HomeMy WebLinkAboutEYE CENTER OF NORTHERN COLORADO - PDR - PDR150020 - CORRESPONDENCE - (3)Stormwater Manual
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 10/27/2015
10/27/2015: We'll need a traffic study -either an intermediate or full study.
Please have your traffic consultant contact me to scope the study. We'll need to
look at the access on Precision, whether turn lanes are needed.
Comment Number: 2
Comment Originated: 10/27/2015
10/27/2015: You need to include improvements along your frontage, both
Ziegler and Precision.
Comment Number: 3
Comment Originated: 10/27/2015
10/27/2015: Think about the multiple access points from the property to the
access road along the east side. That access road will be a pretty big
north/south connection, and accesses to the road should be minimized.
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 4.
Comment Originated: 11/13/2015
11/13/2015: Precision is classified as an Industrial Local street. Due to the
short throat on the private north -south drive, staff recommends that the access
points into the north parking lot be reduced from two to one.
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 10/28/2015
10/28/2015: Existing water mains in the vicinity include a 12-inch main in
Precision Drive and a 12-inch main in Ziegler Road. It does not appear water
service was stubbed into this site with the construction of the water main in
Precision Drive.
Comment Number: 2 Comment Originated: 10/28/2015
10/28/2015: This site is will be served by South Fort Collins Sanitation District
for sewer service.
Comment Number: 3
Comment Originated: 10/28/2015
10/28/2015: The water conservation standards for landscape and irrigation will
apply. Information on these requirements can be found at:
http://www.fcgov.com/standards
Comment Number: 4 Comment Originated: 10/28/2015
10/28/2015: Development fees and water rights will be due at building permit.
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Fort Collins Storri .pater Manual, Section 1.3.3, Volume 3, ChakLVr 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.
Comment Number: 4 Comment Originated: 10/28/2015
10/28/2015: This site is within the Harmony Tech Park stormwater master plan
and must conform to the requirements outlined in the approved master plan for
this area. Onsite detention is required to be provided onsite for this parcel.
Adjacent street runoff is not required to be collected and detained onsite.
Comment Number: 5
Comment Originated: 10/28/2015
10/28/2015: 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).
(hftp://www.fcgov. co m/uti I ities/b usin ess/bu i Ide rs-and-deve lope rs/development-f
orms-guidelines-regulations/stormwater-criteria) Extended detention is the
usual method selected for water quality treatment; however the use of any of the
BMPs is encouraged.
Comment Number: 6 Comment Originated:
10/28/2015: Low Impact Development (LID) requirements are required on all
new or redeveloping property which includes sites 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
areas must be pervious. Standard operating procedures (SOPS) for all onsite
drainage facilities will be included as part of the Development Agreement.
More information and links can be found at:
http://www.fcgov.com/uti I ities/what-we-do/stormwater/sto rmwater-quality/low-im
pact -development
Comment Number: 7 Comment Originated:
10/28/2015: Per Colorado Revised Statute §37-92-602 (8) effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage,
including extended detention basins and bio-retention cells.
Comment Number: 8 Comment Originated:
10/28/2015: The city wide Stormwater development fee (PIF) is $7,817/acre
($0.1795 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 at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-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
10/28/2015
10/28/2015
10/28/2015
Comment Number: 4 uomment Originated: 10/28/2015
10/28/2015: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system
evaluation after the core/shell but prior to final build out. For the purposes of this
section, fire walls shall not be used to define separate buildings. Where
adequate radio coverage cannot be established within a building, public -safety
radio amplification systems shall be designed and installed in accordance with
criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau
Admin Policy #07-01
Comment Number: 5 Comment Originated: 10/28/2015
10/28/2015: AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require an automatic fire sprinkler system under a separate
permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire
sprinkler related questions at 970-416-2868.
Comment Number: 6 Comment Originated: 10/28/2015
10/28/2015: FDC
> IFC 912.2: 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.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated:
10/14/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted do not meet requirements. Please submit; Erosion Control Plan,
Erosion Control Report, and an Escrow / Security Calculation. If you need
clarification concerning the erosion control section, or if there are any questions
please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com
Topic: General
10/14/2015
Comment Number: 2 Comment Originated: 10/28/2015
10/28/2015: 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.
Comment Number: 3
Comment Originated: 10/28/2015
10/28/2015: 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. There is a final site inspection required when the
project is complete and the maintenance is handed over to an HOA or another
maintenance organization. The erosion control report requirements are in the
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> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building
or portion of a building hereafter constructed or moved into or within the
jurisdiction. The fire apparatus access road shall comply with the requirements
of this section and shall extend to within 150 feet of all portions of the facility and
all portions of the exterior walls of the first story of the building as measured by
an approved route around the exterior of the building or facility. 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, the fire code
official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire -sprinkler system.
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.
> 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.
> Additional access requirements exist for buildings greater than 30' in height.
Refer to Appendix D of the 2012 IFC or contact PFA for details.
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.
Comment Number: 2 Comment Originated: 10/28/2015
10/28/2015: MARKING
2012 IFC503.3: Where required by the fire code official, approved signs or
other approved notices that include the words NO PARKING - FIRE LANE shall
be provided for fire apparatus access roads to identify such roads or prohibit
the obstruction thereof. The means by which fire lanes are designated shall be
maintained in a clean and legible condition at all times ad be replaced or
repaired when necessary to provide adequate visibility.
Comment Number: 3 Comment Originated: 10/28/2015
10/28/2015: WATER SUPPLY
A hydrant is required within 300' of the building as measured along the path of
vehicle travel. It is unclear if this code requirement is being met with the existing
utility infrastructure already available in the area. Applicant to verify closest
hydrant location, pressure and volume. Code language provided below.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to
provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet
to the building, on 600-foot centers thereafter.
and any system modification charges necessary to feed the sits will apply to this
development. Please visit the following website for an estimate of charges and
fees:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Comment Number: 3 Comment Originated: 10/27/2015
10/27/2015: The transformer location for the building will need to be
coordinated with Light & Power. The transformer must be placed within 10 ft of
a drivable surface for installation and maintenance purposes. The transformer
must also have a front clearance of 10 ft and side/rear clearance of 3 ft
minimum. Please show the transformer location on the utility, landscape and
site plan.
Comment Number: 4
Comment Originated: 10/27/2015
10/27/2015: A commercial service information form (C-1 form) and a one line
diagram for the commercial meter will need to be completed and submitted to
Light & Power Engineering. A link to the C- form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-
forms-guidelines-regulations
Comment Number: 5 Comment Originated: 10/27/2015
10/27/2015: Street light placement along Ziegler Rd and Precision Dr will need
to be coordinated with Light & Power and the landscape plan. Shaded trees
are required to maintain a minimum 40 ft separation from street lights and
ornamental trees are required to maintain a minimum 15 ft separation from
street lights. A link to the City of Fort Collins street lighting requirements can be
found below:
http://www.larimer.org/engineering/GMARdStds/Ch 15_O4_01 _2007.pdf
Comment Number: 6 Comment Originated: 10/27/2015
10/27/2015: Light & Power will need the following documentation before design
and construction of the electric facilities to feed the development: Approved Site
Plan, Plat, Landscape drawings.
Comment Number: 7 Comment Originated: 10/27/2015
10/27/2015: Please contact Tyler Siegmund at Light & Power Engineering if
you have any questions at 970.416.2772. Please reference our policies,
development charge processes, and use our fee estimator at
hftp://www.fcgov.com/utilities/business/builders-and-developers
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 10/28/2015
10/28/2015: FIRE LANES
Fire access is required to within 150' of all exterior portions of the building. Fire
access cannot be measured from and arterial road and an Emergency Access
Easement will be required on the property. Code language and fire lane
specifications provided below.
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the Developmem, ,,or shall it be used for parking by any contraL.Lurs,
subcontractors, or other personnel working for or hired by the Developer to
construct the Development. The Developer will need to find a location(s) on
private property to accommodate any necessary Staging and/or parking needs
associated with the completion of the Development . Information on the
location(s) of these areas will be required to be provided to the City as a part of
the Development Construction Permit application.
Comment Number: 16 Comment Originated: 10/30/2015
10/30/2015: Street cuts to public streets require an Excavation Permit through
Engineering and its associated pavement impact fee. Street cuts to new or
newly rehabbed public streets (less than 5 years) are subject to a triple penalty
to the pavement impact fee.
Department: Environmental Planning
Contact: Kelly Kimple, , kkimple@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 10/27/2015
10/27/2015: With respect to landscaping and design, the City of Fort Collins
Land Use Code, in Article 3.2.1 (E)(3), requires that you use low -water -use
plants and grasses in your landscaping or re -landscaping and reduce bluegrass
lawns as much as possible.
Comment Number: 2
Comment Originated: 10/27/2015
10/27/2015: As you proceed with your design, please consider some of the
additional planning resources provided by the City of Fort Collins. Of particular
interest may be the:
1. ClimateWise program: fcgov.com/climatewise/
2. Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3. Green Building and the Climate Action Plan:
fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or
traeker@fcgov.com
4. Integrated Design Assistance Program: fcgov.com/idap, contact Gary
Please consider the City's sustainability goals and ways for your development
to engage with these efforts.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tiegmund@fcqov.com
Topic: General
Comment Number: 1
Comment Originated: 10/27/2015
10/27/2015: Light and Power has electric facilities on the north side of
Precision Dr. that can be utilized to provide power to the site.
Comment Number: 2 Comment Originated: 10/27/2015
10/27/2015: Electric Capacity Fees, Development Fees, Building Site charges
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they will need to oe reconstructed so that they do meet current „JA standards
as a part of this project.
Comment Number: 6 Comment Originated: 10/27/2015
10/27/2015: 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 Number: 7
Comment Originated: 10/27/2015
10/27/2015: This project is responsible for dedicating any right-of-way and
easements that are necessary or required by the City for this project. This shall
including the standard utility easements that are to be provided behind the
right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all
other street classifications). Access and/or emergency access easements may
need to be dedicated for cross -connectivity and emergency access to and from
parcels.
Comment Number: 8 Comment Originated: 10127/2015
10/27/2015: Utility plans will be required and a Development Agreement will be
recorded once the project is finalized.
Comment Number: 9 Comment Originated:
10/27/2015
10/27/2015: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
Comment Number: 10 Comment Originated:
10/27/2015
10/27/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to be
followed depending on parking design.
Comment Number: 11 Comment Originated:
10/27/2015
10/27/2015: All fences, barriers, posts or other encroachments within the public
right-of-way are only permitted upon approval of an encroachment permit.
Applications for encroachment permits shall be made to Engineering
Department for review and approval prior to installation. Encroachment items
shall not be shown on the site plan as they may not be approved, need to be
modified or moved, or if the permit is revoked then the site/ landscape plan is in
non-compliance.
Comment Number: 12 Comment Originated:
10/27/2015
10/27/2015: Any rain gardens within the right-of-way cannot be used to treat the
development/site storm runoff. We can look at the use of rain gardens to treat
street flows — the design standards for these are still in development.
Comment Number: 13 Comment Originated:
10/27/2015
10/27/2015: Doors are not allowed to open out into the right-of-way.
Comment Number: 14 Comment Originated:
10/27/2015
10/27/2015: Bike parking required for the project cannot be placed within the
right-of-way and if placed just behind the right-of-way need to be placed so that
when bikes are parked they do not extend into the right-of-way.
Comment Number: 15 Comment Originated:
10/27/2015
10/27/2015: In regards to construction of this site, the public right-of-way shall
not be used for staging or storage of materials or equipment associated with
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of the building mu.t not appear to be the back side of the buildii ,y.
Comment Number: 13. Comment Originated: 11/13/2015
11/13/2015: Is there a direct connecting walkway between the north entrance
and Precision Drive?
Comment Number: 14. Comment Originated: 11/13/2015
11/13/2015: A public access easement will be needed on the drive that
connects to Windsong.
Comment Number: 15.
Comment Originated: 11/13/2015
11/13/2015: The parking lot has three perimeters. Please note that Section
3.2.1(E)(4) includes specific screening and landscaping requirements for the
edges of parking lots along public streets and adjoining property lines.
Comment Number: 16. Comment Originated: 11/13/2015
11/13/2015: The electrical transformer, if located along either public street,
must be screened with a solid enclosure meeting the clearance specifications
of Light and Power, or be sufficiently landscaped to provide screening at
maturity. Or, the transformer may be located behind the building as well. Also,
if exterior meters, outdoor condensing units or other appurtenances are visible
from the public streets, then screening must be provided. Also, please note that
all rooftop mechanical equipment must be screened so as to not be visible from
either public street.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 10/27/2015
10/27/2015: Marc Virata mvirata@fcgov.com will be the Engineer assigned to
this project. Please contact him if you have further questions regarding the
engineering comments or requirements.
Comment Number: 2
Comment Originated: 10/27/2015
10/27/2015: 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 Number: 3 Comment Originated: 10/27/2015
10/27/2015: 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 Number: 4
Comment Originated: 10/27/2015
10/27/2015: 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.
Comment Number: 5 Comment Originated: 10/27/2015
10/27/2015: All public sidewalk, driveways and ramps existing or proposed
adjacent or within the site need to meet ADA standards, if they currently do not,
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plazas at both the north and south building entrances. Please .Onsider the
treatment along the public sidewalks as "entry portals" that then lead to plazas
that are closer to the building entrances.
Comment Number: 4. Comment Originated: 11/13/2015
11/13/2015: With regard to enhancing architecture, please consider the
generous use of native stone that represents the vernacular of our region. As an
institution building subject to Section 3.5.3(D), the base of the building must
have a distinct exterior material from the building field and native stone may be
considered an upgrade that starts to address the "equal to or better than"
criterion.
Comment Number: 5.
Comment Originated: 11/13/2015
11/13/2015: Also with regard to enhancing architecture, please note that the
size of the building calls for a variety of roof lines to help break up the mass and
scale of 30,200 square feet of floor area.
Comment Number: 6.
Comment Originated: 11/13/2015
11/13/2015: The applicant and the design team are encouraged to consider
other significant features that would address the "equal to or better than"
criterion.
Comment Number: 7.
Comment Originated: 11/13/2015
11/13/2015: If the Alternative Compliance provision is to be relied upon to
justify the additional parking spaces then a floor plan will be required to
determine how the building will be utilized and the extent to which it would be
occupied by staff and patients. Hours of operation will need to be provided.
Data from the existing facility may be useful as well.
Comment Number: 8. Comment Originated: 11/13/2015
11/13/2015: Overall, the Landscape Plan should emphasize the Harmony Oaks
design concept per the Harmony Corridor Plan. Also be sure that along
Precision Drive, the location of the public street lights are ascertained so that
street trees can be supplemented with Ornamental trees which can be placed
within 15 feet of the street light. That way there will be no 80 foot gaps on either
street.
Comment Number: 9. Comment Originated: 11/13/2015
11/13/2015: The landscape plan indicates undulating earthen berms along both
public streets. Along Ziegler, please be aware that there may an existing
irrigation swale that may need to be placed in a pipe in order to accommodate
the berms.
Comment Number: 10.
Comment Originated: 11/13/2015
11/13/2015: The berms along Ziegler should feature a dense screen of
landscaping to provide for sound attenuation. Minimizing the unwanted intrusion
of road noise inside the medical building should be strongly considered.
Comment Number: 11.
Comment Originated: 11/13/2015
11/13/2015: The applicant is encouraged to coordinate with the Windsong
Long Term Care Facility so that the landscaping along Ziegler is
complementary. This way the streetscape along this arterial street will appear
unified and seamless.
Comment Number: 12. Comment Originated: 11/13/2015
11/13/2015: The building must feature four-sided architecture. The south side
2
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - tax
fcgov. com/developmentreview
November 13, 2015
Cathy Mathis
TB Group
444 Mountain Ave
Berthoud, CO 80513
RE: Eye Center Of Northern Colorado Preliminary Design Review, PDR150020,
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Ted Shepard, at 970-221-6343ortshepard@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.com
Topic: General
Comment Number: 1. Comment Originated:
11/13/2015: The maximum amount of parking allowed for a building of 30,200
square feet (credit given for the future expansion areas), and with 20% bonus
for no on -street parking, is 163. The request for 209 spaces exceeds the
maximum allowed by 46 spaces which would require a Request for Modification
of Standard. Since the site is a greenfield, such a request could only be
justified by Section 2.8.2(H)(1). This is the criterion that requires the plan as
submitted, with the surplus spaces, to be equal to or better than a plan that
would otherwise comply with the standard.
Comment Number: 2. Comment Originated:
11/13/2015: Staff suggests that the only opportunities to express "equal to or
better than" attributes would in the areas of landscaping, architecture and
pedestrian amenities. With regard to enhancing landscaping, the area along
Ziegler Road could be enhanced by deleting the nine west -facing spaces in the
southern parking lot.
Comment Number: 3.
11/13/2015
11/13/2015
Comment Originated: 11/13/2015
11/13/2015: With regard to enhancing pedestrian amenities, the two
pedestrian entry plazas along Ziegler could be supplemented with matching
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