HomeMy WebLinkAboutFORT COLLINS RESCUE MISSION - FDP230022 - SUBMITTAL DOCUMENTS - ROUND 3 - Staff's Project 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
March 08, 2024
RE: Fort Collins Rescue Mission, FDP230022, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Fort Collins Rescue Mission. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970 -416-2744 or
via email at bbethuremharras@fcgov.com.
RIPLEY RESPONSE
EPS RESPONSE
SWARC RESPONSE
RESCUE MISSION RESPONSE
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
11/21/2023: 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!
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 2
11/21/2023: SUBMITTAL:
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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].
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 3
11/21/2023: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic -submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE
PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file
can be found at the link above.
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 4
11/21/2023: 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
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 5
11/21/2023: 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 preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
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notice as possible.
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 6
11/21/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 7
11/21/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 8
11/21/2023: NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the
appropriate time.
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 9
11/21/2023: 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.
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 10
11/21/2023: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space).
RIPLEY RESPONSE: Acknowledged, thank you.
Comment Number: 11
02/27/2024: FOR RECORDING - SITE PLAN:
Could you please update the City signature block on the site plan? Instead of
using "this _______ day of ______, 20____," could you opt for "on this day,
_____________" for the date? This alternative format facilitates smoother date
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RIPLEY RESPONSE: Signature block has been updated.
Comment Number: 5
03/04/2024: INFORMATION:
On the DA information sheet, the applicant team indicated that the property
owner does not intend to sign the Development Agreement. We appreciate your
explanation of your preferred approach, but this approach is not acceptable to
the City. Both the Developer and the Owner will need to sign the DA. The Owner
only signs the DA for the purpose of binding the DA to the land title. The DA
language specifies that all obligations in the DA are those of the Developer and
not the Owner, unless the Owner steps into the shoes of the Developer
regarding the property. We hope this information will alleviate your concerns,
We encourage you to ask any questions or additional concerns.
This comment was discussed with the PDT Director and the City Attorney's
Office, so please interpret this comment as the PDT Service Area's official
position on the matter.
RESCUE MISSION RESPONSE:
The land is currently titled in the name of N College 1311, LLC, a Colorado limited liability company (“Current Owner”). Prio r to the
recording of the Development Agreement, Developer will enter into a 99 year ground lease with the Current Owner (the “Grou nd
Lease”) and will be constructing the improvements in accordance with the terms and conditions of the Ground Lease.
The Ground Lease will be recorded prior to the recording of the Development Agreement. The Development Agreement will not
encumber the land. The Development Agreement will only encumber the Developer’s 99 year leasehold estate in the land. The
Current Owner will not sign the Development Agreement. At the time the Development Agreement is recorded the “owner”
will be The Denver Rescue Mission based on its 99 year leasehold estate. The Owner will not subordinate the Ground Lease to t he
Development Agreement. The Ground Lease will at all times remain prior and superior to the Development Agreement.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
03/04/2024: INFORMATION - UPDATED:
The Traffic Study provided in Round 2 seems to be an older version of the TIS.
In Round 1, the study had been updated to include the MMLOS and is dated Oct. 2023
this one is dated Dec. 2021
Neither version is signed and stamped by a P.E. See comment 7 for an
additional update needed in the study.
11/27/2023: INFORMATION:
The Transportation Impact Study has been received and reviewed. The general
conclusions are accepted, with the understanding of the following comments.
A signed and stamped copy of the study will be required for final recording.
SWARC RESPONSE: Updated and stamped copy of the TIS is included with this submittal.
Comment Number: 2
11/27/2023: INFORMATION:
This project is dependent on the finalization of the Mason Street Infrastructure
project in regard to adjacent frontage and roadway improvements. In order to
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meet the Pedestrian Level of Service for this project, an extension of the
sidewalk along the south side of Hibdon will need to connect to Mason. This is
is planned within the infrastructure project but is necessary for this project to proceed.
EPS RESPONSE: Acknowledged. We understand that this project is dependent on the Mason Street Infrastructure project
approval.
Comment Number: 7
03/04/2024: FOR RECORDING:
In reviewing the TIS again I noticed that the study references an older version of the
Larimer CountyUrban Area Street Standards (2019) versus the most recent version (2021.)
We would like this corrected to ensure consistency with the Land Use Code.
Page 4 has a reference, and page 6 LOS definitions should reference Table 42 in -the
LCUASS since the numbering changed. Please update to newest 42 table -.
This shouldn't alter any of the conclusions but needs to be corrected.
SWARC RESPONSE: TIS and referenced table have been updated.
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 2
03/01/2024: FOR APPROVAL:
Please address all comments provided on the Erosion Control Plans and the Security Estimate Calcs.
EPS RESPONSE: Responses have been added to redlines. All plans and estimate calcs have been updated per site changes.
Topic: Fees
Comment Number: 1
03/01/2024: INFORMATION:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number of lots, the
total site disturbance, the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are
assuming 1 lot with a building permit, 2.77 acres of disturbance, 2 years from
demo through build out of construction and an additional 3 years until full
vegetative stabilization due to seeding. Which results in an Erosion Control Fee
estimate of $1,974.06 .
The Stormwater Quality Inspection Fee is based on the number of LID/WQ
Features that are designed for on this project. Based on the plans we identified
1 bioretention/rain garden which results in an estimate of the Stormwater
LID/WQ Inspection fee to be $ 315.00 .
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for your
review.
The fee will need to be paid prior to issuance of a building permit for this development site.
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EPS RESPONSE: Acknowledged.
Department: Stormwater Engineering
Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754
Topic: General
Comment Number: 9
03/08/2024: FOR HEARING:
Tree and storm drain placement needs to be coordinated such that minimum standards are met:
> 10-ft min. between trees and storm mains.
> 6-ft min. between trees and “roof drain leads”.
> 4-ft min. between shrubs and storm pipes.
RIPLEY RESPONSE: Minimum separations are being met for trees and shrubs with the exception of shrubs adjacent to
roof drain leads. These will be privately maintained.
Comment Number: 10
03/08/2024: FOR HEARING:
Confirm that the outlet structure on the north rain garden has 100-year flow capacity.
EPS RESPONSE: The outlet structure has been modified to allow for a 24” pipe connection and an updated detail has been
included.
Comment Number: 11
03/08/2024: FOR HEARING:
Please see updated redlines on the UT Plans, Irrigations Plans, Landscape Plans, and Drainage Report.
EPS RESPONSE: Responses have been added to the redlines.
RIPLEY RESPONSE: Site, landscape and irrigation plan redlines have been addressed.
Department: Water-Wastewater Engineering
Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754
Topic: General
Comment Number: 1
03/08/2024: FOR FINAL APPROVAL– UPDATED:
- Item (a), peak sizing was provided, based on the 136 gpm peak flow in this
calculation, it would be acceptable to reduce the 3-inch water service to a 2-inch
water service. It is also acceptable to continue with a 3 -inch water service.
Please confirm which size you would like to proceed with
- Items (b)(d) were not addressed. These would be required- for fee calculations and not for Hearing.
11/28/2023:
Provide water service sizing calculations for the 3-inch meter, this must include:
a) An Engineering calc for peak flow and meter sizing (usually done by a
Mechanical Eng, using AWWA M22, or sometimes the IPC).
b) Annual Peak daily use (gpd) for 3-inch water meter fees.
c) Annual estimated indoor water use for WSR fee.
d) BOD and TSS strength estimate for the sewer PIF fee.
SWARC RESPONSE:This will be confirmed for final approval.
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Comment Number: 3
03/08/2024: FOR INFORMATION – UPDATED:
The water fees for this development will require a “special circumstances”
estimate for indoor water use. Please contact Jen Dial, in the City Water
Resources department, at jdial@fcgov.com for more information. Also cc
myself (masimpson@fcgov.com) and Utility Fees, UtilityFees@fcgov.com.
11/28/2023: INFORMATION:
You may request a water fee estimate from Water Utilities by contacting Utility
Fees at UtilityFees@fcgov.com. This project will most likely require a “special circumstances”
estimate for the indoor water use. This will need to be provided by the applicant
and reviewed by the City Water Resources department (contact Jen Dial at jdial@fcgov.com).
RESCUE MISSION RESPONSE: Understood
Comment Number: 5
03/08/2024: BUILDING PERMIT:
Grease Interceptor sizing will need to be confirmed before Building Permit.
Please contact Wes Lamarque, WLAMARQUE@fcgov.com, for requirements
and confirmation of sizing.
SWARC RESPONSE: This will be confirmed for building permit.
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 6
11/28/2023: INFORMATION:
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 to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-development-fees
RESCUE MISSION RESPONSE: UNDERSTOOD
Comment Number: 7
03/05/2024: FOR CONSTRUCTION:
The one line diagram indicates 13 runs of 500kcmil for the secondary electric
service to the building. Our 3phase transformers can handle a maximum of 12
runs and maximum cable size of 500kcmil. Please revise to meet our service
standards prior to building permit submittal.
SWARC RESPONSE: Please see revised one-line diagram
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
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Topic: General
Comment Number: 7
02/28/2024: FOR HEARING:
Please replace the Sensation Boxelder trees on the west side of the property
next to Dry Creek with better habitat value trees such as a native willow or other
species that could add habitat value to the Dry Creek natural feature.
RIPLEY RESPONSE: Sensation boxelders have been replaced.
Comment Number: 8
03/05/2024: FOR HEARING:
Please keep utility pipe changes from the rain garden to the detention pond
on the northwest side of the property out of the natural feature and natural habitat buffer zone.
EPS RESPONSE: The outlet pipe connection has been moved onsite. The Mason Street infrastructure plans have been updated
to reflect the revised pipe sizes and connection point.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 4
03/04/2024: FOR HEARING:
There are many separation issues with trees and stormwater utilities. If you
cannot make separation requirements for shade trees, please switch to
ornamental instead of eliminating trees from the landscape plan.
RIPLEY RESPONSE: Tree separations have been resolved. 6’ separation is provided for downspout connections, and 10’
separation is provided for all other stormwater infrastructure. One tree was removed due to conflicts with overhead
structures.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 4
03/04/2024:UNRESOLVED
11/29/2023: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze
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or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
Site plan note #16 indicates six inch numerals. This shall be corrected to 8 inch.
RIPLEY RESPONSE: Site plan note has been corrected.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
11/27/2023: FOR BUILDING PERMIT:
Commercial 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)
2023 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.
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· 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.
SWARC RESPONSE: This will be addressed for building permit.
Comment Number: 3
11/27/2023: FOR BUILDING PERMIT:
If the occupants will be receiving care during their stay at this facility, then it may
be a I1- or I2 occupancy. Please schedule the -presubmittal- meeting with Russ H to determine this.
SWARC RESPONSE: The occupants will not receiving care during their stay and this is not I1 or I2 facility