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HomeMy WebLinkAboutEAST PARK DISTRICT MAINTENANCE FACILITY - MJA200003 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS1 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 October 16, 2020 Craig Kisling City of Fort Collins - Park Planning and Development PO Box 580 Fort Collins, CO 80522 RE: East Park District Maintenance Facility, MJA200003, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of East Park District Maintenance Facility. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/12/2020 10/12/2020: 2nd Neighborhood Meeting: A second meeting is required unless staff determines that it is not warranted. Staff will provide direction on this in the Friday letter. Response: A second meeting will be scheduled. Comment Number: 2 Comment Originated: 10/12/2020 10/12/2020: Fence -- I assume the site will be fenced but I don't see it on the plans. Response: Fence is shown and labeled in the plans. Comment Number: 3 Comment Originated: 10/12/2020 10/12/2020: FOR FINAL PLANS: Please label the sidewalk work on the site plan. It looks like Parks is contemplating off site work on the trail leading to the park, and that doesn't have to be included in this plan except where it actually IS associated with the work on this plan. 2 Response: The proposed onsite sidewalk work is shown on the utility plans and a note is also shown calling out the proposed offsite trail improvements. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/12/2020 10/12/2020: FOR APPROVAL All proposed easements/alignments will need to be dedicated. Unlike typical easements, these will be processed through the City's Real Estate Services department. Please work with them to dedicate all alignments: Tommy Brennan, tobrennan@fcgov.com, 970-221-6276 Response: Additional clarification has been added to the plans showing easements to be vacated as well as new easements to be dedicated. Actual dedication of the alignments will be completed by City Surveying staff. Please note that some of the easements are offsite and will need approval from the HOA. Comment Number: 2 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING Please ensure that all existing and proposed easements and alignments are shown and labeled on all plans, as well as adjacent lots, tracts, parcels, ROW, etc. Response: The easements are shown and labeled. Comment Number: 3 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING There are some inconsistencies with the width of proposed sidewalk to be constructed on various sheets in the plans. Bucking Horse utility plans call out a 5 foot trail/walk. Is this accurate? If so, a wider trail/walk section may be fine, but you should show how the width transitions where the existing 5 foot trail/walk meets the proposed wider section. Response: Trail was actually constructed as 6’ concrete trail, so no transitions are needed to existing. Comment Number: 4 Comment Originated: 10/12/2020 10/12/2020: FOR APPROVAL The drive access to Environmental Drive needs to be concrete from the street to the right-of-way. I think it is, but the plans don't clearly show or call that out. The drive access needs to meet current LCUASS as well as ADA criteria. It looks like the cross slope where the trail/walk crosses, exceeds ADA maximums. You should provide additional spot elevations and slope arrows to show that the design meets all standards. Please make sure to refer to the appropriate LCUASS figures for design specifics. Response: Portions of the existing concrete drive will be removed and replaced for grade concerns. The new pavement will be concrete to the ROW. Comment Number: 5 Comment Originated: 10/12/2020 10/12/2020: FOR APPROVAL Environmental Drive is incorrectly labeled as Environmental Avenue in the utility plans. Response: The street name has been updated. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 3 Topic: General Comment Number: 2 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING: A designed 100-year drainage overflow path is required from the rain gardens to the detention pond. It is also recommended that the minor storm is piped from the rain gardens to the detention pond to reduce frequent erosion. Response: A designed rundown and weir are now included and inlets are included in the rain garden to pass most storm events. Comment Number: 3 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING: Please create 2 basins (sub-basins 1a & 1b) instead of just basin 1 to better document the area that is draining into each of the rain gardens. Response: The sub-basins have been added. Comment Number: 4 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING: Drainage easements are required for the rain gardens and detention pond. Response: We have added drainage easements as requested. Comment Number: 5 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING: Please provide 10 feet of separation from the private storm sewer, the underdrain just north of Environmental Drive and any trees. Response: Proposed trees are now outside of 10 for the storm sewer line Comment Number: 6 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING: Please provide 10 feet of separation from the north rain garden media and the two trees. Response: Proposed trees were moved and now about 12’ away. Comment Number: 7 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING: The Drainage Report discusses the Bucking Horse regional pond amongst other regional drainage design items and I am not sure why this is in the report or if it was updated. Please clarify and also discuss the design specific to this site including the rain gardens/detention pond. An important item to add to the report is the HGL of the Bucking Horse storm sewer outfall that this project is connecting to. It appears the HGL is around 4879. Response: Per discussions with staff, the report has been updated. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING: The City will inform the Applicant if the sewer tap onto the existing 36-inch clay main is acceptable or if the tap needs to be with the PVC sewer main. Response: We are currently showing the connection unchanged and will update once information on the preferred connection is provided by City Utility staff. 4 Comment Number: 2 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING: Please relocate the proposed curb stop and meter pit in the landscaping near the actual tap and provide proper spacing from any trees or shrubs. Response: Per discussion with staff, the current location is acceptable in order to avoid existing sewer mains. Comment Number: 3 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING: The fire service tap is too close to the private storm sewer. Please provide 10 feet of separation. Response: The location has been updated and thre is now more than 10’ of separation. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 10/08/2020 10/08/2020: FOR FINAL APPROVAL: Please submit a detailed Erosion and Sediment Control Report since the site is larger than 1 acre. Please note that a Major Amendment submittal has the same requirements as an FDP submittal for Erosion and Sediment Control requirements. Since this is a City project no ESC escrow calculation is needed. Please add a note stating that the rain gardens will be built at the end of the construction sequence to minimize the potential of sedimentation due to construction activities on the site. Response: An erosion report will be provided at final. Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 8 Comment Originated: 10/13/2020 10/13/2020: INFORMATION ONLY: This property is currently located in the FEMA mapped, 500-year Poudre River floodplain. Any development within the floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. Response: Thank you for the info. Comment Number: 9 Comment Originated: 10/13/2020 10/13/2020: INFORMATION ONLY: FEMA is remapping the Poudre River, the project is called RiskMAP, and we are expecting new regulatory mapping in the next 1-2 years. Any future development will be subject to the floodplain map and regulations effective at that time. Property owners near the river need to be aware that the floodplain may be remapped and may change on their property. Response: Thank you for the info. Comment Number: 10 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING: Please include the following notes on the site and grading plan: • “This property is located in the FEMA-regulated, 500-year Poudre River 5 floodplain. Any development within the floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code.” • “Essential services critical facilities and at-risk population critical facilities are prohibited in the 500-year floodplain.” Response: The requested notes have been added. Comment Number: 11 Comment Originated: 10/13/2020 10/13/2020: INFORMATION ONLY: Due to known flood risk, it is highly recommended that the structure be elevated as much as possible by ensuring the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 24-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 24-inches. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the structure is constructed to the required elevation, is required prior to a Certificate of Occupancy (CO) being issued (if RiskMAP remaps property in the 100-year floodplain.) Response: Thank you for the info. Our building, MEP equipment and fuel tanks are all elevated above the RFPE that was provided by staff. Comment Number: 12 Comment Originated: 10/13/2020 10/13/2020: INFORMATION ONLY: Please keep in mind that if remapped as 100-year floodplain due to RiskMAP, hazardous material critical facilities are prohibited in the 100-year floodplain, per Section 10-81 of City Municipal Code. The Developer shall also obtain a Floodplain Use Permit from the City of Fort Collins and pay all applicable floodplain use permit fees prior to commencing any construction activity (building of structures, fencing, grading, fill, detention ponds, bike paths, parking lots, utilities, landscaped areas, flood control channels, etc.) within the City of Fort Collins floodplain limits. An Emergency Response Preparedness Plan complying with Section 10-48 of City Code will also be required prior to starting construction. Response: Thank you for the info. Comment Number: 13 Comment Originated: 10/13/2020 10/13/2020: INFORMATION ONLY: Floatable materials including trash dumpsters, vehicles, trailers, equipment, supplies, outdoor furniture (i.e. benches, tables), etc. related to non-residential uses are prohibited in the 100-year floodplain. All floatable materials, must be stored inside a building, be anchored per an approved engineered design or be located outside of the 100-year floodplain. This restriction does not apply to employee and external vehicles parked on the site during business hours with an owner onsite to move the vehicle. No overnight parking of vehicles is allowed. Response: Thank you for the info. Comment Number: 14 Comment Originated: 10/13/2020 10/13/2020: INFORMATION ONLY: Timing will be very important for this project, we cannot release building or construction permits for a project that does not meet current regulatory floodplain requirements. If the project is remapped into the regulatory 100-year floodplain pre-construction we could not release permits because it would not meet the floodplain requirements due the prohibition of hazardous materials critical facilities and outdoor storage of materials and outdoor overnight parking in the 100-year floodplain. If the property is remapped into the 100-year floodplain post-construction, this would 6 be considered a non-conforming use and can continue as-is but expansion of the use or the building would not be allowed unless the site is elevated above the Base Flood Elevation and a FEMA Letter of Map Revision (LOMR) is completed which maps the site outside of the 100-year floodplain. Response: Thank you for the info. Comment Number: 15 Comment Originated: 10/13/2020 10/13/2020: INFORMATION ONLY: If remapped as 100-year floodplain, please utilize the attached Development review checklists for floodplain requirements when preparing your plans for submittal (see redlines). Response: If the floodplain changes, we will use the checklist. Comment Number: 16 Comment Originated: 10/15/2020 10/15/2020: INFORMATION ONLY: Any portions of the site to be removed from the 100-year floodplain via a LOMR process, should be elevated above Base Flood Elevation. We encourage elevating as much of the site as possible, especially the uses prohibited in the 100-year floodplain (the building, any hazardous materials storage, overnight parking, and fuel dispensers.) Response: Thanks for the info. Department: Environmental Planning Contact: Scott Benton, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING: Thank you for providing an ECS. Some aspects need to be addressed further. The top of bank of Boxelder Ditch needs to be delineated so that accurate measurements can be taken to ensure that a 50 foot buffer would in fact not intrude on to the site. Also, the ECS consultant mentions the swale that runs along the Great Western Railway but aerial imagery shows a high likelihood of a wetland in this swale. If a wetland is in fact there then it needs to be delineated as well for two reasons – 1) so that accurate measurements can be taken, and 2) to determine the area of the wetland. The Buffer Zone Table in 3.4.1(E) states that wetlands less than 1/3 acre has a 50 foot buffer applied which may not encroach on the site, but a wetland 1/3 acre or more area requires a 100 foot buffer which has a high likelihood of intruding on to the site. Response: This has been delineated and now there is a Natural Habitat Buffer Zone sheet that conveys this. The ECS will be adjusted and resubmitted. Comment Number: 2 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING: All natural features as defined in LUC 3.4.1 need to be portrayed on all applicable plans (site, landscape, utilities). This includes any wetlands and Boxelder Ditch top of bank. Response: The requested information has been added to the plans Comment Number: 3 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING: Seed mix details must be provided on the landscape plans, including species (with scientific names) and seeding rates. Response: The requested information has been added to the plans Department: Light And Power 7 Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/13/2020 10/13/2020: INFORMATION: Light and Power has electric facilities along Environmental Dr. that can be modified to be extended into the property to feed the new building. Modification fees will apply to this project to feed this property. Please contact me to discuss if you have questions about Light and Power fees. Response: Thanks for the info. Comment Number: 2 Comment Originated: 10/13/2020 10/13/2020: 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 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-investmen t-development-fees Response: Thank you for the information. Comment Number: 3 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING: Please show the electric route and transformer on the utility plan. A transformer will be needed on site. 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. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: The requested info is now shown. Comment Number: 4 Comment Originated: 10/13/2020 10/13/2020: INFORMATION: 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. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Response: Confirmed, we will provide a completed C1 form and one line diagram for review by Light & Power Engineering. Comment Number: 5 Comment Originated: 10/13/2020 10/13/2020: INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772 Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Response: Thanks for the contact info! 8 Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING Thank you for submitting a Tree Removal Feasibility Letter. It appears that there are 16 trees proposed for removal, not 17. Please update. Response: Letter is updated and resubmitted. Comment Number: 2 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING Please check for compliance with the minimum species diversity standard LUC 3.2.1 D3. Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The number of bur-gambel hybrid oaks and Russian hawthorns exceed the maximum percentage allowed. Since the intent of the project includes keeping the landscaping native/xeric, please consider the following options: • increase the number of Kentucky coffeetrees or hackberries. • incorporate additional shade tree species (ex: Turkish filberts) and ornamental species (ex: sucker punch chokecherries) that do well in xeric environments. Response: Species have been adjusted to meet percentages Comment Number: 3 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING Approximately 50 percent of all trees proposed should be canopy shade trees, per LUC 3.2.1 (D.1.c). Response: Species have been adjusted to meet percentages Comment Number: 4 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING Each landscaped island should include one or more canopy shade tree (LUC 3.2.1 (E.5)). Is it possible to include some shade trees in the landscaped islands? It does appear that there are numerous utilities that run across the large island. Response: Shade trees have been added to the plans in these locations Comment Number: 5 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING Is it possible to incorporate some trees along the west side of the property as screening? Response: Trees have been added to the plans in these locations for screening Comment Number: 6 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING Are there any frontage improvements proposed along Environmental Dr. (i.e. sidewalk, parkway etc.)? We are curious about the ultimate design of 9 Environmental Dr. and whether the proposed placement of trees will accommodate future changes. Response: No improvements are planned at this time. Comment Number: 7 Comment Originated: 10/13/2020 10/13/2020: FOR HEARING Is there an underdrain along Environmental Dr.? If so, please show it on the landscape plan, as Stormwater indicated that 10’ of separation may be required between the underdrain and proposed trees. Response: Addressed Comment Number: 8 Comment Originated: 10/13/2020 10/13/2020: FOR APPROVAL Tree/utility separation will be verified at FDP. Please adjust 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 water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights Response: Addressed Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 10/12/2020 10/12/2020: FOR HEARING - FIRE ACCESS > Required fire lanes on city property shall be dedicated as Emergency Access Alignments (EAA). Response: An Emergency Access Easement has been added and labeled in the plans. > EAA limits shall be detailed on plans. Response: An Emergency Access Easement has been added and labeled in the plans. > No Parking - Fire Lane sign locations to be indicated on plans. Refer to LCUASS detail #1419 for placement, and spacing. Response: Signage has been added to the paving plan. > Where security gates obstruct a fire lane, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Gates shall demonstrate compliance with IFC 103.5. Response: Gates will meet the requirements. Comment Number: 2 Comment Originated: 10/12/2020 10/12/2020: INFORMATION - VEHICLE MAINTENANCE & FUELING STATION > The installation of an Above Ground (AST) or Underground Storage Tank (UST) requires a separate plan review and permit from Poudre Fire Authority. Tanks shall be protected from damage and have secondary containment. All tanks shall be UL listed. > Motor fuel dispensing facilities shall demonstrate compliance with applicable sections of IFC Chapters 23 and 57. > Repair garages shall demonstrate compliance with IFC 2311. 10 Response: All fueling will conform as required. Comment Number: 3 Comment Originated: 10/12/2020 10/12/2020: INFORMATION - ROOFTOP SOLAR - Commercial rooftop structures and ground mounted solar arrays require a separate plan review and permit from the Poudre Fire Authority. Refer to 2018 IFC 1204 for access, pathway, and marking details. General Requirements for Marking: > Direct Current conduits, enclosures, raceways, junction boxes, cable assemblies, combiner boxes and disconnects must be marked. > Markings must be reflective and weather resistant. > Must be at least 3/8th of an inch and white on red background. > Contain the words in capital letters "Warning: Photovoltaic Power Source". > Main Service Disconnect must be clearly marked. > Markings must be placed every 10 feet and within 1 foot of turns or bends. Within 1 foot of penetrations and on both sides of the penetration if accessible. Response: Confirmed, a separate plan review set shall be submitted for PFA review. Plans shall incorporate the listed marking information and addition details noted from 2018 IFC 1204. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 10/12/2020 10/12/2020: FOR BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 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 Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. 11 · Commercial occupancies must provide 10ft setback from property line 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 amendments to the 2018 IBC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new commercial structure. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Response: Thank you for the information. This meeting will be scheduled in the near future. Comment Number: 2 Comment Originated: 10/12/2020 10/12/2020: FOR BUILDING PERMIT: If the garage vehicle storage area will be heated, the building must be insulated and a air tightness test is required for CO. It has been difficult for areas with overhead doors to pass the air tightness test. For more info contact Russ at 416-2341. Response: Thank you for the comment. This will be addressed in the selection of the door and Construction Documents. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/12/2020 10/12/2020: FOR INFORMATION: Unless required during MJA, a complete review of all plans will be done at FDP. Response: Acknowledged. Department: Outside Agencies Contact: Les Thompson, BoxElder Ditch Company, thompsonlesliej@gmail.com Topic: General Comment Number: 1 Comment Originated: 10/12/2020 10/12/2020: FOR FINAL APPROVAL: The comments of the Box Elder Ditch Company are that our ditch easement needs to be recognized on the plat and the City will need to enter into a discharge agreement for any discharge into the Box Elder. Our ditch superintendent, Les Thompson is available to assist in confirming the ditch easement. Response: Park Planning & Development will work directly with Les Thompson to formulate a discharge agreement.