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Home My WebLink AboutTHE GREEN SOLUTION - PDP/FDP - FDP150045 - CORRESPONDENCE -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 January 08, 2016 Kyle Speidell The Green Solution, LLC 700 17th st suite 2200 Denver, CO 80202 RE: The Green Solution, FDP150045, Round Number 1 Comment Summary: Department: Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com Topic: General 01/05/2016: Please add a sheet index to the site plan. Please add our standard site and landscaping plan notes to the respective sheets (see handout; a digital copy is also available). Comment Number: 1 Comment Originated: 01/05/2016 01/05/2016: Expand the project information table on the site plan to include all of the following information: - Zone District: CS (Service Commercial) - Land Use: - Lot Size: - Building Area: (Existing & Proposed) - Building Height: - Parking Spaces: - Bike Parking Spaces: - Legal Description: Please consolidate the two site plans into one sheet, including the above-listed information. Comment Number: 2 Comment Originated: 01/05/2016 01/05/2016: Please add an owner's certification and city approval signature blocks on the site plan (see handout). Comment Number: 3 Comment Originated: 01/05/2016 01/05/2016: The walkway along the parking area needs to be widened by 1-foot to allow for vehicle overhang given the size of the parking stalls being utilized. Comment Number: 4 Comment Originated: 01/05/2016 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, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Page 1 of 11 01/05/2016: Prior to scheduling the public hearing, we need documentation for the shared drive and legal access to the parking spaces. Comment Number: 5 Comment Originated: 01/05/2016 01/05/2016: Please provide catalog cut-sheets for the new lighting fixtures on a separate sheet. Comment Number: 6 Comment Originated: 01/05/2016 01/05/2016: Given the length of the building addition, additional design features or embellishments are needed along the north facade facing the walkway. Consider more pronounced recessed or projecting elements (ie increasing projection of the pilasters), investigating false windows, awnings, etc. Comment Number: 7 Comment Originated: 01/05/2016 01/05/2016: The new addition also needs to feature a recognizable base and top treatments. The base is covered with the brick, however, the Land Use Code discourages using trim or bands as a building top. Please explore options for parapets, cornices, or sloping or varied heights of the roof-line. Comment Number: 8 Comment Originated: 01/05/2016 Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com Topic: General 01/05/2016: Please see LCUASS Appendix E-4 which contains requirements for all Final Development Plan submittals. All applicable requirements will need to be met for FDP approval. Comment Number: 1 Comment Originated: 01/05/2016 Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: Landscape Plans 12/30/2015: On the Landscape Plan, please update the dryland seed mix area to match the symbology in the legend. Comment Number: 1 Comment Originated: 12/30/2015 Topic: Lighting Plan 12/30/2015: Please include specifications for the light fixtures that will be used. If LED light fixtures are proposed, note that cooler color temperatures are harsher at night and cause more disruption to circadian rhythms for both humans and wildlife. Please consider a warmer color temperature (closer to 2700K) for your LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Comment Number: 2 Comment Originated: 12/30/2015 Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Page 2 of 11 01/05/2016: Building Permit Pre-Submittal Meeting: Pre-Submittal meetings are required to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. Green solution ¿ project specific concerns: 1. Fire-sprinkler systems are required for buildings over 5000 sq.ft. or fire-containment must be provided. 2. Upgraded insulation is required for buildings using electric heat or cooling. 3. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 4. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. 5. Special combustion safety requirements for natural draft gas appliances. 6. Low VOC interior finishes. City of Fort Collins Building Services Plan Review 416-2341 Comment Number: 1 Comment Originated: 01/05/2016 Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Page 3 of 11 Topic: General 01/06/2016: An existing 50 KVA open delta bank feeds the building from the south. New development and system modification charges will apply if additional electrical capacity is needed. There is existing single and three phase power in the area. Please contact Light and Power Engineering if additional capacity is anticipated. Comment Number: 1 Comment Originated: 01/06/2016 01/06/2016: If additional capacity is needed please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Comment Number: 2 Comment Originated: 01/06/2016 01/06/2016: Any changes to the existing electric capacity and or location will initiate new electric development and system modification charges. Please follow the below link to our online fee estimator or contact us if you have any questions regarding the fees for the project. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-de velopment-fees Comment Number: 3 Comment Originated: 01/06/2016 01/06/2016: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 4 Comment Originated: 01/06/2016 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 01/03/2016: FIRE ACCESS A "Shared Drive Emergency Access" drive lane has been labeled on the Site Plan but does not appear to be labeled as an Emergency Access Easement on the Plat. Further details concerning the limits of access for this easement are requested. Comment Number: 1 Comment Originated: 01/03/2016 Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Drainage Report 01/04/2016: A Drainage Report is required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report requirements are provided in the Fort Collins Stormwater Criteria Manual, Section 6.7. The link can be found at: http://www.fcgov.com/utilities/img/site_specific/uploads/COFC_Amendments_V_1_ Chapter_1_Drainage_Policy.pdf Comment Number: 3 Comment Originated: 01/04/2016 Topic: General Page 4 of 11 01/04/2016: Grading Plans - Additional detail needs to be provided on the grading plans that should include: spot elevations and slope information to ensure that adequate drainage and fall away from the building is provided. - Floodplain and floodway boundaries with BFE’s are to be included on the grading plan. - LID systems need to be designed and shown within the grading plan. - Storm pipe information including size, material and slope to be included within the grading plan and separately on a Storm Plan and Profile sheet. - Storm outlet structure information to be included within the grading or drainage plan. Comment Number: 2 Comment Originated: 01/04/2016 01/04/2016: A Drainage Plan needs to be provided as a part of a Drainage Report. The Drainage Plan requirements are provided in the Fort Collins Stormwater Criteria Manual, Section 6.7.2 Comment Number: 4 Comment Originated: 01/04/2016 01/04/2016: The drainage memo provided with the project submittal will need to be expanded to meet the criteria requirements stated above as well as the specifics noted here: - This project site is located within basin 517 of the Northeast College Corridor Outfall (NECCO) Project and as such the amount of runoff from the site is restricted to existing conditions, but stormwater quantity detention and quality detention is provided in a regional pond. NECCO fees will be required to be paid. These are $31,846 per acre. - WQCV calculations will not be required, but Low Impact Development (LID) systems are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Standard operating procedures (SOPs) for 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-impac t-development - Contributing area draining to each LID system will also need to be provided as a part of the Drainage Report - Documentation of the existing impervious area and runoff will be required to show that you are not increasing runoff from the site. In addition, stormwater impact fees are based on new impervious area so an exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. Comment Number: 5 Comment Originated: 01/04/2016 01/04/2016: 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 and LID volume-based systems such as bio-retention cells. Comment Number: 6 Comment Originated: 01/04/2016 Page 5 of 11 01/04/2016: The 2016 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-investment-de velopment-fees or contact Jean Pakech at 221-6375 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. Comment Number: 7 Comment Originated: 01/04/2016 Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com Topic: Floodplain 01/05/2016: This property is located in the FEMA-regulated, 100-year Poudre River flood fringe and must comply with the safety regulations of Chapter 10 of City Municipal Code. The Floodplain Site Plan submitted mentions a Flood Study by High Point Engineering that should be reviewed with the plans but a flood study was not a part of the submittal. A flood study is not typically required for a site such as this. A full review of floodplain compliance could not be completed with the information provided. Comment Number: 8 Comment Originated: 01/05/2016 01/05/2016: Construction of a nonresidential addition is allowed in a FEMA 100-year flood fringe, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 24-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 24-inches. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the addition is constructed to the required elevation, is required post-construction prior to a Certificate of Occupancy (CO) being issued. Comment Number: 9 Comment Originated: 01/05/2016 01/05/2016: In lieu of elevating the addition, it may be possible to floodproof the building. When more detail regarding this project is available, we can determine if floodproofing is a feasible option. If that option is available, all the requirements of Section 10-38 of City Code must be met. Floodproofing Guidelines as well as a FEMA Floodproofing Certificate (which will be required before construction begins, and again after construction is complete and prior to issuing a Certificate of Occupancy) can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. FEMA Technical Bulletin 3, “Non-Residential Floodproofing – Requirements and Certification” can be found at http://www.fema.gov/media-library-data/20130726-1511-20490-5294/job6.pdf. Comment Number: 10 Comment Originated: 01/05/2016 01/05/2016: The current plans note that the walls of the addition will be floodproofed below Flood Protection Elevation with flood resistant materials but it does not detail how openings (doors) will be floodproofed. Please add this information to the plans. The lowest elevation of mechanical equipment must be noted on the plans. It appears that the FEMA Flood Insurance Study NAVD88 elevations were used for the BFE, please be aware that FEMA uses a 3’ conversion in this area whereas the full conversion from NGVD29 to NAVD88 is 3.17. Comment Number: 11 Comment Originated: 01/05/2016 Page 6 of 11 01/05/2016: If the cost of remodeling the existing structure will be over 50% of the value of the existing structure (the structure only, not including land or use value) this would constitute a “substantial improvement” and the existing structure must be brought into compliance with the floodplain regulations. The existing structure would need to be either elevated or floodproofed to 24-inches above the Base Flood Elevation (BFE). Substantial improvement is a cumulative value meaning that any previous building permits for remodels and improvements are added to the current one to see if the 50% threshold is exceeded. It appears that there have been 3 previous permits totaling $14,300 and the assessor is showing a value for the structure of $122,000 this means that the current improvements cannot total more than $46,700 without exceeding the substantial improvement threshold and bringing the existing building into compliance. Please contact staff for guidance on options for determining the structure’s value as well as the costs that must be included in the substantial improvement determination. Comment Number: 12 Comment Originated: 01/05/2016 01/05/2016: It appears that flood venting is called out for the existing structure. Flood vents are only allowed for areas such as crawl spaces or storage areas such as garages as they allow the water into the enclosed space so that the pressure can equalize. Is the existing structure on a crawlspace or is it slab on grade? If it is slab on grade then flood vents are not allowable as they would allow water to enter the finished space. Please add the finished floor elevation for the existing structure. If the finished floor elevation of the existing structure does not meet the flood protection elevation the existing structure will need to be dry floodproofed. Please detail how dry floodproofing will be accomplished (walls and openings). Comment Number: 13 Comment Originated: 01/05/2016 01/05/2016: Life-safety and emergency response critical facilities are not allowed in any portion of any Poudre River floodplain. Hazardous materials are not permitted in the 100-year floodplain. Comment Number: 14 Comment Originated: 01/05/2016 01/05/2016: Floatable materials including trash dumpsters, vehicles, trailers, equipment, supplies, outdoor furniture (i.e. benches, tables), etc. related to non-residential uses are prohibited in the 100-year floodplain. All floatable materials, including any existing floatable materials located onsite, must be stored inside a building, be anchored per an approved engineered design or be located outside of the 100-year floodplain. This restriction does not apply to employee and customer vehicles parked on the site during business hours with an owner onsite to move the vehicle. Comment Number: 15 Comment Originated: 01/05/2016 01/05/2016: Because this project is located in the Poudre River floodplain, the developer will be required to have an Emergency Response Preparedness Plan approved prior to starting construction. Please refer to the Fort Collins City Code Section 10-48 for items that must be included in the plan. Comment Number: 16 Comment Originated: 01/05/2016 01/05/2016: Any construction activities in the flood fringe (e.g. structure, sidewalk or curb & gutter installation/replacement, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. The permit form can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Comment Number: 17 Comment Originated: 01/05/2016 Page 7 of 11 01/05/2016: Development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these documents when preparing your plans for submittal. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work, as required per the floodplain development review check list. Comment Number: 18 Comment Originated: 01/05/2016 01/05/2016: Please contact Heidi Hansen to schedule a meeting to discuss requirements for development in the floodplain. hhansen@fcgov.com 970-221-6854 Comment Number: 19 Comment Originated: 01/05/2016 Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 12/24/2015: 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; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. 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 Comment Number: 1 Comment Originated: 12/24/2015 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 01/04/2016: There is text that needs to be rotated 180 degrees. See redlines. Comment Number: 14 Comment Originated: 01/04/2016 01/04/2016: There are line over text issues. See redlines. Comment Number: 15 Comment Originated: 01/04/2016 01/04/2016: The title does not match the titles on other plans. See redlines. Comment Number: 16 Comment Originated: 01/04/2016 Topic: Construction Drawings 01/04/2016: The title does not match the titles on other plans. See redlines. Comment Number: 17 Comment Originated: 01/04/2016 01/04/2016: Please make changes to the sub-title as marked. See redlines. Comment Number: 18 Comment Originated: 01/04/2016 01/04/2016: Please remove the legal description. It is not necessary with the subdivision name in the sub-title. See redlines. Comment Number: 19 Comment Originated: 01/04/2016 Page 8 of 11 01/04/2016: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015 all projects are required to be on NAVD88 datum. Please provide the following information in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX’. Comment Number: 20 Comment Originated: 01/04/2016 01/04/2016: There are line over text issues. See redlines. Comment Number: 21 Comment Originated: 01/04/2016 Topic: Landscape Plans 01/04/2016: There are line over text issues. See redlines. Comment Number: 11 Comment Originated: 01/04/2016 01/04/2016: The title does not match the titles on other plans. See redlines. Comment Number: 12 Comment Originated: 01/04/2016 01/04/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Comment Number: 13 Comment Originated: 01/04/2016 Topic: Plat 01/04/2016: Please make sure all plat language is the most current City language. Comment Number: 1 Comment Originated: 01/04/2016 01/04/2016: There is plat language missing. See redlines. Comment Number: 2 Comment Originated: 01/04/2016 01/04/2016: Are there any Lienholders for this property? If so, please add a signature block. If not, please add a note stating there are none, and include response in written comments. Comment Number: 3 Comment Originated: 01/04/2016 01/04/2016: Please show the right of way lines on the opposite side of all adjacent streets. See redlines. Comment Number: 4 Comment Originated: 01/04/2016 01/04/2016: Please add dedication information for all street rights of way. See redlines. Comment Number: 5 Comment Originated: 01/04/2016 01/04/2016: Please add bearings, distances, and/or curve data as marked. See redlines. Comment Number: 6 Comment Originated: 01/04/2016 Page 9 of 11 01/04/2016: The distances along the north & south boundary lines are confusing. See redlines. Comment Number: 7 Comment Originated: 01/04/2016 01/04/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Comment Number: 8 Comment Originated: 01/04/2016 Topic: Site Plan 01/04/2016: There are line over text issues. See redlines. Comment Number: 9 Comment Originated: 01/04/2016 01/04/2016: The title does not match the titles on other plans. See redlines. Comment Number: 10 Comment Originated: 01/04/2016 Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General 01/06/2016: The anticipated change in traffic volume from the existing to the proposed use coupled with the recent improvements to College Avenue results in no further traffic evaluation being necessary. Comment Number: 1 Comment Originated: 01/06/2016 01/06/2016: no further comments. Comment Number: 2 Comment Originated: 01/06/2016 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General 01/05/2016: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Comment Number: 1 Comment Originated: 01/05/2016 Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General 01/04/2016: The existing ¾” water service is shown and appears to be proposed to be adequately sized for the existing building and the building expansion. Please provide the required flow calculations so we can verify that the existing tap size is adequate for your use. If the size is not adequate, a new tap will be required and the existing tap will be required to be abandoned at the main. Coordination with City of Fort Collins Utilities Field Operations will be required for the abandonment procedures and a note indicating as such is to be added to these plans. Comment Number: 1 Comment Originated: 01/04/2016 01/04/2016: The existing sewer service is indicated to be abandoned. The abandonment must occur at the main and a note indicating similar information as required in the note above is to be included in the plans. Comment Number: 2 Comment Originated: 01/04/2016 Page 10 of 11 01/04/2016: What is the proposed size of the new sewer service? Comment Number: 3 Comment Originated: 01/04/2016 01/04/2016: Project Development Plan package was provided but Utility Plans were not. Typically the grading, drainage, utility, demo, plan and profile sheets, construction notes, and construction details are all provided within a set of Utility Plans. Please provide plans with all the required documentation and within the proper format and include City signature blocks on each page. Comment Number: 4 Comment Originated: 01/04/2016 01/04/2016: See redlines for other minor comments that may not have been captured in the written comments. Comment Number: 5 Comment Originated: 01/04/2016 Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Building Elevations 01/05/2016: The signage will require approval through a separate permit, please remove them from the elevations drawings. Comment Number: 1 Comment Originated: 01/05/2016 Page 11 of 11