HomeMy WebLinkAboutTHE LEARNING EXPERIENCE @ MIRAMONT OFFICE PARK - PDP - PDP130023 - CORRESPONDENCE - REVISIONS (3)January 31, 2014
Attn: Noah Beals
City of Fort Collins
Community Development
281 N. College Avenue
Fort Collins, CO 80522
RE: The Learning Experience at Miramont Office Park
4775 Boardwalk Drive
Lot 3, Miramont Office Park
Dear Mr. Beals:
Below are responses to the comments as stated in your letter dated November 20,
2013:
Current Planning:
1) The West of the building still needs some plantings to meet the code requirement.
Response: Planters have been added along a portion of the west side of the
building.
2) As stated in the earlier comment this sidewalk connection needs a ramp and
crosswalk striping across the drive extending the West ramp on the other side.
Also the landscape plans need to be updated with this connection.
Response: The curb ramp and crosswalk striping has been added at the south
driveway.
6) Not all of the existing conditions of site have been included on the landscape plan.
Response: The existing conditions of the site have been added to the Landscape
Plan.
7) Mechanical/utility equipment (Vents, flues, ac/rtu, meters, boxes, conduit...)
locations need to be identified on the plans with notes on how such equipment is
screened and painted.
Response: Mechanical equipment has been added to the Building elevations.
8) The lighting plan needs to be up-dated with the light fixtures that were added.
Response: The Lighting Plan has been updated.
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9) Need additional information on the wetland seed mix, what seeds are in the Mix?
Response: The wetland seed mix has been changed to an "Irrigated Native
Grass" and the mix is shown in the Plant Legend.
10) The 4ft fence along the South and West sides of the detention pond needs to be
transparent.
Response: The fence has been changed to a wrought iron transparent fence.
11) The fence locations on the site plan do not match the locations on the landscape
plan.
Response: The fence locations have been checked and the Site Plan and the
Landscape Plan match.
12) Where is the transformer location there appears to be different locations from the
site plan and the landscaping plan?
Response: The Landscape Plan has been corrected to show the correct location
of the transformer.
13) With 73 off-street parking spaces there needs to be 3 accessibility spaces. Plans
are only showing 2.
Response: There are additional existing accessible spaces on Lot 2. These are
now shown on the Site Plan.
Engineering Development Review:
1) The project owes an additional $403.50 for the TDRF for the PDP.
Response: Acknowledged.
5) The easement vacation documents and legal description was not received as part
of this submittal. It appears that the Miramont Office Park Ovmers Association
controls the land outside of the building envelope so the easement vacation
documents will need to be submitted by the Miramont Office Park Owners
Association. Contact me for additionalinformation on the process to vacate
easements by separate document or visit
http://www.fcgov.com/engineering/devrev.php
Response: We thought the legal description for the Easement Vacation was
included in the last submittal. They were sent via email to Tyler on December 9,
2013 and have been included in this submittal.
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January 31, 2014
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9) Please add the sidewalk note to the site plan
Response: The note has been added to the Site Plan as requested.
11) Please show proposed patching limits at the curb removal for the chase drain and
the new handicap ramp location. See redlines.
Response: The patching limits have been shown.
12) Please revise General note #41
Response: The General Note has been revised.
Environmental Planning:
1) On the landscape plans, you indicate wetland seed with the detention area do
you know if you have the groundwater regime to support wetland plantings? If
not, I might recommend a different seed mix for that area that is less dependent
on this type of hydrologic regime. Let me know if I can help on this one.
Response: Wetland seed is no longer specified in the detention area. Please
see response to Current Planning Comment #9.
Forestry:
Please note that these comments were not included in the last review letter.
1) Provide the following information in the mitigation table for the three trees
currently shown to be removed.
Ohio buckeye 6 inch diameter good condition mitigation/1
South blue spruce 7 inch diameter good condition mitigation12
North blue spruce 7 inch diameter fair condition mitigation/1
Response: The above-mentioned trees are labeled on the Plan to be relocated
and the Tree Location Notes are included in the drawings.
2) Use the tree protection specifications found in LUC 3.2.1 G. Place these 7
specifications on the landscape plan in place of the others currently on the plan
Response: The Tree Protection Specifications found in LUC 3.2.1 G have been
added to the Plans.
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January 31, 2014
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3) Can the Ohio buckeye and the south most blue spruce be transplanted to a new
on site location? Could the Ohio buckeye be kept in place by preserving the
grade with in the drip line of the tree?
Response: All three trees will be relocated. The new grading in the pond area
will necessitate the relocation of the Ohio Buckeye as the grade will be lowered
by over 2’ in this area.
4) Provide appropriate shrubs and or perennials in the new landscape island areas.
Response: Landscape materials in the landscape islands are appropriate.
5) Previous comments 1-3 still apply a need a response.
Response: Please note that comments 1-3 were not included in the last review
letter.
6) If it not shown on other sheets than L1.0 then list the number of mitigation trees
required for the three trees that are shown to be removed. These include the
Ohio Buckeye SW of the building and the two spruce trees along Boardwalk
Drive. List the number of mitigation trees by each tree.
Response: No tree mitigation will be required as the 3 existing trees will be
relocated.
7) Please change the text in tree protection notes that reference the City Forester
to say a final amount to be determined by qualified landscape appraiser.
Response: The note has been changed.
8) Add the tree protection notes found in LUC 3.2.1 G. Replace the current tree
protection notes that are in conflict with LUC 3.2.1. Be sure to include all the tree
protection notes found in the LUC on sheet L.1.0.
Response: The Tree Protection Specifications found in LUC 3.2.1 G have been
added to the Plans.
9) The Forestry Division has observed that Princess Kay Plum does not survive
well in the Fort Collins area and typically dies and declines within 10 years of
planting. Spring Snow Crabapple is an ornamental tree with white flowers that
should be considered as a substitution.
Response: The Princess Kay Plum has been removed from the Plans.
Internal Services:
1. See comment letter from Building Department Plans Reviewer Russ Hovland.
Response: Acknowledged.
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January 31, 2014
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Light and Power:
1. The electric transformer location shown on the utility plan will likely need to
change. The transformer will need to be located within 10 feet of an all-weather
surface that is accessible to a utility line truck. Other minimum clearance
requirements will also apply. Please coordinate the transformer location with
Light & Power Engineering at (970)221-6700.
Response: The transformer has been moved to be within 10’ of the driveway.
2. Electric utility development charges will apply.
Response: Acknowledged.
3. After the plans are finalized, please send an AutoCad (version 2008) drawing of
the utility site plan to Terry Cox at TCOX@FCGOV.COM
Response: Acknowledged.
Outside Agencies: General
1) Access pedestals at both ends of the property will need entrance conduit by
Builder preferably 2x2" (1 For copper and 1 For Future Fiber).
Response: 3-2” conduit from the building to Boardwalk Drive have been added.
2) Comcast needs a 2' conduit from the DATA room out to Boardwalk. Any
questions call Don Kapperman 970-567-0245
Response: 3-2” conduit from the building to Boardwalk Drive have been added.
Park Planning:
1) No comments.
Response: Acknowledged.
Stormwater Engineering:
1) Repeat, please see redlines and ask questions if you are unclear.
Response: We talked to Jesse Schlam to clarify what is needed and have
revised the plans as requested.
2) The detention volume should be around .75 to .8 ac-ft, not .62 ac-ft
Response: We adjusted the runoff coefficients to match the City’s criteria,
included the adjustment for Infrequent Storms and used the City’s spreadsheet
for the FAA method to determine the Detention Volume. The Drainage Report
was revised accordingly and the required 100-year detention volume is 0.675
ac-ft.
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January 31, 2014
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3) A meeting is required to go over the design of the detention pond.
Response: A phone conversation was made with Wes Lamarque on December
12, 2013 to clarify the detention pond design.
Technical Services:
5) There are still issues on sheet U3.0. See redlines.
Response: Acknowledge and revised.
7) There are still issues on sheet L1.0. See redlines.
Response: Acknowledge and revised.
13) The elevation provided does not match the City's published 1929 elevation of
5015.76. Please change to match the City's elevation.
Response: The unadjusted NGVD 1929 elevation has been corrected to
5015.76 based on the Fort Collins correction.
14) There are still issues on sheets C1.0 & C2.0. See redlines.
Response: Acknowledge and revised.
Traffic Operation - General:
3) No circulation plan submitted. Comment is continued. Please provide a
circulation plan and discussion of the circulation plan for the site, the volume of
traffic it can move thru its drop-off/pick-up (Do/Pu) process versus the amount of
Do/Pu traffic expected, and how the school plans to regulate the Do/Pu activity.
Response: The revised Traffic Impact Study, dated 12/12/13, addresses drop-
off, pick-up, and circulation.
4) Please provide hours of operation and primary drop-off/pickup hours.
Response: The hours of operation and a detailed projected breakdown of drop-
off and pick-up volumes are included in the revised Traffic Impact Study.
6) Is an access agreement or easement needed to use the existing private drive
north of this site? If yes, please provide a copy of the signed
agreement/easement.
Response: An Access Easement was granted via the Plat. A copy of the plat is
attached.
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January 31, 2014
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Traffic Operation – Traffic Impact Study:
2) No discussion/analysis provided in the TIS. Comment is continued. Please
provide discussion of the circulation plan for the site, the volume of traffic it can
move thru its drop-off/pick-up (Do/Pu) process versus the amount of Do/Pu
traffic expected, and how the school plans to regulate the Do/Pu activity.
Response: The revised Traffic Impact Study, dated 12/12/13, addresses drop-
off, pick-up, and circulation.
5) Please revise all instances in the TIS where Boardwalk is referred to as
Broadway.
Response: The revised Traffic Impact Study addresses this comment.
7) TIS indicates some movements with LOS F results at the Boardwalk and
Harmony intersection. The City's model does not have failing LOS and reviewing
the TIS there are some inputs that do not match City model inputs, which can be
typical. City will discuss the issue with the applicant's TE and look for revisions
to the TIS.
Response: Following discussions with City staff, the LOS analysis has been
revised to reflect the correct Synchro model inputs. This resulted in no LOS F
delays for existing or future conditions.
Transportation Planning:
1) Provide sidewalk along north side of Oakridge Dr (shown as Private Dr on site
plan) Suggestion: Consider putting the playground area on the west side of the
building, rather than along Boardwalk Dr. Keeps kids away from a big, busy
street.
Response: A sidewalk along the south driveway has been provided. The front
entrance needs to be facing west because of the existing parking. Therefore,
the playground must be on the east side of the building. The playground will be
surrounded by a 6’ security fence which will protect the children from the street.
Water-Wastewater Engineering:
3) Comment carried forward for FDP.
Response: The redlines have been addressed.
5) See redlined plans for minor comments.
Response: The redlines have been addressed.
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January 31, 2014
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6) Please return redlined utility plans with next submittal.
Response: The Redline Plans are included in this resubmittal.
Zoning:
3) The response letter refers to a modification request, but I didn't see a separate
modification request addressing how the standards of Sec. 2.8.2(H) of the Land
Use Code are satisfied.
Response: The modification request is attached.
If you have any questions regarding the above response to comments, please contact
me at 720-283-6783 ext. 136 or at mcevaal@redland.com.
Sincerely,
Mark D. Cevaal, P.E.
Sr. Project Manager