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HomeMy WebLinkAboutNORTHERN COLORADO FEEDERS SUPPLY - PDP - PDP140010 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW2009 International Energy Conservation Code (IECC) 2009 International Mechanical Code (IMC) 2009 International Fuel Gas Code (IFGC) 2009 International Plumbing Code (IPC) as amended by the State of Colorado 2011 National Electrical Code (NEC) as amended by the State of Colorado Accessibili : State Law CRS 9-5 & ICC/ANSI At 17.1-2003. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 20091AC Chapter 11 or 2009 IECC Chapter 4 2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4. 3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services Plan Review 416-2341 replacement buildings are planned, or for any expansion of an existing building by more than 25% of its current floor area. Comment noted. 3. If platting of the property becomes necessary, it will be subject to Administrative (Type 1) review, and certain site upgrades will be required. Some of these upgrades include: LUC 3.2.5 An enclosure for trash & recycling collection, located at least 20' from Hickory Street. A trash enclosure has been proposed toward the rear of the site. See architectural plans. LUC 3.5.1(1) Fencing and screening around any planned areas of outdoor storage. No areas of outdoor storage are proposed at this time. LUC 3.2.2 Upgrades to the parking area, including landscaping along Hickory Street, a designated van -accessible handicap space, striping of parking lot spaces and accommodations for bicycle parking. Van -accessible space provided, as well as striping for 9 standard parking spaces and accommodations for a minimum of 4 bicycles. Existing landscaped areas along Hickory Street to be enhanced and re -planted. See the landscape plans. LUC 3.5.3(C) A walkway from the Hickory Street sidewalk to the retail sales structure. Pedestrian sidewalk access with gate proposed. 4. Financial assistance to property owners and business tenants seeking to renovate their commercial storefronts and building facades may be available as part of the Fort Collins Urban Renewal Authority Storefront Improvement Program. Please contact Megan Bolin, 970-224-6342 or mbolin@fcgov.com, to learn more. Comment noted. 5. TRAFFIC OPERATIONS — Given limited change of use and limited traffic generation, it appears the project meets requirements of LCUASS 4.2.31D and the Traffic Impact Study (TIS) requirement can be waived. Multi -modal improvements such as sidewalks will still need to be evaluated during the process. Comment noted. Pre -Submittal Meetings for Building Permits Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi -family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid -design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi -family projects are advised to call 416-2341 to schedule a pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2009 International Building Code (IBC) 2009 International Residential Code (IRC) 2. 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 Comment noted. 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. It will need to be verified that the sidewalk along the frontage of the property meets ADA standards, if it doesn't those portions that do not meet standards will need to be repaired/replaced. In most cases attached sidewalk crossing driveway will not meet ADA requirements. The project contractor, Empire Carpentry, has verified that portions of the sidewalk are not in compliance with ADA standards. At this time, the owners have decided to move forward with their development plan without replacing those portions of the sidewalk. 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. Comment noted. Transportation Impact Study requirement waived per comment number 5 by City Planning. 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: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Comment noted. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Right-of-way along Hickory Street to meet the collector standard will need to be dedicated and provided with the project. This will likely require the fence to be relocated. Additional right of way has been dedicated with the proposed plat to meet Collector street standards. Proposed new fencing will be located further back, adjacent to the existing neighboring fencing. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Comment noted. Department: Electric Engineering Contact: Justin Fields, 970-224-6150, ifields@fcgov.com 1. Contact Light & Power Engineering, 970-221-6700, if the electric service needs to be upgraded. Coordination of electric service upgrade has been initiated. Current Planning Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. Information is still being verified with the previous business operating at the site to confirm that no change of use would be occurring. If there is no change of use, no site upgrades are needed at this time. There is no change of use of the property. 2. Platting and site upgrades would occur if it's determined a change of use is taking place, any new or FIRE LANE SPECIFICATIONS > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. >Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. 2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Comments noted. 2. DUST PRODUCTION The production of dust, as by-product of the manufacturing process, is regulated by the fire code. As may be applicable to your operation, a plan for dust mitigation shall be reviewed and approved by the fire authority. Comment noted. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.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 (wetland to the NE). However, there is an intervening parcel between the canal and this property, and the standard buffer (50' from the edge of the wetland) would not extend to this project's parcel, the ECS is waived for this site. However, please consider the use of native plants and grasses to compliment the natural feature, in accordance with Article 3.2.1 (E)(2)(3) of the Land Use Code. Comment noted. 2. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees on this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Tree mitigation plan provided in the landscape plans. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slandenberyer@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. Comment noted. EPA website at: http://water.epa.gov/polwaste/green/bbfs.cfm?goback=.gde_4605732_member_219392996. Comment noted. 6. The drainage engineer will need to identify the drainage outfall for the since we have no documentation on where the water goes when it leaves the site. It might drain to the east in Hickory St. As long as there is not an increase in impervious area the present ouff all can be used unless it has problems and needs some improvements to meet present standards. Comment noted. Please see the project drainage letter. 7. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for any 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 at the City's website at http://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 Manual. Comment noted. 8. The design of the site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well as the Fort Collins Stormwater Criteria Manual. Comment noted. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@poudre-fire.org 1. 1.4/08/2014: No comments Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler@poudre-fire.org 1. CHANGE OF USE AND PROPERTY IMPROVEMENTS If the property is occupied under the same allowable use and no changes are made to the existing structures or hard surface areas, there are no PFA comments. However, if a change of use is required to operate at this location or significant changes are being made to the site, the site and all new buildings shall meet 2012 International Fire Code requirements. Code requirements to be met at that time include: FIRE CONTAINMENT. New building exceeding 5000 square feet shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. New building is less than 500 square feet. FIRE LANES. 061FC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire -sprinkler system. 20 foot wide fire lane provided, see utility plans and plat. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include a 6-inch water main and an 8-inch sewer in Hickory. The sewer is at the southeast corner of the site. Comment noted. 2. The existing water service is a 3/4-inch service. Comment noted. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at http://www.fcgov.com/standards Comment noted. 4. If a larger water service is needed, development fees and water rights will be due at building permit. Existing water service to remain. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. 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 impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. Impervious area exhibit included as an attachment to the project drainage letter. 2. Since the existing buildings are to remain, a drainage letter should be sufficient to document the existing drainage patterns and to discuss the water quality measures being provided. The drainage letter needs to address the four -step process for selecting structural BMPs. Also standard operating procedures (SOPS) must be prepared for each of the BMPs being used on the site. They must be prepared by a Professional Engineer registered in Colorado. A project drainage letter has been prepared and copies have been supplied with the Project Development Plan application. 3. When a site is redeveloped the standard requirement is to provide onsite detention with a 2 year historic release rate for water quantity. However a variance to the detention requirement maybe justified if the site has been paying fees for a higher imperviousness. Please contact Jean Pakech at 221-6375 to determine the present Stormwater fees and runoff coefficient category. Comment noted. 4. If the site is required to meet present Land Use Code requirements, onsite water quality treatment of the runoff is required. Water quantity treatment methods are described in the Fort Collins Stormwater Manual, Volume 3— Best Management Practices (BMPs). A method that could be used on an existing site is to direct the downspouts to a landscape area. Another is if perimeter landscape buffers or parking lot medians are required, they could be used to treat the runoff in bio-retention areas or rain gardens. (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulation s/stormwater-criteria) Comment noted. 5. Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved area must be pervious. Please contact Basil Harridan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the Fort Collins April 18, 2014 Dennis Nater Northern Colorado Feeder Supply 359 Linden St Fort Collins, CO 80524 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Re: 300 Hickory St — Light Industrial/Retail Description of project: This is a request to utilize existing buildings located at 300 Hickory Street (Parcel # 97021-00-023) for light industrial and retail use. Potential site upgrades include resurfacing the northem-most building, an addition to the middle interior structure and new fencing and landscaping along the southern and eastern edges. The site is located in the Service Commercial (C-S) Zone District. Please see the following summary of comments regarding the project request referrenced above. 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 have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Comment Summary: JVA Response 6/26/2014 Department: Zoning Contact: All van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. It is not yet clear if this will be a change of use, we need more information on the previous user and proposed uses of this property. Barton Supply may have had retail sales but we need documentation from them regarding the extent of the sales to determine if their retail use was a principal use or an accessory use. If it was accessory, then this would definitely be a change of use. If it was principal, we still need additional information regarding all aspects of their operation at this site. Your letter indicates you'd use the site for light manufacturing. Can you explain what you'd be manufacturing? There is no change of use of the property. 2. If it's determined that your use in not a change of use and that an abandonment period of less than 12 months has occurred, then no site upgrades or platting requirements are necessary until such time that you want to either expand the existing building by more than 25% or remove it and build a new building. At that time, a Type 1 public hearing process will be required. Proposed improvements include demolition of the existing building and construction of a new retail sales office, therefore a plat and Type 1 hearing are both required.