HomeMy WebLinkAboutFIRST COMMUNITY BANK PLAZA - PDP - 49-05 - CORRESPONDENCE - (3)19. Utility Plans will be needed at the time of submittal. A Development Agreement
will be required prior to recording final documents. A Development Construction
Permit will be required prior to beginning site work. For furtherinformation,
please contact Marc Virata, 221-6605.
20. The construction phase will require a Fugitive Dust Permit from the Larimer
County Health Department. Also, trash enclosures should be sized to
accommodate various containers for recycling. For further information on natural
resource issues, please contact Doug Moore, at 221-6750.
21. For an estimate of the Capital Improvement Expansion Fee, payable at the time
of building permit issuance, please contact the Building Inspection Division, 221-
6760. This fee is adjusted annually based on the Denver -Boulder consumer
price index.
22. Please schedule a site inspection with Doug Moore, Environmental Planner, to
determine if an Ecological Characterization Study is needed. If the fox den is
active, then a 50 foot buffer is required. If the irrigation canal is determined to be
a wildlife movement corridor, then a 50 foot buffer is needed as well. Both
buffers can be adjusted in a qualitative manner depending on the effectiveness of
preserving the wildlife values. Any disturbed areas that are to be contained
within the buffer area must be re -vegetated using native plants and grasses. For
further information, please contact Doug Moore, 221-6750.
23. The design team is encouraged to take advantage of the services offered by the
City Utilities Integrated Design Assistance Program. Please refer to the
handouts provided by Gary Schroeder, 221-6700, Light and Power Department.
Also, this program offers demand side management in order to conserve
electricity. Some funding is available for systems analysis and design
assistance.
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has implemented a plan check fee. For further information, please contact Roger'
Buffington, 221-6681.
10. The site will be served by the Poudre Fire Authority. They will require that a fire
hydrant be within 300 feet of the building capable of delivering a minimum of
1,500 gallons per minute at 20 p.s.i. The address must be visible from J.F.K.
Parkway. If there will be more than 5,000 square feet or more of floor area that
is not "fire -contained," then an automatic fire extinguishing system is required.
The most remote exterior portion of the buildings must not be more than 150 feet
from the designated fire access lane.
11. Designated fire lanes must feature curbs painted red and "No Parking — Fire
Lane" signs. For further information, please contact Ron Gonzales, 221-6570.
12. The new buildings will be assessed both.the Larimer County Road Impact Fee
and the City's Street Oversizing Fee. The exact fee will depend on the land use
and trip generation rate. These fees are payable at the time of building permit
issuance. Keep in mind fees are adjusted annually. For further information,
please contact Matt Baker, 221-6605.
13. A Transportation Impact Study will be required which will address all modes.
Check with Eric Bracke, 221-6630, to determine the scope, or the need for the
stu d y.
14. The T.I.S. scoping meeting should discuss whether a southbound right -turn lane
is needed, or if any other access control improvements are needed such as
limiting turn movements to right-in/right-out only. If there are existing driveways
across the street, new driveways should align, or be sufficiently separated so as
to not cause any conflicting left -turns on J.F.K.
15. Public improvements shall comply with Larimer County Urban Area Street
Standards. For example, a detached sidewalk is required along J.F.K. Parkway.
Street trees need to be planted in the parkway strip.
16. The bicycle/pedestrian bridge over the irrigation canal is an excellent idea.
Please contact David Averill, Transportation Planning, 416-2643, so the City can
coordinate design specifications with John Moen, representative for Larimer
Canal Number Two.
17. Be sure that where there is head -in parking next to a sidewalk that the walk is at
least six feet wide. A bike rack should be placed near the entrance. Ramps
need to be placed next the handicap parking spaces.
18. Check with Matt Baker, 221-6605, to see if this lot carries a financial obligation to
for repaying the Special Improvement District that constructed J.F.K. Parkway.
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office, three spaces per 1,000 square feet of gross leasable area is the
maximum. This allowable maximum increases to 4.5/1,000 for medical office
space. There is an "exception to the standard" provision if more parking is
needed over the allowable maximum. This exception is to accommodate the
unique needs of individual tenants, such as call centers, or where there may be
shift work. Or, if the workspace per employee ratio is known, and the amount of
square footage per employee is relatively low, then an increase in parking may
be allowed.
6. Please check with the Light and Power Department to see if the development
charges have already been paid for Lot 2. If not, then Lot 2 will be assessed
both on a square footage basis and linear foot basis along J.F.K. Parkway.
Since the site is vacant, the developer is still responsible for building site
charges. There is existing conduit at the southeast corner of the site which can
be used as the source of electrical power. The location of the transformer must
be coordinated with Light and Power and Current Planning such that it is within
ten fee of hard surface, but screened from the view from public right-of-way. A
Commercial One ("C-1 ") Form must be completed by the electrical contractor to
determine entrance capacity. A separate CT cabinet will be required. Any
existing overhead power on the site must be placed underground with this
project. For further information, please contact Rob Irish, 221-6700.
7. This site is in the Foothills drainage basin where there new development fee is
$6,525 per acre, subject to the runoff coefficient and amount of impervious
surface. This fee is to be paid at the time of building permit issuance. The
standard drainage and erosion control reports and construction plans are
required and they must be prepared by a professional engineer registered in
Colorado. Onsite detention is required including water quality provided by
extended detention. The release rate cannot exceed the two-year historic rate.
The closest storm sewer and inlet is north of the site on the west side of JFK
Parkway adjacent to the property to the north. Easements may be needed for
the conveyance system from the intervening property owner.
The Larimer County Canal No. 2 Irrigating Company will need to approve the
construction plans. The superintendent is John Moen, 482-3309. The attorney
for the ditch company is Gene Fischer at 482-4710.
8. There are eight -inch diameter water and sewer mains available in J.F.K.
Parkway. The sewer main is on the north half of the site. A repay is due for the
Warren Trunk Sewer.
9. The water conservation standards for landscape and irrigation will apply to the
project. Development fees, water rights will be due at time of building permit.
Please be aware that the Water and Sewer Department of Fort Collins Utilities
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CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
ITEM: New Four -Story Office Building, Lot 2 Observatory Heights
MEETING DATE: July 18, 2005
APPLICANT: Mr. Spiro Palmer c/o Sandy McFeron, V-F Ripley and
Associates, 401 West Mountain Avenue, Fort Collins, CO
80521.
LAND USE DATA: Request for a new four-story office building on the vacant lot (Lot
Two) of Observatory Heights, located on the west side of J.F.K. Parkway, south of
Horsetooth Road. The building would be 45,000 square feet in size. The parcel is
approximately two acres. As proposed, there are 174 parking spaces. Larimer Number
Two Canal forms the west and south boundaries.
COMMENTS:
The site is zoned C, Commercial. Offices are a permitted use subject to review
by the Hearing Officer (Type One Review). One of the handicap parking stalls
must be van -accessible and be 16 feet in width. Be sure to provide bicycle
parking near the front entrance. Be sure that the trash enclosure is large enough
to accommodate containers for recyclable materials. The size is flexible based
on the needs of the office user.
2. The build -to line along J.F.K. Parkway is between 15 and 25 feet behind the
property line.
3. For buildings that are over 40 feet in the Commercial zone, a Building Height
Review is required as per Section 3.5.1(G).
4. Please be aware of the standard regarding Orientation to a Connecting Walkway
in Section 3.5.3(B)(1). 'This standard requires that at least one main entrance
face and open directly onto a connecting walkway with pedestrian frontage. A
connecting walkway means (1) any street sidewalk, or (2) any walkway that
directly connects a main entrance of a building to the street sidewalk without
requiring pedestrians to walk across parking lots or driveways, around buildings
or around parking lot outlines which are not aligned to a logical route.
5. Please be aware that the number of parking stalls is now regulated by the
allowable maximum number of spaces versus a required minimum. For general
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES a1 N. College Ave. P.O. Box 580 Fort Collins, CO 90522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Comm: Ay Planning and Environmental _,ervices
Current Planning
City of Fort Collins
July 18, 2005
Ms. Sandy McFeron
V-F Ripley and Associates
401 West Mountain Avenue
Fort Collins, CO 80521
Dear Sandy:
For your information, attached is a copy of the Staff's comments for the New Four -
Story Office Building at Lot 2 Observatory Heights, which was presented before the
Conceptual Review Team on July 18, 2005.
The comments are offered by staff to assist you in preparing the detailed components of
the project application. Modifications and additions to these comments may made at
the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in the
review process, please feel free to call me at 970-221-6750.
Sincerely,
Ted Shepard
Chief Planner
cc: Project Planner
File eFr(" in EX O FP �� , c A-
File
North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020