HomeMy WebLinkAboutHICKORY COMMONS - PDP - PDP110005 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW3. In many situations, separate water/sewer services are required for commercial and residential uses in the same
building. In this case, however, it does not appear that this will be necessary. For the situation described, it seems
that the commercial use will be fairly small and will, therefore, be considered more like a home occupation. If the
anticipated uses change, please keep us informed so that this can be discussed further. [RESPONSE: Acknowledged]
4. Development fees and water rights due at building permit. [RESPONSE: Acknowledged]
URA —Advance Planning
Christina Vincent, (970)416-2294, cvincent@fceov.com
1. Please contact Christina for information regarding the URA's potential funding opportunities for this proposal.
[RESPONSE: Acknowledged]
Affordable Housing —Advance Planning
Megan Woodman, (970)221-6342, mwoodmanPfceov.com
1. Please contact Megan if you have any questions about the City's Affordable Housing incentives. [RESPONSE:
Acknowledged]
6. 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. NFPA 13 (2007) 23.1.3[RESPONSE: Acknowledged]
7. KEY BOXES REQUIRED - Poudre Fire Authority requires a key box ("Knox Box') to be mounted in approved location(s)
on every new building equipped a required fire -sprinkler system or fire -alarm system. 2006 International Fire Code
506.1; PFA BUREAU POLICY 88-20 [RESPONSE: Acknowledged]
8. BUILDING AREA - Proposed buildings that exceed 5,000 square feet for Type V construction shall be fire contained or
fire sprinklered. 2006 International Fire Code New Table 903.1 and Section 702 [RESPONSE: Acknowledged]
9. IDENTIFICATION OF FIRE PROTECTION EQUIPMENT - Fire protection equipment shall be identified in an approved
manner. Rooms containing controls for air-conditioning systems, electrical rooms, sprinkler risers and valves, or other
fire detection, suppression or control elements shall be identified for the use of the fire department. 2006
International Fire Code 510.1 [RESPONSE: Acknowledged]
10. DEAD-END FIRE APPARATUS ACCESS ROADS - Dead-end fire apparatus access roads in excess of 150 feet in length
shall be provided with an approved area for turning around fire apparatus. PLEASE NOTE: The parking lot drive aisle
looks to be about 500 feet in length. 2006 International Fire Code 503.2.5 and Appendix D103.3 and 0103.4
[RESPONSE: We have provided a fire lane that connects with an emergency access easement from the north to the
south through the site]
11. TURNING RADII - The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and
50 feet outside 2006 International Fire Code 503.2.4 and Appendix D103.3 [RESPONSE: Acknowledged]
12. HAZARDOUS MATERIALS - Toxic, corrosive, or reactive materials, or flammable/combustible liquids (as defined in the
Uniform Fire Code) if used, stored, or handled on site, must have a Hazardous Materials Impact Analysis (HMIA)
completed and supplied to the Planning Department and the Fire Department. (What do you have? How much? How
do you prevent it from being a public threat?) FCLUC3.4.5 [RESPONSE: Acknowledged]
13. FIRE DEPARTMENT CONNECTION - Fire department connections shall be installed remote from the buildings, and
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. 2006 International Fire Code 912.2 and
PFA Fire Prevention Bureau Policy [RESPONSE: Acknowledged]
14. ADDRESS NUMERALS - Address numerals shall be visible from the street fronting the property, and posted with a
minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable).
2006 International Fire Code 505.1 [RESPONSE: Acknowledged)
STORMWATER
Glen Schlueter, (970)221-6065, gschlueter@fcgov.corn
1. A drainage and erosion control report and construction plans are required and must be prepared by a Professional
Engineer registered in Colorado. [RESPONSE: Provided with submittal]
2. Onsite detention is required with a 2 year historic release rate for water quantity. In the Dry Creek basin, the two
year historic release rate is 0.2 cfs/acre. [RESPONSE: Provided with submittal]
3. Water quality treatment is required as described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best
Management Practices (BMPs). The use of all BMPs is encouraged. [RESPONSE: Acknowledged]
4. There may need to be an update to the drainage easement provided across the Natural Area since it was approved
for a previous development project as sheet flow. The easement language must be reviewed to make sure it allows
flow from additional new developments. This project may trigger a more formal cutfall in the form of a channel or
pipe since there will now be more concentrated flow crossing the property. [RESPONSE: Acknowledged]
5. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the
City's Design Criteria and Construction standards. [RESPONSE: Acknowledged]
6. The city wide development fee is $4,420/acre ($0.1015/sq.ft.) for new impervious area over 350 sq. ft. No fee is
charged for existing impervious area. This fee is to be paid at the time each building permit is issued. [RESPONSE:
Acknowledged]
UTILITIES
Janet MCTague, (970)224-6154, jmctague@fcgov.com
1. We have existing three-phase and single-phase power in the area. [RESPONSE: Acknowledged]
2. Since the applicant is considering building a live/work subdivision, we will need to know what power requirements
are necessary to accommodate his needs. [RESPONSE: Acknowledged]
3. We'll need to coordinate transformer locations within 10' of a paved surface and will need C-1 forms to let us know
power requirements. Normal development charges will apply. [RESPONSE: Acknowledged]
WASTEWATER
Roger Buffington, (970)221-6854, rbuffington@fcgov.com
1. Existing mains: 8-inch water and 12-inch sewer in Hickory. (RESPONSE: Acknowledged]
2. Extend water and sewer mains into the site to provide service. Include extensions to the west near the south end of
the site for future looping of the water main. [RESPONSE: Provided with submittal]
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]
4. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and determine if a traffic study is
needed for this project. [RESPONSE: Matt Delich contacted Joe, and the TIS reflects the agreed upon scope.]
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street
Standards (LCUASS). [RESPONSE: Provided with submittal]
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
[RESPONSE: Provided with submittal]
7. Utility plans will be needed for this project. [RESPONSE: Provided with submittal]
8. A development agreement will be done with this project. [RESPONSE: Acknowledged]
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. [RESPONSE:
Acknowledged]
10. Parking setbacks along Hickory Street will apply. According to LCUASS (Figure 19-6) the setback is 50 feet measured
from flowline to the first parking stall. [RESPONSE: Acknowledged]
11. This project must meet PFA access requirements. [RESPONSE: Acknowledged]
12. This project must respect the trail easement to the East along with any setback requirements from the trail itself.
[RESPONSE: Provided with submittal]
13. This project is responsible for the design and construction of Hemlock Street along the frontage of the property.
However, at this time there are no plans to construct Hemlock, so in the Development Agreement it will be identified
that this project is responsible for their local street portion at such time that the street is constructed. (RESPONSE:
Acknowledged)
POUDRE FIRE AUTHORITY
Carle Dann, (970)416-2869, cdann@poudre-fire.org
1. STREET NAME - There is no West Hickory Street; the proper name is Hickory Street. [RESPONSE: Acknowledged]
2. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS - An automatic sprinkler system installed in occupancies in accordance
with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. PLEASE NOTE:
PFA/FC Building Department in the past have allowed exceptions for some live/work units. 2006 International Fire
Code 903.2.7 and 2006 International Building Code 101.2. [RESPONSE: Acknowledged]
3. F-1 WOODWORKING OCCUPANCY - An automatic sprinkler system shall be provided throughout all Group F-1
occupancy fire areas that contain woodworking operations in excess of 2,500 square feet in area which generate
finely divided combustible waste or which use finely divided combustible materials. 2006 International Fire Code
903.2.3.1 [RESPONSE: Acknowledged]
4. REQUIRED ACCESS - Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building
hereafter constructed or moved into or within the PFA's jurisdiction 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 as measured
by an approved route around the exterior of the building or facility. 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 rp for 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 (30 feet on at least
one long side of the building when the structures are three or more stories in height).
• If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire code
official is authorized to increase the dimension of 150 feet.
• 2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D
[RESPONSE: Provided with submittal]
5. 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 include: Commercial, 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 pressure, spaced not further than 400 feet to the building, on 800-foot centers
thereafter; residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400
feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped
with automatic fire sprinkler systems. 2006 International Fire Code 508.1 and Appendix B [RESPONSE: Hydrants exist
along Hickory and we do plan to have automatic fire sprinkler systems as required per proposed occupancy type]
Hickory Commons
Response to Conceptual Review Comments (Meeting Date June 29, 2009)
ZONING
Contact: Jenny Nuckols, (970)221-2313, jnuckols@fcgov.com
1. Zoned CS. [RESPONSE: Acknowledged]
2. Uses proposed are Type 1 uses. [RESPONSE: Acknowledged]
3. The building standards in Sec. 3.5.3 would apply, along with the general standards in 3.5.1. [RESPONSE:
Acknowledged]
4. The application states that there will be 6 buildings. However, the carport connections may actually mean that there
are 3 buildings. [RESPONSE: Acknowledged]
5. Off-street parking is required for the residential units based on the number of bedrooms per unit. Each 1 bedroom
requires 1.5 parking spaces, each 2 bedroom requires 1.75 spaces, and each 3 bedroom requires 2 spaces. After
providing parking for the residential, will there be enough parking for the nonresidential uses (employees and
customers)? [RESPONSE: All residential units are 2 bedroom units. It is intended that the business owners reside in
the residential units above each commercial unit. Each unit has a driveway wide enough for two cars which is
intended to serve the residential unit. Additionally there are 31 proposed parking spaces for employees and
customers.]
CURRENT PLANNING
Contact: Emma McArdle, (970)221-6206, emcardie@fcgov.com
1. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color -coded flowchart
with comprehensive, easy to read information on each step in the process. This guide includes links to just about
ever} resource you need during development review. [RESPONSE: Acknowledged]
2. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at
http://www,colocode.com/ftcollins/landuse/begin.htrn. [RESPONSE: Acknowledged]
3. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC),
including Article 3 General Development Standards, and Division 4.22 Service Commercial District (CS). [RESPONSE:
Acknowledged]
4. 1 will have more detailed comments on the PDP once I have more detailed plans to review. [RESPONSE:
Acknowledged]
5. An exhaustive list of submittal requirements for PDPs is available at: http://fcgov.com/currentplanning/pdfZproiect-
dev-plan.pdf. There is a submittal checklist at http://fcgov.com/currentplanning/pdf/pdp.pdf. [RESPONSE:
Acknowledged]
6. When you are ready to submit your formal Project Development Plan (PDP), please make an appointment with
Neighborhood and Building Services at (970)221-6750. [RESPONSE: Acknowledged]
7. The proposed uses are permitted in the CS District as a Type 1 review and public hearing. The applicant for this
development request is not required to hold a neighborhood information meeting prior to formal submittal of the
project, but staff highly recommends having one. Neighborhood meetings offer an informal way to get feedback from
your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact Emma
McArdle, at 221-6206, to assist you in setting a date, time, and location, if you decide to hold a neighborhood
meeting. Emma, and possibly other City staff, would be present to facilitate the meeting. [RESPONSE: Acknowledged]
8. Please contact me with any questions along the way. [RESPONSE: Acknowledged]
CURRENT PLANNING
Dana Leavitt, (970)221-6143, dleavitt@fcgov.com
1. A meeting is to be set up with Daylan Figgs in Natural Resources to discuss the potential impacts of stormwater
draining across the natural area. [RESPONSE: We look forward to having this meeting with Daylan.]
2. The building and site shall comply with Section 3.4.1(L) of the land use code - "Compatibility with Public Natural Areas
or Conserved Land". [RESPONSE: Acknowledged]
ENGINEERING
Andrew Carney, (970)221-6501, acarnev@fcgov.com
1. 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)
2. Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these
fees, please see httpl/www.fcgov.com/engineering/dev-review.php [RESPONSE: Provided with submittal]
3. 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