HomeMy WebLinkAbout2601 CANTON CT. - PDP/FDP - FDP160033 - CORRESPONDENCE - (3)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
September 09, 2016
1401 RIVERSIDE AVE UNIT A
Fort Collins, CO 80524
RE: 2601 Canton Ct, FDP160033, Round Number 1
Comment Summary:
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com
Topic: General
09/07/2016: An offsite easement will be needed for the fire line connection that
crosses into the neighboring property. Please see the following link for the process
for an easement dedication to the City:
http://www.fcgov.com/engineering/pdf/Easrowdedications2010.pdf . The fees are
$250 per easement and the recording fees will vary depending on the number of
pages. A deed will be required for each easement/ROW.
Comment Number: 1 Comment Originated: 09/07/2016
09/07/2016: What will be done with the remaining portion of the water service stub?
Will it be abandoned in place or removed?
Comment Number: 2 Comment Originated: 09/07/2016
09/07/2016: Please verify the easement width along Canton Court. It appears to be
smaller than 15' based on the Prospect Industrial Park plat.
Comment Number: 3 Comment Originated: 09/07/2016
09/07/2016: It is unclear where the sidewalk installation limits are along Canton
Court. Please label the 4.5' sidewalk.
Comment Number: 4 Comment Originated: 09/07/2016
09/07/2016: The entrance angle for all driveway approaches shall be 90 degrees
plus or minus 10 degrees for a minimum of 25' measured perpendicular to the
street. Please adjust the plans or provide a variance request with justification of the
alignment.
Comment Number: 5 Comment Originated: 09/07/2016
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
09/07/2016: The location of the sidewalk chase will need to be looked at closer. As
proposed, it looks like it encroaches into the transition of the driveway to the north as
well as the proposed driveway transition into the site. Based on the sidewalk culvert
detail, it requires at least 10' of total width before any transitions can start.
Comment Number: 6 Comment Originated: 09/07/2016
09/07/2016: Please update Detail D-10 to show a sidewalk thickness of 6", not 4"
as shown.
Comment Number: 7 Comment Originated: 09/07/2016
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: General
08/30/2016: Is the off-site detention pond part of this project? If so, it should be
included on the site and landscape plans. If it will be graded and seeded as part of
this project, please clarify the seed mix to be used. Staff can provide a custom
native seed mix that is appropriate for detention areas, if you're interested.
Comment Number: 1 Comment Originated: 08/30/2016
Topic: Landscape Plans
08/30/2016: Please show the areas to be seeded with the upland seed mix with
some kind of shading or hatching to clarify where the seeding will occur.
Comment Number: 2 Comment Originated: 08/30/2016
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
09/07/2016:
Contact the City Forester for an on-site meeting to obtain exiting tree inventory and
mitigation information to include in the plans.
Comment Number: 1 Comment Originated: 09/07/2016
09/07/2016:
Evaluate using a canopy shared tree where the two cockspur hawthorn are shown
on the landscape plan. Bur oak of Kentucky coffeetree could be considered for
these locations.
Comment Number: 2 Comment Originated: 09/07/2016
09/07/2016:
Move proposed shrubs away from the trunks of exiting trees to avoid damaging root
systems when planting.
Comment Number: 3 Comment Originated: 09/07/2016
09/07/2016:
Add the 7 tree protection specifications with the table for number 7 listed in LUC
3.2.1 G.
Comment Number: 4 Comment Originated: 09/07/2016
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Page 2 of 11
08/31/2016:
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.
Project specific concerns:
1. Fire-sprinkler systems or fire-containment required for buildings larger than 5k
sq.ft.
2. Upgraded insulation is required for buildings using electric heat or cooling.
3. Exterior walls & roof of certain occupancies 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: 08/31/2016
Page 3 of 11
Department: Light And Power
Contact: Coy Althoff, , CAlthoff@fcgov.com
Topic: General
09/06/2016: Primary power is not readily available to this parcel; although electric
facilities can be constructed to serve the property. If a utility easement exists on the
neighboring property (parcel 8720105013), then 3-phase power could be extended
from that location. Alternate options would requiring boring from the north along
Sharp Point Dr. and then onto Canton Ct. Please coordinate with Light & Power for
the best option.
Comment Number: 1 Comment Originated: 09/06/2016
09/06/2016: Development charges, electric Capacity Fee, Building Site charges
and any system modification charges necessary will apply to this development.
Comment Number: 2 Comment Originated: 09/06/2016
09/06/2016: Contact Light and Power Engineering to coordinate the transformer
and electric meter locations, please show the locations on the utility plans.
Transformers shall be within 10' of a paved surface and must have a minimum
clearance of 3' around the sides and the back.
Comment Number: 3 Comment Originated: 09/06/2016
09/06/2016: 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
Comment Number: 4 Comment Originated: 09/06/2016
09/06/2016: 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/ElectricServiceStandards_F
INAL_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.
Comment Number: 5 Comment Originated: 09/06/2016
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
08/15/2016: FIRE SPRINKLER SYSTEM V's FIRE CONTAINMENT
The building exceeds 5000 square feet and may be sprinklered or fire contained (if
minimum access requirements have been met). Sprinkler systems are installed
under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with
any fire sprinkler related questions at 970-416-2868.
Comment Number: 1 Comment Originated: 08/15/2016
Page 4 of 11
08/15/2016: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building as
measured along an approved route around the perimeter. Any private private drive
serving as a fire lane shall be designed to standard fire lane specifications and be
labeled on the plans and dedicated by separate document as an Emergency
Access Easement (EAE). In order to meet minimum fire access, the drive aisle on
the north side of the building will need to be indicated as an Emergency Access
Easement (from the Cul-de-sac curb cut and extending to the NW corner of the
building). This will leave the building approximately 75' out of fire access on the
south side, however this condition is considered acceptable if the building is
equipped with an automatic sprinkler system. Code language and fire lane
specifications provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction.
The fire apparatus access road shall comply with the requirements of this section
and shall extend to within 150 feet of all portions of the facility and all portions of the
exterior walls of the first story of the building as measured by an approved route
around the exterior of the building or facility. When any portion of the facility or any
portion of an exterior wall of the first story of the building is located more than 150
feet from fire apparatus access, the fire code official is authorized to increase the
dimension if the building is equipped throughout with an approved, automatic
fire-sprinkler system.
Comment Number: 2 Comment Originated: 08/15/2016
08/15/2016: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets; however the applicant should also be advised that
additional signage may be required at time of inspection and final CO. 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.
Comment Number: 3 Comment Originated: 08/15/2016
Page 5 of 11
08/15/2016: SECURITY GATES
The proposed security gate and fence will block fire department access to the
building's south-side. A means of gate entry shall be approved in order ensure
perimeter building access. Code language provided below to assist with planning.
> IFC 503.6: Where security gates are installed, they shall have an approved means
of emergency operation. The security gates and the emergency operation shall be
maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all of
the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one
person.
4. Gate components shall be maintained in an operative condition at all times and
replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or chain
and padlock, unless they are capable of being opened by means of forcible entry
tools or when a key box containing the key(s) to the lock is installed at the gate
location.
7. Gate design and locking device specifications shall be submitted for approval by
the fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Comment Number: 4 Comment Originated: 08/15/2016
08/15/2016: FIRE HYDRANTS
The proposed fire hydrant near the entry curb cut to the site appears to be properly
located. Commercial flow requirements and fire hydrant clearances will apply. Code
language provided below.
> IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provide
1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the
building.
> IFC 507.5.5: A 3-foot clear space shall be maintained around the circumference of
fire hydrants except as otherwise required or approved.
Comment Number: 5 Comment Originated: 08/15/2016
09/08/2016: PREMISE IDENTIFICATION
The building address shall be properly posted. Where address posting is not
sufficient, monument signage may also be required. Code language provided below.
> IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly
legible, visible from the street or road fronting the property, and posted with a
minimum of six-inch numerals on a contrasting background. Where access is by
means of a private road and the building cannot be viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure.
Comment Number: 6 Comment Originated: 09/08/2016
Department: Planning Services
Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com
Page 6 of 11
Topic: General
09/06/2016: If any off-site easements are necessary, a letter of intent from the
property owners is needed prior to public hearing.
Comment Number: 1 Comment Originated: 09/06/2016
09/06/2016: Tree plantings with at least several canopy shade trees are needed
onsite to meet landscaping standards for establishing a partial tree canopy. Potential
tree locations could include in parking islands (see comment below about parking
landscape standards), or as screening along the rear property lines abutting the
recycled asphalt area.
Comment Number: 2 Comment Originated: 09/06/2016
09/06/2016: Several parking lot landscaping standards are not being met, including:
- 6% of the vehicle use area needs to be landscaped.
- Parking aisles should be defined at their beginning and ends with landscaped
islands.
- No more than 15 contiguous vehicle parking spaces without an intervening parking
island.
Comment Number: 3 Comment Originated: 09/06/2016
09/06/2016: To utilize 9x17' vehicle parking spaces, the walkway in front of the
building needs to be 6' in width to account for vehicular overhang.
Comment Number: 4 Comment Originated: 09/06/2016
09/06/2016: Please dimension the width of all driveways/walkways/aisles on the site
plan, and show the requested emergency access easement on the site plan.
Comment Number: 5 Comment Originated: 09/06/2016
09/06/2016: Please identify the location of bicycle parking on the site plan; it should
be easily accessible and located near customer or employee entrances.
Comment Number: 76 Comment Originated: 09/06/2016
09/06/2016: On the elevations, please provide specific colors/finishes for the metal
and siding. Character photos or color samples would be useful to provide on these
drawings.
Comment Number: 7 Comment Originated: 09/06/2016
09/06/2016: What type of storage or activities will be taking place in the rear yard --
this may affect requirements for screening (solid fencing rather than chain link) and
whether the areas needs to be hard-surfaced with asphalt or concrete.
If this area is intended for storage, please replace the chain-link fencing with a solid
or opaque fence and update the fencing design sections on the elevation drawings.
Comment Number: 8 Comment Originated: 09/06/2016
09/07/2016: Please double-check the owners for the signature blocks on the site
plan, currently Serious Texas BBQ is listed.
Comment Number: 9 Comment Originated: 09/07/2016
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: Drainage Report
Page 7 of 11
09/06/2016: Drainage Report | Please provide an LID exhibit showing the area
draining onto and treated by the bioswale. Also please note that the maximum
run-on ratio for a bioswale is 10:1. If you are not able to achieve the required 75% of
the added impervious area draining onto to the bioswale or the run-on ratios, you
may want to consider making this area a volume-based LID like a rain garden.
Comment Number: 5 Comment Originated: 09/06/2016
09/06/2016: Drainage Report - this report will need to also include a section in the
narrative that discusses the 4-step process for selecting structural BMPs.
Comment Number: 7 Comment Originated: 09/06/2016
09/06/2016: Drainage Report - Please update all text references to the grassed
swale to bioswale.
Comment Number: 8 Comment Originated: 09/06/2016
09/06/2016: Drainage Report - Page 4 of the report discusses maintenance
responsibilities. Please note that the concrete pan that is located in the ROW at the
outlet of the pond will also need to be privately maintained.
Comment Number: 9 Comment Originated: 09/06/2016
09/06/2016: Drainage Report - Hydrologic Computations - It looks like there is an
error in calculating the runoff coefficients for this site. Please revise.
Comment Number: 10 Comment Originated: 09/06/2016
09/06/2016: Drainage Report - the release rate stated in the drainage report will
need to be revised based on updated hydrologic calculations. This release rate will
also need to account for the undetained runoff in Basin 1. In other words, the
allowable release rate will need to subtract the runoff from Basin 1.
Comment Number: 11 Comment Originated: 09/06/2016
09/06/2016: Drainage Report - Detention Volume calculations were done with the
UD spreadsheet. This spreadsheet utilizes Denver rainfall data, so this spreadsheet
cant be used. Please create your own mass balance spreadsheet, per Volume 2,
Chapter 10, Section 3.2.3 procedure.
Comment Number: 12 Comment Originated: 09/06/2016
09/06/2016: Drainage Report - Please include the WQCV calculation in the report.
Comment Number: 13 Comment Originated: 09/06/2016
09/06/2016: Drainage Report - Please see redlines for other minor comments.
Comment Number: 14 Comment Originated: 09/06/2016
Topic: General
09/06/2016: Grading Plan | Please note that we will need a letter of intent from the
adjacent property owner stating that they will allow for a drainage easement and
detention pond on their property. This letter will need to be provided prior to our
recommendation for approval at P&Z.
Comment Number: 2 Comment Originated: 09/06/2016
09/06/2016: Grading Plan | Please note that bio-swales require a flat bottom,
typically 2-feet¿ minimum. Please update your grading plan to show this.
Comment Number: 3 Comment Originated: 09/06/2016
09/06/2016: Grading Plan and Drainage Plan | Please re-label the grassed swale as
a bioswale
Comment Number: 4 Comment Originated: 09/06/2016
09/06/2016: Details | Please update the outlet structure details per the comments in
the drainage report to update the calculations.
Comment Number: 6 Comment Originated: 09/06/2016
Page 8 of 11
09/09/2016: Grading Plan - there appears to be a low point along the northerly curb
line that doesnt align with the curb opening. Can you make the low point at the curb
opening to ensure water isnt going to just bypass it? Please add more spot
elevations in this area.
Comment Number: 15 Comment Originated: 09/09/2016
09/09/2016: Grading Plan - there appears to be some grading work offsite to the
north. Please either revise this to eliminate the need to change the grades on the
adjacent property, or plan to get a grading/construction easement from them. This
will also require a letter of intent to be submitted prior to P&Z.
Comment Number: 16 Comment Originated: 09/09/2016
09/09/2016: Grading Plan - please indicate curb types.
Comment Number: 17 Comment Originated: 09/09/2016
09/09/2016: Grading Plan - it looks like you intend to channelize the water in a
diagonal fashion through the parking lot in the southwestern corner. This should
probably be a concrete pan to prevent degradation of the asphalt in this area.
Comment Number: 18 Comment Originated: 09/09/2016
09/09/2016: Grading Plan - please include slope labels.
Comment Number: 19 Comment Originated: 09/09/2016
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
08/22/2016: Current Erosion Control Materials Submitted do not meet
requirements. Please submit; Erosion Control Plan (based off redline comments),
Erosion Control Report (based off redline comments), and an Escrow / Security
Calculation (recalculate based upon the redline comments on the erosion control
plan changes). Also, based upon the area of disturbance State permits for
stormwater will be required since the site is over an acre. If you need clarification
concerning the erosion control section, or if there are any questions please contact
Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
Comment Number: 1 Comment Originated: 08/22/2016
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
09/02/2016: There are line over text issues. See redlines.
Comment Number: 7 Comment Originated: 09/02/2016
09/02/2016: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 8 Comment Originated: 09/02/2016
Topic: Construction Drawings
Page 9 of 11
09/02/2016: Please provide the following information for the Benchmark Statement
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: 9 Comment Originated: 09/02/2016
09/02/2016: All benchmark statements must match on all sheets.
Comment Number: 10 Comment Originated: 09/02/2016
09/02/2016: There are line over text issues. See redlines.
Comment Number: 11 Comment Originated: 09/02/2016
09/02/2016: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 12 Comment Originated: 09/02/2016
Topic: Landscape Plans
09/02/2016: There are line over text issues. See redlines.
Comment Number: 5 Comment Originated: 09/02/2016
Topic: Lighting Plan
09/02/2016: There are text over text issues. See redlines.
Comment Number: 6 Comment Originated: 09/02/2016
Topic: Site Plan
09/02/2016: Please revise the legal description. This does not match the submitted
document or the deed.
Comment Number: 1 Comment Originated: 09/02/2016
09/02/2016: Some of the sheet titles in the sheet index do not match the sheet titles
on the noted sheets. See redlines.
Comment Number: 2 Comment Originated: 09/02/2016
09/02/2016: There are line over text issues. See redlines.
Comment Number: 3 Comment Originated: 09/02/2016
09/02/2016: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 4 Comment Originated: 09/02/2016
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Page 10 of 11
Topic: General
09/06/2016: 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: 09/06/2016
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
09/06/2016: Please provide a minimum of 5’ of separation for the entire distance
between the hydrant lateral and the fire service.
Comment Number: 1 Comment Originated: 09/06/2016
09/06/2016: Please provide a water meter sizing justification letter from the MEP
working on this project. A ¾” meter for 6 units seems small.
Comment Number: 2 Comment Originated: 09/06/2016
09/06/2016: See redlines for other minor comments on the Utility Plan.
Comment Number: 3 Comment Originated: 09/06/2016
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
Topic: Site Plan
09/07/2016: Chain-link fencing is not permitted for screening purposes. Does this
fence include barbed wire?
Comment Number: 1 Comment Originated: 09/07/2016
Page 11 of 11