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HomeMy WebLinkAboutBOHLENDER FUNERAL CHAPEL - FDP230011 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS (2) Page 1 of 10 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/developmentreview May 12, 2023 Michele Forrest Neenan Company 3325 S Timberline Rd, Suite 100 Fort Collins, CO 80525 RE: Bohlender Funeral Chapel, FDP230011, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Bohlender Funeral Chapel. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 1 INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Page 2 of 10 Comment Number: 3 SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Comment Number: 4 SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Comment Number: 5 SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. Comment Number: 6 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Comment Number: 8 FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Page 3 of 10 Department: Planning Services Contact: Katelyn Puga kpuga@fcgov.com Topic: General Comment Number: 1 05/05/2023: FOR HEARING While the proposal is exempt from the minimum parking requirements for the proposed office and funeral home land uses, planning staff is concerned about an adequate amount of off-street parking being provided for the land use. On-site parking should be accommodated for the largest services. According to the TIS, the site needs approximately 17 on-site parking spaces to accommodate the visitors for the service. Therefore, Planning strongly recommends consideration of a shared parking agreement with nearby properties to provide additional parking spaces. Any shared parking should provide serve as a permanent location and provides close and easy access to users. Response: Understood. Parking agreements are in process with Bohlender and Madwire Comment Number: 2 05/05/2023: FOR HEARING Please clarify with the next submittal is there will be any new light fixtures added to the site, including the building lighting or parking lot lighting. If so, the site is subject to the requirements in Division 3.2.4 of the Land Use Code and will be required to provide a photometric plan and lighting specifications with the second submittal. Response: There are no changes to either the building or site lighting. Therefore, no photometric plan is required. Comment Number: 3 05/05/2023: FOR HEARING Development plans must include labeled drawings of all proposed enclosures, internal trash and recycling rooms, staging areas and the like and include all proposed dumpsters, containers, bins and other receptacles and label the capacity of each. Proposed recycling capacity must be at least fifty (50) percent of the proposed trash capacity. Even if the trash will be enclosed in the garage, please provide the requested information above to demonstrate that it meets the requirements of Division 3.2.5 of the Land Use Code. In addition, areas for the collection and storage of trash, waste cooking oil, and compostable, recyclable and other materials must be designed to allow walk-in access for pedestrians separate from the service opening that is at least thirty-two (32) inches wide and provides unobstructed and convenient access to all dumpsters, containers, bins, and other receptacles. Where possible, pedestrian entrances are encouraged to provide door-less entry unless reasonable circumstances (preventing illicit activities/usage, regulated waste streams, and the like) are demonstrated that would necessitate doors. If doors are used, they must provide safe and efficient access. Please provide clarification for how the trash enclosure will be accessed by pedestrians. If any modifications will be made to the existing garage onsite for trash and recycling please provide Architectural Elevations that show the changes. Response: Additional details of the function / access to the trash area within the garage have been included. Page 4 of 10 Comment Number: 4 05/09/2023: FOR HEARING Landscaping Plan - Refer to Planning Redlines on the Landscaping Plan for additional comments to be addressed. Response: Refer to revised Landscaping Plan addressing comments. Comment Number: 5 05/09/2023: FOR HEARING Site Plan - Refer to Planning Redlines on the Site Plan for additional comments to be addressed. Response: Refer to revised Site Plan addressing comments. As for the comment regarding the new proposed drive and the shown parking spaces in front. The parking strip will be eliminated to discourage parking in-line with the drive. Comment Number: 6 05/09/2023: FOR HEARING Building Elevations - Refer to Planning Redlines on the Building Elevations for additional comments to be addressed. Please provide perspectives to demonstrate that the proposed ventilation for the building cannot be seen from pedestrian perspective on the ground at walkways or rights-of-way. Response: Refer to revised Building Elevations addressing comments. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 05/08/2023: FOR FINAL APPROVAL: Please provide existing and proposed elevations in the thousands. The labeling of elevations ranging from 97 to 103 is not precise enough. The grading plan needs to show how the proposed contours within the site tie into the existing contours offsite. Response: Site has been tied into City of Fort Collins Vertical Benchmark 43-01 per correspondence with Sophie Buckingham. Contours have been revised accordingly. Comment Number: 2 05/09/2023: FOR FINAL APPROVAL: Please add the LCUASS Notes from Appendix E-1-FC and Appendix E-2 to the utility plan. Response: Notes have been added to plan set. Comment Number: 3 05/09/2023: FOR FINAL APPROVAL: Please add the City's utility plan approval signature block to the cover sheet of the utility plans. You can download the signature block at https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399 Response: Signature Block has been added to the plan set. Comment Number: 4 05/09/2023: FOR FINAL APPROVAL: Please review and address my redlines on the utility plans. These items will need to be cleaned up before the plans can be recorded. Response: Redlines on the plans have been addressed. Page 5 of 10 Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 05/08/2023: FOR INFORMATION: The Transportation Impact study has been received, reviewed and the general conclusions are accepted regarding the overall impacts and trip generation for the site. Further coordination may be needed with our Planning Department regarding the Alternative Compliance to the Parking Standards. Response: Understood. Comment Number: 2 05/08/2023: FOR INFORMATION: The general idea that the on street parking would only need to be utilized for larger services is generally accepted by Traffic Operations. Please continue any efforts to coordinate with surrounding businesses with potential parking agreements that would allow the larger services to use those lots during off peak hours or weekends. Response: Understood. Parking agreements are in process with Bohlender and Madwire. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 04/20/2023: No Comment from Erosion Control. Based upon the submitted materials it has been determined that this project; will disturb less than 10,000 sq. ft., is not proposed to be in a sensitive area, has no steep slopes (greater than 3H:1V) within or adjacent to the project, and is not part of a larger common development that will or is under construction. Therefore, Erosion Control Material submittal is not needed. If this project substantially changes in size or design where the above criteria now apply, erosion control materials should be submitted. Although the project at this time requires no erosion control material submittal, the project still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash & debris, landscape materials and other pollutants from the potential of leaving the site and entering the storm sewer at all times during the project in accordance with City Code §26-498. If complaints are received or site observation of the project seem not to prevent the pollutants from being discharged the City may require the project to install erosion and sediment control measures. Nearby inlets that may be impacted by the pollutants, in particular dirt, should be protected as a good preventative practice and individual lots should be protected from material escaping onto the sidewalk through the use of straw wattles or silt fence. If at building permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off. Response: Acknowledged Page 6 of 10 Department: Stormwater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 2 05/06/2023: FOR APPROVAL: More information is needed on the existing and proposed drainage conditions as well as the proposed alternative compliance to LID requirements. Please see redlines for details. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Response: Additional information on existing drainage conditions has been added. The proposed changes will not be altering existing drainage patterns. Modified impervious area has been reduced under 1000 sf and alternative compliance should no longer be required. Department: Water-Wastewater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 05/06/2023: FOR APPROVAL: Please show existing water and sewer on the landscape plans, and ensure proposed landscaping meets separation requirements. Please see redlines for additional information. Response: Refer to revised Landscape Plans with added utilities. Comment Number: 2 05/06/2023: FOR APPROVAL: Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970)221-6900, to discuss these requirements and how they apply to this development. Response: Understood. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 1 05/09/2023: It is the understanding of Light and Power that this project will not cause a change to the electric capacity needs or the location of our facilities. If this an incorrect understanding or if plans change, please contact me directly at tsiegmund@fcgov.com or (970) 416-2772. Thank you. Response: Acknowledged. Comment Number: 2 05/09/2023: Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Page 7 of 10 Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 1 05/08/2023: For Approval Pinyon pines are one of the most xeric species that we plant in Fort Collins. They are native to Colorado have very low water usage. Please keep the pinyon pines in the garden beds as they will work well with low-water use plantings. Response: The trees were planted to close to the building and there was concern about the roots, etc., Christine did agree during the review meeting. Comment Number: 2 05/08/2023: For Approval On the plant schedule it states that 3 pinus nigra will be used as mitigation trees. Please stipulate what other trees will be used for the 11 remaining mitigation trees. Response: A note has been added to say that all trees denoted with ‘M’ will be used as mitigation trees. Comment Number: 3 05/08/2023: For Approval Please use a different species other than English oak. English oak trees have been extremely susceptible to borers in Fort Collins for the past few years and are being removed in high numbers. Please use another shade tree such as: caddo maple, bigtooth maple, Ohio buckeye, Northern catalpa, Hackberry, Turkish filbert, accolade or triumph elm, or Kentucky coffeetree. Please email choltz@fcgov.com for further recommendations Response: English oaks have been switched to different species. Comment Number: 4 05/08/2023: For Information Please keep in mind that hot wings maples need to be maintained regularly to prevent the multi-stems from splitting. Response: Hot wings maple has been switched out with different species. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 05/08/2023: A funeral home with a large meeting room with an occupant load of 50 (350 sq.ft.) or more would be a change of occupancy from B to A-3. Regardless of change from the current approved B office to funeral home is a change of use. A building permit is required to show space meets the current 2021 IEBC code. Response: Acknowledged. Page 8 of 10 Comment Number: 2 Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2021 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes · Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft to 30ft of fire separation (setback) from property lines and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. · Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Response: Acknowledged. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 4 05/09/2023: FOR FINAL APPROVAL: Please revise the sub-title as marked. See redlines. Response: Sub-title has been updated accordingly. Comment Number: 5 05/09/2023: FOR FINAL APPROVAL: Page 9 of 10 There are sheets out of order in the sheet index. See redlines. Response: Sheet Numbers have been corrected. Comment Number: 6 05/09/2023: FOR FINAL APPROVAL: The legal description needs to be part of the sub-title. See redlines. Response: Legal Description has been added. Comment Number: 7 05/09/2023: FOR FINAL APPROVAL: Benchmarks in the City Of Fort Collins Vertical Control Network are required per City Of Fort Collins Utility Checklist requirement under Section 1 Item G. See redlines. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. Response: Construction plans have been tied into Fort Collins Vertical Control NAVD88 per correspondence with Sophie Buckingham. Comment Number: 8 05/09/2023: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. Response: This has been added to the Plan Set. Comment Number: 9 05/09/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: These have been corrected. Comment Number: 10 05/09/2023: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: These have been corrected. Comment Number: 11 Page 10 of 10 05/09/2023: FOR FINAL APPROVAL: There are text over text issues. See redlines. Response: These have been corrected. Topic: Landscape Plans Comment Number: 3 05/09/2023: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Refer to revised Landscape Plan addressing comments. Topic: Site Plan Comment Number: 1 05/09/2023: FOR FINAL APPROVAL: Please add a legal description for the project property. See redlines. Response: Refer to revised Site Plan addressing comments. Comment Number: 2 05/09/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: Refer to revised Site Plan addressing comments. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 05/04/2023: Please describe in detail how the existing irrigation system will be adjusted to accommodate the additions and/or landscape adjustments. Provide an irrigation legend identifying where and how the existing system will be adjusted, notes can be made to the existing plans. Irrigation additions must follow the requirements outlined in Section 3.2.1 (J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Response: Hydrazone information for water usage has been included. There are minor modifications to the irrigation system that will be done in the field. The proposed landscape will use less water than the existing plantings. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 1 05/05/2023: No comments. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 05/09/2023: No comments, thank you.