HomeMy WebLinkAboutBOHLENDER FUNERAL CHAPEL - FDP230011 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS
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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
June 23, 2023
Michele Forrest
Neenan Company
3325 S Timberline Rd, Suite 100
Fort Collins, CO 80525
RE: Bohlender Funeral Chapel, FDP230011, Round Number 2
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].
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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.
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Department: Planning Services
Contact: Katelyn Puga kpuga@fcgov.com
Topic: General
Comment Number: 1
06/20/2023: FOR HEARING UNRESOLVED:
A parking agreement was mentioned in the comment response. Please provide
an update on the parking agreement with the next submittal. City staff
preference is that the parking agreement is fully executed prior to hearing.
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: Refer to memo with email correspondence exhibits included.
Comment Number: 3
06/22/2023: FOR HEARING - UPDATED
Please ensure that the area used for the service opening meets the
requirements of Division 3.5.2 of the Land Use Code. Please provide
information on the hauler route and plan for how haulers will access the rolling
bins. Please refer to planning redlines for additional comments.
Response: The hauler route is not being modified as it’s current location is on the same route as it is
currently. The haulers are able to ether access from Eastbrook and exit onto Danfield, or enter from
Danfiled and exit onto Eastbrook. The haulers would have access from the overhead garage door,
maneuver the containers easily to hauler.
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.
Response: (1) 4yd dumpster and (1) 4yd recycle bin are to remain on site. Due to security concerns the
dumpsters are being relocated from just outside and north of the garages to furthest north garage bay.
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
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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.
Response: The proposed garage bay has an existing 8ft x8ft garage door that can be accessed by the
trash service provider. A 3ft x 7ft pedestrian door for general access. This arrangement is believed to
meet the intent of the code above.
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 notes for clarity have been provided on the site plan and
trash enclosure detail. There are no planned modifications to the existing
garage exterior.
Comment Number: 4
06/22/2023: FOR HEARING - UNRESOLVED
Landscaping Plan - Refer to Planning Redlines on the Landscaping Plan for
additional comments to be addressed.
Response: Comments have been addressed, refer to updated plans.
05/09/2023: FOR HEARING
Landscaping Plan - Refer to Planning Redlines on the Landscaping Plan for
additional comments to be addressed.
Response: Comments have been addressed, refer to updated plans.
Comment Number: 5
06/22/2023: FOR HEARING - UNRESOLVED
Site Plan - Refer to Planning Redlines on the Site Plan for additional comments to be addressed.
Response: Comments have been addressed, refer to updated plans.
05/09/2023: FOR HEARING
Site Plan - Refer to Planning Redlines on the Site Plan for additional comments to be addressed.
Response: Comments have been addressed, refer to updated plans.
Comment Number: 6
06/20/2023: FOR HEARING UPDATED:
Thank you for providing the perspectives that demonstrate the visibility of the
vents from the property lines. To ensure that vents are not visible from other
properties, please provide the perspectives as shown from the perspective of a
pedestrian on the sidewalk on the south side of Danfield Court and the west
side of Eastborook Drive. In addition to this, please provide written justification
for why the proposed rooftop vents cannot be screened with the next submittal.
Response: Comments have been addressed. In addition the vent stacks are located specifically due
to programing of the interior space and those requirements required by the equipment the stacks
serve. The stacks are also required to be a minimum of 36” above any roof/structure for required
airflow.
05/09/2023: FOR HEARING
Building Elevations - Refer to Planning Redlines on the Building Elevations for
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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: Comments have been addressed, refer to updated plans.
Comment Number: 7
06/20/2023: FOR HEARING
A modification of standard pertaining to Division for Parking Lot interior
landscaping is required to be submitted prior to hearing. Please provide
request with the next submittal.
Response: Modification request has been included.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 2
06/12/2023: FOR FINAL APPROVAL - UPDATED:
Thank you for adding the LCUASS Notes. Please see my redlines are correct
all typos and mistakes in the Notes.
Response: Comments have been addressed, refer to updated plans.
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: These notes are on sheet 2 of the Utility Plan Set.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 2
06/20/2023: FOR INFORMATION UPDATE: I did not see the parking
agreement mentioned in the comment response. Please coordinate with
Planning to document this for record.
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: Refer to memo with email correspondence exhibits included.
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
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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.
Department: Stormwater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 2
06/20/2023: FOR APPROVAL/RECORDING - UPDATED:
Please see redlines regarding updates to references to existing drainage
reports/plans and other minor updates.
Please include stamped drainage memo/addendum with recording docs.
Response: Redlines have been addressed. Refer to comment responses on PDF.
Drainage Letter has been stamped/signed.
05/06/2023: 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 has been included with previous submittal.
Department: Water-Wastewater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 2
06/19/2023: FOR APPROVAL:
Please confirm Industrial Pretreatment has been contacted and whether or not a
permit, or any other special considerations, are needed.
05/06/2023: Please note that all City of Fort Collins Utility Customers are
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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: Team has reached out to Christina Shroeder the Director of
Wastewater Facilities to confirm any permits etc. would be required.
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
05/09/2023: INFORMATION:
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: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 416-2772. You may reference Light & Power’s 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: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 2
06/19/2023: Please remove EAE from Sheet LS1. If this is an EAE, this must
align with all other plan sets and dedicated as EAE by plat or separate
document. Fire lane signage will also apply if this is an EAE.
Response: Comments have been addressed, refer to updated plans.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
06/20/2023: Unresolved: For final approval: Please describe in detail how the
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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
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.
Response: Irrigation map will be included in the submittal package to indicate how
turf area and shrub beds will be irrigated (ex: drip system, spray heads).
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Building Elevations
Comment Number: 12
06/13/2023: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
Response: Comments have been addressed. Refer to updated plans.
Topic: Construction Drawings
Comment Number: 8
06/14/2023: FOR FINAL APPROVAL-UNRESOLVED:
The Benchmark Statement needs to match the exact format in the previous comment.
Response: Benchmark information has been incorporated accordingly.
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.
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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: Benchmark information has been incorporated accordingly.
Comment Number: 9
06/14/2023: FOR FINAL APPROVAL-UPDATED:
There are line over text issues. See redlines.
Response: Comments have been addressed. Refer to updated plans.
05/09/2023: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: Comments have been addressed. Refer to updated plans.
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
05/31/2023: No comments.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
05/09/2023: No comments, thank you.
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.
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
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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.