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HomeMy WebLinkAboutBEEBE CHRISTIAN SCHOOL - PDP - PDP160022 - CORRESPONDENCE - REVISIONSCommunity 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 October 26, 2016 Cathy Mathis TB GROUP 444 MOUNTAIN AVENUE Berthoud, CO 80513 RE: Beebe Christian School, PDP160022, Round Number 1 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. Comment Summary: Department: Engineering Development Review Contact: Katie Sexton, Topic: General Comment Number: 2 Comment Originated: 08/09/2016 08/09/2016: ROW should be dedicated to the back of the sidewalk along Joseph Allen Drive. ROW or an access easement should be dedicated on the portion of the sidewalk along Nancy Gray that is not currently in the ROW. Both sections of ROW can be one dedication of ROW by separate document. For more information on dedicating easements by separate document please see: http://www.fcgov.com/engineering/pdf/Easrowdedications2010.pdf RESPONSE: A proposed ROW dedication line has been added on the West Side of the property along Joseph Allen. The ROW dedication is being shown 5’ off existing property line. Comment Number: 3 Comment Originated: 08/09/2016 08/09/2016: A standard 9 foot utility easement will need to be dedicated along Joseph Allen Drive behind the future ROW. This easement should be shown on both the site plan and the utility plan. RESPONSE: A proposed 9 foot utility easement has been added to the West side of the property along Joseph Allen. This line is off set 9 feet from new proposed ROW dedication. Comment Number: 4 Comment Originated: 08/09/2016 08/09/2016: The driveways onto Nancy Gray should be designed to the LCUASS standard driveway approach detail with detached walk (706.1) and as such should be concrete to the ROW. Please update the plan drawings, remove the street intersection detail, and replace with 706.1. RESPONSE: With the design of the entries and the radius we currently have in place, we found 707.1 a better way to design our detached sidewalk. Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/28/2016 07/28/2016: An additional $695 is due for the TDRF. There was not a plat included with the project, but according to the Larimer County website the parcel size is 6.11 acres, which differs from that included in the fee sheet and that is why the difference. RESPONSE: Plat is in the works, any ROW or Easements to be dedicated will be recorded on our Plat Submittal. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 08/08/2016 08/08/2016: Please use the same seed mix for the temporary erosion control seeding that will ultimately be used for the native seed areas shown on the landscape plans. RESPONSE: Seeding Note on all Erosion Control Plans have been updated to “Refer to Landscape Plan for Seeding Mixture.” Topic: Landscape Plans Comment Number: 1 Comment Originated: 08/08/2016 08/08/2016: It looks like the plant list table is cut off on the first sheet of the site plan - some of the perennials and grasses listed on the next page are missing. RESPONSE: The plant list now shows the entire list. Comment Number: 2 Comment Originated: 08/08/2016 08/08/2016: Will light fixture D1 be installed under an awning or canopy? If so, it should be fully recessed so that the lamp is not visible from the street. RESPONSE: Yes, the fixture is in the covered front entry and will be recessed. Comment Number: 3 Comment Originated: 08/08/2016 08/08/2016: In regard to LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian rhythms for both humans and wildlife. For the light fixtures that have been selected, it looks like most or all of them are available in a 3000K version (warmer color temperature). Please consider using the 3000K versions, as well as versions with dimming capabilities so that light levels can be adjusted as needed. RESPONSE: The light fixtures have been changed. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 08/12/2016 08/12/2016: Are there any existing trees on the site? If so contact the City Forester for an onsite meeting to evaluated and receive tree inventory and mitigation information. RESPONSE: There are no existing trees on the site. Comment Number: 2 Comment Originated: 08/12/2016 08/12/2016: Show location of any stop signs and street lights. Identify these fixtures with a distinct symbol. Space trees if needed as follows. Stop Signs: 20 feet from sign Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees RESPONSE: There is one stop sign at the intersection of Nancy Gray and Joseph Allen. The proposed street tree is 20’ from the existing sign. We do not have street light locations but will be coordinating with Light and Power. Comment Number: 3 Comment Originated: 08/12/2016 08/12/2016: Check the application of Minimum Tree Species Diversity Standard LUC 3.2.1 D 3 and adjust totals to meet the standard. For projects with 20-39 trees maximum percentage of any one species is 33%. Currently the shade tree species are greater than 33%. Explore adding a third canopy shade tree species. RESPONSE: We have 40 trees on the site and are under the maximum 25% of any one species Comment Number: 4 Comment Originated: 08/12/2016 08/12/2016: Street trees appear to be spaced closer than 30 feet. The LUC standard is spacing at 30-40 feet. Adjust spacing of street trees. RESPONSE: Spacing has been adjusted. Comment Number: 5 Comment Originated: 08/12/2016 08/12/2016: Add size and method of transplant for trees and other landscape plants to the plant list on final landscape plan. RESPONSE: Information has added. Comment Number: 6 Comment Originated: 08/12/2016 08/12/2016: Street trees should be spaced at least 8 feet from curb cuts or driveways. The first street tree west of the east parking entrance off Nancy Gray is quite close. Evaluate and adjust the location of this street tree. RESPONSE: Tree has been moved. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 08/16/2016 08/16/2016: 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. Beebe – project specific concerns: 1. Fire-sprinkler systems are required for buildings larger than 5k sq.ft. or fire containment walls required. 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. Low VOC interior finishes. RESPONSE: Acknowledged. City of Fort Collins Building Services Plan Review 416-2341 Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/09/2016 08/09/2016: 3-Phase power is available to this area. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 08/09/2016 08/09/2016: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 08/09/2016 08/09/2016: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. ***NOTE*** Transformer minimum clearances are 8' from the front and 3' around the back and sides and must be within 10' of a paved surface. RESPONSE: Proposed Transformer location meets all these criteria. Will coordinate with Light and Power Companies to get an approved location. Comment Number: 4 Comment Originated: 08/09/2016 08/09/2016: 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 RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 08/09/2016 08/09/2016: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power¿s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_17June2016.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: Acknowledged. Department: Outside Agencies Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/09/2016 08/09/2016: Comment made by Don Kapperman, Comcast, 970-484-7166. Run 2'' conduit from IT Room out to Comcast Pedestal. RESPONSE: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/28/2016 07/28/2016: 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 building perimeter. The proposed site plan does not provide for sufficient fire access as defined by the fire code. The first phase plan places the building approximately 130' out of access while the future planned expansion will increase the out-of-access condition to approximately 300'. Dedicating the parking area on the south side of the building as an Emergency Access Easement will improve the condition but will not fully resolve the problem. PFA is asking the project team to formulate a plan which will resolve access issues for both the short and long-range site configurations. Code language below. RESPONSE: With the new lay out of the building we realize that the Northeast side of the building is going to be problematic with the 150’ for perimeter access. Coordinating with the PFA we realize that we are about 150’ feet out of access regarding the northeast corner of the building and it has been brought to our attention that we may be able to get by if we can get this down to 100’. If we can use the new road on the property to the north, which looks to be a public road, with developments able to build on both the west and east side, we cut our out-of-perimeter access down to 35’. Do we know if this road public? If we are not able to use this road, then we will have to create a access on either the North side of the playground area, or the east side of the building, between the building and pond. > 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. Department: Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/02/2016 08/02/2016: The current location of the building does not meet Land Use Code requirements for the build-to line and the location of vehicle areas. The building should be situated to anchor either the Timberline/Nancy Gray or Nancy Gray/Joseph Allen corners and be setback no more than 15ft from the street, or as close as possible given existing easements. Parking areas should be located either to the side or rear of the building rather than between the front entrance and the street. RESPONSE: The project now includes the church instead of calling it an addition. Due to the function of the school and church and the Cargill easement, there isn’t a way to push the building to the corner of Nancy Gray and Joseph Allen. We are proposing a Modification to the build-to line by providing a plan that has a one-way 20’ drive between the building and the street. There is a direct connecting walkway from Nancy Gray to the front entrances of the church and school without the pedestrian having to cross the drive. We also have the ADA spaces close to the front door of the church since it’s a long walk from the proposed parking area to the front door. Comment Number: 2 Comment Originated: 08/02/2016 08/02/2016: The parking spaces located closest to Nancy Gray need to be a minimum of 10-feet from the property line, but currently appear to be dimensioned as 8.7 feet from the property line. RESPONSE: These parking spaces have been removed due to the redesign of the site layout. Parking lot perimeter landscaping standards also require trees to be planted at 25-feet intervals along the Nancy Gray frontage in the 10' vehicle setback areas. RESPONSE: We have added additional trees in the setback areas along Nancy Gray and Joseph Allen. Comment Number: 3 Comment Originated: 08/02/2016 08/02/2016: Is the legal description for the site correct or does the site need platting? Online assessor records are ambiguous on size/platting. If the property is not platted, a new subdivision plat will need to be submitted as part of the proposal. RESPONSE: We are in the works of getting this site platted. We plan on recording the new proposed ROW and any new easements that are needed for this design. Comment Number: 4 Comment Originated: 08/02/2016 08/02/2016: Canopy shade trees are required along the Timberline Rd frontage at a spacing of 30-to-40 feet. RESPONSE: Shade trees have been added. Comment Number: 5 Comment Originated: 08/02/2016 08/02/2016: Additional trees are needed to meet Land Use Code tree-stocking standards. Traditionally such trees are located closer to the building, but there is flexibility for other site locations to define spaces such as the sports fields or patio areas. One area in particular that could use additional tree plantings would be the frontage/detention areas along Timberline Road, continuing the existing theme of tree plantings (ornamentals & blue spruce) utilized by the Timberline Center developments. RESPONSE: We have added additional ornamental and evergreen trees along Timberline and the detention pond to match the existing theme. Comment Number: 6 Comment Originated: 08/02/2016 08/02/2016: The outdoor bike rack should be enlarged for additional spaces. 5 outdoor spaces are listed but the label indicates space for only 4 bikes. Additional bike parking will be needed when the church expansion is reviewed. RESPONSE: We have added additional bike racks for both the school and church. Comment Number: 7 Comment Originated: 08/02/2016 08/02/2016: If the current building placement remains in a similar location, a walkway is needed to connect from the Nancy Gray sidewalk to the building entrance. If crossing drive-aisle(s), the walkway should emphasize the pedestrian with markings, raised pavements, different materials, etc. RESPONSE: A walkway has been added. Comment Number: 8 Comment Originated: 08/02/2016 08/02/2016: Please indicate with a narrative/exhibit or notes on the site plan how pick-up/drop-off for students will work and expected times in the morning and afternoon. RESPONSE: See attached Narrative. Comment Number: 9 Comment Originated: 08/02/2016 08/02/2016: The east building façade facing Timberline Road features large blank walls that do not meet design requirements in the interim prior to the church expansion. Additional articulation and interest is needed prior to construction of the expansion. RESPONSE: The building will now include a church function and sanctuary on the North façade, adding architectural interest. Comment Number: 10 Comment Originated: 08/02/2016 08/02/2016: Additional information is needed on the building design and footprint: - To what degree are sections of the north and west sides of the building being projected or recessed? The elevations appear to indicate such recesses or projections, but the building outline on the site plan is flush. The Land Use Code requires projecting or recessed elements if the height/width ratio of building sides exceeds 1:3. RESPONSE: The floor plan has been included to help better demonstrate the projected elements on the building façade - Please provide information on building materials and colors. Please add sample images of proposed building materials/finishes/colors to the elevations. RESPONSE: A physical material board is being produced. - Base treatment: will there be a difference in color between the split face and ground face CMU blocks? A cap or ledge at the transition between the two blocks would better define the building base. ESPONSE: The CMU block will be two separate colors. Block to block no ledge is proposed. Block to Stucco a stucco band is proposed. - Top treatment: Does the stucco shown on the building tops also represent a cornice or are the lines only representative of a scoring pattern? RESPONSE: Lines represent a scoring pattern. Comment Number: 11 Comment Originated: 08/02/2016 08/02/2016: Please dimension the separation between the fence and the Joseph Allen Drive sidewalk. The fence must be constructed a minimum of two feet from the back edge of the sidewalk. RESPONSE: The fence is now located on the north side of the building and does not touch any public sidewalks. Comment Number: 12 Comment Originated: 08/02/2016 08/02/2016: On the site plan, please show the full site boundaries extending out to the Timberline Road frontage. This may require moving the site data tables from the right-hand site to the bottom of the sheet. RESPONSE: The site plan now includes Timberline. Comment Number: 13 Comment Originated: 08/09/2016 08/09/2016: Is there an estimated timeline for the future church expansion? We'll want to indicate as much information on the site plan about the expansion as possible, and add the following general note: "A future building expansion is anticipated in the dashed box labeled 'expansion area' for a church or school use only. Future expansion shall require City approval by minor or major amendment (as applicable)." RESPONSE: As noted above, the church is now included with the plans. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/08/2016 08/08/2016: Grading Plan – Please include slope labels on the grading plan. RESPONSE: Slope labels have been added to the grading plan. Comment Number: 2 Comment Originated: 08/08/2016 08/08/2016: Grading Plan – Please include a sidewalk chase at the outlet point of the swale in the play area. RESPONSE: With the revised site layout, this sidewalk chase location has changed. We are now showing 2 separate chases, one on the northwest side of the building and the other on the southeast. Comment Number: 3 Comment Originated: 08/08/2016 08/08/2016: Drainage Report – This report references the Timberline Road Widening project for the regional picture for stormwater. There are also other drainage analyses that have been done in this area and will need to be utilized in fully formulating the stormwater analysis for this site. Please refer to the Spring Creek Farms Drainage Report and the Police Services Building Drainage Report for additional information. • The Timberline Road Widening project included this site’s basin (basin 8) in the overall drainage analysis but it only assumed an undeveloped condition. • The Spring Creek Farms drainage report also included this site’s basin (basin in the overall drainage analysis. It assumed a developed condition for basin 11 (Timberline Road that contributes to this pond, a developed condition for basin 12, a portion of what is now the Police Services Building, and the undeveloped condition of the basin that is for this site (basin 8). • The Police Services drainage report shows that its basins 101 and 113 drain into the detention pond on this site and are within the assumptions included in the Spring Creek Farms drainage analysis. It appears as though a portion of this pond capacity is utilized by the Policy Services Building and there was an agreement between property owners that allows this. • The result of all of these reports is that this project will need to re-analyze the capacity and volume requirements for this pond based on a developed condition for this site. Contributing basins on Timberline and Nancy Gray should be included, contributing basins from the Police Services site and the developed condition from this site should all be included in the capacity analysis for this pond. • All of the above mentioned drainage reports can be found on City docs on our website. Please contact me if you need help finding these. RESPONSE: All basins that contribute to the existing pond, per the above referenced reports, have now been included in our analysis. Any future development that contribute to the pond will need to include updated analysis on the pond. Comment Number: 4 Comment Originated: 08/08/2016 08/08/2016: Drainage Report – it is hard to determine if the runoff calculations included in this report include the future expansion of the building. Please be clear about this in the narrative and on your drainage map. RESPONSE: Full buildout of the structure is now being proposed. Runoff calcs account for the entire building, and pavement. Comment Number: 5 Comment Originated: 08/08/2016 08/08/2016: Drainage Report – Please note that the entire site needs to be treated with some level of water quality feature. Generally this is 50% treated through STANDARD water quality and 50% through an LID SYSTEM. You will need to provide an exhibit of this site showing how you meet this requirement. (Standard Water Quality requirements per the Fort Collins Stormwater Criteria Manual are: 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-forms-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: 100% of new impervious areas are being treated by the rain gardens proposed on site. Comment Number: 6 Comment Originated: 08/08/2016 08/08/2016: Drainage Report - Please note that the LID criteria have been updated since your conceptual review. Overall, stormwater quality requirements are as follows: Enhanced (or LID) Water Quality requirements per the Fort Collins Stormwater Criteria Manual are: Low Impact Development (LID) requirements 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 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: 100% of new impervious areas are proposed to go to LID rain garden treatment. Comment Number: 7 Comment Originated: 08/08/2016 08/08/2016: Drainage Report – The LID Table looks like it indicates that the pavers run-on area is included in the total square footage of pavers. You can’t count the run-on area as pavers area. However, the run-on area can and should be counted toward the LID treated area onsite. Also, the LID table seems to indicate that the future expansion area drains onto the pavers area, but this doesn’t look possible. Please explain. RESPONSE: Pavers have been removed from the plan. It is now proposed to route 100% of the new impervious areas to LID rain gardens. Comment Number: 8 Comment Originated: 08/08/2016 08/08/2016: Drainage Report – Calculating Runoff – Please note that Table RO-3 and runoff coefficient equations based on soil type is an Urban Drainage criteria, not Fort Collins. Please simply utilize the runoff coefficients stated in our criteria manual in Table RO-11. RESPONSE: Runoff Coefficients have been updated per Table RO-11. Comment Number: 9 Comment Originated: 08/08/2016 08/08/2016: Drainage Report – the Modified FAA spreadsheet page indicates that you’re using Larimer County IDF curves. Please correct this text and ensure that you’re using City of Fort Collins rainfall data. RESPONSE: COFC rainfall IDF curves are being utilized. Notes have been adjusted as needed. Comment Number: 10 Comment Originated: 08/08/2016 08/08/2016: 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-im pact-development RESPONSE: Acknowledged. Comment Number: 11 Comment Originated: 08/08/2016 08/08/2016: UPDATED FEES: The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site 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 contact Jean Pakech at 221-6375 for questions on fees. RESPONSE: Acknowledged. 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: Acknowledged. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 12 Comment Originated: 08/09/2016 08/09/2016: Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan (based on redlined comments), Erosion Control Report (based on redline comments), and an Escrow / Security Calculation (based upon any changes to the erosion control plan) . 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: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 5 Comment Originated: 08/08/2016 08/08/2016: Please change the name to "Beebe Christian School" on all sheets. RESPONSE: Actually, we have now included the church as a part of the plans. The new title is “Beebe Christian School & Seventh Day Adventist Church”. Comment Number: 6 Comment Originated: 08/08/2016 08/08/2016: There are line over text issues. See redlines. RESPONSE: Acknowledged and revised. Topic: Construction Drawings Comment Number: 8 Comment Originated: 08/09/2016 08/09/2016: Please change the name to "Beebe Christian School". RESPONSE: The new title is “Beebe Christian School & Seventh Day Adventist Church”. Comment Number: 9 Comment Originated: 08/09/2016 08/09/2016: We did not see any benchmarks or benchmark statement shown on the plans. RESPONSE: Benchmark was not given to us in survey, in the process of obtaining that information. Basis of Bearings have been added to the cover. Comment Number: 10 Comment Originated: 08/09/2016 08/09/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. RESPONSE: Sheet Index has been updated to match sheet titles. Comment Number: 11 Comment Originated: 08/09/2016 08/09/2016: There are line over text issues. See redlines. RESPONSE: Acknowledged and revised. Comment Number: 12 Comment Originated: 08/09/2016 08/09/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Acknowledged. Comment Number: 13 Comment Originated: 08/09/2016 08/09/2016: There is text that needs to be rotated 180 degrees. See redlines. RESPONSE: Acknowledged. Topic: Landscape Plans Comment Number: 4 Comment Originated: 08/08/2016 08/08/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. RESPONSE: Text has been masked Topic: Lighting Plan Comment Number: 7 Comment Originated: 08/08/2016 08/08/2016: Please change the name to "Beebe Christian School". RESPONSE: The title has been changed to match the other sheets Topic: Site Plan Comment Number: 1 Comment Originated: 08/08/2016 08/08/2016: Please include in the legal description the Metes & Bounds description of the "portion" of Outlot A. RESPONSE: Metes and Bounds added. Comment Number: 2 Comment Originated: 08/08/2016 08/08/2016: There are line over text issues. See redlines. RESPONSE: Fixed. Comment Number: 3 Comment Originated: 08/08/2016 08/08/2016: There are line over text issues. See redlines. RESPONSE: Fixed. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/09/2016 08/09/2016: Additional sidewalk connections are recommended. Please see redlines. RESPONSE: A sidewalk has been added from the church front door to Nancy Gray. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 08/09/2016 08/09/2016: Operational analysis for school drop off and pick up will need to be provided with next submittal. RESPONSE: See attached narrative. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/08/2016 08/08/2016: 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 RESPONSE: Acknowledged. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/08/2016 08/08/2016: Utility Plan – For the proposed sewer service, you do not need to place a new manhole on the main, simply callout to tap the main. RESPONSE: Manhole has been removed from design. We show a 4”x8” wye connection instead. Comment Number: 2 Comment Originated: 08/08/2016 08/08/2016: Utility Plan – For the proposed water service, please show the proposed curb stop and water meter to scale and place them according to our standard details. RESPONSE: Curb stop and Meter Pit updated and placed according to Fort Collins Standard Detail. Comment Number: 3 Comment Originated: 08/08/2016 08/08/2016: Utility Plan – please note that a 2-inch fire service does not seem adequate. You will need to verify this size. RESPONSE: 2” fire service has been updated to a standard 4” service. Revisions have been made on C-3.0 Comment Number: 4 Comment Originated: 08/08/2016 08/08/2016: Utility Plan – please plan to dedicate a 9’ utility easement behind the ROW on the plat. RESPONSE: 9’ proposed Utility easement has been added to the plan set along with dedicated 5’ ROW along Joseph Allen Dr. Plan on recording these easements along with the plat. Comment Number: 5 Comment Originated: 08/08/2016 08/08/2016: Utility Plan – the permeable pavers do not seem to be labeled anywhere. These need to be labeled and the square footage should also be indicated. RESPONSE: Permeable pavers are no longer part of the design. Comment Number: 6 Comment Originated: 08/08/2016 08/08/2016: Utility Plan – The proposed relocation of the hydrant will also involve street cuts – please indicate as necessary. Please also note on the plans that the hydrant lateral will need to be abandoned at the main. Any abandonment procedures should be coordinated with Water Field Operations and they can be contacted at (970) 221-6700. Please add this note to the plans. Also, street cuts should be shown here too. RESPONSE: We are now relocating 2 hydrants, with the site revisions the hydrant along Joseph Allen will also need relocating. Curb cuts have been added along with relocation notes. Topic: Site Plan Comment Number: 7 Comment Originated: 08/08/2016 08/08/2016: Site Plan – Please also include the future expansion areas for the building and parking lot in the Land Use Table. RESPONSE: We have added the data to the land use table. Department: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/09/2016 The property is located in the E (employment district). Maximum building height shall be no taller than 4 stories. RESPONSE: Acknowledged. The building is one-story. Comment Number: 2 Comment Originated: 08/09/2016 To establish "build-to" lines, buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on-street parking. RESPONSE: The project now includes the church instead of calling it an addition. Due to the function of the school and church and the Cargill easement, there isn’t a way to push the building to the corner of Nancy Gray and Joseph Allen. We are proposing a Modification to the build-to line by providing a plan that has a one-way 20’ drive between the building and the street. There is a direct connecting walkway from Nancy Gray to the front entrances of the church and school without the pedestrian having to cross the drive. We also have the ADA spaces close to the front door of the church since it’s a long walk from the proposed parking area to the front door. Comment Number: 3 Comment Originated: 08/09/2016 All developments shall submit a landscape and tree protection plan. All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or structure in order to establish at least a partial urban tree canopy as per LUC 3.2.1. An interim landscape plan will need to be provided for the expansion area. RESPONSE: Acknowledged. Since the church is now included, a full landscape plan is provided. Comment Number: 4 Comment Originated: 08/09/2016 This PDP should include both proposed uses and identify area of expansion, and a note should be included saying a minor amendment is required for the architecture, and landscape changes made on the expansion area . RESPONSE: The church is now included on the plans and elevations. Comment Number: 5 Comment Originated: 08/09/2016 Schools/places of worship must provide 6 bicycle parking spaces as per 3.2.2 (D)(4). The bike rack on the site only shows 4 spaces, which needs to be increased to accommodate the additional spaces required. RESPONSE: We have provided 11 total bike spaces. Comment Number: 6 Comment Originated: 08/10/2016 The minimum amount of parking spaces required is 19 (1 space per 1000 square feet) as per 3.2.2 (K)(h). The minimum parking spaces may change at the time of the minor amendment for the place of worship or assembly, as stated in the aforementioned code section. RESPONSE: With 26,018 sq. ft., the requirement is a minimum of 26 and a maximum of 104 spaces. The site plan shows 81 spaces total. Comment Number: 7 Comment Originated: 08/10/2016 Site lighting needs to be provided as per 3.2.4 (C), a lighting plan, including photometrics and fixture cut sheets. RESPONSE: A lighting plan was provided with the 1st submittal. Comment Number: 8 Comment Originated: 08/10/2016 Trash enclosure needed as per 3.2.5, The development shall provide adequate sized, conveniently placed trash and recycling enclosure. Design needs to include a separate walk in access separate to the main access. RESPONSE: Sheet A4 shows the trash enclosure elevations. Comment Number: 9 Comment Originated: 08/10/2016 3.5.1(I)(6) All mechanical equipment, meters, conduit, vents and RTU’s shall be screened from public view both from above and below by integrating it into the building and roof design. RESPONSE: Acknowledged. Comment Number: 10 Comment Originated: 08/10/2016 All parking stall dimensions shall meet the requirements as per 3.2.2 (L) . Dimensions start at 19’X9’, and will there be a designated pick up and drop off area planned for the development. RESPONSE: Parking stall are 9’ x 19’ and 9’ x 17’ with a curb and 2’ overhang. Comment Number: 11 Comment Originated: 08/10/2016 The minimum amount of handicap parking for the development is 1 space as per 3.2.2 (K)(5) and regardless of handicap spaces provided, at least one space shall be designated van accessible and must be a minimum of eight feet wide and have an eight foot access aisle. RESPONSE: We have 4 ADA spaces shown.