HomeMy WebLinkAboutBEEBE CHRISTIAN SCHOOL - PDP - PDP160022 - CORRESPONDENCE - (6)Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
January 03, 2017
Cathy Mathis
TB GROUP
444 MOUNTAIN AVENUE
Berthoud, CO 80513
RE: Beebe Christian School, PDP160022, Round Number 3
Comment Summary:
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Topic: General
12/27/2016: Curb return radii should be 15' at all three driveways per Table 8-2.
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.
Comment Number: 6 Comment Originated: 11/22/2016
12/27/2016: It looks like you're dating the map. We want to be dating the planset.
Maybe making the date a bit larger, taking it out of parenthesis, and removing "as of"
would make it appear like it's dating the planset. 11/22/2016: Please add date
(month, year) to the cover sheet above the vicinity map.
Comment Number: 11 Comment Originated: 11/22/2016
12/27/2016: These comments can be addressed after hearing.
Comment Number: 13 Comment Originated: 12/27/2016
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
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.
Comment Number: 1 Comment Originated: 07/28/2016
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
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 10
12/22/2016:
Continued
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.
Comment Number: 9 Comment Originated: 11/23/2016
12/22/2016:
Continued
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.
Comment Number: 10 Comment Originated: 11/23/2016
12/22/16
There seems to be some discrepancies between the number of trees on the
Landscape Plans and the number of trees listed on the Plant List. Please adjust and
correct these values.
Crabapple, Spring Snow has 9 trees on Landscape plans and 7 trees on Plant List.
(+2 discrepancy)
Japanese Tree Lilac has 14 trees on Landscape Plans and 8 trees on Plant List (+6
discrepancy)
Newport Plum has 6 trees on Landscape Plans and 4 trees on Plant List (+2
discrepancy)
Comment Number: 12 Comment Originated: 01/03/2017
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Page 2 of 10
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
Comment Number: 1 Comment Originated: 08/16/2016
Department: Light And Power
Page 3 of 10
Contact: Coy Althoff, , CAlthoff@fcgov.com
Topic: General
08/09/2016: 3-Phase power is available to this area.
Comment Number: 1 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.
Comment Number: 2 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.
Comment Number: 3 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
Comment Number: 4 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/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: 08/09/2016
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.
Comment Number: 6 Comment Originated: 11/18/2016
12/23/2016: No changes on behalf of Light & Power since the original comments
were written on 8/9/16. Round 3 has not impact on Light & Power. Please contact
us directly if you have questions.
Comment Number: 7 Comment Originated: 12/23/2016
Department: Outside Agencies
Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com
Topic: General
08/09/2016: Comment made by Don Kapperman, Comcast, 970-484-7166.
Run 2'' conduit from IT Room out to Comcast Pedestal.
Comment Number: 1 Comment Originated: 08/09/2016
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Page 4 of 10
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.
Comment Number: 2 Comment Originated: 11/10/2016
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.
Comment Number: 3 Comment Originated: 11/22/2016
12/28/2016: FIRE LANE
Several items remain outstanding with regard to design and identification of the fire
lane:
> The limits of the fire lane need to be indicated on the site plan.
> The fire lane shall be designed to minimum specifications (see prior comment).
> All portions of the fire lane shall support 40 tons.
> Where the fire lane is 20' in width, 25' minimum inside turning radii are required.
As several drive aisles exceed 20' widths, an AutoTurn exhibit will be needed to
verify fire apparatus turning movements within the site.
> No Parking - Fire Lane sign locations need to be indicated on the plans (see prior
comment).
> Fire lane shall be dedicated by separate document as an Emergency Access
Easement.
> The proposed construction of the gated fire lane needs to be called out on the
plans.
> The gate design shall be reviewed and approved by the fire department. Code
language provided below to assist in planning.
> All areas of the fire lane shall be maintained unobstructed at all times. This
includes snow removal and includes the portion of fire lane that will be gated.
Comment Number: 7 Comment Originated: 12/28/2016
Page 5 of 10
12/28/2016: SECURITY GATES
> IFC 503.6: The installation of security gates across a fire apparatus access road
shall be approved by the fire chief. Where security gates are installed, they shall
have an approved means of emergency operation. The security gates and the
emergency operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all 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: 8 Comment Originated: 12/28/2016
Department: Planning Services
Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com
Topic: General
12/23/2016: How are the four enclosed bike spaces covered? Will there be some
kind of enclosure built over the bike rack? More clarification is needed.
Comment Number: 6 Comment Originated: 08/02/2016
12/23/2016: In future drawings, please show the Ascent Studio walkway that the
new sidewalk connects with.
Comment Number: 8 Comment Originated: 08/02/2016
12/23/2016: For clarification at the staff review meeting: on the east facing wall, are
those simply false-window frames? If real windows interfere with the auditorium
layout, can we explore alternative options, such as trellis with vines?
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.
Comment Number: 9 Comment Originated: 08/02/2016
Page 6 of 10
12/23/2016: In the discussion for the primary/secondary medication, could you
please include discussion or analysis on how a large portion of the site is taken up in
the form of drainage channels/easements for the larger Spring Creek Farms area. In
effect, other employment uses such as Police Services and nearby offices/retail are
exporting a portion of their drainage requirements to this site, which otherwise would
have reduced the amount of space they are providing for employment on their own
sites.
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.
Comment Number: 14 Comment Originated: 11/28/2016
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
12/28/2016: Drainage Report – the LID table on the Drainage Plan shows that you
are intending to treat 100% of the site with LID. However, it looks like most of the
parking lot in Basin 1 actually bypasses the rain garden with the way that this
parking lot is currently graded. But, it looks like you still meet the 75% required
minimum even with the current grading plan. I would suggest re-calculating the
standard WQCV (portion of Basin 1 + OS7 + PS1) to include this portion of Basin 1
that bypasses the rain garden and then making sure you’re providing that amount of
WQCV in the pond. Also please note that standard WQ calculations for the pond are
required to be based upon a 40-hr drain time. The 12-hr drain time may apply to the
rain gardens.
Comment Number: 23 Comment Originated: 12/28/2016
12/28/2016: Drainage Report –the existing outlet structure is a typical extended
detention outlet structure with a perforated WQ orifice plate and a 100-year orifice
plate on a separate wall. (I have pictures if you need them.) The invert of the
100-year orifice wall is at a lower elevation than the WQ plate wall. For the final
design of the outlet works for this pond, it seems as though you will be able to utilize
the configuration of the existing structure as long as you can get the WQCV
elevation to match. Please plan to utilize a separate perforated WQ orifice plate and
a separate 100-yr orifice plate, like that of the existing outlet works.
Comment Number: 24 Comment Originated: 12/28/2016
12/28/2016: Drainage Report – see the redlined report for other minor comments.
Comment Number: 25 Comment Originated: 12/28/2016
12/28/2016: Plat – please add drainage easements around the rain gardens.
Comment Number: 26 Comment Originated: 12/28/2016
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Page 7 of 10
12/20/2016: Please submit; Erosion Control Plan (based on redlined comments),
and an Escrow / Security Calculation (based upon any changes to the erosion
control plan). The Erosion Control Report was acceptable and will not need to be
resubmitted.
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
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
Comment Number: 12 Comment Originated: 08/09/2016
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
12/28/2016: All benchmark statements must match on all sheets.
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¿.
08/09/2016: We did not see any benchmarks or benchmark statement shown on
the plans.
Comment Number: 9 Comment Originated: 08/09/2016
12/28/2016: There are line over text issues. See redlines.
11/23/2016: There are line over text issues. See redlines.
08/09/2016: There are line over text issues. See redlines.
Comment Number: 11 Comment Originated: 08/09/2016
12/28/2016: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
11/23/2016: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
08/09/2016: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 12 Comment Originated: 08/09/2016
Page 8 of 10
12/28/2016: This has not been corrected.
11/23/2016: Please clean up the fuzzy text in the Outlet Structure detail on sheet 7.
See redlines.
Comment Number: 17 Comment Originated: 11/23/2016
Topic: Lighting Plan
12/28/2016: Please change the name to "Beebe Christian School & Seventh Day
Adventist Church".
11/22/2016: This has not been corrected.
08/08/2016: Please change the name to "Beebe Christian School".
Comment Number: 7 Comment Originated: 08/08/2016
Topic: Plat
12/28/2016: Please make changes to the Statement Of Ownership And Subdivision
as marked. See redlines.
Comment Number: 18 Comment Originated: 12/28/2016
12/28/2016: Please remove the zoning. It is not necessary. It can change.
Comment Number: 19 Comment Originated: 12/28/2016
12/28/2016: Please make changes to the Basis Of Bearings statement as shown.
Please see Board Rule 6.8.3.2 & 6.8.3.5.
Comment Number: 20 Comment Originated: 12/28/2016
12/28/2016: Please make changes to the easement labels as shown. See redlines.
Comment Number: 21 Comment Originated: 12/28/2016
12/28/2016: There is curve data that differs from the Spring Creek Farms North
plat. Please either revise, or list record & measured data. See redlines.
Comment Number: 22 Comment Originated: 12/28/2016
Topic: Site Plan
12/28/2016: Please make change to the new legal description as marked. See
redlines.
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.
Comment Number: 1 Comment Originated: 08/08/2016
12/28/2016: There are spelling issues. See redlines.
Comment Number: 23 Comment Originated: 12/28/2016
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
12/27/2016: Please align drives with police department accesses.
Comment Number: 3 Comment Originated: 12/27/2016
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Page 9 of 10
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
Comment Number: 1 Comment Originated: 08/08/2016
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
12/28/2016: Utility Plan – there are still some 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)
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)
Comment Number: 9 Comment Originated: 11/22/2016
12/28/2016: Utility Plan – For the proposed water service, please note that you will
be required to provide a water meter sizing justification letter at final that validates
the size of the water meter. (Final)
Comment Number: 16 Comment Originated: 12/28/2016
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
12/21/2016: A detail of the handicap ramps and landings need to be provided.
11/21/2016: The ramp for the handicap spaces do not have a landing.
Comment Number: 15 Comment Originated: 11/21/2016
12/21/2016 : The trash enclosure will need a separate building permit for walls taller
than 6' in height.
11/21/2016: The trash enclosure's walk-in access is not clear on the plans.
Comment Number: 17 Comment Originated: 11/21/2016
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
Topic: General
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.
Comment Number: 2 Comment Originated: 08/09/2016
12/21/2016: The support pillar for the church entrance awning is situated in the
middle of the sidewalk. Building code requires a 36" clearance of a entrance
access. Can the sidewalk be expanded or can the pillar be moved ?
Comment Number: 18 Comment Originated: 12/21/2016
Page 10 of 10