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HomeMy WebLinkAboutRIGDEN FARM, 1ST FILING, SEVEN OAKS ACADEMY - PDP - 56-98W - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWc. The transformer locations will need to be coordinated, and must be located within 10 feet of a paved surface. d. Normal Development charges apply. 3. Transportation: a. Custer is designated as a 2 lane collector. b. An update to the Rigden Farm TIS will likely be needed. Contact Eric Bracke, and Tom Reiff for the proper scope of this study. c. Bicycle and pedestrian connectivity will be needed to Timberline and surrounding parcels. d. Be sure to provide adequate pedestrian circulation within the parking lot and out to the street. e. Provide adequate bicycle parking for each building near the main entrance. 4. Current Planning: a. The ODP needs to be amended to show that this site is no longer intended to be residential land, and to add your proposed uses within the ODP's parcel E. This would reduce the requirement of total units needed for parcel E. This ODP update could be processed as a minor amendment as permitted in Section 2.2.10(A)(2)(b) of the Land Use Code. b. Refer to Section 3 (General Development Standards), and Section 4.4 (LMN Zoning District) in the Land Use Code for the standards that apply to your propose development. The Land Use Code is available to view on the internet at www.ci.fort-collins.co.us/CITY HALL/CODES. c. The buildings must provide a variation in massing, proper fagade treatments, and base & top treatments as specified in Section 3.5.3 of the Land Use Code. d. Parking for this use is restricted to not exceed a maximum number of spaces. 4 g. You will probably be required to have a Development Agreement. h. A Development Construction Permit and Utility Plans will be required. i. The driveway cuts will need to be built to standards. Radial curbs could be allowed with 300 trips per day or more using the driveway cut. j. Option B is proposed. Water & Wastewater Utility: Location: 5 of Custer Drive between Iowa Drive and Illinois Drive (Rigden Farm) (M-12) Proposal: Seven Oaks Academy preschool/daycare center Ex. Mains: Water: 12-inch in Custer, 8-inch in Iowa, 8-inch in Illinois and 8-inch on church property to the 5 Sewer: 8-inch in Iowa and 8-inch in Custer Comments: Use or abandon any services or mains that have been stubbed onto the site. Lines must be used in a manner that does not create conflicts with other underground utilities or landscaping. The water conservation standards for landscape and irrigation will apply, and development fees and water rights will be due at time of building permit. Natural Resources: a. If there any prairie dogs on site, they will have to be relocated or humainly eradicated. b. 'Trash enclosures should accommodate recycling containers of sufficient size to accommodate _the type of recycling appropriate for the building use (cardboard, cans, plastics, etc.), and dumpsters must be enclosed within a fenced or walled area. c. Native grasses and plant materials should be used wherever appropriate, and bluegrasses should be minimized. d. If construction lasts for more than 6 months, you will have to file a permit for fugitive dust control with Lorimer County. 1. Fire Department: a. Address must be visible from the street using a minimum 6" numerals on a contrasting background. b. Contact Ron Gonzales of Poudre Fire Authority for emergency access and fire code issues. 2. Light and Power: a. The site is surrounded by 3-phase power lines on all 3 streets. b. A commercial C1 form is required to be filled out to determine loads. c3 COMMENTS: Zoning Department: a. Property is in the MMN zone. b. The proposed use is a Type 1 use, which will require the project to go to a hearing by a hearing officer. c. Option B is preferred, this option will allow pedestrians to go between the two buildings without having to cross a vehicular area. d. A detailed landscape plan will need to be submitted. e. At least one handicapped parking space is needed per building. f. At least 6% of the interior area of the parking lot must be devoted to landscape areas. g. Trash enclosures and locations must be shown. Stormwater Utility Department: 1. This site is in the Foothills drainage basin where the new development fee is $6,525/acre which is subject the runoff coefficient reduction. 2. The drainage plan for this site is part of the overall Rigden Farm Drainage Plan so as such the site design will need to comply with that study. The design engineer will need to verify the imperviousness and drainage basins. If there is a change the design engineer will need to design mitigation for the change. The engineer needs to be a professional engineer registered in Colorado. 3. Water quality detention was included in the overall design. 4. This site is on the Stormwater inventory map 12F. 5. All the existing easements will need to be maintained unless justified by the design engineer. Engineering Department: a. Street Oversizing Fees and Lorimer County Road Impact Fees will apply. Check with Matt Baker for the specific amount of these fees for your project. b. A Traffic Study or an update to the Rigden Farm TIS will be required. Coordinate the scope of this traffic study with Tom Reiff in Transportation Planning for pedestrian and bicycle issues, and Eric Bracke in Traffic Operations for vehicular issues. c. There may be a repay due for Iowa and/or Illinois improvements. d. Access appears OK. Any access off Custer will most likely be right -in and right -out due to the median. e. Parking will be allowed on Illinois and Iowa (44 feet flow line to flow line). No parking will be allowed on Custer Drive at this point. f. Parking stalls in Option A must be set back from Custer Driver (a collector) further than shown on the diagram. +P MEETING DATE: August 25, 2003 ITEM: Construct a new Seven Oaks Academy building and identify a layout for a future Little Acorns building. APPLICANT: James Hillhouse, Architect 8897 Gander, Valley Ln. Windsor, CO 80550 (970)686-0505 LAND USE DATA: Child Development Center. Provides early childhood education (e.g. preschool, Pre-K and Kindergarten), child care, and before & of ter school care. Center will be licensed for 150 students by the Colorado Department of Human Services. Facilities include classrooms, a dance studio and gymnastics center which are used both within the program and for providing instruction to the public. Phase 1 will build Seven Oaks Academy, and 11,000 square feet facility with second floor break and utility rooms. Site planning includes an eventual second facility on the site of approximately 6,000 square feet. Operating hours are primarily 6:30 a.m. tc 6:30 p.m. Monday through Friday, with occasional evening and weekend operations. DEPARTMENTAL CONTACTS: Current Planning- Troy Jones 221-6750 Zoning Department- Jenny Nuckols 221-6760 Engineering Department- Marc Virata 221-6605 Street Oversizing Coordinator- Matt Baker 221-6605 Poudre Fire Authority- Ron Gonzales 221-6570 Stormwater Utility- Glen Schlueter 224-6065 Water & Sewer Utilities- Roger Buffington 221-6854 Natural Resources Development Planner Doug Moore 221-6750 Light and Power Monica Moore 221-6700 Transportation Services (ped. & transit) Kathleen Reavis 224-6140 Transportation Services (traffic) Tom Reiff 416-2040 Transfort (local bus service) Garold Smith 224-6195 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT Item b, trash enclosures. An enclosed area has been provided for trash dumpsters, and is of sufficient size to accommodate recycling containers. Item c, plant materials. Native grasses and plant materials have been utilized where appropriate, and bluegrasses have been minimized. Item c, fugitive dust control permit. Construction is expected to last no more than five months. Fire Department: Item a, address visibility. Address will be visible from Custer Drive, and numerals will be at least 6" tall. Light and Power: Item b, C1 Form: A commercial C1 form will be submitted with the Building Permit Application. Item c, transformer location. A location has been selected that will facilitate future construction and is within ten feet of a paved surface. Transportation: Item b, Rigden Farm TIS update. The update has been completed and is submitted herewith. Item c, bicycle and pedestrian connectivity. Provisions have been made for connectivity to adjacent properties. Item d, pedestrian circulation. Adequate circulation facilities have been provided. Please refer to the Site Plan submitted herewith. Item e, bicycle parking. Parking for four bicycles has been provided, which exceeds our historical usage. Current Planning: Item a, ODP amendment. A Minor Amendment will be submitted to add this proposed use to the ODP. Item b, Land Use Code conformance. This project was designed to the standards required by MMN Zone standards and the General Development Standards. Item c, building mass and appearance. The building conforms to Section 3.5.3 of the Land Use Code. Item d, parking maximum. We interpret Section 3.2.2(K)(g) of the Land Use Code to require a parking minimum for Child care Centers rather than a maximum. Required spaces have been provided. Enclosure D Project Development Plan Seven Oaks Academy of Fort Collins, Inc. Conceptual Review Response October 1, 2003 Zoning Department: Item c, preference for Option B site plan. Modified Option B was selected, placing the primary building on the east side of the lot, allowing for a second building on the west side of the lot with all parking to the south. See Site Plan for specifics. Item d, requiring a detailed landscape plan. Submitted herewith. Item e, requiring one handicap parking space per building. Spaces have been provided. Item f, requiring 6% minimum parking lot landscaping. Parking lot landscaping is about 11%. Stormwater Utility: Item 2, conformance to Rigden Farm Drainage Plan. The drainage plan conforms to the referenced plan, and was developed by a registered engineer. The engineering firm has determined that no mitigation of previous work needs to occur. Item 5, maintenance of existing easements. No easements will be vacated. New easements will be created as part of the Utility Plan to allow access to utilities being installed on the site. Engineering Department: Item b, Traffic Impact Study. A traffic study update was conducted and is submitted herewith. Item c, repays due for Illinois and Iowa. It is our understanding that all repays have been made, and that the Tract has no city encumbrances on it. Item f, parking stalls in Option A. Option B with modifications was selected. Item h, Development Construction Permit and Utility Plans required. Utility Plans are submitted herewith, and a Development Construction Permit will be obtained. Item i, driveway cuts. Cuts on Iowa and Illinois will be built to standards. Water & Wastewater Utility: Comments concerning use or abandonment of stubbed -in mains. Utility plans conform to City requirements. Natural Resources: Item a, prairie dogs. There are no prairie dogs on site.