HomeMy WebLinkAboutFORT COLLINS DISCOVERY MUSEUM - PDP - 6-10 - CORRESPONDENCE - (7)Cfty of
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all materials and reapproval of the same to be processed as required by the LUC.
Extensions to an approved Final development plan may be granted as set forth in Section
2.2.11(D)(4) of the LUC.
9. Once a PDP is approved by the Planning & Zoning Board, and during Final Plan review,
the Applicant/Developer may be required to enter into a Development Agreement with the
City.
10. Once the construction documents are approved and signed by applicable City departments
and the Development Agreement is signed by the City and the Developer then mylars
(reproducible copies) of the development plans can be recorded in the City's Technical
Services Department. The Developer can then apply for a Development Construction
Permit (DCP) through the Engineering Department. Following issuance of a DCP the
Developer can apply for building permits.
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defined as a Community Facility, which is subject to a Planning & Zoning Board (Type 2)
review and public hearing, per Division 4.13 -- POL District, Section 4.13(13)(3)(a)3 of the
Land Use Code (LUC).
2. Please reference the Development Review Guide that can be found at
http://www.fcgov.com/currentplanning/. The Development Review Flowchart is provided on
this website.
I The request will be subject to Project Development Plan (PDP) and Final Plan review, as
set forth in Divisions 2.4 and 2.5 of the LUC.
4. The request will be subject to the PDP and Final Plan development review fees as set forth
on the Development Review Fee Schedule and Transportation Development Review Fee
Schedule. These schedules can be found at
hftp://fcgov.com/currentplanning/submiftals.php.
S. The request will be subject to the submittal requirements for PDP and Final Plan
development review that can be found at http://fcgov.com/currentplanning/submittals.php.
6. Per Section 2.2.2 -- Neighborhood Meetings of the LUC, a neighborhood meeting must be
held (prior to submittal of a PDP) for any development proposal subject to Planning &
Zoning Board review unless waived by the Director.
7• The request will be subject to the applicable criteria & standards set forth in Article 3 —
General Development Standards of the LUC, most specifically:
a. Section 3.2.1 — Landscaping and Tree Protection
b. Section 3.2.2 — Access, Circulation and Parking
c. Section 3.2.4 — Site Lighting
d. Section 3.3.1 — Plat Standards
e. Section 3.3.2 — Development Improvements
f. Section 3.3.3 — Water Hazards
g. Section 3.3.5 — Engineering Design Standards
h. Section 3.4.1 — Natural Habitats and Features
i. Section 3.4.3 — Water Quality
j. Section 3.4.8 — Parks and Trails
k. Section 3.5.1 — Building and Project Compatibility
I. Section 3.5.3 — Mixed -Use, Institutional and Commercial Buildings
m. Division 3.6 -- Transportation and Circulation
e. The Term of Vested Right for any development proposal is set forth in Section 2.2.11(D)(3)
of the LUC. This section states (in part) that:
"Within a maximum of three (3) years following the approval of a final plan or other site
specific development plan, the applicant must undertake, install and complete all
engineering improvements (water, sewer, streets, curb, gutter, street lights, fire hydrants
and storm drainage) in accordance with city codes, rules and regulations."
Failure to undertake and complete the development within the term of the vested property
right shall cause a forfeiture of the vested property right and shall require resubmission of
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e. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
7• Utility plans will be required for this project. Also, a Development Agreement and/or a
Development Construction Permit (DCP) may be required with this project.
8. The bike/pedestrian path that is existing along Mason Ct will need to be maintained as a
connection to the River Trail . The path will need to have a minimum width of 6 feet;
however, Transportation Planning may require a wider path to meet their requirements.
9• The driveway onto Mason Court is required to be perpendicular to Mason Court. According
to LCUASS the driveway will need to intersect streets at 900 ±10' for a minimum of 25'
measured perpendicular to the street from the curb edge.
10. If parking is proposed to be directly adjacent to the bike path, the stall will need to be
deeper and be outfitted with parking blocks so that parked cars do not extend into the
sidewalk/path.
Electric Engineering
Contact: Alan Rutz, 970-224-6153, arutzt&fcgov.com
1• There is existing electric equipment located towards the south end of the project. This
includes four large switch cabinets. One of these switch cabinets sits on top of a concrete
bunker which is approximately 5' above existing grade. This equipment will remain in place
and must be protected from parking lot traffic and be accessible to Light and Power crews.
If the equipment is located in a medium or a parking lot island there must be at least 3'
between the cabinet and the curb. A meeting is highly recommended to discuss this issue
in detail.
2. Site grading must drain away from this electric equipment.
3. Maintain 8' perimeter around equipment vaults.
4. Normal Light and Power development charges will apply.
5• Submit C-1 Commercial Load form with voltage and power requirements. (C-1 form has
been attached)
8. Submit electric panel schedule and electric one line drawing.
7. Submit digital AutoCAD drawing of the final site plan.
8. Coordinate transformer location with Light and Power.
9. Power will come from an existing switch cabinet located at the south end of the project.
Current Planning
Contact: Steve Olt, 970-221-6341, soltngfcgov.com
1. The property/site is in the POL, Public Open Lands District. The science museum is
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2• Critical elements within 3.4.1 include:
Delineation of the known wetland on the property. The extent of the delineation will be
limited to east boundary of the wetland. This condition is acceptable with the
acknowledgement that the size of the wetlands is greater than 1/3 of an acre.
An Ecological Characterization Study (ECS) is required for this project. A scoping meeting
is necessary to define the limits of the ECS. The scoping meeting shall take place in a
timely manner so that a complete ECS can be submitted no later than 10 working days
prior to a PDP submittal.
The applicant shall prepare an exhibit delineating all of the LUC required buffers as part of
the ECS. Existing parking within buffer needs to be addressed in the ECS.
I There are, numerous large existing trees on the property. A review of the trees shall be
conducted with Tim Buchanan, City Forester (221-6361) to determine the status of the
significant existing trees and any mitigation requirements as the result of development
impacts.
4. The City's green building program has many programs that may benefit your project. Use
the following link to look over the Green Building web page:
hftp://www.fcgov.com/greenbuilding/
S. Of particular interest will 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 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 . -
6• Any trash and/or recycling enclosures shall be compatible with the style of architecture of
the building, per Section 3.2.5 of the LUC.
Engineering Development Review
Contact: Andrew Carney, 970-221-6501, acarneyMcgov.com
�• 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
hftp://www.fcgov.com/engineering/dev-review.php
I 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 (City Traffic Engineer) 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). Available online at:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
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7• HAZARDOUS MATERIALS
Toxic, corrosive, or reactive materials, or flammable/combustible liquids (as defined in the
International 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
e• 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
9• PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
Where adequate radio coverage cannot be established within a building, public -safety
radio amplification systems shall be installed in the following locations:
1. New buildings greater than 50,000 SF in size or addition(s) to an existing building that
cause the building to be greater than 50,000 SF. For the purpose of this section, fire walls
shall not be used to define separate buildings.
2. All new basements greater than 10,000 SF where the designed occupant load is
greater than 50, regardless of the occupancy classification.
3. Existing buildings meeting the criteria of Items 1 and 2 of this section undergoing
alterations exceeding 50 percent of the aggregate area of the building.
Public -safety radio amplification systems shall be designed and installed in accordance
with criteria established by Poudre Fire Authority.
PFA Fire Prevention Bureau Administrative Policy 07-01
10. CUL-DE-SAC
A dead-end street cannot exceed 660 feet in length. The turn -around at the end of the street
must have an outside turning radius of 50 feet or more, and an inside turning radius of 25
feet. Short fire lanes are permitted to facilitate a second point of access when the street is
longer than 660 feet. All structures beyond the 660-foot limit shall be fire sprinklered if a
second point of access cannot be provided.
FCLUC 3.6.2(B)(C); 3.6.6(I); 2006 International Fire Code 503.2.5, Appendix D103.3 and
D 103.4
11. 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). The address numerals shall be mounted on the side of the
building off of which the structure is addressed; if the address numerals are put on
additional sides of the building, the name of the street off of which the building is addressed
is also required to be mounted along with the numerals. PLEASE NOTE: The structure
shall be addressed off Mason Court.
Environmental Planning
Contact: Dana Leavitt, 970-224-6143, DLeavitt(c fcgov.com
All standards of the LUC in Section 3.4.1 -- Natural Habitats and Features, will be applied
to this project.
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vehicle -only "bump -out' parking area, similar to the bus parking, might help alleviate this.
Contact me to discuss.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D
2. 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:
1) Commercial and multi -family residential structures with three or more units, 1,500 gpm
at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot
.. centers thereafter
2) 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
3) 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
A hydrant located across an arterial street cannot be "counted" unless the structure is
equipped with an approved, automatic fire -sprinkler system.
These requirements may be modified if buildings are equipped with automatic fire sprinkler
systems.
PLEASE NOTE: The closest existing fire hydrant is located at Cherry Street and Mason
Court; it is not within the 300-foot maximum distance. At least two new hydrants must be
added in approved locations (to be shown on plans).
2006 International Fire Code 508.1 and Appendix B
3. SPRINKLER REQUIREMENTS
This proposed building shall be equipped with an approved automatic fire -sprinkler system.
2006 International Fire Code Section 903
4• 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.
PLEASE NOTE: Please contact me to discuss approved location for the remote FDC.
2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy
5. 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
6. KEY BOXES REQUIRED
Poudre Fire Authority requires a key box (4Knox Box4) to be mounted in approved
location(s) on every new building equipped a required fire -sprinkler system or fire -alarm
system.
PLEASE NOTE: At least two Knox Boxes probably will be required, due to the size of the
structure.
2006 International Fire Code 506.1; PFA BUREAU POLICY 88-2Q
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15. The design of this site must conform to the drainage basin design of the Cache la Poudre
River Master Drainageway Plan as well the City's Design Criteria and Construction
standards.
16. The City-wide development fee (PIF) is $6,313/acre ($0.1449/sq.ft.) for new impervious
area over 350 sq.-ft. In addition, there is a $1,045/acre review fee. No fee is charged for
existing impervious area. These fees are due at the time of building permit. Information on
fees can be found on the City's web site at http://www;fcgov.com/utilities/builders-fees.php
or by contacting Jean Pakech at 221- 6375.
17. Water quality treatment is also required as described in the Urban Storm Drainage Criteria
Manual, Volume 3 — Best Management Practices (BMPs).
Historical Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliams(&fcaov.com
No Historic Preservation issues are foreseen.
2• Are any permits needed from the railroads? Can any spurs be removed?
3. On old City dump. Refine how archeology is being addressed.
Fire Authority
Contact: Carie Dann, 970-416-2869, cdann(ftoudre-fire.orct
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 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:
1) 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.
2) Have appropriate maintenance agreements that are legally binding and enforceable.
3) Be designated on the plat as an Emergency Access Easement.
4) 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 is 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.
PLEASE NOTE: Access must be improved to the west side of the structure.
Also, I have concerns about how "unobstructed" the main entry/drive-up area will be; I
foresee vehicles parking in the fire lane and obstructing our vehicle access. An emergency
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SW Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter(&fcgov.com
1. The building is shown to be positioned outside the FEMA 500-year floodplain as required
by the floodplain regulations. However, please provide details to show that the 2nd story
deck does not have any structural supports placed in the 100- or 500-year floodplain.
2• We strongly recommend that the lowest floor elevation of the building be above the lowest
elevation of the railroad grade just north of the railroad trestle crossing the Poudre River.
There is a strong possibility that the railroad trestle and the College Avenue bridge could
become clogged with debris during a flood event causing the water to back-up onto this
site. By elevating the structure above the low spot on the railroad where water will overflow
to the east, this will help protect the building from flood damage.
3. All site construction in the 100-year floodway will require a no -rise certification.
4. All exhibits in the 100-year floodplain must be securely anchored to not float during a flood.
5. Any electrical or mechanical components of exhibits in the 100-year floodplain must be
elevated 2 feet above the 100-year flood elevation.
s• Please schedule a meeting with Marsha Hilmes-Robinson to discuss the various site
elements, exhibits, landscaping, etc. that are planned in the 100-year floodplain and
floodway. Detailed requirements for these items will be discussed at that meeting.
7• All construction in the 100-year floodplain and floodway will require a floodplain use permit
for each site element (Ex. Bike path, exhibits, landscaping, storm sewer outfall, etc.). The
$25 permit fee is not applicable to City projects.
a. The 500-year floodplain and the floodway need to be staked in the field prior to the start of
construction. Please include this note on the plans.
9. Please see 50% and 100% floodplain development review checklists for items to be
included on the plans and in the drainage report.
10. All forms and checklists are available on our website at:
hffp://www.fcgov.com/stormwater/fp-forms.php
11. The Floodplain Administration contact for this project is Marsha Hilmes-Robinson. Phone:
970-224-6036, e-mail: mhilmesrobinson@fcgov.com
12• A drainage and erosion control report and construction plans are required and must be
prepared by a Professional Engineer registered in Colorado.
13. Water quantity detention is not required on the site since it is adjacent to the Poudre River.
The site runoff will beat the peak of a 100 year event on the Poudre River. The onsite
drainage system will need to accommodate the 100 year runoff from the site to the river.
14. Water quality treatment is also required as described in the Urban Storm Drainage
Criteria Manual, Volume 3 -- Best Management Practices (BMPs).
14. The Stormwater Utility has a preliminary design for expansion of a water quality treatment
area from the Howes St. outfall that should be considered when designing the site.
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10. 1 don't see any handi-cap spaces called out on the site plan. Please show their locations.
At least one handicap space needs to be van accessible with a sign noting such. HC
spaces should be as close to the main entrance as possible.
WWW Engineering
Contact: Roger Buffington, 970-221-6854, r1buffington0fcgov.com
1• The existing water and sewer mains in this vicinity include a 12-inch water main that passes
through the site in generally a SW -NE direction and a 6-inch water main that extends west
from the 12-inch to Lee Martinez Farm. In addition, there is a 30-inch sanitary trunk sewer
that is crossing or near the SE corner of the site.
2• Field locates are needed to accurately define the route of the 12-inch water main. Provide
a minimum of 20 feet for a utility easement (10 feet each side) of the main. If the main is
deeper than the normal 4.5 to 5.5 feet of cover, a wider easement may be required. No
structures or foundations are allowed within the easement.
3. Any fill proposed over the water main shall be limited to less than 3 feet.
4. Connections to the 30-inch sewer must be at a manhole.
5. Development fees and water rights will be due at building permit.
6. Landscape separation requirements to Utilities.
Transportation Planning
Contact: Jennifer Petrik, 970-416-2471, tpetrik(ZDfcgov.com
Consider signing the trail as multi -use and 6' may need to increase to 8'.
2• We need to address the design for parking lot and trail connection.
3• Direct pedestrian connection required from Mason Court and Poudre Trail spur to front
entrance. Signage related to "multi -use" spur.
4. Sidewalk connectivity internal to site should minimize crossing drive isles and be planned
to provide the most direct route that pedestrian is most likely to use.
S. Has the layout of the site explored placing the building further to the south? What is the
reasoning for the site layout to include the parking lot in front of the main entrance?
6• How is it anticipated a pedestrian travel to the Museum from the Downtown Transit Center
and are there adequate facilities for this connection?
7• Traffic Impact Study must include a pedestrian/bike Level Of Service study. Off site
improvements may be required.
6. Bicycle parking is required. Exceed minimum requirements due to proximity to trail.
Please provide bicycle parking on a hard surface, convenient to the entrance for visitors
and employees and out of the elements if possible.
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CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: January 4, 2010
Item: Fort Collins Discovery Museum
Applicant: Ron Kechter
PO Box 580
Fort Collins, CO 80522
rkechter@fcgov.com
Land Use Data:
This is a proposal for a new facility known as the Fort Collins Discovery Science Museum. It is
proposed to be located on a combination of parcels at the northeast comer of North College Avenue
and Cherry Street. The site is located in the POL, Public Open Lands, zone district, the proposed
use is considered to be "community facilities" and is permitted in this district subject the a Type 2
.(Planning and Zoning Board) review and hearing.
Comments:
Zoninq
Contact: Jenny Nuckols, 970-416-2313, lnuckols(cDfcgov.com
1. Zone: POL and a small portion in the CCR. (Public Open Land and Community
Commercial River Districts)
2• The use is a Community Facility and requires a Type 2 review process (Planning and
Zoning Board approval).
3. Please provide building elevations.
4. Its unclear how wide the drive aisle on the east side is, but it is required to be 20'.
S. An exception to the Build -to -line requirement can be requested as the building as shown
does not comply.
6. Please provide a landscape plan showing existing landscaping and any that is proposed.
7. Provide bike racks and note their location on the site plan.
6. How will trash collection be handled? If a dumpster is to be used, please show its location
on the site plan and provide adequate space for recyclables.
9. Please show parking stall dimensions, back up distance, drive aisle widths,
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Fort Collins
January 04, 2010
Ron Kechter
PO Box 580
Fort Collins, CO 80522
RE: Fort Collins Discovery Museum
Dear Ron,
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
rcgov. com/currantplanning
Attached, please see a copy of Staffs comments concerning the request referred to as the Fort
Collins Discovery Museum, which was presented before the Conceptual Review Team on
January 4, 2010.
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 or the next steps in the review
process, please feel free to contact me at 970-221-6341.
Sincerely,
Steve Olt,
City Planner
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 — (970) 221-6750 - FAX (970) 224-6134