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HomeMy WebLinkAboutBEEBE CHRISTIAN SCHOOL - PDP - PDP160022 - CORRESPONDENCE - REVISIONS (5)Community Development & 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 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: 6 Comment Originated: 11/22/2016 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. RESPONSE: Curb radii have been updated to show 15’ at each intersection. Comment Number: 11 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. RESPONSE: Date added to Title of Page Comment Number: 13 Comment Originated: 12/27/2016 12/27/2016: These comments can be addressed after hearing. 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: A new TDR application was submitted in December, along with the fee. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans 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. RESPONSE: The tree has been pulled back. Comment Number: 10 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. RESPONSE: We have removed the Linden trees from the landscape islands. Comment Number: 12 Comment Originated: 01/03/2017 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. RESPONSE: The numbers have been corrected. 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) Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review 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 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: 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/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. 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. Comment Number: 7 Comment Originated: 12/23/2016 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. 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 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: Talking with Jim Lynxwiler on a couple different occasions we believe we have come to an agreement on the design for this project with regards to fire access. We have added the additional fire access road within the fenced playground area to provide better access to the north and northeast sides of the building. 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: Talking with Jim Lynxwiler on a couple of different occasions we believe we have come to an agreement on the design for this project with regards to the fire access easement and signage along the drives internal to the site. Please see C-1.0 for signage location and language and C-4.2 for sign details. Comment Number: 7 Comment Originated: 12/28/2016 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. 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. RESPONSE: Talking with Jim Lynxwiler on a couple of different occasions we believe we have come to an agreement on the design for this project with regards to fire access. The gate shall be secure with either a Knox Box or a paddle lock that can be easily cut on site in case of an emergency. Please see previous responses with regards to access and signage. > 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. RESPONSE: Gate is to constructed as a typical swing gate with either a Knox Box/Paddle Lock or a some sort of lock that can be easily cut in case of an emergency. Department: Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com Topic: General Comment Number: 6 Comment Originated: 08/02/2016 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. RESPONSE: The spaces have been moved to the alcove at the school’s entry. According to the owners, it is more likely the students will use them anyway. Comment Number: 8 Comment Originated: 08/02/2016 12/23/2016: In future drawings, please show the Ascent Studio walkway that the new sidewalk connects with. RESPONSE: The walkway has been shown. Comment Number: 9 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? RESPONSE: We now have removed the false windows and added green screens on the east façade. These are indicated on the east building elevation and the landscape plan. The trellis’ will have 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. 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. RESPONSE: Modification has been revised. 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. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 23 Comment Originated: 12/28/2016 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. RESPONSE: Grading has been revised within this access to the site. We are now showing a 2.2% slope from ridge line to flow line of the curb scupper. We believe this to be sufficient enough to contain all water on site north of the ridge line and direct the water to the curb scupper, rain garden, and eventually the detention pond. Comment Number: 24 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. RESPONSE: WQCV and 100-yr orifice and plates have both been redesigned and details have been added to C-4.2. Please see calcs within revised Storm Report. Comment Number: 25 Comment Originated: 12/28/2016 12/28/2016: Drainage Report – see the redlined report for other minor comments. RESPONSE: Redlines reviewed and comments addressed. Comment Number: 26 Comment Originated: 12/28/2016 12/28/2016: Plat – please add drainage easements around the rain gardens. RESPONSE: Drainage easement for both rain gardens have been added to the design of this project. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 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. RESPONSE: Understood. 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 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 9 Comment Originated: 08/09/2016 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: 11 Comment Originated: 08/09/2016 12/28/2016: There are line over text issues. See redlines. RESPONSE: Line over text issues have been addressed as well as the benchmark statements (2 on the coversheet) have been matched. 11/23/2016: There are line over text issues. See redlines. 08/09/2016: There are line over text issues. See redlines. Comment Number: 12 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. RESPONSE: Text in hatched areas have been masked along with all spot elevations within grading plan. 08/09/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 12/28/2016: This has not been corrected. RESPONSE: Fuzzy text have been removed and clearer text have been provided for this detail 11/23/2016: Please clean up the fuzzy text in the Outlet Structure detail on sheet 7. See redlines Topic: Lighting Plan Comment Number: 7 Comment Originated: 08/08/2016 12/28/2016: Please change the name to "Beebe Christian School & Seventh Day Adventist Church". RESPONSE: This has now been corrected. 11/22/2016: This has not been corrected. 08/08/2016: Please change the name to "Beebe Christian School". Topic: Plat Comment Number: 18 Comment Originated: 12/28/2016 12/28/2016: Please make changes to the Statement Of Ownership And Subdivision as marked. See redlines. RESPONSE: Revised per comment (King Surveyors) Comment Number: 19 Comment Originated: 12/28/2016 12/28/2016: Please remove the zoning. It is not necessary. It can change. RESPONSE: Revised per comment (King Surveyors) Comment Number: 20 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. RESPONSE: Revised per comment (King Surveyors) Comment Number: 21 Comment Originated: 12/28/2016 12/28/2016: Please make changes to the easement labels as shown. See redlines. RESPONSE: Revised per comment (King Surveyors) Comment Number: 22 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. RESPONSE: Revised per comment (King Surveyors) Topic: Site Plan Comment Number: 1 Comment Originated: 08/08/2016 12/28/2016: Please make change to the new legal description as marked. See redlines. RESPONSE: Corrected. 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: 23 Comment Originated: 12/28/2016 12/28/2016: There are spelling issues. See redlines. RESPONSE: Spelling has been corrected. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 3 Comment Originated: 12/27/2016 12/27/2016: Please align drives with police department accesses. RESPONSE: Drives are now aligned. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General 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 : Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 9 Comment Originated: 11/22/2016 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) RESPONSE: Notes have been revised. Comment Number: 16 Comment Originated: 12/28/2016 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) RESPONSE: Understood. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 15 Comment Originated: 11/21/2016 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. RESPONSE: The handicap parking curb and ramps have been modified. Comment Number: 17 Comment Originated: 11/21/2016 12/21/2016 :The trash enclosure will need a separate building permit for walls taller than 6' in height. RESPONSE: The trash enclosure has been reduced to 6’ tall. 11/21/2016: The trash enclosure's walk-in access is not clear on the plans. RESPONSE: The opening is now more clearly labeled. 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: Modification to the standard was approved. Comment Number: 18 Comment Originated: 12/21/2016 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? RESPONSE: Column has been removed.