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Home My WebLink AboutCOLLINWOOD NORTH, MAJOR AMEND. - 24-07 - CORRESPONDENCE - (6)Number: 2 Created: 5/7/2007 [5/7/07] Development fees and water rights due at time of building permit. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 3 Created: 5/ 11 / 2007 [5/ 11/07] Need clarification regarding the proposed use(s). Application form states "Collinwood Retail". Retail stores are not permitted in the MMN zone. Narrative calls it a Personal Services Building. What is meant by that? Refer to Section 4.6(B) of the LUC for list of permitted uses. Number: 4 Created: 5/ 11 / 2007 [5/ 11/07] Build -to line along Rule Drive is a setback of no more than 15' from ROW line. Since they state that building doesn't comply with requirement for Lemay Avenue, I assume it does comply with the 15' maximum setback along Rule Drive. Number: 5 Created: 5/ 11 / 2007 [5/ 11 /07] Maximum number of parking spaces allowed will be determined by uses of building per Section 3.2.2(K). Number: 19 Created: 5/ 16/2007 [5/ 16/07] Section 3.5.4 (Large Retail Establishments) of the LUC doesn't apply. Sections 3.5.1 and 3.5.3 will apply. Number: 20 Created: 5/ 16/2007 [5/ 16/07] This is in the Residential Neighborhood Sign District. Please show wall sign locations on elevation drawings. Number: 21 Created: 5/ 16/2007 [5/ 16/07] The trash enclosure location shown is not convenient for many of the tenant spaces. Thought should be given to either relocating it or constructing an additional enclosure. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970)221-6341. City Planner 41, to cc: Randy Maizland Angie Milewski, BHA Design Planning 8a Zoning file Page 8 Number: 8 Created: 5/ 15/2007 [5/ 15/07] The City-wide new development fee is $3,070.00/acre for new imperviousness over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Number: 9 Created: 5/ 15/2007 [5/ 15/07] In the McClelland's/Mail Creek drainage basin onsite detention is required with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/acre release rate for the 100 year storm. However in this case the capacity of the existing outfall system will control the release rate. As was discussed at the PDR, using the existing release rate would be the safest alternative. If the release rate were to be increased the outfall system would need to be analyzed to show that it has the capacity with no negative downstream impacts. Extended detention is required for water quality treatment. The existing pond outlet could be modified if the water quality capture volume provided is for the entire area draining into the pond. An alternative is to have a separate water quality pond that treated the runoff from the new impervious area or some equal amount of the older area not presently being treated. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Stormwater Number: 6 Created: 5/ 14/2007 [5/ 14/07] The detention pond was designed using a developed coefficient of runoff of 0.56 over the whole 12 acre development. This yielded a detention pond volume of 1.77 acre feet. The site needs to be analyzed with the new coefficient of imperviousness and the new rainfall intensity curves. That will give us information on whether the 1.77 acre feet of existing volume is enough for this site. If the proposed development falls at or below the existing impervious area then no water quantity detention would be required, however water quality would still need to addressed, and a water quality outlet structure would need to be installed. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 1 Created: 5 / 7 / 2007 [5/7/07] Existing mains: 8-inch water main and 8-inch sewer in Rule Drive; 6-inch water main in N/S alignment in easement W of proposed building; 8-inch sewer in N/S alignment in easement between Lemay Avenue and existing buildings in drive area (approx. 400 feet S of Rule Drive); 20-inch water main in Lemay Avenue. Page 7 Number: 14 Created: 5/ 16/2007 [5/ 16/07] REQUIRED ACCESS: A fire lane is required. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. 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: ❑ Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. ❑ Have appropriate maintenance agreements that are legally binding and enforceable. ❑ Be designated on the plat as an Emergency Access Easement. ❑ Maintain the required minimum width of 20 feet throughout the length of the fire lane. If a fire lane cannot be provided, the building shall be fire sprinklered. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 Number: 15 Created: 5/ 16/2007 [5/ 16/07] ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property (Rule Drive), and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 97UFC 901.4.4 Number: 16 Created: 5/ 16/2007 [5/ 16/07] TURNING RADII: Minimum turning radii for emergency response apparatus is 25 feet inside, 50 feet outside. Number: 17 Created: 5/ 16/2007 [5/ 16/07] KNOX BOX REQUIRED: Poudre Fire Authority requires a "Knox Box" to be mounted near the main entrance of every new building equipped with a required fire sprinkler system or fire alarm system. 97UFC 902.4; PFA BUREAU POLICY 88-20 Number: 18 Created: 5/ 16/2007 [5/ 16/07] INTERNATIONAL FIRE CODE: Just FYI, PFA and the City will be adopting the 2006 International Fire Code in the next few months, and will no longer be using the 1997 Uniform Fire Code. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 7 Created: 5/ 15/2007 [5/ 15/07] . The design of this site must conform to the drainage basin design of the McClelland/Mail Creek Drainage Plan as well the City's Design Criteria and Construction standards. Page 6 Number: 28 Created: 5/ 16/2007 [5/ 16/07] Utility Plans/Construction drawings will be required, a Development Agreement may be necessary, and the issuance of Development Construction Permit will be required. Number: 29 Created: 5/ 16/2007 [5/ 16/07] Any damaged or deteriorated sidewalk, curb & gutter will need to be repaired or replaced with this project as determined by the Engineering Inspector in the field. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 10 Created: 5/ 16/2007 [5/ 16/07] WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements for commercial structures are 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi residual. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 Number: 11 Created: 5/ 16/2007 [5/ 16/07] SPRINKLER REQUIREMENTS: This proposed building shall be equipped with approved, automatic fire -sprinkler systems. Number: 12 Created: 5/ 16/2007 [5/ 16/07] FIRE LINE REQUIREMENT: Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. Number: 13 Created: 5/ 16/2007 [5/ 16/07] FIRE DEPARTMENT CONNECTION: Fire department connections shall be located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. If possible, a fire hydrant shall be located within 100 feet of the FDC. 2006 International Fire Code 912.2.1 and PFA Bureau Policy Page 5 Department: Engineering Issue Contact: Randy Maizland Topic: Engineering Number: 22 Created: 5/ 16/2007 [5/ 16/07] Rule Drive has sufficient ROW. The developer will need to construct a standard detached sidewalk on the south side of Rule all the way to the west end and provide a ramp to cross and make a connection to the existing sidewalk in the adjacent development. Retain a minimum 9 foot wide utility easement behind the ROW. The existing access will be closed with new curb and gutter and the new proposed access will require a variance request for driveway spacing standards if you cannot line it up with the existing access on the north side of Rule. No repays are due for Rule. Number: 23 Created: 5/ 16/2007 [5/ 16/07] South Lemay Avenue will require additional ROW dedication from this site. The centerline of Lemay Avenue varies and the LCUASS standard for a 4-lane arterial requires 57.5 feet of ROW from the street centerline. Only 50 feet of ROW exists on the south and varies as you go north. The portion of attached sidewalk near the intersection will either need to be reconstructed as detached sidewalk, 6 feet wide or if existing trees are in the way, the sidewalk will need to be removed and reconstructed as attached 8 foot wide sidewalk or wider if possible. A minimum 15 foot wide utility easement shall be reserved behind the ROW on Lemay Avenue. No repay is due for Lemay Avenue. Number: 24 Created: 5/ 16/2007 [5/ 16/07] All ROW dedications and easement dedications/vacations can be done by a replat. Number: 25 Created: 5/ 16/2007 [5/ 16/07] A Traffic Study will be required and Eric Bracke, City Traffic Engineer, should be contacted for a scoping meeting. If warranted by the TIS, Rule Drive may need to be widened to the west to provide a left turn lane into the sites proposed access. Number: 26 Created: 5/ 16/2007 [5/ 16/07] Larimer County Road Impact Fees and City Street Oversizing Fees will apply to this project. Number: 27 Created: 5/ 16/2007 [5/ 16/07] Transportation Development Review Fees will apply for either a Major Amendment or a PDP submittal. Page 4 Number: 40 Created: 5 / 24 / 2007 [5/24/07] The property is in the MMN - Medium Density Mixed -Use Neighborhood District. The intended Personal Services building is permitted in the MMN District, subject to a Planning & Zoning Board review and public hearing for a decision. By definition in Article 5 of the City's Land Use Code, "Personal and business service shops shall mean shops primarily engaged in providing services generally involving the care of the person or such person's apparel or rendering services to business establishments such as laundry or dry-cleaning retail outlets, portrait/photographic studios, beauty or barber shops, employment service, or mailing or copy shops". Other commercial uses that are permitted in the district are: convenience retail stores without fuel sales, artisan and photography studios and galleries, offices, financial services, clinics and small animal veterinary clinics. Standard retail stores and restaurants are not permitted in the MMN District. The Major Amendment or PDP submittal must clearly identify the proposed/potential uses on the Site Plan for the development. Topic: Landscaping Number: 31 Created: 5 / 23 / 2007 [5/23/071 Dana Leavitt, the City's Environmental Planner, indicated that the applicant/developer should schedule a site meeting with Tim Buchanan, the City Forester, to assess the significance and status of existing trees on -site. Existing trees cannot be damaged or removed without permission from the City. Tim can be reached at 970-221-6361 or tbuchanan64fcgov. com. Topic: Transportation Number: 32 Created: 5/ 23/ 2007 [5/23/071 David Averill of the Transportation Planning Department offered the following comments: a. What is the width of the attached sidewalk at the corner of South Lemay Avenue and Rule Drive? The existing sidewalks are substandard. The City would prefer 6' wide detached sidewalks around this development; however, the sidewalks could be reconstructed to an 8' width, attached. b. The number and locations of bicycle racks must comply with the requirements set forth in Section 3.2.2(C)(4) of the Land Use Code. c. A Transportation Impact Study (TIS) will probably, most likely, be required. Please contact Eric Bracke, the City's Traffic Engineer, and David Averill of the Transportation Planning Department for information to be provided in the TIS. Eric can be reached at 970-224- 6062 or ebracke(Ocgov.com; and, David can be reached at 970-416- 2643 or daverill(o)fcgov.com. Page 3 Number: 35 Created: 5 / 23/ 2007 [5/23/07] Question 3 in the applicant's letter dated May 1, 2007 asks if it is acceptable if the building exceeds build -to line requirements from South Lemay Avenue in order to save trees and avoid a storm sewer line in the area. City staff s response is that, if the building does not or cannot satisfy the "build -to" lines standards set forth in Section 3.5.3(B)(2) of the LUC then it must be demonstrated that the development plan satisfies one or both exceptions set forth in Sections 3.5.3(B)(2)(d)1 & 2; or, a request for a Modification of the Standard set forth in Section 3.5.3(B)(2)(c) must be submitted for review and approval/denial by the Decision Maker at the required public hearing. Number: 36 Created: 5 / 23 / 2007 [5/23/071 Question 4 in the applicant's letter dated May 1, 2007 asks if any right-of-way (ROW) dedications are required along this project. Randy Maizland's (City Engineering) response was: Yes, for South Lemay Avenue only. A total of 57.5' of ROW on the west side of Lemay, along this property, is required. So this development will be responsible for the width of additional ROW between the ultimate 57.5' and the existing dedicated width. Number: 37 Created: 5 / 23 / 2007 [5/23/07] Question 5 in the applicant's letter dated May 1, 2007 asks if there are any repays due for past improvements along Rule Drive or Lemay Avenue. Randy Maizland's (City Engineering) response was: No, there are not any repays due. Number: 38 Created: 5 / 23 / 2007 [5/23/07] Questions 6 & 7 in the applicant's letter dated May 1, 2007 relate to the sizing of the existing detention pond and the possibility of the City Park Department allowing enlargement of the detention pond associated with this development. These questions were discussed at length in the Preliminary Design Review meeting and are further addressed in Stormwater Utilities' Comments 6 - 9 (Basil Hamdan, Glen Schlueter) in this letter. Number: 39 Created: 5 / 23/ 2007 [5/23/071 The 8th item in the applicant's letter dated May 1, 2007 asked for staff to confirm the entitlement process required for this development proposal. City staffs response was that the applicant/developer may submit either a Major Amendment to the recorded Collinwood Amended PUD, Administrative Change # 1, subject to the requirements set forth in Section 2.2.10(B) of the LUC; or, submit a Project Development Plan, then Final Plan, for review per Divisions 2.4 and 2.5 of the LUC. Both the Major Amendment and PDP/Final Plan processes culminate in a public hearing. Page 2 =xx t STAFF PROJECT REVIEW City of Fort Collins Bethesda Real Estate Company Date: 05/23/2007 c/o Dana L. Rasic, Bryan J. Beamer 15475 Gleneagle Drive Colorado Springs, CO 80921 Staff has reviewed your submittal information for COLLINWOOD PERSONAL SERVICES BUILDING - PRELIMINARY DESIGN REVIEW (May 16, 2007), and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: Electric Service Number: 30 Created: 5 / 23 / 2007 [5/23/071 Monica Moore of the City Light & Power Department indicated that the applicant/developer must coordinate the transformer location with Light & Power. A location somewhere along Rule Drive would probably be best. There is an existing source of electricity at the intersection of South Lemay Avenue and Rule Drive. Topic: General Number: 33 Created: 5 / 23 / 2007 [5/23/071 The first question asked in the applicant's letter dated May 1, 2007 for the scheduled Preliminary Design Review related to building fenestration and architectural treatments in compliance with the Zoning ordinance, referencing a required 3% offset for the building fagade at no more than 100 foot spacings. The actual section of the Land Use Code (LUC) where this requirement is located is Section 3.5.4(C)(1)(a)1, which deals with Large Retail Establishments. This proposed development is not subject to the Large Retail Establishments requirements. Sections 3.5.1 - Building and Project Compatibility and 3.5.3 - Mixed -Use, Institutional and Commercial Buildings will apply, however. Number: 34 Created: 5 / 23 / 2007 [5/23/07] Question 2 in the applicant's letter dated May 1, 2007 asks if the dual storefront entrance requirements were being met. City staff s response is, similar to Comment #33 in this letter, that it appears that the question relates to Section 3.5.4(C)(3)(a) of the LUC requiring at least 2 sides of a large retail establishment featuring operational customer entrances. Again, this development proposal will not be subject to the Large Retail Establishments requirements. It will, however, be subject to the requirements set forth is Section 3.5.3(B) - Relationship of Buildings to Streets, Walkways and Parking. Page 1