HomeMy WebLinkAboutPSD PROSPECT SCHOOL SITE SITE PLAN ADVISORY REVIEW - SPA190002 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com
March 15, 2019
DESIGN TEAM Responses – 10.09.19
Angie Milewski
BHA Design, Inc.
Re: PSD Prospect School Site
Description of project: Poudre School District is developing a new high school with ancillary outdoor amenities
and a second ‘District Stadium’, east of I-25, at the northwest corner of Prospect Road and County Road 5
(parcel #8715000904). The facility will host both a middle school and high school. Site amenities will include site
circulation, athletic fields and facilities, student, visitor and staff access drives and parking, bus / parent drop off
area, the utilization of 2 existing irrigation wells for sprinkler irrigation and run-off detention on this previously
undeveloped site. Approximately 1,167 parking spaces will be provided. Access is taken from E Prospect Rd to
the south and S County Road 5 to the east. The property is within the Urban Estate (UE) zone district and is
subject to Site Plan Advisory Review (SPAR).
Please see the following summary of comments regarding the PSD Prospect School Site project. The comments
offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of
the project application. Modifications and additions to these comments may be made at the time of formal review
of this project. If you have any questions regarding these comments or the next steps in the review process,
please contact your Development Review Coordinator, Brandy Bethurem Harras at 970.416.2744 or
bbethuremharras@fcgov.com
Comment Summary:
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. A typical development would need to mitigate for the light and noise coming from the stadium and ball
fields per 3.5.1(J) of the Land Use Code. How do you plan to minimize the impact of the ball fields and
stadium on neighbors?
Response: While it is important that the new school provide educational, athletic and performance
2
programs similar to other PSD schools, the site has been intentionally designed to facilitate site
circulation and to reduce impacts on adjacent properties. Site amenities, parking, and circulation have
been distributed across the site to help disperse traffic, noise and lights. The ‘District Stadium’ has been
located at the far west end of the property to reduce impacts on existing adjacent residential uses.
Lighting required for athletic fields will be designed with the latest technologies using efficient and
functional LED lighting designed to contain light within the property and reduce light spill. A photometric
plan has been included with the submittal for review of light levels.
To mitigate unnecessary and unwanted light (in the form of glare) originating from sports lighting pole
fixtures which illuminate the ball fields and stadium, we will design and specify these systems to utilize
LED technology with glare reduction to provide tightly controlled beam optics. These fixtures employ a
sharp cutoff in lumen output as the light travels further from the field. Due to the modularity of fixtures
and inherent louvered nature of the housings, all LUC site boundary maximum light level requirements
will be met. Horizontal and Vertical Illuminance values will be provided at various perimeter “spill” circles
for confirmation on the required light mitigation for neighbors.
2. Our Land Use Code would push the building to the street with parking located in the rear per section
3.5.3(C).
Response: While we agree with and understand the Land Use Code encouraging this building form for
typical commercial buildings, the design of a 90+ acre school campus is more like the ‘campus or park-
like development block’ standards allowed in the LUC. The school building is designed around a central
outdoor learning park. The building itself has multiple entrances with specific purposes that connect to
adjacent site areas dispersed around the building ‘hub’ – main entry and visitor parking, student parking
and drop-off, bus and staff parking, and athletic fields adjoining the gymnasium and PE areas. A series
of connected walkways encircle the site and building while providing safety and visibility required for
todays school environment. The school design has been rigorously planned to prioritize the educational
needs of our students, allow for future growth with minimal disruption, and will become a prototype for
future school designs.
3. Please provide a landscape plan with your submittal. Planning staff will be looking for how you screen
the fields of parking.
Response: Landscape Plans included with the initial SPAR submittal.
4. Could you provide a diagram of how bus and vehicle circulation will work with your formal SPAR
submittal? This will help staff evaluate the circulation patterns and will allow staff to provide suggestions
on how to minimize queueing and flowing well through the site and onto Prospect.
Response: The Access / Circulation Plan presented at the Neighborhood Meeting is included with
initial SPAR submittal.
5. The site plan shown is auto oriented and does not provide strong connections for bikes and pedestrians.
Staff would like to see a sidewalk along County Road 5, locations of bike racks, and better ways for
pedestrians to navigate the parking lot. We will also be looking at locations of handicap parking for
students. The current site plan does not seem to have many handicap parking spaces near the
3
entrance to the school.
Response: A detached 10’ sidewalk is proposed for the full lengths of the Prospect and County Road 9
frontages.
Bike rack locations have been identified on the included Site Plan:
The District is anticipating that non-bus riders will utilize the Primary Entrance (south) –
with a majority of the bike racks located east / adjacent this entry.
Additional bike racks have been located adjacent the Staff / North Bus Drop Off Entry –
located to accommodate Staff bicycles.
Bike Racks have also been located at the SW corner of the District Stadium.
Accessible Parking opportunities have been identified on the plan and are further summarized on Sheet
L100.0 in the Overall Site Plan
6. Please submit architectural elevations so staff can evaluate how well this proposal meets the character
criterion of the SPAR process. We would like elevations of the scoreboards, press boxes, and other
large structures on the site.
Response: Architectural elevations for each of the proposed buildings have been included in the
submittal package, including the District Stadium Press Box.
Manufacturer’s cut sheets/ images for the five planned LED scoreboards are included on Sheet L400.
7. How would this site connect to Carriage Parkway? Having this connection would allow students from
the neighborhoods to the north a way to walk and bike to school. Without this connection, these
students would most likely have to drive and increase congestion on County Road 5 and Prospect.
Please address this with your formal SPAR submittal.
Response: This future Carriage Parkway connection northwest of the project site has been included in
the initial SPAR submittal. Once Carriage Parkway has been developed (by others), the District intends
to establish this connection northwest of the stadium addressing the congestion concerns indicated
above.
8. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and
public hearing. The applicant for this development request is required to hold a neighborhood
information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal
way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the
formal hearing. Please contact your Development Review Coordinator, to assist you in setting a date,
time, and location. I and possibly other City staff would be present to facilitate the meeting.
Response: Neighborhood meeting was held at 5:30 p.m. on 09.12.19 at Lesher Middle School.
9. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
4
Response: Acknowledged.
10 .This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review
on the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
Response: Acknowledged.
11. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of
Standard Request will need to be submitted with your formal development proposal. Please see
Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard.
Response: Acknowledged.
12. Please see the Submittal Requirements and Checklist your Coordinator has provided- also available at
http://www.fcgov.com/developmentreview/applications.php.
Response: Checklist collected from Development Review Coordinator and turned over with initial
SPAR submittal.
13. The request will be subject to the Development Review Fee Schedule that is available in Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the
required documents for the appropriate development review process by City staff and affected outside
reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time
of submittal.
Response: Acknowledged. We understand that this SPAR that both the Development Review Fees
and the Transportation Development Review Fees have been waived.
14. When you are ready to submit your formal plans, please make an appointment with your Development
Review Coordinator.
Response: Acknowledged.
Department: Engineering Development Review
Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com
1. The site will need a detailed traffic study to address the traffic movement and the impact to the
driveway locations on Prospect Way.
Response: A TIS has been provided.
2. Carriage Parkway is proposed to be extended to the Prospect Way. There have been preliminary
discussions with the Owners of the property to the west of the school site about this location. It would
be a great opportunity to all parties involved to sit down and discuss this matter and determine an
5
alignment that works for all parties involved. The traffic study will help address this issue.
Response: Discussions regarding the alignment of Carriage Parkway are ongoing. See TIS for
additional information.
3. At the current site configuration, the access located on the north side of the site will probably need the
secondary access out to Carriage Parkway. I noticed that the current site alignment seems to line up
with what has been previously discussed shown to the City. Just for knowledge, has this discussion
already happening with the adjacent property owners?
Response: Yes, the District and Owners of the parcel west and northwest of the project site have been
communicating over the last year or so regarding this much-needed future connection. The District’s
plan to help alleviate congestion on CR5 and Prospect is to construct this NW connection once Carriage
Parkway is developed. In addition, included with this initial SPAR submittal is a Letter of Intent to
purchase of the 7-acre parcel immediately west of the planned District Stadium. This parcel will
accommodate a portion of the west side access road, future stadium area parking and transportation
facility.
4. If multiple right of way dedications are required, the applicant may want to consider one instrument of
dedication such as a subdivision map.
Response: A subdivision map is provided as a part of this SPAR application. Please note that the plat
does not currently encompass the 7-acre parcel that is being purchased on the west side of the
property, as the exact limit has not been defined. This area will be added and the plat amended as
soon as that info is available.
5. If any Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of
building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions.
Response: Acknowledged.
6. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal if applicable.
For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
Response: After discussing this fee with the Development Review Coordinator, it is understood that
these fees will be waived
7. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be
replaced or restored to City of Fort Collins standards at the Developer's expense prior to the
acceptance of completed improvements and/or prior to the issuance of the first Certificate of
Occupancy.
Response: Acknowledged. Standard note has been added to the plans.
6
8. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to
meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet
current ADA standards as a part of this project.
Response: Acknowledged – the project will fully comply with all ADA requirements.
9. Any public improvements must be designed and built in accordance with the Larimer County Urban
Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/streets
Response: Acknowledged.
10. This project is responsible for dedicating any right-of-way and easements that are necessary or
required by the City for this project (i.e. drainage, utility, emergency access). This shall include the
standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8
foot along an alley, and 9 foot along all other street classifications). Information on the dedication
process can be found at: http://www.fcgov.com/engineering/devrev.php
Response: All required easements will be provided and dedicated via plat.
11. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please
make your consultants aware of this, prior to any surveying and/or design work.
Response: The plans are on the NAVD88 datum.
12. Permitting is required for any work within the public right of way. The level of permitting is determined
based on the amount of work required and will be determined at the time of review.
Response: All required permits will be acquired.
13. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking
design.
Response: Acknowledged and we believe our proposed parking meets the requirements of Figure 19-
6.
14. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted
upon approval of an encroachment permit. Applications for encroachment permits shall be made to the
Engineering Department for review and approval prior to installation. Encroachment items shall not be
shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is
revoked then the site/ landscape plan is in non-compliance.
Response: Permit will be obtained if required. At this time, no encroachments are planned.
15. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s
storm runoff. We can look at the use of some LID methods to treat street flows – the design standards
7
for these are still in development.
Response: No LID facilities are planned within the public ROW. At this time, LID treatment has not
been incorporated into the design, as the project falls under the Timnath Stormwater Master Plan,
which does not have a requirement for LID treatment.
16. Doors are not allowed to open out into the right-of-way for buildings with minimal set backs.
Response: Acknowledged.
17. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind
the right-of-way need to be placed so that when bikes are parked, they do not extend into the
right-of-way.
Response: Acknowledged.
18. Regarding construction of this site, the public right-of-way shall not be used for staging or storage of
materials or equipment associated with the Development, nor shall it be used for parking by any
contractors, subcontractors, or other personnel working for or hired by the Developer to construct the
Development. The Developer will need to find a location(s) on private property to accommodate any
necessary staging and/or parking needs associated with the completion of the Development.
Information on the location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Response: Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. A detailed traffic impact study is needed (and already scoped). The study should consider both the
short term middle school / high school use as well as the long term high school only use.
Response: ATIS is provided with this application.
2. The site plan shows two main accesses, both on Prospect, just 1/4 mile apart. These appear to be the
accesses for students, parents and even buses? That will likely create significant congestion and very
poor operations. Separating the three is vital to a reasonable circulation pattern. With access to CR 5
and Carriage Parkway, we encourage refinement of the site plan to make use of these additional
potential access points.
Response: The access to/from LCR5 will be for buses and school staff. The East Access is
approximately 1,240 feet west of LCR5 (on-centers). The West Access is approximately 1,390 feet
west of the East Access (on-centers). The SE Frontage Road (future Carriage Parkway) is
approximately 1,375 feet west of the West Access (on-centers). The potential RT Access is
approximately 665 feet east of the West Access and approximately 725 feet west of the East Access
(on-centers). The proposed intersection spacing meets the Fort Collins criteria. The access locations
are the most logical locations along Prospect Road, as the East Access lines up with existing
Meadowaire Drive and the West Access lines up with existing McLaughlin Lane.
8
An updated Site Access & Circulation plan has been included with this initial SPAR submittal, that
illustrates the plan for separating bus, staff student and parent pickup / drop off – utilizing the four
accesses identified above.
3. Adjacent street frontage improvements along both Prospect and CR 5 are needed. This would include
curb, gutter, detached sidewalks, bike lanes, and a center turn lane.
Response: Prospect and Main improvements are now shown on PSD side of road.
4. The intersection of CR 5 and Prospect should be carefully reviewed for function, operations, and
needed improvements.
Response: The Prospect / LCR5 intersection will likely meet peak hour signal warrants with the short
range (2026) background traffic. All of the legs of the intersection will require a left-turn deceleration
lane, one through lane, and a right-turn deceleration lane.
5. Internally, it is unclear how bus circulation would work.
Response: See Site Access & Circulation plan included with this initial SPAR submittal.
6. Is parent drop off circulation in the student parking lots? There appears to be a potential conflict
between drop off circulation and pedestrians crossing from student parking lots to the school. A clear
plan for pedestrian circulation in the lots would be helpful.
Response: The parking and circulation are designed to accommodate stacking in peak drop-off
periods and keep the parent drop-off to the perimeter of the lots. Connections are provided from
student parking to the central pedestrian connection to the main school entry. We believe it is an
effective layout based on the PSD experience with their other schools.
7. The stadium is tucked into the corner of the site. With attendees using the parking lots out front,
consider direct, clear, wide pedestrian connections and access between the two.
Response: Agreed. Attached 8’ and 10’ wide sidewalks are provided along the north end of the south
parking lots, providing spectators an easy walk to west to the Stadium. Additionally, 10’ wide sidewalks
are planned on the east, west and south sides of the stadium to better facilitate the patrons from the
various parking lots to the stadium entry on the South.
8. The internal intersection at the SE corner of the stadium looks offset, and may be very awkward in terms
of function. What type of control would be expected?
Response: This intersection is offset as a result of transitioning between a 64’ entry to the south and a
26’ drive to the north. We expect that this will most likely be a 4-way stop, however, we will need to
look at this more closely from an operations perspective. In general, the northern portion of the drive
could be shifted to the east so that it is more centered with the southern leg. We will discuss this in
more detail as a team and we look forward to hearing your thoughts on improvements that could be
made at this location.
9. Consider a direct sidewalk connection from the parking lots to the baseball fields. Social paths are likely
as pedestrians walk diagonally.
9
Response: District standard chain link perimeter / security fencing (8’h. at ballfields and practice
fields, 12’h. at tennis courts) encircles the athletic complex portion of the project, which should control
the social path cutoffs. In addition, generous 12’w. concrete sidewalks (and a 26’w. sidewalk between
school and the Competition Field!) have been provide to direct pedestrians to the various entry points
and athletic venues beyond.
10. It is our experience that people using practice fields have significant equipment and prefer parking that
is close.
Response: Agreed. See “sidewalks” comments above. In addition, a remote “athletics” parking lot
has been located along the north property line, at the NE corner of the project to help address the
walking distances...at least to the ballfields.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment): This site is not located within
a City designated drainage basin. An appropriate stormwater outfall for this site will need to be
investigated to determine whether this site drains into a City-maintained stormwater system or not.
Response: This project site is located within the Town of Timnath Master Drainage Plan, so we have
utilized their drainage criteria. The outfall for the project site will be the TRIC (Timnath Reservoir Inlet
Canal) along the south side of the project boundary.
2. DOCUMENTATION REQUIREMENTS (site specific comment): A drainage report and construction
plans are required and they must be prepared by a Professional Engineer registered in the State of
Colorado. The drainage report must address the four-step process for selecting structural BMPs.
Response: Drainage Report will be provided with this SPAR submittal.
3. DETENTION REQUIREMENTS (site specific comment): Onsite detention is required for the runoff
volume difference between the 100-year developed inflow rate and the 2-year historic release rate.
Response: Onsite detention to be provided on site meeting Timnath Criteria.
4. DETENTION DRAIN TIMES (standard comment): Per Colorado Revised Statute §37-92-602 (8) that
became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As
part of the drainage design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the drainage report. Upon
completion of the project, the engineer will also be required to upload the approved spreadsheet onto
the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including
extended detention basins.
Response: Compliance will be shown in drainage report and approved spreadsheet will be uploaded
upon completion of the project.
5. STANDARD WATER QUALITY REQUIREMENTS (standard comment): Fifty percent of the site runoff
is required to be treated using the standard water quality treatment as described in the Fort Collins
10
Stormwater Manual, Volume 3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
Response: Water Quality is provided for the site, primarily through extended detention basins. Since
the project is located within the Town of Timnath Master Drainage Plan and outfalls into a Timnath
facility, we have followed Timnath criteria.
6. LID REQUIREMENTS (standard comment): Low Impact Development (LID) requirements are required
on all new or redeveloping property which includes sites required to be brought into compliance with
the Land Use Code. These require a higher degree of water quality treatment with one of the two
following options: 1) 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious. 2) 75% of all newly added or modified
impervious area must be treated by LID techniques.
Response: Since the project is located within the Town of Timnath Master Drainage Plan and outfalls
into a Timnath facility, we have followed Timnath criteria. That criteria does not have a requirement for
LID facilities, so none have been provided.
7. EROSION CONTROL REQUIREMENTS (standard comment): The erosion control report
requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual.
If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com.
Response: It is our understanding that this project will not fall under the Fort Collins MS4 permit and
would therefore be exempt from this requirement. If this is incorrect and the report is still required, it
would typically be provided at final design. If you can please confirm if this report is needed and
confirm that it can be provided during final design, we would appreciate it. If you want to talk about this
in more detail, please contact Andy Reese with Northern Engineering (970-568-5403).
8. INSPECTION AND MAINTENANCE (standard comment): There will be a final site inspection of the
stormwater facilities when the project is complete and the maintenance is handed over to an HOA or
another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance
of all onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-developement
Response: No issues with the final inspection. Please confirm that it will fall to Fort Collins for those
inspections, even though the project is governed by the Timnath Drainage Master Plan.
9. FEES (standard comment): The 2019 city wide Stormwater development fee (PIF) is $8,217/acre for
new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is
charged for existing impervious area. These fees are to be paid at the time each building permit is
issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees.
11
There is also an erosion control escrow required before the Development Construction permit is issued.
The amount of the escrow is determined by the design engineer, and is based on the site disturbance
area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater
Manual. Monthly fees – http://www.fcgov.com/utilities/business/rates
Response: Please confirm that it will fall to Fort Collins for those fees, even though the project is
governed by the Timnath Drainage Master Plan.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. OTHER SERVICE DISTRICT (site specific comment): This project site is located within the East
Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service.
Please contact them for development requirements.
Response: Boxelder and ELCO have been contacted.
2. WATER CONSERVATION (standard comment): The water conservation standards for landscape and
irrigation will apply. Information on these requirements can be found at:
http://www.fcgov.com/standards
Response: Standards will be followed.
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
1. It is understood that Colorado State will be reviewing the school under the 2015 code however the
project team has stated they will endeavor to incorporate the 2018 code where applicable. 2018 IFC
CODE ADOPTION Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer
County) are in the process of adopting the 2018 International Fire Code. Code adoption is anticipated
in early 2019. Building plan reviews shall be subject to the adopted version of the fire code in place at
the time of plan review submittal and permit application.
Response: The Colorado Division of Fire Prevention and Control has commented that AHJs shall
review per 2015 Codes per Attachment: ‘CO DFPC Memo_2019-09-04.pdf’.
AE Team will continue to coordinate with PFA as needed.
2. PERIMETER ACCESS - FOR PDP APPROVAL
Perimeter access is required to within 150ft of all portions of the external perimeter of each
building.
Response: Perimeter access has been provided and reviewed w/ Local Fire Authority
Fire Lanes will be required to achieve this access.
Response: Fire Lanes have been included and identified on the drawings.
12
STADIUM
In an offline meeting the project team has stated that the property to the west may soon be
included in this project and will provide perimeter access to the west side of the stadium.
Northern Response: The property to the west is still planned to be included in this project. A
letter of intent has been provided.
SCHOOL
A fire lane will be required to achieve perimeter access to the east side of the building. Further
discussion is invited on how to achieve access to the Learning Park/Courtyard area.
Response: Per discussion w/ PFA, a standpipe system will be provided to serve the Learning
Park
BASEBALL/SOFTBALL
Approved access will be required to this area to assist with an emergency response.
Response: Per discussion w/ PFA, access to the baseball and softball plaza will be
accommodated as follows:
12’ W ambulance access is required to the Athletic Out Lot Building at the center of
the Pedestrian Plaza from the remote athletic parking to the north of the ball field plaza
Fire Equipment will stage in the remote athletic parking to the north of the ball field
plaza
MAINTENANCE / EMERGENCY ACCESS
After reviewing this access with the Fire Marshal, he will approve a reduction in width to 16ft
with pullouts measuring 20ft wide every 300-400ft. Further discussion is invited.
Response: RB+B met with PFA on 9.26.19 to discuss access to the ball field plaza per the
comments above – The response above is the most recent correspondence with PFA on this
topic.
3. AERIAL ACCESS - FOR PDP APPROVAL
Any building greater than 30ft in height to the eaves will trigger the requirement for an aerial
apparatus access fire lane which is 26ft wide located no closer than 15ft to and no further than
30ft from the building.
Response: RB+B discussed compliant aerial access on the east, north and west facades with
PFA. Easements will indicated on the plat.
It is understood that the northeast and southeast portions of the school may be over 30ft in
height and will therefore require the wider fire lane. All fire lanes shall be shown on the Plat as
Emergency Access Easements or dedicated by separate legal document.
Response: RB+B understands that these will be delineated as Emergency Access
Easements.
13
4. FIRE LANE SPECIFICATIONS - INFORMATION ONLY.
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 dedicated by plat or separate document as an Emergency Access Easement.
- Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead
clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated
unless otherwise approved by the AHJ.
- Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
- Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
- 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.
- Dedicated fire lanes are required to connect to the Public Way unless otherwise approved
by the AHJ.
- Be visible by red curb and/or signage, and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS
detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs.
- Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2015 IFC or contact PFA for details.
Response: Acknowledged.
5. FIRE SPRINKLER AND ALARM SYSTEMS - FOR PDP APPROVAL
Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at
970-416-2868.
Should the fire alarm panel be located elsewhere in the building, a fully functional remote
annunciator panel will be required at the front entrance or other approved location.
Response: Acknowledged.
6. HYDRANT - FOR PDP APPROVAL
A hydrant producing 1,500gpm at 20 psi residual pressure is required within 300ft of each of
these buildings located at 600ft on-center thereafter.
Response: Hydrants have been provided.
7. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST
IFC 510 & 1103.2: New & existing buildings require a fire department, emergency
communication system evaluation after the core/shell but prior to final build out. For the
purposes of this section, fire walls shall not be used to define separate buildings. Where
adequate radio coverage cannot be established within a building, public-safety radio
amplification systems shall be designed and installed in accordance with criteria established by
the Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and
approved under a separate permit process through PFA.
Response: Acknowledged.
14
8. ADDRESSING/WAYFINDING - FOR PDP APPROVAL. Addressing and wayfinding signage will be
required to assist with an emergency response.
Response: Acknowledged.
9. SECURITY GATES - FOR PDP APPROVAL
The Fire Marshal will approve the use of a Knox padlock at the west end of the emergency
access from County Road 5.
Response: Acknowledged – RB+B met with PFA on 9.26.19 where PFA expressed the desire
that all electronically activated vehicle access gates be equipped with a ‘Knox Box Switch
Override’
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: Acknowledged.
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.
Response: Acknowledged.
2) Gates shall be of the swinging or sliding type.
Response: Acknowledged
Electronically activated vehicle access gate at each end of north EM/ Service
Drive is currently proposed to be a vertical swinging arm style gate
Electronically activated vehicle access gates at each end of the west CTE Yard
(Aerial Access Fire Lane) currently proposed to be sliding style gate
3) Construction of gates shall be of materials that allow manual operation by one person.
Response: Acknowledged.
4) Gate components shall be maintained in an operative condition at all times and replaced or
repaired when defective.
Response: Acknowledged.
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. Gates must have a Knox Gate Key Switch that fits the Knox Key system
for Poudre Fire Authority.
15
Response: Acknowledged. A/E team is currently proposing DoorKing: 9150 Vehicular
Slide Gate Operator for use at sliding style gate at CTE Yard (west façade)
6) Gate design and locking device specifications shall be submitted for approval by the fire
code official prior to installation.
Response: Acknowledged.
7) Electric gate operators, where provided, shall be listed in accordance with UL 325 and
have a means of emergency, manual operation during power loss.
Response: Acknowledged.
8) Gates intended for automatic operation shall be designed, constructed and installed to
comply with the requirements of ASTM F 2200.
Response: Acknowledged. Specified Products will be in compliance with ASTM F 2200 -
Standard Specification for Automated Vehicular Gate Construction
Department: Electric Engineering
Contact: Cody Snowdon, csnowdon@fcgov.com
1. Light and Power has three-phase power running along E. Prospect Road. There is an existing Switch
Cabinet located close to the proposed east entry that could be used for connection. This service is
within a larger duct bank in concrete composed of 5-5”, 1-4” and 2-2” conduits.
Response: Response should be forthcoming from Xcel. The primary would need to be extended to
the north side of the building footprint where the proposed transformer location is shown.
2. If any existing electric infrastructure needs to be relocated or underground as part of this project, it will
be at the expense of the developer and will need to be relocated within a dedicated easement. Please
coordinate relocations with Light and Power Engineering.
Response: Response should be forthcoming from Xcel. Easement requirements will be discussed
with Xcel as required.
3. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed
within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also
have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Please show proposed
transformers on the Utility Plans and Landscape Plans.
Response: Acknowledged.
4. Please provide adequate space along the private drives to ensure proper utility installation and to meet
minimum utility spacing requirements. A minimum of 10 feet separation is required between all water,
sewer and storm water facilities. A minimum of 3 feet is required between all natural gas. Please show
all internal electrical routing on the Utility Plans and Landscape Plans.
Response: Acknowledged - separation requirements have been included on the Landscape Plans
and Electrical Plans.
16
5. A commercial service information form (C-1 form) and a one line diagram for all commercial meters will
need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link
to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Response: Acknowledged . IMEG will provide this documentation to the serving utility, prior to
issuance of a Final Plan.
6. Electric capacity fees, development fees, building site charges and any system modification charges
necessary to feed the site will apply to this development. Please contact me or visit the following
website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Response: Acknowledged.
7. Meter locations will need to be coordinated with Light and Power. Please show proposed meter
locations on the Utility Plans.
Response: Meter location shave been included on the electrical plan.
8. Streetlights are required along public streets. A 40 feet separation on both sides of the light is required
between canopy trees and streetlights. A separation of 15 feet is required between ornamental trees
and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort
Collins street lighting requirements can be found below:
https://www.larimer.org/sites/default/files/ch15_2007.pdf
Response: Acknowledged.
9. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to
the Entitlement Process approval.
Response: Acknowledged.
10. Please contact Cody Snowdon with Light & Power Engineering if you have any questions at (970)
416-2306. Please reference our policies, construction practices, development charge processes,
electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC)
Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (Cache la
Poudre inlet ditch). Note the buffer standard of 50ft for ditches as you proceed with your site design
process. An abbreviated memo-based ECS (2-3pgs) can be submitted for this proposed project. The
ECS should address LUC 3.4.1(D)(1) available for view online and identify "top of bank" of the ditch.
Please contact me to discuss the scope and requirements of the ECS further and/or to schedule an
onsite meeting. The ECS is due a minimum of 10 days prior to PDP submittal. Online LUC link:
https://library.municode.com/co/fort_collins/codes/land_use
17
Response: After conferring with the Development Review Coordinator, it is our understanding that the
ECS requirement has been waived.
2. Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ".
Response: After conferring with the Development Review Coordinator, it is our understanding that the
ECS requirement has been waived.
3. Within any Natural Habitat Buffer Zone(s) that may be designated on this site, the City has the ability to
determine if existing landscaping within the zone is incompatible with the purposes and intent of the
buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and
identifies potential restoration options. If existing vegetation is determined to be insufficient, then
restoration and mitigation measures may be required.
Response: After conferring with the Development Review Coordinator, it is our understanding that the
ECS requirement has been waived.
4. Contact the assigned Development Review Coordinator prior to submittal for the project if trees may be
impacted. A review of trees shall be conducted by City Forestry staff to determine the status of existing
trees and any mitigation requirements that could result from the proposed development. LUC Section
3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water
service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and
habitat, and (5) enhances the pedestrian environment. " Note that a significant tree is defined as one
having DBH (Diameter at Breast Height) of six inches or more. Please contact assigned Development
Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree
inventory site visit.
Response: There are no existing trees within the limits of the property.
5. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably
feasible, all plans be designed to incorporate water conservation materials and techniques. This
includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing
bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies,
songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native
Plants document available online and published by the City of Fort Collins Natural Areas Department
for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see
the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
Response: Acknowledged.
6. Please submit a site photometric plan and luminaire schedule. In regard to outdoor lighting, especially
LED light fixtures, The American Medical Association (AMA) and International Dark-Sky Association
(IDA) both recommend using lighting that has a corrected color temperature (CCT) of no more than
3000 degrees Kelvin in order to limit the amount of blue light in the night environment. Cooler color
temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both
humans and wildlife; blue light brightens the night sky and creates more glare than any other color of
light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and
exposure to blue light at night has been shown to harm human health and endanger wildlife.
Therefore, use of warmer color temperature (warm white, 3000K or less) for light fixtures is preferred in
addition to fixtures with motion-sensing or dimming capabilities. Site light sources shall be fully
18
shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)].
Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information
regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Response: Acknowledged. 3000K color temperatures will be utilized for all site lighting (excluding
sports lighting). All site fixtures will be fully-shielded and sports lighting will be provided with top visors.
Lighting will be shut off during hours of inactivity. Provided fixtures will be motion-sensing and dimming
capable.
7. There is a lot of opportunity to incorporate solar into this site. Please reach out to City staff directly to
discuss in particular: Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at
970-416-2312 or rgatzke@fcgov.com Utilities Building Energy Scoring
https://www.fcgov.com/utilities/business/building-energy-scoring
contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com
Response: The Roof Structure is designed to accommodate a FUTURE Ballasted PV Array.
8. Contact City staff to discuss best ways to design waste and recycling management at the site. Zero
Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or jnagel@fcgov.com
Response: RB+B to contact Jonathon Nagel
9. Our city has an established identity as a forward-thinking community that cares about the quality of life
it offers its residents now and generations from now. Thus, the City of Fort Collins has many
sustainability programs and goals that may benefit this project. Of particular interest may be:
1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey
Doan at KDoan@fcgov.com, 970-416-2410
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or
jnagel@fcgov.com
3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building-energy-scoring ,
contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com
4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Stephanie Kopplin at
970-416-4295 or skopplin@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at
stacy@bikefortcollins.org or 970-481-5577
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. FOR FIRST ROUND PDP:
If there are existing trees on-site, please schedule an on-site meeting with City Forestry to obtain tree
inventory and suggested mitigation information. City Forestry recommends retaining existing
significant trees.
19
Response: There are no existing trees within the limits of the property.
2. FOR FIRST ROUND PDP:
Please provide a landscape plan that includes a plant list (species, quantity, caliper).
Recommended tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Response: Landscape Plan Sheets with plant list has been included with the initial SPAR submittal.
3. FOR FIRST ROUND PDP:
Please include locations of any water or sewer lines on the landscape plan. Please adjust street tree
locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and public water, sanitary, and storm sewer service lines
4’ between trees and gas lines
Response: Landscape Plan Sheets are included with the initial SPAR submittal will include the
various proposed utility routing. Trees will be located accordingly and dimensions have been added to
more clearly illustrate these separation requirements.
4. If street trees are proposed along Prospect Road within the City of Fort Collins right-of-way, please
include the City of Fort Collins Street Tree Permit Note, Street Tree Notes, and General Landscape
Notes, which are available from City Forestry (Molly Roche - mroche@fcgov.com).
Response: Landscape Plan Sheets areas included with the initial SPAR submittal with a current set of
“notes” included within the set.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum.
Please make your consultants aware of this, prior to any surveying and/or design work. Please contact
our office for up to date Benchmark Statement format and City Vertical Control Network information.
Response: NAVD88 will be used for datum.
2. This property is not platted. If submitting a Subdivision Plat for this property/project, addresses are not
acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please
contact our office with any questions.
Response: Address will not be used for Plat title.
1
Ben Basalay
From: Thiel - CDPS, Joellen <joellen.thiel@state.co.us>
Sent: Wednesday, September 4, 2019 1:59 PM
To: Ben Basalay
Subject: DFPC Rules
Attachments: 8 CCR 1507-101.pdf; 8 CCR 1507-30 (2).pdf
Ben,
Attached to this email are the rules, 8 CCR 1507-101, that adopt the 2015 IFC and require the local fire
authority to review and inspect to the 2015 IFC:
Applicability
These rules and regulations apply to all buildings and life safety systems subject to the oversight of the CFPS
DFPC and persons conducting Fire and Life Safety and Building Code plan reviews and inspections on behalf
of the Divsion pursuant to the provision of C.R.S. 44-30-515, C.R.S. 24-4-103, C.r.s. 24-33.5-2003 and 2008,
and C.R.S Title 24, Article 33.5 Part 12.
Also attached to this email are the rules, 8 CCR 1507-30, that:
1. Establish the uniform standards and minimum requirements for construction of public schools. (Article
1.1.1)
2. Reference 8 CCR 1507-101 and states that the Fire Codes in 8 CCR 1507-101 shall be enforced.. (Article
3.2)
3. Delegates the local fire authority having jurisdiction "the responsibility of conducting the necessary plan
reviews and inspections required by the adopted Fire Code." (Article 5.2)
Thank you for the attention to this matter.
S. Joellen Thiel
Architect
Fire and Life Safety Section
Building Code Branch
P 303.239.4127 | F 303.239.4131
700 Kipling Street, Suite 4100, Lakewood, CO 80215
joellen.thiel@state.co.us | www.colorado.gov/dfpc