HomeMy WebLinkAboutPOUDRE VALLEY HEALTH SYSTEM HARMONY CAMPUS, FREESTANDING EMERGENCY DEPARTMENT - PDP/FDP - FDP140029 - SUBMITTAL DOCUMENTS - ROUND 1 -Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
November 03, 2014
Comment responses November 26, 2014
RE: Poudre Valley Health System - Harmony Campus Emergency Department - Preliminary Design
Please see the following summary of comments from City staff and outside reviewing agencies for your
Review, PDR140009, Round Number 1 submittal of the above referenced project. If you have questions about any
comments, you may contact the individual commenter or direct your questions through the Project Planner, Noah Beals,
at 970-416-2313 or nbeals@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/28/2014
10/28/2014: This site is located in the harmony Corridor zone district. An emergency room is
considered a Hospital Use in the Land Use Code. Hospital is a permitted in the H-C district
subject to a Type 1 review.
A heliport or helipad is considered a Type 2 review.
Hospital is considered a primary use in this zone district.
This site is also located in the Basic Industrial non-retail employment activity center of the
Harmony Corridor Plan. Hospital is considered a primary also in the BINREAC area.
Response: There is no heliport or helipad proposed with this building. We anticipate a Type 1 review.
Comment Number: 2 Comment Originated: 10/28/2014
10/28/2014: This site is in the Poudre Valley health System Harmony campus Overall
Development Plan.
In this plan this particular parcel calls out a secondary use of hotel/motel and sit down
restaurant.
The PVHSHC OPD would need to be amended. Depending on the amendment it may be a
major it be minor. A major amendment would go before the P&Z board for a decision. This
amendment would require approval before the PDP/FP could be approved for the Emergency
Room.
Response: A separate but concurrent ODP Minor Amendment has been submitted to add health facilities
uses to this parcel and to Parcel C where a medical office building already exists.
Comment Number: 3 Comment Originated: 10/28/2014
10/28/2014: Land Use Code (LUC) section 4.26(E)(1) In designing the elevations and
landscape plan please refer to the Harmony Corridor Design standards.
Response: Acknowledged
Comment Number: 4 Comment Originated: 10/28/2014
10/28/2014: LUC 4.26(E)(2) Will this project include a plat? If so the ODP amendment will need
to include how the parcels relate to each other in regards to but not limited to access.
Response: A plat is included with the combined PDP/FDP submittal and defines the site parcel, in relation to
the existing tract, platted with the Second Filing.
LUC 4.26(E)(2)(c) all activity shall be conducted entirely within a completely enclosed structure.
Response: Acknowledged
Comment Number: 6 Comment Originated: 10/28/2014
10/28/2014: LUC 3.5.3 Does apply please refer to it in design of the site and elevations.
Response: Acknowledged. Building design has been based on these standards and the private Harmony
Campus Design Guidelines which direct similar materials and colors currently used on other buildings within
the campus.
Comment Number: 7 Comment Originated: 10/28/2014
10/28/2014: LUC 3.2.1 A landscape plan is required. This includes but not limited to street
trees, parking lot interior and perimeter, detached sidewalks, and foundational plantings.
Response: Acknowledged
Comment Number: 8 Comment Originated: 10/28/2014
10/28/2014: LUC 3.2.2 Pedestrian, bicycle and vehicle access shall be separated as much as
possible. Main driveway access shall have sidewalks on both sides of the drive.
Response: Acknowledged
Parking stalls start at 9'x19' in dimension and two-way drive aisles are at least 24' in width.
Parking spaces are at a maximum number of spaces. Handicap spaces are required with at
least one of these spaces being van accessible.
Response: Acknowledged
bicycle parking space are required. A minimum of 4 with at least 20% of these spaces
enclosed.
Response: Acknowledged. Bicycle parking is included near the front entry and beneath the ambulance
canopy area, in amounts exceeding the LUC requirements.
Comment Number: 9 Comment Originated: 10/28/2014
10/28/2014: LUC 3.2.4 A lighting plan is required.
Response: Acknowledged and included in submittal
Comment Number: 10 Comment Originated: 10/28/2014
10/28/2014: LUC 3.2.5 Trash and recycling enclosure is required. This shall be designed with
walk-in access separate from the main service gate and located on a concrete pad at least 20ft
away from a public sidewalk.
Response: Trash and recycling is included within a larger service area fully screened with a wall designed to
match the building architecture. There is both a vehicle gate and a walk-in gate to this enclosure area.
Comment Number: 11 Comment Originated: 10/28/2014
10/28/2014: LUC 3.5.1(I) Mechanical/Utility equipment (vents, flues, transformers, meters,
boxes, conduit...)shall be screened. Please identify these on the plans.
Response: Acknowledged
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/29/2014
10/29/2014: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time
of building permit. Please contact Matt Baker at 224-6108 if you have any questions.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 10/29/2014
10/29/2014: The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response: Acknowledged.
Comment Number: 3 Comment Originated: 10/29/2014
10/29/2014: Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the Developer's
expense prior to the acceptance of completed improvements and/or prior to the issuance of
the first Certificate of Occupancy.
Response: Acknowledged.
Comment Number: 4 Comment Originated: 10/29/2014
10/29/2014: All public sidewalk, driveways and ramps existing or proposed adjacent or within
the site need to meet ADA standards, if they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project. The existing
driveway will need to be evaluated to determine if the slopes and width will meet ADA
requirements or if they need to be reconstructed so that they do.
Response: All ramps and driveways are within private drive and onsite, but have been designed to meet
ADA requirements.
Comment Number: 5 Comment Originated: 10/29/2014
10/29/2014: Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Acknowledged.
Comment Number: 6 Comment Originated: 10/29/2014
10/29/2014: This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
Response: No additional ROW is required, but the plat does provide for the necessary Emergency Access
Easement and blanket Utility, Drainage, and Access easement over the property, excluding the building
meets and bounds line.
Comment Number: 7 Comment Originated: 10/29/2014
10/29/2014: Utility plans will be required and an amendment to the existing Development
Agreement or a new Development Agreement will be recorded once the project is finalized.
Response: Acknowledged.
Comment Number: 8 Comment Originated: 10/29/2014
10/29/2014: A Development Construction Permit (DCP) or excavation permit will need to be
obtained prior to starting any work on the site. Permit type is dependent on the amount of
public infrastructure construction.
Response: Acknowledged.
Comment Number: 9 Comment Originated: 10/29/2014
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on
parking design.10/29/2014:
Response: Acknowledged.
Department: Light And Power
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/27/2014
10/27/2014: Electric development and system modification charges will apply. An online
estimator of these charges is available at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-
fees/electric-development-fee-estimator?id=3.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 10/27/2014
10/27/2014: A completed C-1 form and a 1-line diagram will need to be submitted to Light and
Power Engineering. This form is available at
http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf.
Response: Acknowledged.
Comment Number: 3 Comment Originated: 10/27/2014
10/27/2014: Contact Light and Power Engineering, 970-221-6700, to coordinate the transformer
and meter locations.
Response: Acknowledged. Utility Plans and MEP plans provide for the transformer being located off the
east side of the proposed building.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 10/28/2014
10/28/2014: FIRE LANES
Fire access shall be provided to within 150' of all portions of the building. An Emergency
Access Easement will be needed which allows for full site access. A portion of the ambulance
turnaround on the NE area of the site shall also need to be part of the EAE. Code reference
and fire lane specifications below.
As part of the design of the ambulance access and staging area, consideration should be
given to provide for fire engine parking on a routine basis (not just in an emergency). Fire
personnel regularly accompany the ambulance to the ER and the affected engine will trail
behind to retrieve firefighters. There should be an area provided for fire engine parking
adjacent to the ER which will not disrupt ambulance access.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access
road shall comply with the requirements of this section and shall extend to within 150 feet of all
portions of the facility and all portions of the exterior walls of the first story of the building as
measured by an approved route around the exterior of the building or facility. When any portion
of the facility or any portion of an exterior wall of the first story of the building is located more
than 150 feet from fire apparatus access, the fire code official is authorized to increase the
dimension if the building is equipped throughout with an approved, automatic fire-sprinkler
system.
> FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design
criteria already contained in relevant standards and policies, any new fire lane must meet the
following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead
clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside
and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
> Special requirements for buildings greater than 30' in height. Contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC
3.6.2(B)2006 and Local Amendments.
Response: Acknowledged. An emergency access easement has been shown in the civil utility plans and
the plat, per correspondence with PFA.
Comment Number: 2 Comment Originated: 10/28/2014
10/28/2014: WATER SUPPLY
The proposed hydrant in front of the building appears to meet water supply needs as long as
water lines are sized to allow for simultaneous flow demands of all required systems.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm
at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers
thereafter.
Response: Acknowledged. A 6” waterline loop is being provided through the site, with a 6” fireline feed to
the building. A fire hydrant is also being installed onsite and an FDC provided off the southeast corner of
the building.
Comment Number: 3 Comment Originated: 10/28/2014
10/28/2014: AUTOMATIC FIRE SPRINKLER SYSTEM
The ED building will require an automatic fire sprinkler system under a separate permit. Please
contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at
970-416-2868. Code reference provided.
> IFC 903.2.6: An automatic sprinkler system shall be provided throughout buildings with a
Group I fire area.
Response: Acknowledged. Building will be sprinklered.
Comment Number: 4 Comment Originated: 10/28/2014
10/28/2014: FIRE ALARM AND DETECTION SYSTEMS (Group I)
> IFC 907.2.6; IBC 407.2: A manual fire alarm system shall be installed in Group I occupancies.
An electrically supervised, automatic smoke detection system shall be provided in accordance
with Section 907.2.6.2, with exceptions.
Response: Acknowledged
Comment Number: 5 Comment Originated: 10/28/2014
10/28/2014: EMERGENCY GENERATOR
The storage and use of diesel fuel or propane, for the purposes of supplying an emergency
generator, shall comply with any applicable sections of Chapter 34 of the International Fire
Code on Flammable and Combustible Liquids. Any building, structure, or shelter housing the
generator shall be properly signed and labeled. A separate permit is required if the fuel source
is provided by an AST. Spill control may be required; TBD at time of building permit.
Response: Acknowledged. Details of signs and spill control will be included in building permit plans.
Comment Number: 6 Comment Originated: 10/28/2014
10/28/2014: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system evaluation after the
core/shell but prior to final build out. For the purposes of this section, fire walls shall not be
used to define separate buildings. Where adequate radio coverage cannot be established
within a building, public-safety radio amplification systems shall be designed and installed in
accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau
Admin Policy #07-01
Response: Acknowledged. Details will be included in building permit plans for PFA review and coordination.
Comment Number: 7 Comment Originated: 10/28/2014
10/28/2014: HAZARDOUS MATERIALS - GENERAL STANDARD
FCLU 3.4.5(B): If any use on the development site may entail the use or storage of hazardous
materials (including hazardous wastes) on-site, the project shall be designed to comply with all
safety, fire and building codes for the use and storage of the hazardous materials involved.
Adequate precautions shall be taken to protect against negative off-site impacts of a hazardous
materials release, using the best available technology. A Hazardous Materials Impact Analysis
(HMIA) may be required at time of building permit.
Response: Acknowledged. A list of anticipated hazardous materials is included with the submittal.
Comment Number: 8 Comment Originated: 10/28/2014
10/28/2014: COMPRESSED GASES
Medical gas systems shall comply with Section 5306 of the 2012 International Fire Code.
Response: Acknowledged
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 10/21/2014
10/21/2014: The site disturbs more than 10,000 sq-ft and in a sensitive area, therefore Erosion
and Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter
7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet requirements.
Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security
Calculation. If you need clarification concerning this section, or if there are any questions
please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
Response: A Final Drainage and Erosion Control Report has been submitted, along with Erosion Control
Plan and Erosion Control Notes and Details. A SWMP will also be provided, prior to final approval of the
CD’s for review and approval by Mr. Schlam. The erosion control escrow security amount is contained
within the Final Drainage Report.
Contact: Shane Boyle, 970.221.6339, sboyle@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 10/24/2014
10/24/2014: A drainage report, erosion control report, and construction plans are required and
they must be prepared by a Professional Engineer registered in Colorado. The drainage
report must address the four-step process for selecting structural BMPs. Standard operating
procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage
engineer and there is a final site inspection required when the project is complete and the
maintenance is handed over to an HOA or another maintenance organization. The erosion
control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3,
Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
Response: Acknowledged. Please see provided Drainage Report and associated attachments.
Comment Number: 3 Comment Originated: 10/24/2014
10/24/2014: Volume detention and water quality are both provided in the existing detention
pond south of Timberwood Drive so this development will not need to provide its own. It is not
known if the existing detention pond was constructed to the ultimate condition, however, so it
will need to be verified that the existing pond volume and outlet structure are adequate to serve
this development.
Response: The existing detention pond provides the necessary WQCV and detention volume required for
the developed site (please refer to PVHS Second Filing Final Drainage Report for details). Expansion of the
existing pond is not required at this time. However, additional water quality is provided for the developed site
through the use of the LID/Pre-sedimentation basin on the east side of the site, as well as porous pavement
utilized in specific parking areas of the site.
Comment Number: 4 Comment Originated: 10/24/2014
10/24/2014: Low Impact Development (LID) requirements are required when the impervious
area is increased or a site is required to be brought into compliance with the Land Use Code.
These require a higher degree of water quality treatment for 50% of the new impervious area
and 25% of new paved areas must be pervious. Information can be found on the EPA web site
at: http://water.epa.gov/polwaste/green/bbfs.cfm?goback=.gde_4605732_member_219392996.
LID design information can be found on the City's web site at:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines
-regulations/stormwater-criteria.
Response: Acknowledged. LID measures have been provided for, as mentioned above in Comment #3.
Comment Number: 5 Comment Originated: 10/24/2014
10/24/2014: The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for
new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee.
No fee is charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-
fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control
escrow required before the Development Construction permit is issued. The amount of the
escrow is determined by the design engineer, and is based on the site disturbance area, cost
of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual.
Response: Acknowledged.
Comment Number: 6 Comment Originated: 10/24/2014
10/24/2014: The design of this site must conform to the drainage basin design of the
McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Response: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/28/2014
10/28/2014: No comments.
Response: Acknowledged.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/28/2014
10/28/2014: Per section 4.2.3 of the Larimer County Urban Area Street Standards, we'll need a
traffic memo for this proposal. It needs to estimate the daily and hourly traffic for the ED, and
then analyze the capacity of the intersection of Snow Mesa and Harmony to verifty that there is
adequate capacity without any needed improvements. Have your traffic engineer contact me to
scope the memo - it should be pretty straightforward.
Response: Acknowledged. The traffic study has been included based on scoping discussions.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970.221.6339, sboyle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/24/2014
10/24/2014: Existing water mains and sanitary sewers in this area include a 30" water main
south of Harmony, a 12" water main in Snow Mesa, an 8" water main in the drive to the south,
and an 8" sanitary sewer main in the drive to the south.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 10/24/2014
10/24/2014: Water service could be taken from either the 8" main to the south or the 12" main
in Snow Mesa, but not the 30" main in Harmony.
Response: Acknowledged.
Comment Number: 3 Comment Originated: 10/24/2014
10/24/2014: The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at: http://www.fcgov.com/standards
Response: Acknowledged
Comment Number: 4 Comment Originated: 10/24/2014
10/24/2014: Development fees and water rights will be due at building permit.
Response: Acknowledged