plan submitt . See redlines for additional comments related to drafting
and/or labeling.
Northern: Details hav been added. A complete set of details will be included with
the FCP submittal.
Number: 35 Created: 6/13/2007
[6/13/07] The Sit and Landscape Plans shall reflect all revisions to sidewalks,
ramps, bus pa , easements etc... as requested on the Utility Plan redlines.
BHA: Noted
Number: 36 Created: 6/13/2007
[6/13/07] The Landscape Plan shall clearly indicate all trees to be removed and
protected along Garfield and Lemay and should match the information being shown
on the Demolition Plan prepared b tantec.
BHA: Noted. We have tried to rdinate this information between the landscape
plan and the demolition plan.
Topic: Technical Services
Number: 37 Created: 6/13/2007
[6/13/07] Please correct a typo in the curve data on the Plat. The title in ownership
statement is incorrect.
Stantec: The rve data and title in ownership statement have been corrected on
the Plat. ✓
Page 6
Number: 38 Created: 6/13/2007
[6/13/07) The outer boundary needs to exclude Garfield Street. Show how Garfield
was dedicated (can't dedicate what already exists)
Stantec: The outer boundary excludes Garfield Street and has been shown as .
dedicated ROW on the plat.
Number: 39 Created: 6/13/2007
[6/13/07] Text over line issues - see redlines for clarific ion.
Stantec: Text over line issues have been corrected.
Number: 40 Created: 6/13/2007
[6/13/07] Please hatch or hi -light the new ROW dedication area on the Plat.
Stantec: ROW dedication has been hatched on the Plat.
Number: 41 Created: 6/13/2007
[6/13/07] Show the dimension for the utility easement on Lot/1 and label on Lot 2.
Stantec: Utility easement on Lot 1 is an inconsistent width d has been labeled so
on the Plat. Utility easement on Lot 2 has been labeled.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 42 Created: 6/13/2007
[6/13/07] PFA has no comments or concerns at this time.
Department: Traffic Operations Issue Contact: Ward Stanford
Topic: Traffic
Number: 55 Created: 6/15/2007
There's significant northbound left turn increases at Lemay/Garfield, Lemay/Doctors.
Reviewing the Synchro queue depths at these locations leaves me lacking
confidence in Synchro's evaluation of those queue lengths, especially at Garfield.
Please provide an alternative analysis of the possible queues and available stacking
depth at these two locations.
Delich: We have prepared a memo that we believe addresses Ward's concerns. We
will coordinate directly with Ward when he returns from his vacation on 7/9 prior to
comment deadline.
Page 7
Department: Stormwater-Water-Wastewaterlssue Contact: Wes Lamarque
Topic: Stormwater
Number: 43 Created: 6/14/2007
[6/14/07] City Stormwater staff can not support the variance to quantity detention at
this time. Please look into several detention alternatives as well as any other
reasoning to not providing detention and please schedule a meeting with us to
discuss.
Stantec: Detention will be provided for the additional hard area in a porous
landscape detention trench which will outlet to the existing inlet on the north side of
Garfield.
Number: 44 Created: 6/14/2007
[6/14/07] Please provide a drainage easement for the water quality swale around
the parking structure and for the stormceptor.
Stantec: The porous landscape detention trench has been placed in a drainage
easement.
Number: 45 Created: 6/14/2007
[6/14/07] Please provide documentation on the stormceptor so City staff can
determine the level of water quality mitigation that is being achieved and if it will be
acceptable.
Northern: Stormceptor information has been sent to the City via an email on
06.18.07.
Number: 46 Created: 6/15/2007
[6/15/07] Please see other comments on the redlined plans and report.
NOTED
Department: Stormwater-Water-Wastewaterlssue Contact: Roger Buffington
Topic: WaterMastewater
Number: 47 Created: 6/15/2007
[6/15/07] Use tapping saddles for new fire line/fire hydrant connections to existing
water mains
Northern: A note has been added.
Stantec: A note has been added.
Number: 48 Created: 6/15/2007
[6/15/07] Place meter pits within 2 feet of curb stops (see standard details).
Northern: Noted. The detail has been added.
Stantec: Noted. The detail has been added.
Page 8
Number: 49 Created: 6/15/2007
[6/15/07] On the parking garage, explain the uses of the domestic water/sewer
connections.
Stantec: The domestic water service is for irrigation. The small water service is for
hose bibs. The sanitary sewer service is for the sand/oil interceptor which collects
runoff from the parking garage area drains.
Number: 50 Created: 6/15/2007
[6/15/07] At Doctor's Lane, the valve shown on the west side of the 12-inch main is
a valve for the irrigation service. From that location, the irrigation service jogs to the
north and back to the west where it connects to the curb stop/meter pit.
Stantec: Noted. The existing service will be removed at the meter pit and
reconnected to the proposed parking structure.
Number: 51 Created: 6/15/2007
[6/15/07] Add water/sewer service details to the parking structure plans.
Stantec: Water/sewer service details have been added to the plans.
Number: 52 Created: 6/15/2007
[6/15/07] On south side of Garfield, a water line stub is shown at the existing drive.
If not used, this stub must be abandoned at the main.
Northern: A note stating that the stub is to be abandoned at the main has been
added.
Number: 53 Created: 6/15/2007
[6/15/07] City records indicate that the existing water service to 1045 Garfield is a 1-
inch.
Northern: The line size has been changed to 1-inch on the drawings and is shown
to be removed and replaced with a 2-inch service. Final coordination for the service
size will be determined with the FCP submittal.
Number: 54 Created: 6/15/2007
[6/15/07] To the south of the M.O.B., it is indicated that there is an 8-inch stub going
north out of the existing MH. Is this based on field observation? (City records don't
show this stub.)
Northern: The 8-inch size shown is per the original design profiles. A note stating
that the contractor is to field verify has been added.
Department: Zoning Issue Contact: Peter Barnes
Topic: Zoning
Number: 1 Created: 5/22/2007
[5/22/07] Parking lot lights along the south side of the surface parking lot for the
MOB should have backside, drop down shields
Page 9
BHA: Noted. The site lights indicated on the Photometric Plan for the MOB as iight
fixture AA1 along the south property line have been revised to specify a forward
throwing house -side shield which limits light behind the pole.
Number: 2 Created: 5/22/2007
[5/22/07] Building distances are shown to curb or sidewalk. Show the distances
from building to property lines also.
BHA: These dimensions have been added to the site plan.
Number: 3 Created: 5/22/2007
[5/22/07] Since the parking structure stalls are all sized for employee parking rather
than general parking, Adequate signage will have to be placed at the entrances and
throughout the structure indicating that parking is for employees only. Indicate this
on plan.
BHA: The parking structure will be gated for entry via employee card access. Signs
will be located on the building at each entrance to the parking structure. The
approximate sign area has been indicated on the building elevations.
Number: 4 Created: 5/22/2007
[5/22/07] A 6' high solid fence is required along the south lot line of the MOB parking
lot.
BHA: There is an existing 6' height solid wood privacy fence along the south
property line adjacent to the back yards of the residences. We have indicated this
fence to remain. In addition, we are proposing a new solid landscape hedge along
the north edge of the fence to provide the required visual opacity for headlights if the
fence were to be removed by homeowners in the future.
Number: 5 Created: 5/22/2007
[5/22/07] 10% of the interior of the MOB parking lot must be landscape islands.
What is the percentage? There is a 10' wide area in the MOB lot with the handicap
spaces on both sides of this area. Is this 10' wide area to be landscaped. The plan
doesn't indicate what the surface of this strip is.
BHA: We have changed this strip to landscape, so now have achieved 10% interior
landscape for this parking lot.
Number: 6 Created: 5/22/2007
[5/22/07] Landscape plan needs a specific landscape legend, not a "representative
plant list", and plan needs to indicate what is being planted.
BHA: We will indicate specific plant labels that coordinate with the plant list with
quantities with Final Compliance Plans.
Number: 7 Created: 5/22/2007
[5/22/07] Is there going to be a trash enclosure for the MOB? If so, show location
on site plan and detail of materials.
Page 10
Northern: The trash enclosure has been added to the site and shown on the
drawings. It will be constructed of materials to coordinate with the building. Detailed
elevations will be included with Final Compliance Plans.
Comments from Current Planning:
As we discussed, be sure that exiting vehicles have a clear sight line of
pedestrians on the sidewalk. These walks should swing as far away from the
edge of the parking structure as possible. Landscaping, raised planters, seat
walls and the like should be placed on either side of the exit lanes to keep
pedestrians from hugging the wall and thereby not becoming visible for exiting
vehicles. I will provide draft regulations that will soon be incorporated into the
Land Use Code for projects located in the Transit Oriented Development
Overlay District under separate cover.
BHA: We have realigned the crosswalks to provide directional ramps as
requested by engineering (Comment #15). Between the crosswalk/ramps and
the building, we have stopped the sidewalk and indicated a planting area to
keep pedestrians away from the building edge.
2. Will all 15 handicap parking spaces be located on the ground floor level? Or,
will they be distributed throughout all four levels? Please indicate how these
spaces will be distributed.
BHA: The handicap parking spaces will be distributed evenly throughout all
four levels. We have indicated the ground floor footprint to show the location
of the spaces near the elevator. This will be the same for the remaining three
levels.
3. Please indicate where on the ground floor level the bicycle parking will be
located.
BHA: The parking structure is intended for employee parking only. As we
consider the entire hospital as a campus, we would expect to locate the
employee bike racks in locations that are most convenient to and nearest the
employees' destinations; the hospital staff entrances. The hospital facilities
department works closely with staff requests for bike parking, and feel that
locating racks as close as possible to these entrances is the best approach to
meet their needs. Many bicycle parking spaces currently exist near staff
entrance areas around the hospital, and many of these spaces are covered.
We have provided calculations for the total number of parking spaces on the
campus, and the number of existing bicycle parking spaces (see attachment).
These spaces are/will be located near the hospital entrances (east of Lemay)
and near the Medical Office Building entrance.
4. For the M.O.B., please consider adding more bicycle parking.
Page 11
Response: The transformer size, location and screening requirements
will be coordinated with Light and Power and City personnel.
Northern/BHA
4. Normal development fees and site charges will apply but credit will be
given for the existing service. Any change to the existing system will be at
the developer's expense. Public street lighting may already be installed.
Be sure that shade trees are kept at least 40 feet and ornamental trees 15
feet away from street lights. For further information regarding electrical
service, please call Janet McTague, 221-6700.
Response: We will coordinate appropriate fees and service with Janet.
Tree locations will be adjusted to allow appropriate setbacks
from streetlights once final light locations have been
determined by the City.
BHA
5. Any existing trees that are removed must be assessed by the City
Forester. The number and size of the replacement trees will be governed
by Section 3.2.1(F). Please contact Tim Buchanan at 221-6361, to set up
a tree inspection.
Response: Now that our preliminary plans have been developed, we will
schedule a site meeting with Tim to review the existing trees.
BHA
6. It may not be necessary to dedicate additional right-of-way for Lemay and
Garfield. Lemay Avenue, in this location, is considered a constrained
arterial with 102 feet of total right-of-way. However, Staff remains
concerned about the width the sidewalks in highly active pedestrian
environment. If sidewalks remain attached, then their width must be
widened beyond standard to a minimum of eight to ten feet for proper
separation from the flowline. Staff recommends a site inspection to
determine widening existing attached sidewalks or constructing new six-
foot wide detached sidewalks separated by an eight -foot wide parkway.
Please contact David Averill, 416-2643, to set up a site visit.
Response: In review of the existing sidewalks we have developed our
PDP plans to incorporate our preferred sidewalk alignments.
These differ from the standards, but allow the preservation of
several mature trees along the perimeter of the site and
coordinate well with the existing walks along adjacent
parcels. We plan to request a variance for the sidewalk
configurations. Where these sidewalks diverge from the
existing right-of-way, we propose to convey pedestrian
access easement rather than dedication of additional right-
of-way.
Northern
7. The existing shared access easement on the west must be rededicated on
the replat.
BHA: We have indicated 8 spaces, 5% of the surface parking for the MOB as
required by the Land Use Code. As actual tenants are finalized within the
MOB, we may consider adding spaces if needed, but until that time prefer to
show the 8 spaces currently as a minimum requirement of the PDP.
5. Please add a greater variety of plant material to the north edge of the parking
structure.
BHA: noted
6. Along the south property line of the M.O.B., a privacy fence is needed to
screen the parking lot.
BHA: There is an existing 6' height solid wood privacy fence along the south
property line adjacent to the back yards of the residences. We have indicated
this fence to remain. In addition, we are proposing a new solid landscape hedge
along the north edge of the fence to provide the required visual opacity for
headlights if the fence were to be removed by homeowners in the future.
7. Staff remains concerned about the quality of the pedestrian experience along
the public streets at the edge of the parking garage. The architectural
elevations indicate that there will be "custom metal security screen." Please
provide more detail or a sample of this material. We hope that security can
be achieved without sacrificing an active and interesting pedestrian
environment. Walking along a long blank wall is dispiriting and will
discourage pedestrian activity.
BHA: The ground floor building elevations have been revised to incorporate
more visual interest along this edge while still providing the needed security.
8. Regarding the M.O.B., Staff is concerned about introducing the "cement
board panel" on portions of the upper level. This material appears inferior to
the materials used on the balance of the structure. Although the fourth level
is stepped back, it will still be visible. Quality materials should be used
consistently for the full height of the building. (By way of background, both
Pine Street Lofts and the Larimer County Office Building have been criticized
for use of dissimilar and inferior materials on their upper levels.)
The drawings have been changed to simply say "panel board". We believe a
cement board material can be a quality panel board product and will detail it
in such a way that it does not feel inferior to the other materials on the rest of
the building, as well as the rest of the PVH campus. The intent is to provide
full integration of the building and its materials and we believe an appropriate
panel product, whether cement board or something else, will create a strong
material language with the brick and metal as well as blend into the
background to make the 4 story building feel shorter. The final material has
yet to be selected. Another option being reviewed is "Trespa" or a similar
panel board product with various shape, color and texture finish options. The
product will be chosen to integrate with the other building materials and to
create an aesthetically pleasing, economically viable building.
Page 12
9. Please consider offering a view perspective from the nearest residential
property looking northeast to the south and west elevations of the parking
structure.
BHA: The architects are preparing this perspective as well other views
showing the buildings in relation to the hospital and the surrounding
neighborhood. We plan to have these available for the next neighborhood
meeting tentatively scheduled for July 11. We can also forward these views at
that time to current planning staff for review, but have not included them with
this PDP submittal.
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 13
STAFF PROJECT REVIEW
City of Fort Collins
ANGELA MILEWSKI Date: 12/20/2007
BHA DESIGN, INC.
1603 OAKRIDGE DRIVE
FORT COLLINS, CO 80525
Staff has reviewed your submittal for PVH MEDICAL OFFICE BUILDING AND PARKING
STRUCTURE PDP - TYPE II AND FINAL PLANS, and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Randy Maizland
Topic: Engineering
Number: 70 Created: 12/18/2007
[12/18/07] Plat — The Bus Shelter and pad are being shown extending out of the ROW.
Please dedicate additional ROW or a transit easement on Lemay to encompass all of the
shelter and concrete pad. If you decide to dedicate as a transit easement, you'll need to
insert the transit easement note provided on the Plat.
Stantec: A transit easement has been added to enclose the Bus Shelter and pad. The
transit easement note has been added to the cover page.
Number: 71 Created: 12/18/2007
[12/18/07] Northern — The modified H.C. ramp at Lemay and Garfield will need some
changes. Please see the redline comments on Sheet DT2.
Northern: The requested modifications have been made.
Number: 72 Created: 12/18/2007
[12/18/07] Northern — You are showing a section of C&G on Garfield to be removed and
replaced. You will need to label on the plan to MATCH EXISTING and also provide a detail.
have provided the old detail that was used when this was the standard. You will need to
make some changes to it as noted and provide a revised detail.
Northern: The provided detail has been added to the drawings and the new curb
and gutter has been noted to match existing.
Number: 73 Created: 12/18/2007
[12/18/07] Northern — Please label the easement on Lemay for the sidewalk as an access
easement rather than pedestrian easement to be consistent with the Plat.
Northern: The note has been updated.
Number: 74 Created: 12/18/2007
[12/18/07] Northern — Please add a note to the Utility Plan sheet and the Storm Sewer Plan
sheet indicating that the storm drain system is private and to be maintained by the hospital.
Northern: The note has been added.
Number: 75 Created: 12/18/2007
[12/18/07] Stantec — Please add the final Plat to the Utility Plan set as indicated on the
Drawing Index.
Stantec: The final Plat has been added to the Utility Plan set.
Number: 76 Created: 12/18/2007
[12/18/07] Stantec -The H.C. ramps at the comer of Garfield and Lemay are non-standard
ramps and a detail will be needed. Please see the redline comments provided on sheet
DT2 of the Northern Engineering plans. Either use the same detail or provide your own for
this modified ramp configuration.
Stectec: The custom handicap ramp detail has been added to detail sheet C-501.
Page 1
Number: 77 Created: 12/18/2007
[12/18/07] Stantec — Please show the R.O.W. consistently, same line type on all three sides
of the parking structure site.
Stantec: The ROW lines have been revised and are now shown consistently.
Number: 78 Created: 12/18/2007
[12/18/07] Stantec — Please show how the Robertson access to the parking structure will be
closed off for use (i.e. bollards, walls, doors etc...). Since this access will not be used, it
does not seem appropriate to place a striped cross walk at this driveway.
Stantec: A note has been added to the horizontal control plan regarding the gated
emergency access and refers to the Architectural plans for final configuration. The
architectural plans indicate the access with a roll -down gate.
Number: 79 Created: 12/18/2007
[12/18/07] Stantec — The proposed standard detached 4.5 foot sidewalk on Robertson
cannot be constructed without removing all of the existing curb, gutter and attached
monolithic walk. Please clearly indicate on the Utility Plan sheet the section of concrete to
be removed and replaced with standard vertical curb and gutter. Since there is parking on
the street, you will be able to make a two foot cut in the pavement to remove and
reconstruct the new vertical curb and gutter and patch with new asphalt. Please clearly
show the two foot street cut limits on the plan as well.
Stantec: The demo plan has been revised to show the removal of the monolithic walk, curb
and gutter in addition to the sawcut. A detail has been added to the grading plan that
shows a typical section of C/G replacement and a 2' asphalt patch along the curb and gutter
in Robertson Street.
Number: 80 Created: 12/18/2007
[12/18/07] Stantec —Please revise the Lemay Plan and Profile sheet per the redline
comments. The plan view needs to show stationing along the flowline to be consistent with
the stationing provided in the profile. Remove the landscape and topo layers to clean up the
plan view and label the ROW and any easements. The cross sections provided should
graphically reflect the location of sidewalks and C&G.
Stantec: All redline comments on the Lemay Plan and Profile sheet have been addressed.
Number: 81 Created: 12/18/2007
[12/18/07] Please revise the Site and Landscape Plans to be consistent with any changes
made on the Utility Plans. Please refer to the redlines for any additional minor comments
related to drafting and labeling.
Response: Site and Landscape Plans have been revised to reflect changes on utility plans
Stantec: BHA has received updated base files and coordinated changes.
Number: 82 Created: 12/18/2007
[12/18/07] Bridge plans are still under review by the structural engineer. Comments will be
forthcoming.
Department: Light & Power Issue Contact: Doug Martine
Topic: Electric
Number: 69 Created: 12/17/2007
[12/17/07] The developer needs to coordinate power requirements, a location for a pad type
transformer, and the electric development charges with Light & Power Engineering (221-
6700).
Response: Transformer has been located on the plans based on the location discussed
with light and power. Electric development charges will be determined with building permit.
Page 2
Department: Light & Power Issue Contact: Alan Rutz
Topic: Light & Power
Number: 84 Created: 12/19/2007
[12/19/071 There are two electric lines along the south lot line of the MOB. One serves the
residential area and it will remain in place. The other line is for the existing office building
and it will be removed.
Response: Noted.
Number: 85 Created: 12/19/2007
[12/19/07] Trees should be placed no closer than 10' from an existing electric structure.
Bushes can be placed 3' from the sides of a structure. An 8' operating clearance is required
in front of an electric structure. Note that some structures have two fronts.
Response: Tree and shrub locations have been revised
Number: 86 Created: 12/19/2007
[12/19/07] Development charges will apply to this development. Contact Light and Power
with electric load requirements and to coordinate transformer location.
Response: Transformer has been located on the plans based on the location discussed
with light and power. Electric development charges will be determined with building permit.
Topic: Stormwater
Number: 87 Created: 12/19/2007
[12/19/07] .
Department: PFA Issue Contact: Carle Dann
Topic: Fire
Number: 42 Created: 6/13/2007
[12/19/07]
(6/13/07] PFA has no comments or concerns at this time.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: Landscape
Number: 89 Created: 12/19/2007
[12/19/07] Adjust trees and shrubs to provide required separation distances from
water/sewer lines.
Response: Tree and shrub locations have been revised
Stantec: The proposed fire hydrant and fire line on Garfield have been moved
approximately 25' to the west to avoid an existing tree that is to remain in place.
Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 83 Created: 12/18/2007
[12/18/07] The proposed shade tree next to the Stormceptor needs to be relocated. These
are large underground structures and the tree should be 10 feet from the edge of the
structure, not the center.
Response: Shade tree has been relocated
Number: 90 Created: 12/19/2007
[12/19/07] The assumption of 40% voids in the detention and water quality swale may be
high with the materials being proposed. Please call Wes Lamarque at 416-2418 to discuss.
Page 3
Stantec: The rock has been specified as a washed gravel with a diameter of 1.5 to 3
inches. Documentation has been provided to Wes Lamarque that this supports the
assumption of 40% voids.
Number: 91 Created: 12/19/2007
[12/19/07] A drainage easement is required for the water quality swale around the perimeter
of the parking structure. The northwest section of this swale is not in an easement. It looks
like the lot line goes all the way to the proposed right-of-way with no space for an easement.
The lot line may need to be adjusted.
Stantec: The drainage swale has been reviewed with Wes Lemarque and has been found
to always be an easement, whether it be a drainage or utility easement.
Number: 92 Created: 12/19/2007
[12/19/07] Please add a not on the utility and grading plan sheets stating a maintenance
and inspection schedule for the owners of the stormceptor.
Northern: A table indicating the maintenance schedule recommended by the
manufacturer has been added to the drawings.
Number: 93 Created: 12/19/2007
[12/19/07] For the City's records, please submit a maintenance manual (preferably by the
manufacturer) for the stormceptor with the mylar submittal.
Northern: A copy of the owner's manual from the manufacturer has been included
with this submittal and includes maintenance recommendations.
Number: 94 Created: 12/19/2007
[12/19/07] Please provide an erosion control esrow calculation for both lots. This number
will be included in the Development Agreement.
Stantec: An erosion control escrow calculation has been provided and will be added to the
drainage letter upon final submittal. A copy is provided with these comment responses.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: WaterMastewater
Number: 54 Created: 6/15/2007
[12/19/07] City records do NOT show line stubbed to north. If field surveys showed other
information, please provide documentation. If not, remove note pertaining to the 8-inch stub
extending north from the manhole.
[7/12/07] Revise plan to show connection being made at MH. Include note to core drill
opening in MH.
[6/15/07] To the south of the M.O.B., it is indicated that there is an 8-inch stub going north
out of the existing MH. Is this based on field observation? (City records don't show this
stub.)
Northern: Field investigations do show that a stub is present from this manhole
heading north.
Number: 63 Created: 7/12/2007
[12/19/07] Cut -in a tee or wye fitting using adaptor couplings.
[7/12/07] The 8-inch sewer in Robertson is VCP. The 6-inch service connection must be
made by cutting a wye or tee into the sewer main. Add appropriate notes.
Stantec: The proposed sanitary sewer connection to the existing main has been called out
as cutting in a wye fitting and joining the proposed sewer to the existing main using coupling
adapters.
Number: 88 Created: 12/19/2007
[12/19/07] Label the sewer service clean -out south of the MOB as "traffic rated".
Page 4
Northern: The clean -out has been labeled as "traffic rated".
Number: 95 Created: 12/19/2007
[12/19/07] Fire hydrant and fire line on the north side of Garfield extending toward parking
structure appear to impact a large existing tree. Adjust FH and FL accordingly.
Stantec: The proposed fire hydrant and fire line on Garfield have been moved
approximately 25' to the west to avoid an existing tree that is to remain in place.
Number: 96 Created: 12/19/2007
[12/19/07] Is an irrigation tap planned for the MOB site?
Northern: A separate irrigation tap is not being provided. Irrigation service will be
provided downstream of the proposed domestic water meter.
Number: 97 Created: 12/19/2007
[12/19/07] Show existing sewer service to 1050 Robertson and add appropriate notes to
abandon at the main.
Stantec: The existing sewer service has been shown on the utility plan and called out to be
abandoned to the main. A street cut has also been shown on the utility plan and demo plan.
Comments from Current Planning:
1. The landscaping along the south side of the M.O.B., as discussed at the site visit,
will need to be revised after underground utilities are located. Then, with
permission from the affected utilities (Light and Power, Comcast, Qwest), relocation
north into the parking lot drive will allow for more plant material along the south
property line.
Response: With the information received from the on -site utility locates, we believe
the trees shown on the plans can be carefully planted in this area without disturbing the
existing utilities. Based on our site visit meeting with the utility companies, engineering
and planning, this was preferred. The contractor will be made aware of the utilities, and
will be responsible to note any additional conflicts that are found once construction
begins and these lines are more thoroughly located. If necessary, affected utilities will
be relocated north into the proposed parking lot area to avoid the conflict.
2. On the lighting plan, please indicate the south property line of the M.O.B.
Response: Property line has been added to the drawing in addition to the 20'-0"
setback line that is currently shown.
3. Please note on the lighting plan that illumination levels are too high and there is too
much light spillage along the south property line of the M.O.B. Please consider
reducing the number of poles, reducing the wattage, and/or reducing the height of
the AA4 fixtures. At the very least, these fixtures should be equipped with external
house -side shields that drop down a sufficient distance to block the view of the light
source from the backyards of the adjacent houses. The applicant needs to be
aware that, due to issues related to neighborhood compatibility, there will be a
reduced lighting level in this portion of the parking lot.
Response: The photometrics of the luminaires have been revised to meet the criteria
of 0.1 fc at the 20' setback. Also, the external house -side shield have been indicated
with a note on the luminaire schedule located on the drawings.
4. For both buildings, please indicate the quantity of each specified light fixture.
Response: The Luminaire Schedule has been revised to indicate the quantity of each
light fixture.
5. For the architectural materials on the M.O.B., please note that the mock up wall on
display at the hospital indicates that the panel board is smooth, flat finish. Staff is
concerned that this represents a degradation of quality for building that needs to be
Page 59
sensitive to the adjacent residential neighborhood. This material could be
improved with additional texture or three -dimensionality to provide more depth and
interest.
Response: The MOB is designed to project a contemporary modern healthcare image
while recognizing the existing hospital and remaining sensitive to the adjacent
residential neighborhood. The modular brick is used to tie with the existing hospital
while the stone and metal panel systems are materials that directly transition from the
institutional hospital to a smaller scale residential language. The fourth floor cement
board panel system was selected as a modular system (as opposed to a monolithic
skin such as stucco) to maintain the same contemporary modular feel as the brick,
stone, and metal panel systems. At the same time the light tan color and smooth
texture of the cement board provide a clean, modern yet nondescript finish allowing the
material to form more of a background, secondary wall mass, an important
consideration for the fourth floor. The smooth, modular nature of the cement board,
along with the selected color, help the language of the building project the modern
healthcare image of a clean, technologically advanced, yet warm and inviting facility.
The color switch from the earlier cold light grey to the current warm Sienna tan was
crucial to the acceptable use of this material. The modularity of the panel installation,
each panel with its own color gradations, will provide more of a depth to the system
than can be seen in a single panel sample.
6. Please add a note to the Site Plan of the Parking Structure that states that, due to
the fact that the design of the parking spaces are Long Term, parking within the
Parking Structure shall be limited to staff, physicians, and all other employees of
the Poudre Valley Hospital, the Medical Office Building and other surrounding
medical office buildings that are duly authorized by P.V.H.S. And, that the Parking
Structure is not available to the general public.
Response: Note has been added to the Parking Structure site plan
7. Please add a note to the Site Plan for the Parking Structure that the Parking
Structure access onto Robertson Street shall be restricted for emergency access
only and not open on a regular daily basis.
Response: Note has been added to the Parking Structure site plan
8. Please consider shifting the location of the trash enclosure away from the south
property line out of consideration for neighborhood compatibility.
Response: We have studied several locations on the site for the trash enclosure. This
location is preferred since it is least visible from the public rights -of -way and public
entrance areas, yet still accessible for building tenants and trash haulers. Also, this
location is similar to the existing condition. The existing site contains a similar trash
enclosure located adjacent to the back fence of the adjacent residences, so we are not
creating a change to the current situation.
9. Be sure to specify on the architectural elevations for the Parking Garage that the
supporting columns are topped by a cornice and capstone.
Response: Noted and indicated on plans
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:
Page 6
"AOM STAFF PROJECT REVIEW
City of Fort Collins
ANGELA MILEWSKI Date: 2/6/2008
BHA DESIGN, INC.
1603 OAKRIDGE DRIVE
FORT COLLINS, CO 80525
Staff has reviewed your submittal for PVH MEDICAL OFFICE BUILDING AND PARKING
STRUCTURE PDP - TYPE II AND FINAL PLANS, and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Randy Maizland
Topic: Engineering
Number: 104 Created: 1 /29/2008
[1/29/08] Please fix all line over text conflicts and mask out any text over hatch filled areas
and in profiles (TYP) see redlines for clarification.
Northern: Line over text conflicts and masking have been adjusted.
STANTEC ACTION: All line over text conflicts have been corrected.
Number: 105 Created: 1 /29/2008
[1/29/08] The off -site and temporary construction easements will need to be submitted for
recording with recording fees paid prior to final Plat recordation.
Northern: Noted.
Number: 106 Created: 1 /29/2008
[1/29/08] A detail was provided for the transition of vertical curb to existing Hollywood curb
on Robertson. A note should be added to the plans stating that the non-standard curb &
gutter shall only be used in the 5 foot transition length. The rest of the curb and gutter along
Robertson should be constructed to the LCUASS standard. Please see redlines for
clarification.
STANTEC ACTION: A note has been added to the grading plan. The standard detail
for the curb and gutter has been corrected to show the standard 2" drop in the pan
section.
Number: 107 Created: 1 /29/2008
[1/29/08] Please note on the plans that the Robertson access to the parking garage will be
closed except for emergency use and specify how the access will be closed off (i.e. bollards,
gate etc...) add a detail if needed.
STANTEC ACTION: A note has been added to the grading and horizontal control
plans.
Number: 108 Created: 1 /29/2008
[1/29/08] See sheet 7 of the parking garage plans - label the traffic signal pole locations at
Doctors Lane. It appears one of the signals will need to be relocated out of the turn lane.
Please show the relocated signal pole and show that it will not interfere with the sidewalk or
ramp.
Page I
STANTEC ACTION: The existing and proposed traffic signal pole locations have been
clarified. The southwest pole will be protected in place and the northwest pole will be
relocated to the west outside the turn lane as shown on the plans.
Number: 109 Created: 1 /29/2008
[1/29/081 Please remove sheet 8 of 12, parking garage plans, this site plan revision will be
processed as a separate minor amendment. Revise index as well.
STANTEC ACTION: Sheet 8 of 12 has been removed from the plans and the index and
sheet counts have been updated.
Number: 110 Created: 1 /29/2008
[1/29/08] Please see redlines for additional minor comments related to drafting and lebeling.
You may submit mylars with the redlines if you are confident all of the comments have been
addressed.
Northern: Noted.
STANTEC ACTION: All redlines and additional minor comments related to drafting
and labeling have been addressed.
Number: 111 Created: 1 /30/2008
[1/30/081 Bridge Plans - there is an inlet shown on the roof of the bridge structures to collect
drainage but it is not shown where that water will outlet. Either show where the water is
being conveyed to or provide a detailed note. Water cannot be conveyed over the sidewalk
or negatively impact the ROW.
Northern: The roof drain for the Garfield bridge ties in to storm piping at the new MOB.
Overflow drain is routed to downspout nozzle offset in wall of MOB. Roof drains on the
Lemay Bridge are collected at the hospital and tie-in to existing storm piping. Overflow drain
at Tower 1 daylights at the base of tower and overflows at Tower 2 and the new vestibule
are collected and daylight at the hospital exterior wall with downspout nozzle. Ref Al-4,
detail 2 and 6 FCP drawings dated 02/20/2008 for clarification.
Stantec: Drainage discharge point was confirmed with Davis/Caveo to ensure
discharge enters existing curb and gutter.
Number: 112 Created: 1 /30/2008
[1/30/08] Bridge Plans - Please call out the enclose screen mesh size. Cannot exceed 6x6
inches. Please also indicate on the plans how the roof insulation material will be fastened to
the top such that it will hold up to strong winds.
Response: The screen mesh is a woven wire mesh, opening size is approximately 5/8" x 211
,
opening percentage is 76%. Ref A4-2, detail 8 FCP drawings dated 02/20/2008 for
clarification. Bridge roofing is a TPO membrane roof mechanically fastened. Spec. Section
075423:3.3-G "Install each layer of insulation and secure to deck using mechanical
fasteners specifically designed and sized for fastening specified board -type roof insulation to
deck type. 1. Fasten insulation to resist uplift pressures at corners, perimeter and field of
roof. "
Page 2
Response: The existing access easement will be rededicated on the
Plat.
Northern
8. Part of the documents needed to review the construction of the skywalks,
especially on Lemay Avenue, will be a road closure plan to be reviewed by
the City Engineering and Traffic Operations Department. For further
information, please contact Eric Bracke, 221-6630.
Response: Traffic control for Lemay and Garfield for the construction of
the skywalks will be the responsibility of the contractor prior
to the issuance of the construction permit.
9. The developer is responsible for replacing any damaged curb, gutter and
sidewalk.
Response: Noted
10.The new building will be assessed the City's Street Oversizing Fee and
the Larimer County Road Impact Fee. Credit will be given for the existing
building that is to be demolished.
Response: Noted
11. The Engineering Department is available to set up and facilitate a utility
coordination meeting prior to submittal to resolve any potential conflicts.
Response: Noted
Northern
12. The P.D.P. submittal will include a Utility Plan. Final Compliance will
include a Development Agreement and Development Construction Permit.
For further information regarding the requirements of the Engineering
Department, please contact Randy Maizland, 221-6605.
Response: The Utility Plan has been included within the PDP submittal.
Northern
13.The design of this site must conform to the drainage basin design of the
Spring Creek Drainage Master Drainage Plan as well the City's Design
Criteria and Construction standards. The city wide development fee is
$3,070/acre ($0.0705/sq.ft.) for new impervious area over 350 sq.ft. No
fee is charged for existing impervious area. This fee is to be paid at the
time the building permit is issued.
Response: The proposed site is in compliance with the Spring Creek
Drainage Master Plan and City Design Criteria. A Drainage
Letter has been submitted with the PDP submittal.
Northern
14. If there is an increase in imperviousness greater than 1,000 square feet, a
drainage and erosion control report and construction plans are required
and they must be prepared by a Professional Engineer registered in
4
Department: Light & Power Issue Contact: Doug Martine
Topic: Electric
Number: 99 Created: 1 /16/2008
[1/16/08] It appears that there may be inadequate space provided to install the electric
transformers as shown (both projects). Also, these locations may conflict with existing or
planned gas lines as this is the normal location for Xcel gas facilities. If gas lines are in this
area, the transformers will need to be relocated.
Stantec: Transformer is positioned based on size needed and service location.
Existing gas is to remain at back of walk.
Northern: The MOB transformer located on the north side of the MOB maintains minimum
clearance requirements. There are no gas line conflicts.
Number: 100 Created: 1/16/2008
[1/16/08] The electric development charges for both projects will be separate invoices and
not included with other building permit fees.
NOTED. Owner to comply.
Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 92 Created: 12/19/2007
[2/1/08] The maintenance table included on the plans should include a recommended
maintenance schedule, not just specifications when it is warranted.
[12/19/07] Please add a note on the utility and grading plan sheets stating a maintenance
and inspection schedule for the owners of the stormceptor.
Northern: The maintenance table has been updated to included a maintenance
schedule.
Number: 101 Created: 1 /29/2008
[1/29/08] Please include the erosion control escrow calculations in each drainage report.
Northern: The calculation has been added to the report.
STANTEC ACTION: The erosion control escrow calculations have been added to the
drainage report.
Number: 102 Created: 1 /29/2008
[1/29/08] Please have the easement for the stormceptor be a Utility and drainage
easement.
Northern: The easement label has been updated.
STANTEC ACTION: The easement has been revised to be a Utility and Drainage
Easement on the plat.
Department: Stormwater-Water-Wastewater
Topic: WaterMastewater
Number: 103
Issue Contact: Roger Buffington
Created: 1 /29/2008
Page 3
[1/29/08] Will the water main material for the project be DIP or PVC? If PVC, add Std
Details 25 and 30 pertaining to tracer wire.
Northern: The water material for the fire line has been changed to DIP.
STANTEC ACTION: The water main material will be DIP and has been called out as
such on the utility plan.
Comments from Current Planning:
1. There are still problems with excessive illumination at the south end of the parking
for the M.O.B. First, there are too many light fixtures resulting in foot candles that
are not sensitive to the abutting residences. Light levels in this area must be
reduced even if the result is less than what lighting design professionals would
normally call for. There are five AA4 fixtures along this property line. This should be
reduced to three. According to Nancy Clanton of Clanton and Associates, parking
lots with 0.2 — 0.3 foot candles is sufficient. Keep in mind that the lighting plan
illumination levels do not account for light spillage from roadway lighting along
Lemay and internal building lighting. Both of these sources will contribute
illumination into the parking lot.
Boulder Associates: The number of light fixtures along the MOB south property line has
been reduced to three as suggested and the photometric study has been updated
accordingly.
2. The luminarie schedule for the M.O.B. still does not specify that the AA4's must be
equipped with the external house -side shield.
Boulder Associates: This requirement has been specified on the updated MOB luminaire
schedule.
3. Reducing the illumination levels along the south property line is a key element in
complying with Sections 3.5.1(H) and 3.5.1(J)(5). Compliance with these
compatibility standards must be to the maximum extent feasible and prevail over the
allowable levels indicated in Section 3.2.4. An acceptable alternative would be to
equip the five AA4's with a timer such that these fixtures held to a lighting curfew of
9:00 P.M.
Boulder Associates: The number of light fixtures has been reduced. Unless the current
light levels indicated on the updated MOB photometric plan are not acceptable the timer will
not be specified.
4. For the parking garage, delete the four D building -mounted wall sconces along
Robertson Street at the south end of the west wall. The sidewalk curves away from
the building at this location so this lighting is ineffective as functional sidewalk
lighting. Further, this area of the site is specifically designed to be heavily
landscaped to present a soft edge for the neighborhood. Lighting in this location
works in contrast with this landscaping.
Response: The four D fixtures along the south end of the west wall have been deleted, Ref
Photometrics page 2 of 3 FCP drawings dated 02/20/2008
Page 4
5. The luminarie schedules for both the parking garage and M.O.B. need to indicate
that the illumination levels are based on a light loss factor of 1.00 so that we can
accurately measure foot candles upon initial installation (after the 100 hours burn -in
period).
This note has been added to the plans.
For all plans, except the Lighting Plan, we are ready for mylars. I would like to see a
revised Lighting Plan for review prior to mylar submittal.
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 5
Colorado. Since the site is being completely redesigned a grading plan is
required and a letter report documenting the site drainage patterns even if
there is less than 1,000 square feet of new imperviousness. If there are
changes in the patterns, the design engineer needs to show that there are
no negative impacts or mitigate them. Documentation of existing
impervious area is important for fees and drainage requirements. The
maximum depth of water at an inlet in the parking lot is limited to 12
inches in depth.
Response: The impervious area for the proposed site has decreased by
approximately 1,200 square feet.
Northern
15. Water quality treatment is required. Forty -hour extended detention is the
preferred method. This can be done in open spaces or in the parking lot
medians. Other methods including underground extended detention may
be acceptable. Stormceptors could be considered but other BMPs as
discussed in Volume 3 of the Denver Urban Storm Drainage Criteria
Manual should also be explored.
Response: Water Quality is being provided for the site. After evaluating
on -site above ground extended detention and underground
extended detention, a Stormceptor system was found to be
the most feasible option for the proposed site.
Northern
16.There are storm sewers in Lemay (18-inch) and Garfield (18-inch east of
the inlets and 15 inch west of the inlets). All are RCP. There are inlets on
both sides of Garfield and one on the site that is connected to the storm
sewer in Lemay Ave.
Response: Storm water will be routed to the storm system in Lemay
Avenue.
Northern
17. Existing mains: 12-inch water in Lemay, 6-inch water in Garfield, 8-inch
sewer in easement south of site, 8-inch sewer in intersection of Garfield
and Robertson.
Response: Water service will connect to the 6-inch water in Garfield
which is to be confirmed with the City water modeling.
Sanitary will connect to existing sanitary to the south.
Northern
18. The existing water/sewer services must be used or abandoned at the
main.
Response: Noted
Northern
19. Water pressure in the area is under typical demand conditions is in the 85
to 90 psi range and at peak hour usage levels drops down into the 70 to
75 psi range. Fort Collins Utilities can provide modeling to provide more
accurate data.
Response: Noted
20. Development fees and water rights will be due at time of building permit.
Credit for existing services will be allowed. For further information
regarding water and sewer services, please contact Roger Buffington,
221-6700.
Response: Noted
Northern/Boulder
21. The site will be served by the Poudre Fire Authority. Both the building and
the skywalk will be required to be equipped with an automatic fire
extinguishing system. Both structures must be within 300 feet of a fire
hydrant. Ideally, a single hydrant may be strategically placed to serve the
proposed building and skywalk as well as the proposed parking structure
on the north side of Garfield. It is highly recommended that the hydrant be
placed along Garfield within 50 to 75 feet of the fire department
connections for each building's sprinkler system in order to achieve the
best possible flow and fire response time.
Response: Per a subsequent meeting with the PFA, the fire hydrant for
this project will be located along Garfield on the Parking
Structure project. The Medical Office Building will not be
required to provide a separate hydrant.
Northern/Boulder
22. The sprinkler system must be supplied by a water line no less than six
inches in diameter. The standpipe must be able to provide 100 p.s.i. to
the top floor. This will likely require a supplemental fire pump.
Response: A 6-inch fire service from Garfield will be provided.
BHA
23. A four-story building is required to have one 30-foot wide fire access
roadway. This is accomplished by Garfield Street.
Response: Noted
BHA
24. Regarding the internal fire access lane, the design may depend on
whether all portions of the exterior are within 150 feet of where the fire
truck will stage on Garfield. If the entire exterior is within 150 feet of
Garfield, then the internal fire lane does not have to be looped. If not, then
the internal fire lane needs to loop and maintain 25-foot inside and 50-foot
outside minimum turning radii.
6
Response: Noted. In discussions with Carrie Dann, PFA may have
some flexibility on this distance based on actual layouts. We will expect
comments on our layout with the initial PDP submittal.
25. The new building should be addressed as the present building is now.
Response: Noted
Boulder
26. Please be aware of requirements for stairwell signage and requirements
for storing compressed gas and other potentially hazardous materials.
Response: Current uses/tenants do not require storage of compressed
gas beyond the allowable limits per the IBC, if any at all.
Boulder
27. Poudre Fire Authority will soon adopt the 2006 International Fire Code.
For further information regarding fire protection, please contact Carie
Dann, 221-6570.
Response: Comment noted
STAFF PROJECT REVIEW
City of fort Collins
ANGIE MILEWSKI January 19, 2007
BHA DESIGN, INC
1603 OAKRIDGE DRIVE
FORT COLLINS, CO 80525
Staff has reviewed your submittal for POUDRE VALLEY PARKING STRUCTURE -
PRELIMINARY DESIGN REVIEW, and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number:19 Stantec Created:1/18/2007
[1/18/07] Lemay Avenue is considered a constrained arterial with a total row requirement of
102'. This project is responsible for designing and constructing their half from CL. An
additional 1 l' of row is required along a 15' Utility Easement - possibly. Please have your
engineer verify where the existing utilities are and it may be that they are already in the
street. If so, then the additional utility easement may not be necessary. Once the research
has been done, please contact me so we can determine what we'll need to do from there.
Thanks!
Response: We have reviewed this and provided extra ROW and utility easements.
Number:20 BHA Created: 1/18/2007
[1/18/07] Several scenarios were discussed for the sidewalk width and parkway
requirements. Basically, if an attached walk is proposed, then additional sidewalk width is
required. If adding to an existing sidewalk, a minimum 4' addition is required because we've
found that narrower sections don't hold up very well and we're having to remove and replace
them fairly soon. Please keep in mind that Current Planning and Transportation Planning
are recommending detached sidewalks, not attached. Staff is available to discuss options
prior to submittal.
Response: In review of the existing sidewalks we have developed our PDP plans to
incorporate our preferred sidewalk alignments. These differ from the standards, but allow
the preservation of several mature trees along the perimeter of the site and coordinate well
with the existing walks along adjacent parcels. We plan to request a variance for these
sidewalk configurations. Where these sidewalks diverge from the existing right-of-way, we
propose to convey pedestrian access easement rather than dedication of additional right-of-
way.
Number:21 Stantec Created:1/18/2007
[1/18/07] A utility coordination may be required. Once your engineer has a chance to put
together an overall utility sheet, we can take a look at it then and see if we'll need to
schedule one. Those are held every Wednesday.aftemoon and I can get one scheduled
easily if you can call me by the Friday before.
Response: There are minimal utilities for the site. We have spoken with the City of Fort
Collins about the water and sewer. We will have another utilility coordination meeting at
final design.
Number:22 Davis
Created: 1 /18/2007
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[1/18/07] The overpass requires a minimum of 14' of clearance for PFA. We'll also need
you to model what the sight distance is approaching the structure and the traffic signal to
make sure that northbound cars can see the signal with enough time to stop.
Response: The clearance will comply with City of Fort Collins and PFA requirements. A
sight distance analysis is included in this submittal that demonstrates sight distance to both
traffic signals at Lemay and Doctor's Lane as well as Lemay and Robertson. It appears
there is adequate view of both traffic signals.
Number: 23 Created: 1/18/2007
[1/18/07] An airspace encroachment lease will. be required for the overpass. We'll work that
out in Final Compliance so you don't have to worry about that before hearing.
Response: Noted
Number:24 Stantec Created: 1/18/2007
[1/18/07] A deceleration lane will be required to handle the stack on Lemay but does not
have to meet standards. Please work with Eric Bracke on the taper length.
Response: We have shown this and spoken with Eric Bracke
Number:25 Stantec/BHA Created: 1/18/2007
[1/18/07] Some standard comments for every development coming through the system:
Response: Comment Noted.
Larimer County Road Impact Fees and City Street Oversizing Fees apply. For an estimate
of these fees, please contact Matt Baker, 221-6605.
Response: Comment Noted.
There will be a Transportation Development Review Fee at the time of submittal. The
application can be found online at: http://www.fcgov.com/engineering/dev-review.php
Response: Comment Noted.
Engineering will require Utility Plans, a Development Agreement, Development Construction
Permit, and if not platting, all easements and row by separate document.
Response: We are doing this with a Plat
This development is responsible for repairing and replacing any damaged existing curb,
gutter or sidewalk.
Response: Comment Noted.
All public improvements must be built according to LCUASS.
Response: Comment Noted.
Number:27 BHA Created: 1/18/2007
[1/18/07] There would be better traffic distribution with less impact on Lemay Avenue to
have a second point of access out to Robertson. This would allow for less stacking both in
the deceleration lane (ingress) and inside the structure (egress) and provide another option
to Lemay Avenue.
Response: We have indicated this second point of access to Robertson in the same general
location as the existing parking lot access.
Number:28 BHA Created: 1/18/2007
[1/18/07] We'll need to look at what's existing along Robertson and Garfield Streets as far
as sidewalks are concerned to see what will be required of this project. If existing and
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