HomeMy WebLinkAboutBEEBE CHRISTIAN SCHOOL - PDP - PDP160022 - CORRESPONDENCE - REVISIONS (3)Community
Development and
Neighborhood
Services
281 North College
Avenue PO Box 580
Fort Collins, CO 80522
November 28, 2016
Cathy Mathis
TB GROUP
444 MOUNTAIN AVENUE
Berthoud, CO 80513
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
RE: Beebe Christian School, PDP160022, Round Number 2
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 Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 11/22/2016
11/22/2016: High volume driveways will be concrete to the property line per detail 707.1 – please show this on
the plan. Please remove crosspan detail 710.
RESPONSE: Driveways have been updated and detail 707.1 has been added to the plan set. Detail 710 has
been removed.
Comment Number: 6 Comment Originated: 11/22/2016
11/22/2016: Please use LCUASS Table 8-2 to determine the appropriate curb return radii for the driveways and
label these on the plan.
RESPONSE: Driveway radii have been called out on Horizontal Control and Pavement Plan, C-1.0, all radii
going into the site have been made to 20’.
Comment Number: 7 Comment Originated: 11/22/2016
11/22/2016: All concrete and pavement in the right-of-way will need to be designed to City standards and the
design details are City (LCUASS) details. Please remove the hatching which links these public improvements to
the detail/legend currently shown on the plan.
RESPONSE: Pavement hatches have been updated on Horizontal Control and Pavement Plan C-1.0, note has
been added to Pavement notes with regards to following LCUASS standards for pavement in ROW Comment
Number: 8 Comment Originated: 11/22/2016
11/22/2016: Please add cut note. "Limits of street cut are approximate. Final limits are to be determined in the
field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards."
RESPONSE: Note has been added to Pavement Notes on Horizontal Control and Pavement Plan C-1.0.
Comment Number: 9 Comment Originated: 11/22/2016
11/22/2016: Please show the other sides of Joseph Allen and Nancy Gray as they exist for context/driveway
spacing.
RESPONSE: Survey was not conducted in these areas, we brought in an aerial and drew the curb lines in to
their approximate location.
Comment Number: 10 Comment Originated: 11/22/2016
11/22/2016: The legend should say "std duty concrete (sidewalk)" not "std duty asphalt (sidewalk)"
RESPONSE: Legend has been updated to read correctly.
Comment Number: 11 Comment Originated: 11/22/2016
11/22/2016: Please add date (month, year) to the cover sheet above the vicinity map.
RESPONSE: Month and year has been added above the Vicinity Map on the Utility Plan Cover sheet.
Comment Number: 12 Comment Originated: 11/22/2016
11/22/2016: Please update general note 19 with correct drainage study reference.
RESPONSE: Note 19 has been updated on Cover Sheet to reference this project.
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: We now have a plat so will owe additional for that as well.
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 7 Comment Originated: 11/23/2016
11/23/2016: The first tree east of Joseph Allen Drive on Nancy Gray Avenue appears to be too close to the stop
sign and may not work in this area. Please provide at least 20' spacing between tree and sign or omit the tree.
RESPONSE: Tree spacing has been met.
Comment Number: 8 Comment Originated: 11/23/2016
11/23/2016: English Oak suffered some freeze damage during the 2014 freeze. Forestry would prefer not to use
them as street trees on this project. In their place, please use Kentucky Coffeetree.
RESPONSE: Kentucky Coffeetree has replaced English Oak
Comment Number: 9 Comment Originated: 11/23/2016
11/23/2016: At the corner of Nancy Gray Avenue and Timberline, please keep the 1st tree on Timberline well
back from corner to provide for good line of sight.
RESPONSE: Tree has been adjusted.
Comment Number: 10 Comment Originated: 11/23/2016
11/23/2016: Lindens typically do not survive or thrive well in parking lot islands and peninsulas. Please evaluate
changing Lindens in these locations for better adapted shade trees.
RESPONSE: Lindens have been substituted.
Comment Number: 11 Comment Originated: 11/23/2016
11/23/2016: Chokeberry (Prunus maackii) tends to decline at a fairly early age in Fort Collins. Consider using a
better adapted ornamental tree in its place.
RESPONSE: Prunus has been replaced
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 08/12/2016
11/23/2016: Continued
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: Landscape Plan scale was incorrect. Tree spacing meets standard.
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.
City of Fort Collins Building Services Plan Review
416-2341
RESPONSE: A review meeting will be set to present the site plan, floor plan, and elevations. A Code Analysis
will be added to this set for further review
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: Acknowledged.
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: Per discussion with Coy Althoff on 12/06/2016, the proposed building electrical loads will be
confirmed during design and an electrical one line will be included with the building submittal package
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 & Powers 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.
Comment Number: 6 Comment Originated: 11/18/2016
11/18/2016: No changes on behalf of Light & Power since the original comments were written on 8/9/16. Please
contact us directly if you have questions.
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: Note has been called out on Utility Plan C-3.0 to provide 2” conduit in paved areas. Will
coordinate with Comcast with utility location.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 07/28/2016
11/10/2016: FIRE ACCESS
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 currently provide for sufficient
fire access as defined by the International Fire Code. The following actions will be needed in order to satisfy this
access requirement:
> A fire lane will be required on the subject property. The drive aisles on the west and south sides of the building
will need to be dedicated by separate document as an Emergency Access Easement. The limits of the EAE will
need to be labeled on future plans and the fire lane will need to meet minimum specifications (provided below).
> The road to the north of the property line may be used to calculate fire department access if documentation
can be provided to show a permanent cross-property agreement can be maintained to an existing EAE.
Otherwise, another means of providing fire access to the north side of the building will need to be explored. In
either case, fire access must remain open and accessible at all times. (i.e. not blocked by non-gated fencing,
potential road realignment, or building footprint).
RESPONSE: Per our conversation with Jim on 11/30, we have agreed to run a 16’ fire access road across the
north end of the property so that all areas of the building are in compliance with fire rescue.
Comment Number: 2 Comment Originated: 11/10/2016
11/22/2016: 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.
> 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.
> Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012
IFC or contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local
Amendments.
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 11/22/2016
11/22/2016: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets.
Code language provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with
permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum
dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall
be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2.
RESPONSE: Acknowledged.
Comment Number: 4 Comment Originated: 11/22/2016
11/22/2016: FDC
> 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: Acknowledged.
Comment Number: 5 Comment Originated: 11/22/2016
11/22/2016: KEY BOXES REQUIRED
> IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one key box
("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building
equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above
finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made
by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size and
location(s) to be determined by time of final CO.
RESPONSE: Noted that Knox Box location will be determined at time of final CO.
Comment Number: 6 Comment Originated: 11/22/2016
11/22/2016: EXITING REQUIREMENTS
A full plan review will be provided at time of building permit; however a peripheral examination of the proposed
floor plan indicates some potential problems related to egress requirements. There appears to be numerous
rooms for assembly or education having a potential occupant load greater than 49 persons.
Any room with a calculated occupant load greater than 49 persons will required a minimum of two exits. All
doors leading out of such require the doors to swing in the direction of egress travel. At this time, several rooms
appear to provide one exit when two will be required. Numerous doors swing opposite to the direction of egress
travel. Refer to IFC or IBC Chapter 10 for further information.
RESPONSE: Noted. A code Analysis will be provided to assist in review.
Department: Planning Services
Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/02/2016
11/21/2016: The new building location is an improvement on meeting the build-to lines given existing easements
and drainage channels. However, a modification of standard is still required given the vehicle use area located
between the building entrance and the street.
In submitting a modification request for analysis, please focus on how the project can enhance this realm
through landscaping and user needs, such as convenience and safety for pedestrian and handicap users, as
well as discussion of existing constraints of the drainage channel along Timberline Road.
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 08/02/2016
11/21/2016: If a new plat is being developed for the site, a preliminary version will need to be reviewed prior to a
public hearing.
RESPONSE: Acknowledged.
Comment Number: 5 Comment Originated: 08/02/2016
11/21/2016: The new landscaping plan and added trees are a great addition to project plans. Staff is especially
appreciative of the continuation of the tree palette and design in the drainage channel fronting Timberline Rd.
RESPONSE: Noted. Thank you.
Comment Number: 7 Comment Originated: 08/02/2016
11/21/2016: A direct connection to the school entrance is still needed from Nancy Gray Avenue; the current route
is very circuitous, especially if coming from the west. Where this connection crosses the one-way drive aisle,
special paving or crossing elements should be used to emphasize the pedestrian.
RESPONSE: An enhanced pedestrian connection has been added to the plans.
Comment Number: 8 Comment Originated: 08/02/2016
11/21/2016: On the northwestern portion of the site plan a walkway is shown –the neighboring climbing gym
wrapping up construction also has a walkway approximately 5-10 feet to the north within an access easement.
You could consider linking to this walkway.
RESPONSE: We have eliminated the sidewalk and now show a connection to the north.
Comment Number: 9 Comment Originated: 08/02/2016
08/02/2016: It appears the east church façade facing Timberline Road still features a couple blank walls
exceeding 30-feet without additional articulation or interest. I'd like to explore what options are available to
improve these walls, whether any windows, materials changes, or trellises are potential solutions to add visual
interest.
RESPONSE: Windows are not preferred as the conflict with the interior layout. Additional treatments have been
added to these walls to add articulation and interest.
Comment Number: 10 Comment Originated: 08/02/2016
11/21/2016: On the elevation drawings, please include photos/examples of the color or finishes of the proposed
building materials (stucco, CMU, metal building roof). Please also specify the color for the vinyl wrapping on the
chain-link fence.
RESPONSE: Color rendering have been provided to help represent the intended color pallet. The client is still
determining final color selections. Vinyl wrapping on chain-link fence color to be ‘Black’
Comment Number: 14 Comment Originated: 11/28/2016
11/28/2016: As the project has evolved to include more of a focus on the church in relationship to the school, a
modification of standard should be submitted for the mix of primary and secondary uses in the employment zone
district. While schools are considered a primary use, places of worship are considered secondary uses, and the
allotment of secondary uses for this site was already reserved for the single-family homes west of Joseph Allen
Drive.
RESPONSE: A Modification is included.
Comment Number: 15 Comment Originated: 11/28/2016
11/28/2016: With the inclusion of a subdivision plat, additional review fees for planning and engineering
(transportation development review) are required. The base Project Development Plan review fee submitted was
$3,887; however with a plat, the fee is $5,879. The difference ($1,992) will need to be collected when the
subdivision plat is submitted.
When the subdivision plat is completed, please send me information on the size of the parcel in acres, which will
be required to determine the updated transportation development review fees.
RESPONSE: A check is included with the resubmittal.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: Drainage Report
Comment Number: 18 Comment Originated: 11/22/2016
11/22/2016: Drainage Report – In addition to the Timberline Road Widening project and the Police Services
Building project drainage reports, the Spring Creek Farms North drainage report and also the Sidehill Filing 2
Stormwater pipe reduction drainage report will need to be referenced for this site. The maximum release rate
from the pond will need to be capped at 1.1 cfs. Please re-run the detention pond volume analysis with this
runoff. All of the above mentioned drainage reports can be found on Citydocs on our website. Please contact me
if you need help finding these. (Prelim)
RESPONSE: Detention Pond Volume has be re-run with 1.1 cfs. Pond volume has been updated on C-2.0 and
C-2.1.
Comment Number: 19 Comment Originated: 11/22/2016
11/22/2016: Drainage Report – it looks like you re-analyzed the offsite basins (OS-7 which is Nancy Gray Ave,
and PS-1 which is the Police Services Bldg site) for inclusion into your pond calculations. You don’t need to re-
analyze these basins, simply utilize the information already provided in the other drainage reports for these
areas. (Prelim)
RESPONSE: Understood.
Comment Number: 20 Comment Originated: 11/22/2016
11/22/2016: Drainage Report – Per the Spring Creek Farms North drainage report, the bottom portion (~1.3 feet
or up to the top of the WQ orifice plate) of the existing detention pond is for the WQCV. Please ensure that
you’re calculating the required volume for the quantity detention above the WQCV elevation. (Prelim)
RESPONSE: Please see updated drainage report with calculation revisions.
Comment Number: 21 Comment Originated: 11/22/2016
11/22/2016: Drainage Report – 100-yr orifice on the existing outlet structure will need to be checked to verify
that the maximum flow through the orifice is no more than the 1.1 cfs allowed. (Final)
RESPONSE: Understood, the orifice will be check to make sure it supports the 1.1 cfs allowed, if it is not in
compliance, modifications will be made to the structure.
Comment Number: 22 Comment Originated: 11/22/2016
11/22/2016: Drainage Report – see the redlined report for other minor comments.
RESPONSE: Redlines reviewed and revised.
:
Topic: General
Comment Number: 1 Comment Originated: 08/08/2016
11/22/2016: Grading Plan - Please include additional slope labels on the grading plan. (Final)
RESPONSE: Additional Slope Labels have been added to the grading plan.
08/08/2016: Grading Plan ¿ Please include slope labels on the grading plan.
Comment Number: 13 Comment Originated: 11/22/2016
11/22/2016: Grading Plan – The east parking lot entry off of Nancy Gray Avenue indicates a “ridge line” across
the access, presumably to capture onsite runoff and route it to the curb chase and rain garden. However, a 0.04’
elevation difference is not sufficient enough to capture the onsite flows. Please modify the grading in this area.
(Preliminary)
RESPONSE: Ridge line has been removed from plan set. Grading has been updated to help direct this
Comment Number: 14 Comment Originated: 11/22/2016
11/22/2016: Grading Plan – Please also include the storm pipes exiting from the rain gardens and the roof drains
on the overall utility plan. (Final)
RESPONSE: Rain Gardens and storm pipes have been added to the Utility Plan.
Comment Number: 15 Comment Originated: 11/22/2016
11/22/2016: Grading Plan – per our design standards, please provide some slope variation and undulation with
the portion of the detention pond that you’re proposing to regrade. (Preliminary)
RESPONSE: Slope variation and Undulation has been added to the pond grading.
Comment Number: 16 Comment Originated: 11/22/2016
11/22/2016: Grading Plan – per our criteria manual, Chapter 7, Section 4.3.3.3, we discourage the use of riprap
and encourage the use of other types of permanent erosion control materials, such as Scour Stop or equivalent.
(Final)
RESPONSE: Scour Stop has been substituted for Rip Rap.
Comment Number: 17 Comment Originated: 11/22/2016
11/22/2016: Grading Plan – it doesn’t look like you’ve provided any vertical separation between the FF of the
building and the finished grade along it on the east side. Please revise. (Final)
RESPONSE: We are grading away from the building on each side at a minimum of 2%.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 12 Comment Originated: 08/09/2016
11/23/2016: 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: RESPONSE: Erosion Plans and details have been updated. Please see ER sheets
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: 6 Comment Originated: 08/08/2016
11/22/2016: There are line over text issues. See redlines.
RESPONSE: Notes corrected.
08/08/2016: There are line over text issues. See redlines.
Topic: Construction Drawings
Comment Number: 8 Comment Originated: 08/09/2016
11/22/2016: Please change the name in the title block to match the main title on all sheets. See redlines.
RESPONSE: Title Block has been updated to show same title in each location.
08/09/2016: Please change the name to "Beebe Christian School".
Comment Number: 9 Comment Originated: 08/09/2016
11/22/2016: We acknowledge your response. A benchmark statement must be added based on NAVD88 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’.
RESPONSE: Benchmark language has been updated on Cover Sheet of Utility Plan Set.
08/09/2016: We did not see any benchmarks or benchmark statement shown on the plans.
RESPONSE: Benchmark language has been added to Cover sheet of Utility Plan Set
Comment Number: 10 Comment Originated: 08/09/2016
11/22/2016: Some of the sheet titles & sheet numbers in the index do not match the sheet titles on the noted
sheets.
RESPONSE: Sheet index has been updated to match all sheet titles.
08/09/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets.
Comment Number: 11 Comment Originated: 08/09/2016
11/23/16: There are line over test issues. See redlines.
08/09/16: There are line over test issues. See redlines
RESPONSE: Understood and revised.
Comment Number: 12 Comment Originated: 08/09/2016
11/23/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
RESPONSE: Understood.
08/09/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
Comment Number: 13 Comment Originated: 08/09/2016
11/23/2016: This has been addressed.
RESPONSE: Noted.
08/09/2016: There is text that needs to be rotated 180 degrees. See redlines.
Comment Number: 17 Comment Originated: 11/23/2016
11/23/2016: Please clean up the fuzzy text in the Outlet Structure detail on sheet 7. See redlines.
RESPONSE: Reprinted from PDF to JPEG, hopefully text is clearer.
Topic: Lighting Plan
Comment Number: 7 Comment Originated: 08/08/2016
11/22/2016: This has not been corrected.
RESPONSE: Sheet name has been corrected.
08/08/2016: Please change the name to "Beebe Christian School".
Comment Number: 16 Comment Originated: 11/22/2016
11/22/2016: Please change the title in the title block as marked. See redlines.
RESPONSE: Title changed.
Topic: Site Plan
Comment Number: 1 Comment Originated: 08/08/2016
11/22/2016: Please add a metes & bounds description of the portion of Tract A that this project is located. We
suggest consulting with a Land Surveyor for this. 08/08/2016: Please include in the legal description the Metes &
Bounds description of the "portion" of Outlot A.
RESPONSE: Legal revised now that we are including a Plat.
Comment Number: 14 Comment Originated: 11/22/2016
11/22/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See
redlines.
RESPONSE: The index has been corrected.
Comment Number: 15 Comment Originated: 11/22/2016
11/22/2016: There are some sheets missing from the sheet index.
RESPONSE: The sheets have been added.
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
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.
11/22/2016: Analysis has been provided and the conclusions accepted.
RESPONSE: Acknowledged. Thank you.
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: 2 Comment Originated: 08/08/2016
11/22/2016: Utility Plan – For the proposed water service, please show the meter vault to scale. (Final)
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: Meter has been updated to show a 4’ manhole.
Comment Number: 8 Comment Originated: 11/22/2016
11/22/2016: Utility Plan – please include the roof drains and storm pipes on this utility plan. (Final)
RESPONSE: Roof drains and storm pipes have been added to the Utility Plan along with Rain Garden
boundaries.
Comment Number: 9 Comment Originated: 11/22/2016
11/22/2016: Utility Plan – it looks as though there are several notes on this page that are from another
jurisdiction. Please remove all notes that do not specifically pertain to the City of Fort Collins. See redlined
comments. (Final)
RESPONSE: Revised.
Comment Number: 10 Comment Originated: 11/22/2016
11/22/2016: Utility Plan – Add a note regarding the abandonment of existing water or sewer services at the
main. Contractor to coordinate with City of Fort Collins Field Operations for water or sewer line abandonment
procedures during construction at (970) 221-6700. Also please add a note that reuse of the hydrant will be
verified at the time of construction with CoFC Field Operations. (Final)
RESPONSE: Additional Notes have been added to C-3.0
Topic: Landscape Plans
Comment Number: 11 Comment Originated: 11/22/2016
11/22/2016: Landscape Plan – Please show the relocated hydrant on Joseph Allen Drive. You may need to shift
a tree to provide 10-feet of separation from the hydrant. Please also check the separation between the relocated
hydrant on Nancy Gray and the closest tree. (Prelim)
RESPONSE: Hydrant has been added.
Comment Number: 12 Comment Originated: 11/22/2016
11/22/2016: Landscape Plan – please ensure 6’ of separation between the water and sewer services and the
proposed trees along Joseph Allen Drive parking lot frontage. (Prelim)
RESPONSE: 6’ Separation has been taken into account.
Comment Number: 13 Comment Originated: 11/22/2016
11/22/2016: Landscape Plan – please relabel the water quality ponds as rain gardens. (Prelim)
RESPONSE: Labels have been updated.
Comment Number: 14 Comment Originated: 11/22/2016
11/22/2016: Landscape Plan - a portion of the existing detention pond is going to have to be regraded, please
remove the label on the detention pond that says “to be left undisturbed”. (Prelim)
RESPONSE: Label has been changed.
Comment Number: 15 Comment Originated: 11/22/2016
11/22/2016: Landscape Plan – I think the scale label is incorrect. (Prelim)
RESPONSE: Scale was incorrect, has been updated.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 12 Comment Originated: 11/21/2016
11/21/2016: The sidewalk connection to the main door needs to enhanced and moved closer to the door.
RESPONSE: The walk has been raised and enhanced and aligns directly with the door to the school.
Comment Number: 13 Comment Originated: 11/21/2016
11/21/2016: The sidewalk along the north maybe redundant. Possibly consider a connection to the sidewalk on
the property to the north.
RESPONSE: Walk has been removed and plans now show a connection to the north.
Comment Number: 14 Comment Originated: 11/21/2016
11/21/2016: The handicap parking spaces do not have to be bunched together.
RESPONSE: It is preferable to have them as close to the church entry as possible as many of the parishioners
are elderly. If the spaces were moved west, it would be a long trip to the front door.
Comment Number: 15 Comment Originated: 11/21/2016
11/21/2016: The ramp for the handicap spaces do not have a landing.
RESPONSE: The ramps have been modified
Comment Number: 16 Comment Originated: 11/21/2016
11/21/2016: The lighting levels are low in the drive aisle on the south side of the building.
RESPONSE:
Comment Number: 17 Comment Originated: 11/21/2016
11/21/2016: The trash enclosure's walk-in access is not clear on the plans.
RESPONSE: The trash enclosure on the plans now match the architect’s sheets.
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
Topic: General
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: A Modification of Standard is included.
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: Acknowledged.
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: All mechanical units are intended to be on the roof top. All units will be screened by the building’s
parapet or adjacent walls