HomeMy WebLinkAboutNIX FARM NATURAL RESOURCES FACILITY - MAJOR AMEND. - MJA130001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWHoffman Mill Road, as re could be some traffic -related concerns, ase have at least preliminary
information on this in time for the neighborhood meeting.
Understood. A neighborhood meeting was held on December 19, 2012.
4. Please ensure there is pedestrian connectivity from the west side of the proposed building to the parking
area (see Section 3.5.3(B)(1) for the standards).
A pedestrian connection has been added from the west side of the proposed building to the parking,
maintenance building and existing sidewalk system.
5. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public
hearing. The applicant for this development request is required to hold a neighborhood information
meeting prior to formal submittal of the proposal. 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 me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
A neighborhood meeting was held on December 19, 2012.
6. 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 every resource you need during development review.
Comment Acknowledged.
7. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at.http://www.colocode.com/ftcollins/landuse/begin.htm.
Comment Acknowledged.
8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
Comment Acknowledged.
9. Please see the Submittal Requirements and Checklist at:
http://www.fcgov,com/developmentreview/applications.php.
Comment Acknowledged.
10. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
Comment Acknowledged.
11. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Comment Acknowledged.
http://www.Iarimer.org ,ineering/GMARdStds/UrbanSt.htm
There are no public street improvements proposed.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970.221.6603, agingerich fcgov.com
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Easements would need to be dedicated as "alignments" since the city cannot dedicate
easements to itself.
No additional easements are necessary.
7. Utility construction plans will be required.
Provided.
8. A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the
site.
Understood.
9. The access road will need to be paved or all weather surfaces, it appears from the aerial that this is
already being met.
The existing pavement is asphalt.
Department: Electric Engineering
Contact: Alan Rutz, 970-224-6153, arutz fc ov.com
1. This project is subject to normal electric development charges.
Comment Acknowledged.
2. Submit C-1 form with load requirements.
Comment Acknowledged. A C-1 Form will be submitted when the building design has been development.
Current Planning
Contact: Lindsay Ex, 970.224.6143, lex@fcgov.com
1. Please note the bicycle standards have recently changed; see Section 3.2.2(C)(4)(b) of the Land Use
Code.
Understood. Bicycle racks have been included on the plan per Section 3.2.2(C)(4)(b) of the Land Use
Code.
2. Please pay particular attention to the Historic Preservation standards outlined in Section 3.4.7 and
reinforced in Section 3.5.1(B) that this project shall be compatible with the existing site architecture, mass
and scale. Please note that Section 3.5.3 applies to this project.
The proposed office building has been sited in a location that maintains open space around the existing historic
West House Office building, East House, Barn and Loafing sheds. The project has been designed as a 1 1/2
story to reduce the scale and roof forms and materials have been used to relate to the existing farm vernacular.
3. A neighborhood meeting is required per Section 2.2.6 of the Land Use Code; when you are ready, we can
discuss timing, location, etc. I would like to expand the notification area to include the parcels along
extend to this project,, a short memo describing how the is addr ng the following can be
substituted for a full ECS:
-ecological functions provided by the site and its features;
-any issues regarding the timing of development -related activities stemming from the ecological
character of the area; and
-any measures needed to mitigate the projected adverse impacts of the development project on natural
habitats and features.
The requested memo has been attached to this response letter for your review.
2. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural
areas and natural features shall be protected from light spillage from off -site sources." Thus, lighting from
the parking areas or other site amenities shall not spill over to the buffer areas.
Understood. The lighting provided meets the requirements listed in the City of Fort Collins Land Use Code.
3. The City's green building program has many programs that may benefit your project. Resources are
available at the Green Building web page: http://www.fcgov.com/greenbuilding/. Of particular interest
may be the Integrated Design Assistance Program, which offers financial incentives and free technical
support to those interested in delivering high-performance buildings that exceed building code
requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this
program. This is the direct link to the web page for this program:
http://www.fcgov.com/conservation/biz-idap.php.
Understood.
4. Please note the following standard in the Land Use Code:
o 3.4.1(1) Project design. Projects in the vicinity of large natural habitats and/or natural habitat corridors,
including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed
to complement the visual context of the natural habitat. Techniques such as architectural design, site
design, the use of native landscaping and choice of colors and building materials shall be utilized in
such manner that scenic views across or through the site are protected, and manmade facilities are
screened from off -site observers and blend with the natural visual character of the area. These
requirements shall apply to all elements of a project, including any aboveground utility installations.
Understood. The design meets the requirements in LUC 3.4.1 (1).
Department: Engineering Development Review
Contact: Ward Stanford, 970-221.6820, wstanford@fcgov.com
1. Traffic Op's would like to discuss the traffic expectations the addition office space may create. Please
have them contact Ward Stanford @ 6820. Thanks.
2. 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.
3. 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
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
does not adversely of the integrity of the historic property; and ( aw construction is designed to
respect the historic character of the site and any historic properties in the surrounding neighborhood.
Comment Acknowledged. This standard has been met with by both the proposed location of the new office
building and design of the building. The proposed location of the office building preserves the open space
character between the existing historic structures on site and maintains a clustering development pattern that is
consistent with the farm. The building was been designed to a similar scale as the existing West House Office
building using a 1 1/2 story design with similar articulation of the roof form and fenestration. Building materials of
lap siding and stucco have been chosen to reflect those of the existing historic building on -site.
3. LUC 3.4.7(B) General Standard, states: If the project contains a site, structure or object that is [designated
or individually eligible for designation] then to the maximum extent feasible, the development plan and
building design shall provide for the preservation and adaptive use of the historic structure. The
development plan and building design shall protect and enhance the historical and architectural value of
any historic property that is: (a) preserved and adaptively used on the development site; or (b) is located
on property adjacent to the development site and qualifies under (1), (2) or (3) above. New structures
must be compatible with the historic character of any such historic property, whether on the development
site or adjacent thereto.
Per the comment response of item #2, above, the proposed building meet this standard to preserve the historic
structures at this facility.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416.2869, jl ny xwilera@poudre-fire.org
PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
2006 International Fire Code 505.1
Comment Acknowledged. .
2. FIRE LANES
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 and 14 foot minimum overhead clearance.
< Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
< Be visible by painting and signage, and maintained unobstructed at all times.
Comment Acknowledged. Fire lanes were built with the original project to the above specifications.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224-6143, lgx@fggg)t.com
1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a
known natural habitat (wet meadows). Please note the buffer zone standards of 100' for wetlands greater
than 1/3 of an acre (unless the wetlands are used significantly by waterfowl or migratory birds), as
identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process.
However, as each of the features that the project is in proximity to have a buffer standard that would not
meeting) it is actually i a Spring Creek drainage basin. This does Sally change the requirements
because the site drains into an old gravel pit (retention pond) that doesn't appear to have an outfall at all
but it has a lot of capacity. So no onsite water quantity detention is required but water quality treatment is
still required as in the past. That may require modification of the existing water quality pond and outlet
structure. The site design will need to comply with the City's Design Criteria and Construction standards.
A drainage report has been submitted.
2. 2. It is important to document the existing impervious area since drainage requirements and fees are
based on new impervious area. An exhibit showing the existing and proposed impervious areas with a
table summarizing the areas is required.
The project will only add imperviousness — this new impervious area is accounted for in the report.
3. 3. A drainage and 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. The erosion control requirements are in the
Stormwater Design Criteria Section 1.3.3. If you need clarification concerning this section, please contact
the Erosion Control Inspector, Jesse Schlam at 224-6015 or'schlam fcgov.com.
The project will continue to use the existing water quality pond and needs no modifications. At this time, we have
not included an SOP since the City has been taking care of the area for 10 years.
4. 4. Previously there were no fees because fees were not charged in the Poudre River basin. Now the
fees are city wide so the Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/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
hftp://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 Design Criteria.
Understood.
Department: Park Planning
Contact: Craig Foreman, 970.221.6618, cforeman@fcgov.com
1. 1. 10/8/2012: No comments
Department: Historical Preservation
Contact: Josh Weinberg, 970.221.6206, jweinbergpa fcgov.com
1. This project has the potential to affect several properties that are designated, as Fort Collins Landmarks.
Therefore the project would be reviewed for compliance with LUC Section 3.4.7, Historic and Cultural
Resources.
Comment Acknowledged.
2. LUC 3.4.7(A) Purpose, states: This section is intended to ensure that, to the maximum extent feasible: (1)
historic sites, structures or objects are preserved and incorporated into the proposed development and
any undertaking that may potentially alter the characteristics of the historic property is done in a way that
January 2012
Re: Nix Farm - Natural Areas Offices
Comment Summary:
Department: Zoning
Contact: GaryLopez, 970-416-2338, -qlopgz@fc-qov.com
1. This is considered an expansion to the existing Nix Farm Natural Resources Facility. However it is a
change in character thus. a major amendment to the Nix Farm Natural Resources Facility PDP is
required.
Understood. This is being submitted as a Major Amendment to the Nix Farm Natural Resources Facility PDP,
2. There appears to be 23 parking places currently. The 4000 s.f. office bldg. proposed can add up to16
vehicle spaces max. per code. 19 add'I spaces proposed. Refer to LUC 3.2.2(K)(3) for alternative
compliance or modification required.
The existing and proposed buildings generate a total of 61 required spaces. There are currently 25 on Hoffman
Mill Road, 19 in the Maintenance Area. 19 additional spaces are proposed and 2 spaces have been removed
from the Maintenance Area for a total o f61 spaces. Refer to Land Use Chart for specific parking information.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include an 8-inch water main north of the drive and
proposed building site and an 8-inch sewer in the east part of the complex.
Understood.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
2. There is a Y4-inch water service that was extended south from the existing water main across the drive
and to the vicinity of the proposed building.
This service will be utilized.
3. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
Understood.
4. Development fees and water rights will be due at building permit.
Understood.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970.224-6065, gschlueter@fcgov.com
1. 1. Previous drainage reports for this site identified the site as being in the Cache la Poudre River
drainage basin but as you can tell from the more recent mapping (supplied at the conceptual review