HomeMy WebLinkAboutTHE LEARNING EXPERIENCE AT MIRAMONT OFFICE PARK - PDP - PDP130023 - CORRESPONDENCE -documents for the app. opriate development review process by City zscaff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
16. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
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)
2009 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
Accessibility: State Law CRS 9-5 & ICC/ANSI Al 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: 2009 IRC 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.
with the tree protection standards of Section 3.2.1(G). These standards should be noted on the Landscape
Plan.
4. The stormwater detention pond must be landscaped. The location of the detention pond is highly visible.
Approaching from the south, this area is the front yard for your project. Designing an attractive landscape
may help create a favorable impression as well as provide shade for the outdoor play area. Here is the
link to the explanatory document:
hftp://www.fcgov.com/utilities/img/site—specific/uploads/De tention—Pond—Landscaping—Standards.pdf.
5. The outdoor play area fence along Boardwalk Drive (collector street) must be made visually interesting.
Section 3.8.11 describes the various techniques that may be employed to accomplish this objective. For
fences that exceed 100 feet in length, there must be a variation in the alignment or setback of at least
one-third the length of the fence by a minimum of five feet.
6. Will there be anew trash/recycling enclosure or will the proposed facility share an existing enclosure with
the adjoining office park? Please indicate. If there is to be new one, please locate on the plans. The
requirements are noted in Section 3.2.5. Note that there must be exterior materials that match the
predominant material on the building. The gate may be metal. There must be a person -door or access in
addition to the gate. The enclosure must be on concrete and of sufficient size to accommodate recycle
containers. For further information, please see www.fcgov.com/recycling/enclosures.php.
7. The new building -mounted lighting must be fully shielded so the light source is not visible.
8. As indicated, the building will be compatible with the existing buildings within the office park. Be sure that
there is a distinct base, middle and top in accordance with Section 3.5(D).
9. Is parking intended to be shared with other users of the office park? If so, please indicate on the plans that
there is a parking lot cross -access agreement among the lots, tenants, owners, employees and
customers.
10. The proposed development project is subject to a Type 1 review and public hearing, the decision maker
for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is
not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to
notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and
location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid
potential hiccups that may occur later in the review process.
11. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
12. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
13. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal. development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
14. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
15. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
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 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.
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:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project.
7. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Department: Electric Engineering
Contact: Justin Fields, 970-224.6150, jfields fcgov.com
1. The meter and transformer locations will need to be coordinated with Light and Power Engineering,
970-221-6700.
2. System modification and electric development charges will apply. An online electric development fee
estimator is available at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees/elec
tric-d evelopment-fee-estimator?id=3.
3. A C-1 form and an electric one -line diagram will need to be submitted to Light and Power Engineering.
The C-1 form is available at: http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf.
4. Shade trees will need to maintain 40 feet of clearance with street lights. Ornamental trees will need to
maintain 15 feet of clearance with street lights.
Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard(Mcaov.com
1. Please add a sidewalk on the north side of the access drive in a manner that matches the existing walkway
on the south side, per Section 3.2.2(C)(5)..
2. Bicycle parking is required per Section 3.2.2(C)(4). For child care centers, the minimum is one space per
3,000 square feet with a minimum of four spaces and there is no requirement that any spaces be enclosed.
Be sure that racks are permanently anchored to concrete and are placed so there is no interference with
pedestrian walkways or landscaping.
3. Any trees that are to be removed must be replaced in accordance with the mitigation schedule per Section
3.2.1(F). For the trees that remain, be sure that they are not damaged during construction in accordance
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
2006 International Fire Code 505.1
6. COMMERCIAL KITCHEN HOODS
A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking
appliances used for commercial purposes that produce grease vapors.
2006 International Fire Code 609.2
Per the CDR meeting of 6-10-13: Applicant does not foresee the need to install a commercial kitchen or
produce grease vapors.
7. FDC
Fire Department Connections shall be installed in accordance with NFPA standards. Fire department
connections shall be located on the street side of buildings, fully visible and recognizable from the street
or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire
department.
2006 International Fire Code 912.2
8. KEY BOXES REQUIRED
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s)
on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be
higher than 6 feet above finished floor.
2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20
Department: Environmental Planning
Contact: Lindsay Ex, 970.224-6143, lexP-fcgov.com
1. 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. As several of the trees within this site may
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.
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970.221-6501, tiegmund a(@.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. 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
Information on fees ca,, je found on the City's web site at
http://www.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.
6. The design of this site must conform to the drainage basin design of the McClellands Creek Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, 'IynxwilercDpoudre-fire.org
1. FIRE CONTAINMENT
The building exceeds 5000 square feet and 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.
Per the CDR meeting of 6-10-13: Applicant intends to sprinkler building.
2. OCCUPANCY CLASSIFICATION
Day care: The use of a building or structure, or portion thereof, for educational, supervision or personal
care services for more than five children older than 21/2 years of age shall be classified as an E
Occupancy.
Child Care: A facility that provides supervision and personal care on less than a 24-hour basis for more
than five children 21/2 years of age or younger shall be classified as a Group 1-4 Occupancy.
EXCEPTION: A child day care facility which provides care form more than five but no more than 100
children 21/2 years or less of age, when the rooms where such children are cared for are located on the
level of exit discharge and each of these child care rooms has an exit door directly to the exterior, shall
be classified as a Group E Occupancy.
3. FIRE SPRINKLER SYSTEM
Group E Occupancy: An automatic sprinkler system is not required in Group E fire areas less than 20,000
SF. 2006 IFC 903.2.2
Group I Occupancy: An automatic sprinkler system shall be provided throughout buildings with a Group I
fire area. 2006 IFC 903.2.5
4. FIRE ALARM SYSTEMS
Group E Occupancy: A manual fire alarm system shall be installed in Group E Occupancies when the
occupant load is 50 or more. IFC 2006 907.2.3
Group I Occupancy: A manual fire alarm system shall be installed in Group I Occupancies. An electrically
supervised, automatic smoke detection system shall be provided in accordance with Sections 907.2.6
and 907.2.6.2.
5. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffingtonna.fcgov.com
Existing water mains and sanitary sewers in this area include 8-inch water and 8-inch sewer in in the drive
to the west of the site.
2. A %-inch water service, a 4-inch sewer service and a 6-inch fire line were shown on the original utility
plans as being extended to the site. These services must be used or abandoned at the mains.
3. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
4. Development fees and water rights will be due at building permit.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970.224-6065, gschluetera()fcgov.com
1. A drainage report, erosion control report, and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four -step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer and there is a final site inspection required when
the project is complete. The erosion control report requirements are in the Fort Collins Stormwater
Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification
concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
2. Water quantity detention is required for the runoff volume difference between the 100 year developed
inflow rate and a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfslac release rate for the 100
year storm. The detention pond adjacent to the site was sized for this area and it can drain to it as long
as the impervious percentage is equal to or less than what was used in the previously approved
drainage study. The sketch submitted shows the building envelope moving into the pond area and the
pan is to be removed. In that case the pond will need to be reconfigured and the pond may have to be
deepened. That will require a lower outfall storm drain to be built and a pipe extend south in Boardwalk
Drive until it can be day lighted into the street. The existing drainage easement will need to be vacated
and new offsite easements will be needed to construct a new storm drain line.
3. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regu lati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
4. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must
be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member_219392996.
5. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new 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.
City of
Fort Collins
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
June 10, 2013
Mark Cevaal
4775 Boardwalk Drive
Fort Collins, CO 80525
Re: 4775 Boardwalk Drive - Child Care Center
Description of project: This is a request to construct a new 10,000 square foot, one-story building located
at 4775 Boardwalk Drive for a child care facility (Parcel # 96011-63-008). Site improvements include an
outdoor playground and modifications to the existing detention pond within the Miramont Office Park. The
site is 1.64 acres in size and located in the Harmony Corridor (H-C) Zone District. Child care centers are
subject to Administrative (Type 1) review in the H-C Zone District.
Please see the following summary of comments regarding the project request referenced 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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Zoning
Contact: GaryLopez, 970-416-2338, glopez@fcgov.com
1. As this is introducing a new (Child Care) use to the undeveloped (bldg E) pad site of Miramont Office
Park P.U.D. an administrative or Type I review is required.
2. Refer to LUC 3.8.4 for Child Care Center Regulations. This includes min. indoor and outdoor square
footages per child, fencing requirements, and loading/unloading driveway requirements.
3. The site is located in the Residential Neighborhood Sign District and the development is considered a
Convenience Shopping Center. Wall signs are limited to individual letter of max. 18 inches in height.
Wall sign cabinets are limited to a max. height of 24" with only the text/graphic behind seen at night with
background face opaque. The ground or monument sign is located at 4745 Boardwalk Dr. No
separate ground or monument sign allowed for parcels at 4475 Boardwalk (LUC 3.8.7[E]).
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