HomeMy WebLinkAboutPLATTE RIVER POWER AUTHORITY CAMPUS - PDP - PDP170040 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
April 03, 2017
Mark Belford
Belford Watkins Group Architects
P.O. Box 1306
Fort Collins, CO 80521
RE: 2000 E Horsetooth Rd - Platte River Power Authority, PDR170006, Round
Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/28/2017
03/28/2017: Larimer County Road Impact Fees and Street Oversizing Fees
are due at the time of building permit. Please contact Kyle Lambrecht at
221-6566 if you have any questions.
Response: Noted.
Comment Number: 2 Comment Originated: 03/28/2017
03/28/2017: The City's Transportation Development Review Fee (TDRF) is
due at the time of submittal. For additional information on these fees, please
see: http://www.fcgov.com/engineering/dev-review.php
Response: Included in the submittal.
Comment Number: 3 Comment Originated: 03/28/2017
03/28/2017: Any damaged curb, gutter and sidewalk existing prior to
construction, as well as streets, sidewalks, curbs and gutters, destroyed,
damaged or removed due to construction of this project, shall be replaced or
restored to City of Fort Collins standards at the Developer's expense prior to
the acceptance of completed improvements and/or prior to the issuance of the
first Certificate of Occupancy.
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Response: Noted.
Comment Number: 4 Comment Originated: 03/28/2017
03/28/2017: All public sidewalk, driveways and ramps, existing or proposed,
adjacent or within the site, need to meet ADA standards. If they currently do not,
they will need to be reconstructed so that they do meet current ADA standards
as a part of this project.
Response: Noted.
Comment Number: 5 Comment Originated: 03/28/2017
03/28/2017: Any public improvements must be designed and built in
accordance with the Larimer County Urban Area Street Standards (LCUASS).
They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Noted.
Comment Number: 6 Comment Originated: 03/28/2017
03/28/2017: This project is responsible for dedicating any right-of-way and
easements that are necessary or required by the City for this project. Most
easements to be dedicated need to be public easements dedicated to the City.
This shall include the standard utility easements that are to be provided behind
the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along
all other street classifications). Information on the dedication process can be
found at: http://www.fcgov.com/engineering/devrev.php
For this project, considering the potential for several easement dedications and
vacations, it may be preferable to replat the property rather than execute a large
number of dedications/vacations by separate document.
Response: Noted.
Comment Number: 7 Comment Originated: 03/28/2017
03/28/2017: Detached sidewalks (per City standard) should be
maintained/implemented along Horsetooth and Timberline with this
development, routing behind trees as necessary.
Response: Detached sidewalks are provided along Horsetooth and Timberline.
Comment Number: 8 Comment Originated: 03/28/2017
03/28/2017: Utility plans will be required and a Development Agreement will be
recorded once the project is finalized.
Response: Noted.
Comment Number: 9 Comment Originated: 03/28/2017
03/28/2017: As of January 1, 2015 all development plans are required to be on
the NAVD88 vertical datum. Please make your consultants aware of this, prior
to any surveying and/or design work.
Response: Noted.
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Comment Number: 10 Comment Originated: 03/28/2017
03/28/2017: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
Response: Noted.
Comment Number: 11 Comment Originated: 03/28/2017
03/28/2017: The development/site cannot use the right-of-way for any Low
Impact Development to treat the site’s storm runoff. We can look at the use of
some LID methods to treat street flows – the design standards for these are still
in development.
Response: Noted.
Comment Number: 12 Comment Originated: 03/28/2017
03/28/2017: Bike parking required for the project cannot be placed within the
right-of-way and if placed just behind the right-of-way need to be placed so that
when bikes are parked they do not extend into the right-of-way.
Response: Noted.
Comment Number: 13 Comment Originated: 03/28/2017
03/28/2017: In regards to construction of this site: the public right-of-way shall
not be used for staging or storage of materials or equipment associated with
the Development, nor shall it be used for parking by any contractors,
subcontractors, or other personnel working for or hired by the Developer to
construct the Development. The Developer will need to find a location(s) on
private property to accommodate any necessary staging and/or parking needs
associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of
the Development Construction Permit application.
Response: Noted.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/27/2017
03/27/2017: Generally an Ecological Characterization Study (ECS) is required
by City of Fort Collins Land Use Code (LUC) Section 3.4.1 (D)(1) when a site is
within 500 feet of known natural habitat features (Foothills Channel; wetlands;
aquatic features). In particular there is a higher (urban) biodiversity site located
within Southmoor Village East development along the Power Trail that hosts
many birds and butterflies. However, there are intervening parcels between the
natural habitat features and the boundaries of this proposed project thus the
ECS is waived. Native and natural-like landscape aesthetic and function is
encouraged.
Response: Noted.
Comment Number: 2 Comment Originated: 03/27/2017
03/27/2017: This project might be an excellent candidate for partnerships to
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leverage resources. In particular, myself and Liesel Hans, Water Conservation
Manager with City of Fort Collins Utilities, have been discussing opportunities to
facilitate and promote the addition of a SITES Certified development within the
City of Fort Collins Growth Management Area. The Sustainable Sites Initiative
(SITES) is administered by Green Business Certification Inc (GBCI). SITES is a
sustainability-focused framework with a scorecard and certification levels,
similar to the available levels in the Leadership in Energy and Environmental
Design (LEED) program, however, SITES is landscape-focused. Some design
goals of a SITES-certified project include: reducing water demand; filtering and
reducing stormwater runoff; providing wildlife habitat; reducing energy
consumption; increasing outdoor passive and active recreation opportunities. If
interested in discussing further please reach out to myself
(SBlochowiak@fcgov.com) or Liesel Hans (LHans@fcgov.com).
Response: SITES is not being pursued at this time.
Comment Number: 3 Comment Originated: 03/27/2017
03/27/2017: All landscape plans are to be designed to incorporate water
conservation materials and techniques to the extent reasonably feasible [ LUC
3.2.1 (E)(3)]. This includes use of low-water-use plants and grasses in
landscaping or re-landscaping and reducing bluegrass lawns as much as
possible. Native plants and wildlife-friendly (ex: pollinators; songbirds)
landscaping and maintenance are also encouraged. Resources included here.
City of Fort Collins Natural Areas Department Native Plants List:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf
City of Fort Collins Plant List:
http://www.fcgov.com/forestry/plant_list.pdf
Colorado Native Plant Society Suggested Native Plants:
https://conps.org/wp-content/uploads/2015/05/Suggested-Native-Plants_0408.
Pdf
Response: Noted.
Comment Number: 4 Comment Originated: 03/27/2017
03/27/2017: There are a number of significant, mature trees on the site and
several are shown to remain. Please contact Tim Buchanan, City Forester
(221-6361) to determine the status of the existing trees, especially the health
status of those to remain, and any mitigation requirements that may result from
the proposed development. LUC Section 3.2.1(C) requires developments to
submit plans that "...(4) protect significant trees, natural systems, and habitat;” in
the City of Fort Collins a tree is defined as significant if it has DBH (Diameter at
Breast Height) of six inches or more.
Response: A tree walk was conducted with Tim and Ralph and mitigation values assigned are included in
the tree mitigation plan.
Comment Number: 5 Comment Originated: 03/27/2017
03/27/2017: In regard to lighting, especially LED light fixtures, cooler color (e.g.
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blue, white) temperatures are harsher at night and cause more disruption to
circadian (biological) rhythms for humans and wildlife. Warmer color
temperature (warm white, 3000K or less) for any LED light fixtures are preferred
in addition to those having dimming capabilities so that light levels can be
adjusted as needed. Site light sources shall be fully shielded and
down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)
(3)].
Several departments within the City of Fort Collins have been working together
to address this issue; they are referred to as the City’s Night Sky team. Results
of the work can currently be viewed on the City Public Records website in
Resolution 2016-074, a summary of City of Fort Collins City Council Intent and
General Policy Regarding Night Sky Objectives. For further information
regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Response: Noted.
Comment Number: 6 Comment Originated: 03/27/2017
03/27/2017: Recommend keeping overall site walkability and connectivity to
regional trails in mind. This aligns with several City initiatives and goals
including those outlined in the Nature in the City Strategic Plan.
Response: Noted.
Comment Number: 7 Comment Originated: 03/27/2017
03/27/2017: Our city has an established identity as a forward-thinking
community caring about the quality of life it offers its citizens now and into the
future. Thus, the City of Fort Collins has many programs and goals that may
benefit this project. Of particular interest may be the:
1) ClimateWise program: fcgov.com/climatewise/
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony
Raeker at 970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://www.fcgov.com/natureinthecity/, contact
Justin Scharton at 970-221-6213 or jscharton@fcgov.com
Please consider City sustainability goals and ways this development can
engage with these efforts. Let me know if I can help connect you to these
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programs.
Response: Referenced Fort Collins programs will be utilized to the best of our ability
Department: Light And Power
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/28/2017
03/28/2017: Light and Power has electric facilities accessible to provide power
to the proposed development
Response: Noted.
Comment Number: 2 Comment Originated: 03/28/2017
03/28/2017: Electric Capacity Fee, Building Site charges, and any necessary
system modification charges will apply at owner’s expense. Please see the
Electric Estimating Calculator and Electric Construction Policies, Practices &
Procedures at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
Response: Noted.
Department: PFA
Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 03/27/2017
03/27/2017: 2015 IFC CODE ADOPTION
The Poudre Fire Authority and the City of Fort Collins are in the process of
adopting the 2015 International Fire Code. Building plan reviews shall be
subject to the adopted version of the fire code in place at the time of plan review
submittal and permit application.
Response: Noted.
Comment Number: 2 Comment Originated: 03/27/2017
03/27/2017: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A hydrant is required within 300' of any Commercial Building as
measured along an approved path of vehicle travel. An exception to this rule
pertains to buildings equipped with a standpipe system which require a hydrant
within 100' of any Fire Department Connection (FDC). Hydrants on the opposite
sides of major arterial roadways are not considered accessible. Be advised,
spacing requirements (600') apply to the frontage along Horsetooth and
Timberline. There appear to be several hydrants within the site, further
comments may be warranted as the development takes shape, us the code
language below to build the hydrant layout to the correct standards.
> IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to
provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet
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to the building, on 600-foot centers thereafter (EXCEPTION: In buildings
equipped with standpipe systems, a hydrant is required within 100' of the Fire
Department Connection).
CLEAR SPACE AROUND HYDRANTS
> IFC 507.5.5: A 3-foot clear space shall be maintained around the
circumference of fire hydrants except as otherwise required or approved.
PHYSICAL PROTECTION
> IFC 507.5.6: Where fire hydrants are subject to impact by a motor vehicle,
guard post or other approved means shall comply with section 312.
Response: Noted.
Comment Number: 3 Comment Originated: 03/27/2017
03/27/2017: AUTOMATIC SPRINKLER SYSTEM vs FIRE CONTAINMENT
Buildings exceeding 5,000 square feet and shall be sprinklered or fire
contained. If containment is used, the containment construction shall be
reviewed and approved by the Poudre Fire Authority prior to installation.
As this development will most likely use an automatic fire sprinkler system under
a separate permit, contact Assistant Fire Marshal, Joe Jaramillo with any fire
sprinkler related questions at 970-416-2868.
Response: Noted.
Comment Number: 4 Comment Originated: 03/27/2017
03/27/2017: FDC
As development moves forward for the site, PFA will help determine the
appropriate locations for the FDC. Code language follows:
> IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of the FDC shall be approved by
the fire department.
Response: Noted.
Comment Number: 5 Comment Originated: 03/27/2017
03/27/2017: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST
PFA requires BDA testing, a requirement for an amplification system will be
triggered depending on the test results. Code language follows:
> IFC 510: New buildings require a fire department, emergency communication
system evaluation after the core/shell but prior to final build out. For the
purposes of this section, fire walls shall not be used to define separate
buildings. Where adequate radio coverage cannot be established within a
building, public-safety radio amplification systems shall be designed and
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installed in accordance with criteria established by the Poudre Fire Authority.
Response: Noted.
Comment Number: 6 Comment Originated: 03/27/2017
03/27/2017: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or
facility as measured by an approved route around the perimeter. For the
purposes of this section, fire access cannot be measured from an arterial road
(Horsetooth or Timberline). Any private alley, private road, or private drive
serving as a fire lane shall be dedicated as an Emergency Access Easement
(EAE) and be designed to standard fire lane specifications. Code language
and fire lane specifications provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building
or portion of a building hereafter constructed or moved into or within the
jurisdiction. The fire apparatus access road shall comply with the requirements
of this section and shall extend to within 150 feet of all portions of the facility and
all portions of the exterior walls of the first story of the building as measured by
an approved route around the exterior of the building or facility. When any
portion of the facility or any portion of an exterior wall of the first story of the
building is located more than 150 feet from fire apparatus access, the fire code
official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting
40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on
submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all
times. Sign locations or red curbing should be labeled and detailed on final
plans.
Response: Noted.
Comment Number: 7 Comment Originated: 03/27/2017
03/27/2017: STRUCTURES EXCEEDING 30' IN HEIGHT
> IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to
accommodate the access requirements for aerial fire apparatus (ladder trucks),
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required fire lanes shall be 26 foot wide minimum on at least one long side of
the building. At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of the building.
AERIAL FIRE APPARATUS ACCESS ROADS
Buildings over 30' in height trigger additional fire lane requirements in order to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide for rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Aerial access should
therefore be available on at least one long side of the building to allow flexibility
in affecting successful fire ground operations. Parapet heights greater than 4' in
height do not support ladder truck operations.
WHERE REQUIRED
> IFC D105.1: Where the vertical distance between the grade plane and the
highest roof surface exceeds 30 feet, approved aerial fire apparatus access
roads shall be provided. For purposes of this section, the highest roof surface
shall be determined by measurement to the eave of a pitched roof, the
intersection of the roof to the exterior wall, or the top of parapet walls, whichever
is greater.
Response: Noted.
Comment Number: 8 Comment Originated: 03/27/2017
03/27/2017: PREMISE IDENTIFICATION & WAYFINDING
Addresses shall be posted on each structure and where otherwise needed to
aid in wayfinding. Code language provided below.
> IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is
plainly legible, visible from the street or road fronting the property, and posted
with a minimum of six-inch numerals on a contrasting background. Where
access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to
identify the structure.
Response: Noted.
Comment Number: 9 Comment Originated: 03/27/2017
03/27/2017: SECURITY GATES
The use of security gates are allowed but trigger some additional requirements
to guarantee emergency access. Code language follows:
> IFC 503.6: The installation of security gates across a fire apparatus access
road shall be approved by the fire chief. Where security gates are installed, they
shall have an approved means of emergency operation. The security gates and
the emergency operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all
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of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one
person.
4. Gate components shall be maintained in an operative condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or
chain and padlock, unless they are capable of being opened by means of
forcible entry tools or when a key box containing the key(s) to the lock is
installed at the gate location.
7. Gate design and locking device specifications shall be submitted for
approval by the fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Response: Noted.
Comment Number: 10 Comment Originated: 03/27/2017
03/27/2017: HAZARDOUS MATERIALS - GENERAL STANDARD
Further details may be required based upon the specific type and quantity of
hazardous material. Contact Assistant Fire Marshal Ron Gonzales at
970.416.2864 with questions.
> FCLU 3.4.5(B): If any use on the development site may entail the use or
storage of hazardous materials (including hazardous wastes) on-site, the
project shall be designed to comply with all safety, fire and building codes for
the use and storage of the hazardous materials involved. Adequate precautions
shall be taken to protect against negative off-site impacts of a hazardous
materials release, using the best available technology.
Response: Noted. No hazardous materials are anticipated at this time.
Comment Number: 11 Comment Originated: 03/27/2017
03/27/2017: STORAGE - GENERAL
Further information is requested regarding the planned storage. Specific stored
material may trigger additional requirements per the 2015 IFC and PFA's
standards.
Response: Noted. Additional information on stored materials will be provided.
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
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Comment Number: 1 Comment Originated: 03/28/2017
03/28/2017: As indicated at the PDR meeting, the intent is to secure access on
the north side of the campus but circulation between the north and south sides
will be accommodated by controlled gates allowing authorized personnel full
access throughout the site. Be sure that there is sufficient signage in the
southern public parking lot that instructs the public accordingly to avoid
confusion.
Response: Noted. Signage will be provided.
Comment Number: 2 Comment Originated: 03/28/2017
03/28/2017: It seems odd that a perfectly good parking on the north by Danfield
Court is planned to be removed. I can see how some of the original buildings
may become functionally obsolete over time but how does a parking lot become
obsolete especially one that is already landscaped and shaded? Is this parking
lot not a component of LSI? If this parking is removed, does LSI run the risk of
having too little parking or falling below a required minimum? An amendment to
the LSI approved plan is needed.
Response: The existing parking lot will remain.
Comment Number: 3 Comment Originated: 03/28/2017
03/28/2017: A connecting walkway out to Timberline is required that ties
directly to the closest building main entrance. The looping walkway around the
pond, which appears to stop abruptly, should tie into this walkway out to
Timberline Road to complete the circumnavigation around the pond.
Response: A connecting walkway to Horsetooth Road has been provided.
Comment Number: 4 Comment Originated: 03/28/2017
03/28/2017: Please try to preserve, or transplant onsite, as many trees as
possible. The narrative indicates that trees along the railroad will remain but
these are not shown on the plans for the proposed improvements. The narrative
also mentions “Memorial Trees.” Hopefully, these can be preserved.
Response: Significant efforts have been made to retain existing trees.
Comment Number: 5 Comment Originated: 03/28/2017
03/28/2017: Tree mitigation per 3.2.1(F) will need to be addressed for trees
that are to be removed. Please contact city foresters Tim Buchanan, 221-6361
or Ralph Zentz, 221-6302 to arrange for an inspection to determine tree values.
Response: Tree walk has been conducted and a tree mitigation plan and table has been provided.
Comment Number: 6 Comment Originated: 03/28/2017
03/28/2017: Staff is concerned about the architectural character of the two
office buildings. The list of exterior materials provided in the narrative does not
distinguish among the various buildings. Staff would be further concerned about
too much reliance on “metal panels” if used on the office buildings. Section
3.5.3(E) requires that new office buildings provide a distinct base, middle and
top. Staff recommends that south-facing windows include some form of shade
protection to minimize heat gain (which may be provided but it’s hard to see).
Response: Material descriptions have been provided in the submittal.
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Comment Number: 7 Comment Originated: 03/28/2017
03/28/2017: Please note that all roof top mechanical equipment be screened
from view from the two public streets. Mechanical screens must be of sufficient
height to block the full extent of the equipment and be constructed out of
materials that are compatible with the exterior of the building.
Response: Mechanical screening has been provided.
Comment Number: 8 Comment Originated: 03/28/2017
03/28/2017:It appears that outside storage areas are screened from view from
public streets. Be sure that as trees are removed, per the City Forester’s Tree
Mitigation Plan, that any such removal does not render the outside storage
areas more visible than the existing condition. Also, be sure that outside
storage areas are screened from the Power Trail as well.
Response: Existing screening along the power trail has been retained.
Comment Number: 9 Comment Originated: 03/28/2017
03/28/2017: Depending on the extent that the north-south drive is shared with
the adjoining property, additional landscaping may be needed along the east
side of the drive.
Response: Given that the property line is on the east side of the road, direction may be needed as far as
screening this road. Consider that the road does exist in this condition today.
Comment Number: 10 Comment Originated: 03/28/2017
03/28/2017: PFA may have issues with access with how the proposed covered
walkway between HQ and the Pool Car Garage prevents access between the
north and south portions of the project.
Response: Covered walkway has been removed.
Comment Number: 11 Comment Originated: 03/28/2017
03/28/2017: Be sure to clearly label the communication tower on future plans.
Response: Noted.
Comment Number: 12 Comment Originated: 03/28/2017
03/28/2017: If the north-south access drive is to be shared, please identify who
it will be shared with (LSI Building) and include the shared property on an
enlarged site plan for context. The narrative seems to place an emphasis on
security needs (hence, no vehicular connection between the north and south
parts of the campus) but yet, on the other hand, the north-south access drive is
meant to be shared. Please provide a letter or copy of an Easement or
Agreement that describes the sharing relationship of this access drive between
two property owners.
Response: The north-south drive is a shared drive but it is outside the secure perimeter. A copy of the
shared access agreement will be provided.
Comment Number: 13 Comment Originated: 03/28/2017
03/28/2017: Since the site is a campus, it would seem beneficial to provide for
the employees an outdoor gathering area or patio for outdoor lunch breaks, or
other organizational activities, and it seems like a location around the pond
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would be the most ideal. Perhaps a shade structure such as a pergola would
make such an area more attractive.
Response: Plazas on the east and south sides of the building are provided for employee use.
Comment Number: 14 Comment Originated: 03/28/2017
03/28/2017: Please label the features between the two office buildings and
Timberline Road. Are these retaining walls?
Response: Those retaining walls have been removed.
Comment Number: 15 Comment Originated: 03/28/2017
03/28/2017: Regarding the proposed wind turbines, is there sufficient wind at
this location, in town, at grade, for these to be effective? Or, if these are to be
sculptural representations of wind turbines, please indicate.
Response: Wind turbines didn’t make it through the pricing exercise. Sculptural wind turbines could be a
future addition.
Comment Number: 16 Comment Originated: 03/28/2017
03/28/2017: Floor plans are not needed for a P.D.P. submittal.
Response: Noted.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/20/2017
03/20/2017: The site disturbs more than 10,000 sq. ft., therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted do not meet requirements. Please submit; an Erosion Control Plan,
an Erosion Control Report, and an Escrow / Security Calculation. Also, based
upon the area of disturbance State permits for stormwater will be required since
the site is over an acre. If you need clarification concerning the erosion control
section, or if there are any questions please contact Jesse Schlam
970-218-2932 or email @ jschlam@fcgov.com
Response: Erosion control plan and report have been provided.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/29/2017
03/29/2017: The design of this site must conform to the drainage basin design
of the Foothills Master Drainage Plan as well the Fort Collins Stormwater
Criteria Manual.
Response: Noted.
Comment Number: 3 Comment Originated: 03/29/2017
03/29/2017: A drainage report, erosion control report, and construction plans
are required and they must be prepared by a Professional Engineer registered
in Colorado. The drainage report must address the four-step process for
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selecting structural BMPs.
Response: Noted.
Comment Number: 4 Comment Originated: 03/29/2017
03/29/2017: The erosion control report requirements are in Section 1.3.3,
Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need
clarification concerning this section, please contact the Erosion Control
Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
Response: Noted.
Comment Number: 5 Comment Originated: 03/29/2017
03/29/2017: There are multiple existing detention ponds onsite that, based on
the proposed Site Plan, will be modified and/or removed with this development.
Onsite detention is required for the runoff volume difference between the
100-year developed inflow rate and the 2-year historic release rate for the entire
development area. This development must also continue to accept, detain for,
and treat drainage from adjacent roadways consistent with the current condition.
Response: Noted.
Comment Number: 6 Comment Originated: 03/29/2017
03/29/2017: Fifty percent of the site runoff is required to be treated using the
standard water quality treatment as described in the Fort Collins Stormwater
Manual, Volume 3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/stormwater-criteria) Extended detention is the
usual method selected for water quality treatment; however the use of any of the
BMPs is encouraged.
Response: Noted.
Comment Number: 7 Comment Originated: 03/29/2017
03/29/2017: Low Impact Development (LID) requirements are required on all
new or redeveloping properties. These require a higher degree of water quality
treatment with one of the two following options:
A. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
B. 75% of all newly added or modified impervious area must be treated by LID
techniques.
Response: Noted.
Comment Number: 8 Comment Originated: 03/29/2017
03/29/2017: There will be a final site inspection of the stormwater facilities
when the project is complete and the maintenance is handed over to an HOA or
another maintenance organization. Standard operating procedures (SOPs) for
on-going maintenance of all onsite drainage facilities will be included as part of
the Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im
pact-development
Response: Noted.
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Comment Number: 9 Comment Originated: 03/29/2017
03/29/2017: Per Colorado Revised Statute §37-92-602 (8) effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage,
including extended detention basins.
Response: Noted.
Comment Number: 10 Comment Originated: 03/29/2017
03/29/2017: The 2017 city wide Stormwater development fee (PIF) is
$8,217/acre for new impervious area over 350 sq. ft. and there is a
$1,045.00/acre review fee. No fee is charged for existing impervious area.
These fees are to be paid at the time each building permit is issued.
Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or our Utility Fee and Rate Specialists at (970) 416-4252
for questions on fees. There is also an erosion control escrow required before
the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area,
cost of the measures, or a minimum amount in accordance with the Fort Collins
Stormwater Manual.
Response: Noted.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/27/2017
03/27/2017: As of January 1, 2015 all development plans are required to be on
the NAVD88 vertical datum. Please make your consultants aware of this, prior
to any surveying and/or design work.
Response: Noted.
Comment Number: 2 Comment Originated: 03/27/2017
03/27/2017: If submitting a replat for this property/project, addresses are not
acceptable in the Subdivision Plat title/name.
Response: Noted.
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/31/2017
03/31/2017: Please provide an overview of the planned changes as they relate
to traffic. Is there a change in number of employees, or total square footage?
These metrics will help us to determine what level, if any, traffic study will be
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needed. We would also like to work with you on potential safety improvements
at Automation Way.
Response: Number of employees will stay the same, square footage will actually decrease slightly due to
more efficient building layout and the combination of multiple buildings into one headquarters. Once
you’ve had a chance to review the plans please let us know how we can help with Automation Way.
Comment Number: 2 Comment Originated: 03/31/2017
03/31/2017: Renderings showed attached walks, please work with engineering
to scope street frontage improvements.
Response: Sidewalks along the street frontage will remain as is.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/29/2017
03/29/2017: Water to the existing site is provided by a private water main
connected to the 16-inch City main in Timberline and a 6-inch City main that
runs along the western edge of the property from Horsetooth. The City would
prefer to remove the 6-inch main into the site or have PRPA take over
ownership of this section of main. A plan showing how the new buildings will be
served will be required. All existing services will either need to be reused or
abandoned at the main.
Response: Noted.
Comment Number: 2 Comment Originated: 03/29/2017
03/29/2017: Sewer service for the site is from an 8-inch main in Timberline. All
existing services will either need to be reused or abandoned at the main.
Response: Noted.
Comment Number: 3 Comment Originated: 03/29/2017
03/29/2017: The water service and meter for this project site will need to be
sized based on the AWWA M22 manual design procedure. A sizing justification
letter that includes demand calculations for maximum flows and estimated
continuous flows will need to be provided as a part of the final submittal
package for this project.
Response: Noted.
Comment Number: 4 Comment Originated: 03/29/2017
03/29/2017: Please note that all City of Fort Collins Utility Customers are
subject to City Code requirements for wastewater. These requirements include
Section 26-306 Wastewater Discharge Permit Requirements and Section
26-332 Prohibitive Discharge Standards. A permit may be required depending
on activities on the site; however, discharge standards apply to every customer,
both large and small, regardless of what activities take place on the site.
Please contact Industrial Pretreatment, (970)221-6900, to discuss these
requirements and how they apply to this development.
Response: Noted.
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Comment Number: 5 Comment Originated: 03/29/2017
03/29/2017: The water conservation standards for landscape and irrigation will
apply. Information on these requirements can be found at:
http://www.fcgov.com/standards
Response: Noted.
Comment Number: 6 Comment Originated: 03/29/2017
03/29/2017: Development fees and water rights will be due at building permit.
These fees are to be paid at the time each building permit is issued.
Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or contact our Utility Fee and Rate Specialists at (970)
416-4252 for questions on fees.
Response: Noted.
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/27/2017
03/27/2017: All developments shall establish groves and belts of trees along all
streets, and parking lots, and in all landscape area within 50 feet of all buildings
or structures. Screening the parking lots and drives within the development with
plant material will be critical along both the south and to the west sides of the
development.
Response: Most mature trees along street frontages will remain. Parking lot screening has been
provided.
Comment Number: 2 Comment Originated: 03/27/2017
03/27/2017: Bicycle parking will need to be provided throughout the site. The
warehouse will need to provide a minimum of 4 spaces for employees and the
office area will need to provide 1 space for every 4000 sq. ft., 20% of which
must be enclosed, and 80% must be fixed.
Response: Bicycle parking has been provided.
Comment Number: 3 Comment Originated: 03/27/2017
03/27/2017: Parking will need to be sufficient for both employees and visitors
in both the warehouse and office use. General office parking needs to meet the
minimum 1space/1000 sq. ft. to the maximum 3spaces/1000 sq. ft. The
Warehouse will need to provide parking to meet the .05/per employee to
.75/employee as per LUC 3.2.2(K)(2)(a)
Response: Parking tables have been provided.
Comment Number: 4 Comment Originated: 03/27/2017
03/27/2017: Handicap spaces shall be provided to the development
depending how many total parking spaces are provided as per 3.2.2(5)(d).
Regardless of the number of handicap spaces provided, at least one shall be
designated as van accessible and must be 8' wide and have an adjoining 8'
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wide access aisle.
Response: Handicap parking spaces have been provided.
Comment Number: 5 Comment Originated: 03/27/2017
03/27/2017: Trash enclosures will be needed as per 3.2.5, The development
shall provide adequate sized, conveniently placed trash and recycling
enclosures. Design needs to include a separate walk in access separate to the
main access.
Response: Trash enclosure has been provided.