HomeMy WebLinkAboutEYE CENTER OF NORTHERN COLORADO - PDP - PDP150029 - CORRESPONDENCE - (6)1. Single Family; Duplex; To.., inomes: 2012 IRC Chapter 11 or 20121ECL. . hapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Amendments effective starting 2/17/2014. 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, 970-416-2341.
Land Use Code (LUG), including Article 3 General Development Sta„'Jards. The entire
LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
14. 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.
15. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
16. 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.
17. 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 970-416-2341
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:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
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
standard 15-foot wide �...,,ty Easement as well as a 10-foot wide Irrigw..jn Easement
resulting in 25 feet behind the sidewalk. Please indicate whether or not the Irrigation
facility is a surface swale or an underground pipe. If it is a swale, would the applicant be
willing to place the facility in an underground pipe and use the resulting 25 feet for an
enhanced landscape feature. A width of 25 feet allows for the installation of a low,
undulating earthen berm, double row of street trees, evergreen trees and/or other
specimen trees that would significantly upgrade the overall appearance of the site. Note
that a double row of street trees would match the Landscape Plan for Main Street
Wellness to the north and by implementing such a planting scheme would create a unified
streetscape along Ziegler Road.
5. 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.
6. 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.
7. The building is required to have a distinct base and top per Section 3.5.3(D). If a flat roof
is proposed, the distinctive top may be achieved by a decorative parapet or a cornice.
The architectural elevations should provide a detail so that the three dimensionality can be
determined so that the top is distinctive.
S. The Landscape Architect is encouraged to work with the City's Stormwater Utility to
landscape the stormwater detention pond. In the past, detention ponds that lack
landscaping appear stark over time.
9. Please coordinate with M.A.V.D. on establishing an internal vehicle connection with the
parcel to the south just as one is provided to the east. Such a future connection can be
secured with an access easement which can be shifted in the future should the need
arise.
10. Tract C of Harmony Technology Park Overall Development Plan (7th Amendment) is
42.55 acres and designated for Primary Uses. A medical office building is defined as a
primary use and, therefore, in compliance with the land use designation of the O.D.P.
11. 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.
12. 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.
13. This development proposal will be subject to all applicable standards of the Fort Collins
on parking design. Ti ,,e are no issues with the plan that was subs ,.,Led.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing electric facilities in Ziegler Rd. and along the South side of
Rock Creek Dr. With the extension of Precision Drive, Light & Power will be extending
facilities from Technology Parkway to Ziegler Rd.
2. Any relocation or modification to existing electric facilities will be at the applicants.
expense.
3. Electric capacity fee, building site charges and system modification charges, where
applicable, will apply. See City website for estimate of charges and construction
policies, practices and procedures.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees
4. A C-1 Form and an Electric One -line diagram will need to be submitted to Light &
Power Engineering. Contact Light & Power Engineering @ 970-221-6700 to discuss
power needs.
5. The proposed transformer location shown on the Site Concept plan does not meet Light
& Power's access requirements. Please contact Light & Power Engineering @
970-221-6700 to coordinate a transformer location within 10' of an all weather
drive -over surface.
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. If the building comes in at 16,000 square feet with 100 parking spaces, the number of
spaces exceeds the maximum allowed number of 86 spaces (this includes the 20%
increase allowed if there is no on -street parking or opportunity for shared parking).
Please be aware that any proposed increase over the maximum allowed would be
considered under the Alternative Compliance or Exception to the Office Standard
provisions of Section 3.2.2(K)(2). Note that overall design attributes may be factored in to
the evaluation under these two code provisions.
2. From the sketch, it is difficult to ascertain the location of the front entrance. The
connecting walkway should tie the entrance to the nearest public sidewalk. Also, please
consider adding a connecting walkway from the street that does not face the main
entrance in order to better connect the site to the overall context of the Harmony Tech
Park.
3. The Landscape Plan should emphasize the Harmony Oaks design concept per the
Harmony Corridor Plan. Also be sure that if there are public street lights, street trees can
be supplemented with Ornamental trees that may be placed within 15 feet of the street
light. That way there will be no 80-foot gaps on either street.
4. The sketch plan notes that behind the right-of-way on Ziegler Road, there will be the
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FCLUC 3.6.2(B)2006 a-.. Local Amendments.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-2401, sblochowiak@fcgov.com
1. 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: Sheri Langenberger, 970-221-6573, slangenberger@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:
hftp://www.fcgov.com/engineering/dev-review.php
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. All public sidewalk, driveways and ramps existing or proposed adjacent or within the
site need to meet ADA standards, if they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project. The
existing driveway will need to be evaluated to determine if the slopes and width will meet
ADA requirements or if they need to be reconstructed so that they do. .
5. Detached sidewalk will need to be installed along Ziegler and connect from Precision to
Rock Creek. Detached sidewalk on Precision adjacent to the project will need to be
constructed.
.6. This project will be responsible for constructing Precision Drive if it has not already been
constructed at the time it is desired to construct this building.
7. A sight distance easement maybe needed for the driveway.
8. 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
9. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
10. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
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be established within a uuilding, public -safety radio amplification sys«Ins shall be
designed and installed in accordance with criteria established by the Poudre Fire
Authority. Poudre Fire Authority Bureau Admin Policy #07-01
2. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A hydrant needs to be within 300 feet of the building and it appears the
conceptual plan has provided for this. 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.
3. AUTOMATIC FIRE SPRINKLER SYSTEM
The 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.
4. FIRE LANES
A fire lane shall be made available to within 150' of all portions of the building. An
Emergency Access Easement will be needed and it appears the conceptual plan is
providing for a fire lane. Fire lane specifications and code language provided below.
> 2012 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;
operating procedures t. _,Ps) for all onsite drainage facilities need to prepared by
the drainage engineer and 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 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 orjschlam@fcgov.com.
2. In the McClellands drainage basin onsite detention is required with a 0.2 cfs/ac release
rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm.
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).
(hftp://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
del ines-regulations/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 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. For more information
please refer to the City's website where additional information and links can be found at:
hftp://www.fcgov. com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-dev
elopment
5. The ouff all for the site is the storm sewer at the intersection of Rock Creek Dr. and
Technology Parkway.
6. 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 on the City's web
site at
hftp://www.fcgov. com/utilities/busi n ess/b u i Ide rs-and-deve lope rs/plant-i nvestm ent-develo
pment-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.
7. 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, Ilynxwiler@poudre-fire.orq
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
3
2. Medical Office parking requirements are:
Minimum of 2/1000 sq. ft. Maximum of 4.5/1000 sq. ft.
3. Medical Office bicycle parking requirements are: 1/4,000 sq. ft., minimum of 4 with 20%
being enclosed and 80% being fixed racks
4. LUC 3.2.1 A landscape plan is required which includes but is not limited to street trees
(see section for further details).
5. LUC 3.2.1(E)(5) A minimum of 6% of the interior space of all parking lots is required to
be landscaped. Please show the calculations on how this is being met.
6. LUC 3.2.1(E)(4) Parking lot Perimeter landscaping is required (these areas are not part
of the interior landscaping). A minimum average of 15 feet along Ziegler Rd and 5 feet along the lot line.
It looks like the plan complies with these requirements.
7. LUC 3.2.4 A lighting plan is required that includes a photometric site plan and catalog
cut -sheets.
8. We will need details of the trash enclosure. Please see section 3.2.5 for requirements.
9. The office building will be subject to an administrative review (type 1)
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sbovle@fcqov.com
1. Existing water mains and sanitary sewers in this area include a 12-inch water main stub
in Technology Parkway and a 30-inch sanitary sewer in Ziegler Rd.
2. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
3. Development fees and water rights will be due at building permit.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. I'm a little unclear whether this is an ODP or a specific proposal. Regardless, the given
uses will generate enough traffic to require an intermediate traffic study. Please have
your traffic engineer contact me to scope the study
2. Adjacent street improvements will need to be constructed along Ziegler, and any
improvements to Precision not made by Mainstreet Health and Wellness.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@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
011
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
fcgov.com
March 06, 2015
Matt Rankin
r4 Architects
226 Remington St
Unit 3
Fort Collins, CO 80524
Re: Harmony Technology Park Medical Office Building -Portion of Tract C, P.D.P.
Description of project: This is a request to construct a medical office on a portion of Parcel C
of the Harmony Technology Park ODP (parcel #8604000003) located at the southeast
corner of Ziegler Road and Precision Drive. The 2.45 acre lot will be platted as a separate
lot within Harmony Technology Park ODP 7th Amendment. The office building will be
between 16,000 and 20,000 square feet and may contain a partial two-story component.
The parcel is located in the Harmony Corridor (HC) zone district. This proposal will be
subject to Administrative (Type 1) review.
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. o
n
Comment Summary: a
r`
IZA
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
^t
1. The build -to lines require that if a parcel, lot or tract has multiple streets, then the building
be built to the street corner.
The building should be located no more than 15 feet from Precision Dr. and between 10
to 25 feet behind Ziegler Rd.
�I
Ziegler Rd. is a an arterial, Precision Dr. is a collector street.