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Home My WebLink AboutTREEHOUSE MONTESSORI SCHOOL EXPANSION - MJA/FDP - 10-10/A - CORRESPONDENCE -- Fort Collins 2. If there is to be a new access or parking area added that creates an increase in impervious area greater than 1000 square feet, a drainage and erosion control report and construction plans are required and must be prepared by a Professional Engineer registered in Colorado. A grading plan is required when there is between 1000 and 350 square feet of new impervious area, but no drainage study is required. 3. If there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. 4. A major amendment does require compliance with the Land Use Code so water quality treatment is required as described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best Management Practices (BMPs). This site is probably suited for methods of water quality treatment like disconnection of impervious area, bio-swales, rain gardens, discharge of roof drains into planting areas, etc. If a new access or parking area is to be constructed, the extended detention alternative is probably the more appropriate method. 5. Most of the site is in the Canal Importation basin and the rear of the property is in the Spring Creek basin. The site being considered for a secondary access and parking is also in the Spring Creek basin. The purple line on the topography exhibit handed out at the meeting is the line between the drainage basins. The design of this site must conform to the drainage basin design of the appropriate basin as well the City's Design Criteria and Construction standards. 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 the building permit is issued. TRANSPORTATION PLANNING Jennifer Petrik, (970)416-2471, ipetrik@fcgov.com 1. Bicycle parking is currently provided by Treehouse Montessori School, therefore no additional comment on bicycle parking facilities. 2. No comments on sidewalk or pedestrian connections at this time. UTILITIES Janet McTague, (970)224.6154, jmctaguea(�.fcgov.com 1. There are no anticipated changes to the electrical at this time, therefore I have no comments. WASTEWATER Roger Buffington, (970)221-6854, rbuffington fcgov.com 1. No changes are proposed to the existing water/sewer services; therefore, no comments at this time. 3 C'rtyrtof - FoCollins = 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. Emma, and possibly other City staff, would be present to facilitate the meeting. 6. 1 will have more detailed comments on the PDP once I have more detailed plans to review. 7. Please contact me with any questions along the way. CURRENT PLANNING — Environmental Planner Contact: Dana Leavitt, (970)2214-6143, dleavift(o)fcgov.com 1. No comments for short term change of use. I will provide detailed comments at time of concrete proposal. 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. 2. 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. 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 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. 4. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and determine if a traffic study is needed for this project. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). POUDRE FIRE AUTHORITY Carle Dann, (970)416-2869, cdannOpoudre-fire.org 1. AUTOMATIC FIRE SPRINKLERS - If you want to use the basement for the school, you must be aware of the requirements for automatic fire sprinklers. According to the Fire Code, an approved automatic fire sprinkler system is required "throughout every portion of educational buildings below the level of exit discharge." The level of exit discharge is the ground level; therefore, since the basement is below that level, it would be required to have fire sprinklers. There is an exception, however: "An automatic sprinkler system is not required in any fire area or area below the level of exit discharge where every classroom throughout the building has at least one exterior exit door at ground level." (2006 International Fire Code 903.2.2) STORMWATER Glen Schlueter, (970)221.6065, gschlueter(cDfcgov.com The major amendment doesn't trigger any site changes that will increase the impervious area so there are no Stormwater requirements. of Fort Collins CONCEPTUAL REVIEW STAFF COMMENTS Meeting Date: November 9, 2009 Item: Treehouse Montessori School - Major Amendment Applicant: Stewart Breck 1930 Kingsborough Dr. Fort Collins, CO Land Use Data: This is a request to increase the number of students from 15 to 20 students. The approval by the P & Z Board in July of 2007, limited the number of students to 15, an increase to 20 is considered a significant change in character and is subject to a Major Amendment Review Process. Comments: ZONING Contact: Gary Lopez, (970)416-2338, glopezofcgov.com 4.c,Zoned RL '�-2'�. •-MontesTori scK&ot iselassifed as a C Care Center. The P&Z Board placed a condition on this development when they approved, it. in 2007. The condition was to limit the enrollment to 15 children. Therefore,,incr`easing th"umber of children will require a major amendment. 3. 25..children will require an indoor floor space of 1000 s.f. devoted to school purposes. 2500 s.f. of outdoor play area is required, and is already met. CURRENT PLANNING Contact: Emma McArdle, (970)221-6206, emcardle(a)fcgov.com 1. Please see the attached documents. The submittal requirements will vary depending on the proposal. Please set up a meeting with me prior to preparing your submittal so we can decide what you will need to submit. 2. The request will be subject to the Development Review Fee Schedule that is available in the Current Planning Department 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. (see the attached documents) 3. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. 4. 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 Section 4.4 Low Density Residential (RL) District. 5. 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 City of Fort Collins November 17, 2009 Stewart Breck 1930 Kingsborough Dr. Fort Collins, CC Dear Stewart, • Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins. CO 80522 970.221.6750 970.224.6134 - fax tcgov. com/currentplanning Attached, please see a copy of Staffs comments concerning the request referred to as Treehouse Montessori School — Major Amendment, which was presented before the Conceptual Review Team on November 9, 2009. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments please feel free to contact me at 221-6206. Sincerely, C� 00 Emma McArdle City Planner _ Z I — 2-1 CC Gary Lopez, Zoning Dana Leavitt, Current Planning Andrew Carney, Engineering Carte Dann, PFA Glen Schlueter, Stormwater Jennifer Petrik, Transportation Planning Janet McTague, Utilities Roger Buffington, Wastewater