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HomeMy WebLinkAboutASPEN DENTAL - PDP - 1-09 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW(Development Review Procedures), Article 3 Standards, and Article 4. [Zoning] Districts, 4.5 - Low Density Mixed -Use Neighborhood General Development specifically Division District. OK. Department. (What do you have? How much? How do you prevent it from being a public threat?) FCLUC3.4.5 OK. Please contact Carie, at 416-2869, if you have questions about these comments. 8. As previous stated by Peter Barnes of the Zoning Department, the proposed dental office use is permitted in the LMN District and, if located in a Neighborhood Center, would be subject to an administrative (Type 1) review and public hearing. Also, the use is permitted in the District subject to a Planning & Zoning Board (Type 2) review and public hearing if not located in a Neighborhood Center. • The 2 combined uses (proposed dental office and existing animal hospital) could become part of the existing Sunstone neighborhood center to the south with the proposed driveway connection at the southeast corner of the site. This would provide a mixed -use neighborhood center, between 4 &, 5 acres in size, with direct vehicular connections to the residential neighborhood to the east. However, with this option the dental office and animal hospital may have to become part of the existing association, subject to their covenants. OK. • The proposed dental office and existing animal hospital could create their own neighborhood center since they each represent a different use (small animal veterinary facility and clinic) in a neighborhood center. However, it is still necessary that the driveway connection between the 2 centers remain so that there is direct access to this center from the surrounding neighborhood via local streets. The one access point to the dental office and animal hospital directly from South Timberline Road would not satisfy the requirement. OK. 9. This development request will be subject to the Development Review Fee Schedule that is available in the Development Review Center office. The fees are due at the time of submittal of the required documents for the Project Development Plan and Final Plan phases of development review by City staff and affected outside reviewing agencies. OK. 10. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2. Administration 9 * Be designated on the plat as an Emergency Access Easement (EAE). OK. * Maintain the required minimum width of 20 feet throughout the length of the fire lane. OK. 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 NOTE: The two drive aisles around the property may need to be dedicated as an EAE (drive aisles to north and east of property). This will be dependent on final site plan layout. b. 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. OK. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 C. ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6 inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 97UFC901.4.4 OK. d. 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 9 b. Any trash enclosure must be designed to conform to the building materials and colors, to accommodate recycling, and be properly screened from view of the street and surrounding properties. Please see attached email from Tom Kalert, principal of Architecture Plus, to Shiloh Lindsey, owner, with regards to the trash enclosure. The enclosure will be provided and it will accommodate recycling. C. Please consider green building aspects with this new development. Integrated Design Systems should be considered. OK. Please contact Dana, at 224-6143, if you have questions about these comments. 7. Carie Dann of the Poudre Fire Authority offered the following comments: a. 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. A fire lane may be required. A 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. Concrete surface will be provided. * Have appropriate maintenance agreements that are legally binding and enforceable. OK. 0 a the same time. Porous pavement is considered to be 40% impervious. Since the issue of this letter, it was brought to our attention that the Porous pavement should not longer be considered due to maintenance issues. Please see related civil drawings for more information on drainage. e. The existing 15" storm sewer may not be large enough to carry the 100-year increased runoff from the proposed site development. If not, some on -site water quantity detention may be required. Normally developments are required to detain the 100-year developed runoff and release at the 2- year historic rate. See ST1 for more information. Please contact Glen, at 224-6065, if you have questions about these comments. 5. Alan Rutz of the Light & Power Department offered the following comments: a. There is an existing electric transformer for the animal hospital to the north. If it is large enough, the animal hospital and this new dental office could share the transformer. OK. b. A C-1 Commercial Form must be filled out to help determine the electric needs for this new development. Please coordinate this with Light & Power. OK. C. The normal electric development charges will apply to this request. OK. Please contact Alan, at 224-6153, if you have questions about these comments. 6. Dana Leavitt, the City's Environmental Planner, offered the following comments: a. There are existing trees on the site that must be inspected and evaluated by Tim Buchanan, the City Forester, for their significance and condition before they could be proposed to be removed, if that should be considered by the Applicant. Tim can be reached at 221-6361. OK. 6 Please contact Roger, at 221-6854, if you have questions about these comments. 4. Glen Schlueter of the Stormwater Utility offered the following comments: a. The design of this site must conform to the drainage basin design of the Fox Meadows Master Drainage Basin Update, as well as the City's Design Criteria and Construction Standards. OK. b. The City-wide development fee is $3,070 per acre for new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time of issuance of a building permit. The site is in Inventory Grid #12P. OK. C. Please refer to the Final Drainage Report for the Speights PUD, dated June, 1992. That report did not consider Lot 7 to be developed; therefore, a drainage and erosion control report and construction plans are required and they must be prepared by a professional engineer registered in the State of Colorado. Portions of the previous report were given to the Applicant at the conceptual review meeting on December 17, 2007. See Preliminary Drainage Report dated 23 December 2008. d. The 1992 report provided documentation that the site drainage runoff would discharge ahead of the peak flow in the Sunstone channel to the north of this site. That still may be the case for Lot 7; however, since 1992, the rainfall criteria was increased in 1999 and water quality treatment is now required. Water quality treatment methods are described in the Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices (BMP's). Extended detention is the usual method selected for water quality treatment. Porous pavement was discussed at the conceptual review meeting, which may be a good option considering the proposed site layout and the availability of the 15" storm sewer for a discharge point of a porous pavement underdrain system. Porous pavement could reduce water quanti detention volume and treat the runoff s k. A Development Agreement and a Development Construction Permit will be required for this new dental office. OK. 1. The City's Transportation Development Review Fees apply to this new dental office. The fees will be collected by the Engineering Department at the time of submittals of the PDP and Final Plan documentation to the Development Review Center. Please contact Susan, at 221-6605, for the actual amount of the fees due. OK. M. This new development will be subject to the Larimer County Road Impact Fees and any public improvements must be built according to the Larimer County Urban Area Street Standards. OK. Please contact Susan, at 221-6605, if you have questions about these comments. 3. Roger Buffington of the Water/Wastewater Department offered the following comments: a. There are existing 8" water and 8" sanitary sewer mains located in the driveway easement on the animal hospital property to the north of this site. OK. b. Water and sanitary sewer mains were extended onto 3820 South Timberline Road when it was developed. It appears that water & sanitary sewer services were also extended to this site. If these services exist and are sized properly they may be used for the dental office. If not used, the services must be abandoned at the main and new services installed. OK. C. The City's water conservation standards for landscaping and irrigation systems will apply to this site. Information on these standards can be obtained at the Water Department and the Planning 8s Zoning Department. OK. d. Plant investment fees and water rights will apply to this development and they will be due at time of issuance of building permits. OK. 4 Stanford of the Traffic Operations Department, at 221- 6820, and Denise Weston of the Transportation Planning Department, at 416-2643, to determine what information may be needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. 7 copies of TIS have been provided. d. There may be dedication of access and emergency access easements needed on this property if they are not already in place. These dedications can be done through separate documents. A replat of Lot 7 is not necessary unless the Applicant wants to do one in association with the PDP. Applicant does not want to do a replat. e. Please contact Ward Stanford, the City's Traffic Engineer, for possible requirements for a median in South Timberline Road for access control into this site, limiting it to a right- in/right-out only. A TIS would help determine whether one is needed or not. Ward can be reached at 221-6820. OK. f. Several of the proposed parking stalls along the south side of the access drive may be too close to South Timberline Road. The required parking separation is based on safety considerations. Parking has been revised to meet separation requirements. g. The property owner/developer will be responsible for the repair/replacement of any damaged curb, gutter, or sidewalk along the property frontage to South Timberline Road. OK. h. A cross -access connection to existing neighborhood center development (Sunstone Mixed -Use) to the south is needed. OK. Please contact Carie Dann of the Poudre Fire Authority for information on their emergency access requirements. She can be reached at 416-2869. OK. j. The required street trees should be planted in the "ultimate" location so that they will not have to be moved when the 3rd travel lane and new detached sidewalk go in along this property's frontage to South Timberline Road. See Landscape Plans. 3 C. At least 1 handicapped parking space is required, per Section 3.2.2(K)(5) of the LUC. One handicapped space has been provided. d. Bicycle parking must be provided in a convenient and secure location near the primary entry to the building, in the amount of 5% of the number of vehicle parking spaces on the site. This requirement is set forth in Section 3.2.2(C)(4)(a) of the LUC. Bicycle parking has been provided - see landscape plan. e. Any trash enclosure must be compatible with the building (materials, colors, etc.) and must be designed and sized to accommodate recycling. Please see attached email from Tom Kalert, principal of Architecture Plus, to Shiloh Lindsey, owner, with regards to the trash enclosure. The enclosure will be provided and it will accommodate recycling. f. The building placement on the site must comply with the "build -to" lines as set forth in Section 3.5.3(13)(2)(c) of the LUC. In this case the "build -to" line would be 10' to 25' from the right-of-way line for South Timberline Road. OK. Please contact Peter, at 416-2355, if you have questions about these comments. 2. Susan Joy of the Engineering Department offered the following comments: a. The standard utility plan submittal requirements will apply to this development request. OK. b. Street oversizing fees will apply to this development request. The fees are based on vehicle trip generation for the proposed land uses in the development plan. Please contact Matt Baker of Engineering, at 224-6108, for detailed information on the fees. The fees will be collected at the time of issuance of building permits. OK. C. A Transportation Impact Study (TIS), addressing all modes of transportation, may be required with your Project Development Plan (PDP) submittal. Please contact Ward 0 Comments addressed is red - January Sth, 2009 MEETING DATE: December 17, 2007 ITEM: Dental office, with parking, on a 19,575 square foot (0.45 acre) lot in the LMN - Low Density Mixed -Use Neighborhood Zoning District, south of and adjacent to the Countryside (Speights) Animal Hospital APPLICANT: Tom Kalert 318 East Oak Street Fort Collins, CO 80524 LAND USE DATA: Request for dental office and associated parking on Lot 7 of the Speights PUD Subdivision. The intent is to construct a small, 1-story dental office building on the lot just south of the existing Countryside Animal Hospital (3820 South Timberline Road). The address for Lot 7 is 3838 South Timberline Road. The proposed dental office would be 2,600 square feet in size, with a possible 2,000 square foot 1-story addition, on the 19, 575 square foot (0.45 acre) lot. The property is located on the east side of South Timberline Road and south of East Horsetooth Road. It is in the LMN - Low Density Mixed -Use Neighborhood Zoning District. COMMENTS: 1. Peter Barnes of the Zoning Department stated that the property is in the LMN - Low Density Mixed -Use Neighborhood Zoning District. He offered the following comments: a. The proposed dental office use is permitted in the LMN District and, if located in a Neighborhood Center, would be subject to an administrative (Type 1) review and public hearing. Also, the use is permitted in the District subject to a Planning & Zoning Board (Type 2) review and public hearing if not located in a Neighborhood Center. OK b. Section 3.2.2(K)(2) of the Land Use Code (LUC) sets forth the maximum allowable parking spaces for non-residential development. A modification of this standard may necessary based on the square footage of the building(s). See attached letter from Lawyer to Peter Barnes with regards to parking.