HomeMy WebLinkAboutHEARTSIDE HILL ACCESSORY BUILDING AND CHILD CARE CENTER - FDP240007 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses
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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
April 24, 2024
Kim Iwanski
Community at Heart, LLC
1303 W Swallow Road, Building 11
Fort Collins, CO 80526
RE: Heartside Hill Accessory Building and Child Care Center, PDP230016, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Heartside Hill Accessory Building and Child Care Center. 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:
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.
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 preparing to resubmit your
plans, please notify me with an expected submittal date 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
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.
Comment Number: 9
FOR HEARING: UPDATED:
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.
A resubmittal is due no later than noon on March 13th that will need to address
the remaining outstanding FOR HEARING items in order to keep the April 8th
hearing date. This submittal will be the packet that is provided with the hearing documents.
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Comment Number: 10
FOR HEARING:
The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer at a public
hearing. For the hearing, we will formally notify surrounding property owners
within 800 feet (excluding public right-of-way and publicly owned open space).
As your Development Review Coordinator, I will assist with preparing the
mailing and coordinating the hearing date with your team.
Department: Planning Services
Contact: Katelyn Puga kpuga@fcgov.com
Topic: General
Comment Number: 16
03/04/2024: FOR FINAL APPROVAL - SHARED USE MOU
Thank you for providing the City a copy of the Memorandum of Understanding
between the two property owners for the shared parking and trash enclosure.
While the city is not party to the agreement, we strongly recommend clarifying
the location of the trash enclosure shown on Exhibit A and including legal
descriptions or parcel numbers for each lot within the agreement. The MOU will
be required to be recorded with Larimer County and the reception number
needs to be provided and referenced on the Site Plan.
RESPONSE: The Memorandum of Agreement for the shared use of the trash enclosure and the parking lot
will be revised to provide for the long term use by the Owner and successor owners of the property. We are
preparing that document now through our legal team and understand that it will need to be approved by the
City Attorney before beign recorded with the Final Development Plan.
Comment Number: 17
03/19/2024: FOR FINAL APPROVAL - PHASE I BUILDING MURAL
Since the proposed mural for Phase I of the Community Facility is included with
these plans, it will be required to be completed as part of the building
construction and issuance of Certificate of Occupancy. Please work with staff to
determine the timeline for ensuring that the mural is completed.
Comment Number: 18
04/23/2024: FOR FINAL APPROVAL - MEMORANDUM OF AGREEMENT
A condition of approval set forth by the Hearing Officer Decision requires the
Memorandum of Agreement be revised to provide for the long term use by the
Owner and successor owners of the property for the parking spaces and the
trash and recycling area within the Church Lot. The agreement will be required
to be reviewed and accepted by the City Attorney's Office. A note providing the
reception number for the recorded agreement will be required to be provided on
the Final Development Plan.
RESPONSE: Acknowledged.
Comment Number: 19
04/23/2024: FOR FINAL APPROVAL - The Plan Set Title should be revised to
accurately reflect the land uses proposed with this site Plan. Please revise the
title of the FDP to be "Heartside Hill Accessory Building and Child Care Center"
and revise the vicinity map to only show the lot area included with the project.
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RESPONSE: Titles have all been changed.
Department: Stormwater Engineering
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 3
03/26/2024:
03/01/2024:
01/05/2024: FOR FINAL APPROVAL:
Please prove calculations for total disturbed area for fee calculations.
Please call out seeding and mulching of all disturbed areas.
RESPONSE: There is an approx disturbed area of 31,400± SF and is noted on the plans. I am not sure if
this triggers a full EC report or not. If a full EC report is required, it will be submitted next round.
Topic: General
Comment Number: 2
03/26/2024:
03/01/2024:
01/05/2024: FOR FINAL APPROVAL:
Please address comments on drainage memo and Utility plans.
RESPONSE: All comments should be addressed.
Department: Light And Power
Contact: Rob Irish rirish@fcgov.com 970-224-6167
Topic: General
Comment Number: 1
01/08/2024: INFORMATION ONLY: The primary electric feed for the proposed
transformer will come from an existing electric primary vault that will be installed
with the Heartside Hill multi-family project. Once this vault is set, it will provide
for a 3-phase transformer to feed the Community Facility.
RESPONSE: Acknowledged that the temp construction transformer will be switched out for the
permanent transformer to service this building, utilizing the same pad.
Comment Number: 2
02/23/2024: FOR APPROVAL - UPDATED: Please call out, on the Utility Plan,
the location of the electric metering.
01/08/2024: For Approval: Please indicate the location of the proposed electric
meter. Looks to be on the East side of Phase 1 but not entirely sure.
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Reference Section 8 of our Electric Service Standards for electric metering
standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
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RESPONSE: The electric meters and secondary route is shown. The secondary is proposed to be routed
under the phase 1 building.
Comment Number: 4
01/08/2024: INFORMATION ONLY: The secondary services to the buildings will
be consider commercial; therefore, the service line from the transformer to the
meter is required to be installed, owned and maintained by the property owner.
RESPONSE: Acknowledged, Thank you.
Comment Number: 6
02/23/2024: FOR APPROVAL: Please remove label, on Utility Plan, indicating
"existing transformer protect in place" since there is no existing transformer.
Label should indicate proposed transformer location for new community
building. Please see Utility Plan Markup.
RESPONSE: The note has been updated.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 2
02/23/2024: FOR FINAL UPDATED
Please shift trees to 10 ft from stormwater utilities. See Forestry redlines.
01/08/2024: FOR INFORMATION
Please keep in mind the following separation requirements: Utility/Tree Separation:
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
RESPONSE: Trees have been shifted away from utility line.
Comment Number: 3
03/05/24: FOR FINAL - UPDATED
With the removal of trees 28-31 and 42-44, 10 mitigation trees are needed with this project.
02/23/2024: FOR INFORMATION -
With the removal of trees 28-31 and 42-44, 10 mitigation trees are needed with this project.
RESPONSE: There are a total of 10 mitigation trees with Phase 2.
Comment Number: 4
03/05/24: FOR FINAL - UPDATED
On the mitigation sheet, trees 28-31 and 42-44 are shown to be removed, but
they are still shown on the landscape plan. Please clarify if those trees are being
removed, or being preserved.
RESPONSE: These trees were removed from LS plan.
Comment Number: 5
03/04/2024: FOR FINAL
There are 3 trees marked as mitigation trees that are already on the approved
landscape plan for the Heartside Hill residential development. If these are
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proposed as mitigation for the community center, please add additional trees to
be used as mitigation trees, and do not use previously proposed and approved trees.
RESPONSE: The mitigation trees on the approved LS plan have been shifted over to the other side of the
property line.
Comment Number: 6
03/05/2024: FOR FINAL
Fort Collins is close to the maximum diversity percentage of chanticleer pear.
Please choose a different ornamental to plant such as bigtooth maple,
chokecherry, apricot, crabapple, pekin lilac, etc.
RESPONSE: Tree species switched to crabapple.
Comment Number: 7
03/05/2024: FOR FINAL
If the proposed ornamental trees will be used as mitigation, they must be
upsized to 2 inches. Additionally, if proposed evergreen trees will be used as
mitigation, please upsize to 8 feet.
RESPONSE: Caliper sizes have been upsized as noted.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
03/05/2024: FOR FINAL APPROVAL - UPDATED:
The Assistant Fire Marshal is working with the building department to determine
how to resolve this.
01/10/2024: FOR FINAL APPROVAL:
AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-3 Occupancy
IFC 903.2.1.3: An automatic sprinkler system shall be provided for Group A-3
occupancies where one of the following conditions exists:
1. The fire area exceeds 5,000 square feet;
2. The fire area has an occupant load of 300 or more; or
3. The fire area is located on a floor other than the level of exit discharge serving such occupancies.
AUTOMATIC FIRE SPRINKLER SYSTEM - GROUP I
An automatic sprinkler system shall be provided throughout buildings with a
Group I fire area. See Exceptions. (IFC 903.2.6)
It has been communicated that the intent is to only install a sprinkler system in
the group I (phase2) portion of this building. In order to do this, the occupant
load will need to be under 300 in the community room. Also, a Fire Wall will be
required for separation between the 2 buildings.
RESPONSE: The Owner has submitted a letter for PFA for requesting an assembly occupant loading with
the using table and chairs and an occupant load that is less than 300 for the community building. A fire
will be included between Phase 1 and Phase 2 construction.
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Comment Number: 2
03/05/2024: FOR FINAL APPROVAL - UPDATED:
This comment will remain active until the fire sprinkler comment has been resolved.
01/10/2024: FOR FINAL APPROVAL:
FIRE DEPARTMENT HOSE CONNECTION
- IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of the FDC will be reviewed at
construction and the sprinkler system permit.
An underground fire line permit is required by the Poudre Fire Authority. As per
Colorado state law (8 CRR 1507-11), individuals or companies installing
underground supply lines from public water supplies to fire sprinkler system
risers, standpipes, and other fire protection systems must be registered with the
State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit
applications should include a current business name and registration number.
As per DFPC records, currently registered individuals and companies can be found here:
https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be found here:
https://dfpc.colorado.gov/fire-suppression-system-contractors
RESPONSE: The Owner will be submitting a letter for PFA consideration.
Comment Number: 3
01/10/2024: FOR FINAL APPROVAL:
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined and fire lane sign locations should
be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for
sign type, placement, and spacing. Appropriate directional arrows required on
all signs. Posting of additional fire lane signage may be determined at time of
fire inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be
posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2.
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6
shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
RESPONSE: Fire lane signage is included in the utility plan.
Comment Number: 4
01/10/2024: FOR FINAL APPROVAL:
FIRE LANE LOADING - IFC Appendix D102.1 amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 80,000 pounds. Private drives used for fire lanes shall provide
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information confirming the design can handle fire truck loading. A note shall be
added to the civil plans indicating all areas dedicated as EAE are capable of supporting 80,000 pounds.
RESPONSE: A note has been added to the PFA exhibit and is included in the utility plans.
Comment Number: 6
03/05/2024: FOR FINAL APPROVAL - UPDATED:
The address numerals have been added to the elevation plans. Note 17 on the
site plan still needs to be corrected.
01/10/2024: FOR FINAL APPROVAL:
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
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.
Please update note 17 to show 8 inch numerals.
RESPONSE: Building addressing will conform to the requirements.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
01/08/2024: 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.
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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: Comments noted.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
03/04/2024: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
01/08/2024: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
RESPONSE: Please let us know if there are any comments pertaining the FDP submittal.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
02/21/2024: Thank you for submitting preliminary irrigation plans (the hydrozone plans).
01/09/2024:
INFORMATION: Final irrigation plans are due at building permit application, but
we encourage you to submit them earlier in case changes need to be made.
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Detailed irrigation submittal requirements can be found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submittal-reqs.pdf?1649260267
RESPONSE: Please let us know if there are any comments.