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HomeMy WebLinkAboutGEICO OFFICE BUILDING - PDP - PDP130039 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWRESPONSE: Acknowi,,_ged. 10. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. RESPONSE: Acknowledged. 2. Staff would recommend that a concept site plan is developed that acknowledges the site's constrained depth adjacent to the Dixon Canyon Lateral and meets the Harmony Standards to the maximum extent feasible. The Harmony Standards promote the use of berms, stone walls and landscaping to create a unique and attractive design along the Harmony Road frontage. RESPONSE: We look forward to working with you on this during the review process. 3. With the development of a more detailed site plan, please be aware of the site planning and design standards in Section 3.2 of the land use code. This section lists required standards such as minimum landscape material around a building and in parking lots, sidewalk and parking dimensions, and maximum permitted parking. RESPONSE: Acknowledged. 4. 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. RESPONSE: Acknowledged. 5. 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. RESPONSE: Acknowledged. 6. 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/landuselbegin.htm. RESPONSE: Acknowledged. 7. 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. RESPONSE: Acknowledged. 8. Please see the Submittal Requirements and Checklist at: hftp://www.fcqov.com/developmentreview/applications.php. RESPONSE: Acknowledged. 9. 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 documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Department: Engineering Development Review Contact: Tyler Siegmund, 970.221.6501, tiegmund@fcgov.com 11. LCUASS parking setbacks (Figure 19-6) apply for the proposed parking stalls along the west property line in relation to the entrance access point. RESPONSE: Acknowledged. 12. A repay is due to the city for the sidewalk improvements completed along the E Harmony frontage of the property. RESPONSE: Acknowledged. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Light & Power has an existing 3-phase vault on the West side of Timberline Road just North of the Harmony/Timberline intersection. Power for this site would most likely come from here. The existing buildings are fed with single-phase from a pad mount transformer that sits between 2008 and 2016 Harmony Rd. Any modification or relocation to existing electric facilities will incur system modification charges. RESPONSE: Acknowledged. 2. Owner will need to submit a C-1 form and One -line diagram showing power needs. RESPONSE: Acknowledged. 3. A transformer location will need to be determined within 10' of a paved surface. RESPONSE: Acknowledged. 4. Electric Capacity Fee and Building Site charges will apply to this site. Owner will receive credit for existing services. Contact Light & Power Engineering @ 970-221-6700. RESPONSE: Acknowledged, Current Planning Contact: Jason Holland, 970-224-6126, jholland fcgov.com The Harmony Corridor Land Use Standards apply to this site. This requires a minimum 80 foot landscaped setback zone from the future edge of pavement along Harmony Road with an 8' wide meandering sidewalk defined by berms and landscape walls. Parking is required to be screened with berms along the Harmony Corridor. Buildings and parking are prohibited in the 80' setback. To assist you in the design of the site and building, please refer to the complete copy of the standards which can be found at: hftp://www.fcgov.com/advanceplanninq/pdf/harmony-corridor-standards-doc pdf RESPONSE: We look forward to working with you on this during the review process. information on these fees, please see: http://www.fcqov.com/engineei,, ig/dev-review.php RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. 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. RESPONSE: Traffic was contacted and it was decided that a TIS report would not be required. 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 RESPONSE: Acknowledged. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. RESPONSE: Acknowledged. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged. 8. All access to the site is governed by the Harmony Road Access Control Plan. The access control plan will need to be followed and implemented with any project. According to the Harmony Road Access Control Plan (copy attached), ultimate access to this site is circulated through a future cross access easement/roadway from the adjacent properties to the west. To serve this development, a single point of access off of Harmony Rd would be consistent with the Harmony Road Access Control Plan along with dedication of access easement(s) for the future cross access easement/road. RESPONSE: Acknowledged. 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. 10. Existing driveway cuts that will no longer be needed to serve this property will need to be removed and replaced to current standards. RESPONSE: Acknowledged. submittal. RESPONSE: An ECS was submitted. 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. RESPONSE: We will set up a meeting with Environmental Planner and City Forester to evaluate trees and existing vegetation. Please work with the ditch company on what vegetation is allowed adjacent to the ditch. RESPONSE: Acknowledged. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. RESPONSE: Acknowledged. 4. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) RESPONSE: Acknowledged. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex(a)fcgov.com 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 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. RESPONSE: We will set up a meeting with Environmental Planner and City Forester to evaluate trees and existing vegetation. 5. 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. RESPONSE: Acknowledged. Department: Engineering Development Review Contact: Tyler Siegmund, 970-221.6501, tiegmund cDfcgov.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. RESPONSE: Acknowledged. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional 1. FIRE LANES A fire lane shall be required. RESPONSE: A fire line has been proposed to connect to the existing 16" main within Timberline Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, Iynxwiler poudre-fire.org FIRE LANE SPECIFICATIONS 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: > 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. > Be visible by painting or signage, and maintained unobstructed at all times. > Turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. 2006 International Fire Code 503.2.3, 503.2.4, 503.3, 503.4 and Local Amendments RESPONSE: Acknowledged. 2. WATER SUPPLY As the closest hydrant is on the east side of Timberline, it is likely that an additional hydrant may be required at this side, on the west side of Timberline. Further study would be necessary. Please provide the linear distance to the next closest hydrant which is on Harmony and west of this address. 2006 International Fire Code 508.1 and Appendix B RESPONSE: Comment Acknowledged. Building will be fully sprinklered in lieu of providing a fire hydrant based on conversations with the property owner and PFA. 3. PREMISE IDENTIFICATION New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. 2006 International Fire Code 505.1 RESPONSE: Acknowledged, 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 (Dixon Canyon Lateral and riparian forests). Please note the buffer zone standard of 50' for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. RESPONSE: We will work with the environmental planner to determine the best way to vegetate in the buffer zone if it required. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP a minimum amount in �..cordance with the Fort Collins Stormwater ivianual. RESPONSE: Acknowledged. 8. The design of this site must conform to the drainage basin design of the Fox Meadows Master Drainage Plan Update as well the Fort Collins Stormwater Manual. RESPONSE: Acknowledged. Department: Historical Preservation Contact: Josh Weinberg, 970-221-6206, iweinberg(a.fcgov.com 1. Any exterior changes to or demolition of buildings 50 years old or older will need to be reviewed under the City's Demolition/Alteration Review Process, Municipal Code Section 14-72. This process begins with a determination of a building or structure's eligibility to qualify for recognition as a Fort Collins Landmark. The determination of eligibility requires current color photographs, of all sides of each building or structure. Sufficient photos should be taken to show the current condition of the building, especially any previous alterations or additions. Digital photos are encouraged, and may be sent to jweinberg@fcgov.com or kmcwilliams@fcgov.com. Hardcopies may be sent to P.O. Box 580, 80522; or dropped off at CDNS, 1st Floor, 281 N. College Ave. RESPONSE: The existing buildings were condemned and have been torn down. Determination of Eligibility has been completed and the property in question has been found not eligible for local landmark status. 2. The eligibility of a property for landmark designation does not, in any way, designate the property as a Landmark; it does define which of the various City review processes the development application would be reviewed under. If any of the buildings or structures are found to be individually eligible for Landmark designation, then the project would be reviewed for compliance with LUC Section 3.4.7. Section 3.4.7. is intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or objects are preserved and incorporated into the proposed development and any undertaking that may potentially alter the characteristics of the historic property is done in a way that does not adversely affect the integrity of the historic property; and (2) new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. RESPONSE: Determination of Eligibility has been completed and the property in question has been found not eligible for local landmark status. 3. Properties that are, or become, designated as Fort Collins Landmarks, and/or on the National or State Registers of Historic Places, qualify for financial incentives, for both interior and exterior work. These include Historic Structure Assessment grants, State Historic Fund grants, both 20% State and 20% Federal Tax Credits, and 0% -interest City Rehabilitation Loans. RESPONSE: Determination of Eligibility has been completed and the property in question has been found not eligible for local landmark status. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, elynxwilercDpoudre-fire.org 2. Onsite detention is required with a release rate not to exceed 0.23 cfs/acre for water quantity. The existing buildings are grandfathered even if they are removed because of a "Dangerous Building Issue" with the building department. It is important to document the existing impervious area being removed. The owner can send that documentation to the Stormwater Department to keep on file. RESPONSE: Onsite detention is proposed through the use of permeable pavers and underground storage. The release from the proposed in let will not exceed 0.23 cfs/acre. 3. Water quality treatment is also required 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-regulati ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. These treatment methods meet the requirements for 50% of the site. RESPONSE: Permeable pavers are being proposed with the majority of the site draining to this area. 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. RESPONSE: Permeable pavers are being proposed with the majority of the site draining to this area. 5. The drainage outfall for the site is the curb and gutter of Timberline or Harmony Roads since there are no storm drains in the area. The irrigation ditch cannot be used for drainage. RESPONSE: The curb and gutter within Timberline or Harmony Road is 3 — 4 feet higher than the site and making infeasible to drain the site to this area. 6. The irrigation company will need to approve the project. The irrigation ditch is called the Dixon Canyon Lateral owned by the Warren Lake Reservoir Company. The superintendent is John Moen, 482-3309, the President is Brad Johnson, 532-9991 and the Attorney is Brent Bartlett, 407-9000 Ext. 217, 1319 E. Prospect Rd. Fort Collin, CO 80525. This is the latest information we have but it isn't always current. RESPONSE: The project is being submitted to the Ditch Company. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueterRfcgov.com 7. 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. Information on fees can be 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 3. 2024 E. Harmony is not platted. A plat will be required as part of the development application. RESPONSE: A plat is provided with the submittal. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221.6854, rbuffington@fcgov.com Existing water mains and sanitary sewers in this area include a 16-inch water main in Timberline and an 8-inch sewer on the east side of Timberline across from Timberline Lane. This sewer may not have adequate depth for a gravity line connection. RESPONSE: The development is proposing to keep the existing water service, tie a fire line into the existing 16" water line within Timberline and connect to the existing sewer manhole across from Timberline Lane. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington fcgov.com 2. The existing water service is a'/4-inch service connecting to the 16-inch main in Timberline. RESPONSE: The development is proposing to keep the existing water service. 3. The property is not connected to City sewer. RESPONSE: The development is proposing to connect to the existing sewer manhole across from Timberline Lane. 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: hftp://www.fcgov,com/standards RESPONSE: Acknowledged. 5. Development fees and water rights will be due at building permit. RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschluetercDfcgov.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(a)fcgov.com. RESPONSE: A drainage report has been prepared for this project. Forof t Collins May 13, 2013 Steve Allen Steve Allen LLC (Geico) 115 E. Harmony Road #110 Fort Collins, CO 80525 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: 2024 Harmony Rd - Insurance Office Description of project: This is a request to construct a new insurance office located at 2024 East Harmony Road (Parcel #s 87314-00-007 & 87314-79-001). The new building would be 4,000 square feet and 2 stories (2,000 square feet per floor). The site is located in the Harmony Corridor (H-C) zoning district. Offices/financial services 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Zoning Contact: GaryLopez, 970-416-2338, gIopez(a)fcgov.com 1. Please refer to LUC 3.2.1(E)(4&5) and LUC 3.2.2 for parking requirements including max. parking permitted. Fewer parking spaces and much more landscaping will be required. RESPONSE: The lot has 27 parking space, 3 spaces over the maximum allowed. 2. It appears that the abutting property at 2016 E. Harmony will be a part of this proposed development as a result of the shared parking lot, driveway and curb cut access and egress. As a result, 2016 E. Harmony will need to be brought into compliance with the code if it's currently deficient (i.e. parking lot design, landscaping, bike parking). RESPONSE: The existing building will be removed and the entire lot will be brought up to Article 3 standards.