HomeMy WebLinkAboutBEEBE CHRISTIAN SCHOOL - PDP - PDP160022 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW11. 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
htt�://www.colocode.com/ftcollins/land use/beg in. htm.
RESPONSE: Acknowledged.
12. 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.
13. Please see the Submittal Requirements and Checklist at:
hfti)://www.fcqov.com/developmentreview/applications.phi).
RESPONSE: Acknowledged.
14. 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.
RESPONSE: Acknowledged.
15. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221 Ll6750.
RESPONSE: Acknowledged.
3. Parking requirements for schools and churches are based off either auditorium size,
number of employees, or floor area, whichever metric requires the greatest number of
spaces. Most likely a metric if 1 space per 4 seats in the auditorium would be applied to
this project. Based on a 300 seat auditorium, this would require a minimum of 75 parking
spaces. The conceptual plans call for approximately 100 spaces, meeting parking requirements
for these institutional types of uses.
RESPONSE: We have a total of 30 spaces for the school and 47 spaces for the church.
4. Based on a 32,000 square foot building,11 bicycle parking spaces will also be required
as part of the proje�.
RESPONSE: We are only showing parking for the school at present.
5. In addition to the parking lot, the project should focus on operational aspects for pick up
and drop off of students or church services to ensure safety, visibility, and that vehicges
are not sPaacking up off site.
RESPONSE: When thWstudents are dropped off and picked up, the parent parks in a parking
spot and walks the child in to sign them in; there is no drop off.
6. Land Use Code standards will require the building to be situated no more than 15 feet
from Nancy Gray Ave with no vehicle use areas between the building and the strut. The
project should explore relocating the drop off area to the west so the building itself can
move closer to the corner of Timberline/N6cy Gray.
RESPONSE: we'll have to discuss a Modification request for this standard. Due to the function
of the school and the relationship to the future church, it would be difficult to push the building up
to the stree.
7. The project will need to install street trees along the Nancy Gray, Joseph Allen and
Timberline frontages.
RESPONSE: Acknowledged. Street trees are shown on the landscape plan
8. As part of the development review process, the project will also be reviewed for building
design/compatibility, site lighting, and landscaping. As you consider these elements of the
project, please refer to the following Land Use Code sections:
LUC 3.2.1 (Landscaping)
LUC 3.2.2 (Access / Parking)
LUC 3.2.4 (Lighting)
LUC 3.5.1 & 3.5.3 (Building Design / Project Compatibility)
RESPONSE: Acknowledged.
9. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold
a neighborhood information meeting prior to formal submittal of the proposal.
Neighborhood meetings offer an informal way to get feedback from your surrounding
neighbors and discover any potential hiccups prior to the formal hearing. Please contact
me, at 221 6750, to assist you in setting a date, time, and location. I and possibly other
City staff, V�uld be present to facilitate the meeting.
RESPONSE: Acknowledged.
10. 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.
landscape plan is in non compliance.
RESPONSE: Acknowleed
13. 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.
RESPONSE: Acknowledged, no rain gardens are planned to be within the right-of-way.
14. 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�iik 0 are parked
they do not extend into the ng& of�,way.
RESPONSE: Acknowledged
15. In regards to construction of this site. The public right of way shall not be used for
staging or storage of materials or equipment associate A the Development, nor shall
it be used for parking by any contractors, 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.
RESPONSE: Acknowledged
Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruht@fcaov.com
1. Light & Power has three phase electric facilities readily available to feed the site.
RESPONSE: Acknowledged.
2. Please contact Light & Power Engineering if you have any questions at 221 6700.
Please reference our policies, development charge processes, and use our ie
estimator at http://www.fcgov.com/utilities/business/buildersEland11 developers.
RESPONSE: Acknowledged.
3. Electric Capacity Fee, Building Site charges, and any necessary system modification
charges will apply.
RESPONSE: Acknowledged.
Planning Services
Contact: Ryan Mounce, 970F1224116186, rmounc fcgov.com
1. Churches and schools are subject to Planning & Zoning Board (Type 2) review at a public
hearing. Type 2 projects require a neighborhood meeting prior to submitting a
development application.
Please contact me when you are ready to proceed with a neighborhood meeting.
RESPONSE: Neighborhood meeting was held on June 22.
2. In the employment zone district, uses are categorized as primary or secondary uses, with
secondary uses permitted to occupy only 25% of the development site.
As schools are a primary use, and the accessory church would be incorporated at a later
date and share school facilities, based on present information, it appears the
primary/secondary use standards for the zone district are being met.
RESPONSE: Acknowledged.
4. 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. 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.
RESPONSE: A note will be incorporated into the plan set.
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.ladmer.org/engineednq/GMARdStds/UrbanSt.htm
RESPONSE: Acknowledged
6. This project is responsible for dedicating any right of way and easements that are
necessary or required by the City for this project. libidedication will be necessary
along Joseph Allen. Standard utility easements will also need to be dedicated behind
the right of way (15 foot along an arterial and 9 foot along all other street classifications).
Several Pas6ents currently exist on the property (along Nancy Gray and Timberline)
and may need to be vacated depending on site plans. The process for vacating an
easement can be found here:
http://www.fcQov.com/engineering/i)dfNacationofeaseinfo20l O.pdf
RESPONSE: Acknowledged
7. As part of this development, the property is obligated to improve its frontage along
Joseph Allen Drive in compliance with the LCUASS; this includes connecting to existing
sidewalk.
RESPONSE: Sidewalk will be constructed along Joseph Allen Drive.
8. Access locations will need to be reviewed based on traffic impacts. Any accesses to the
property should line up with the existing accesses across Nancy Gray/Joseph Allen if
possible or provide adequate spacing per the LCUASS.
RESPONSE: Traffic Study has been completed and will be attached to submittal.
9. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
RESPONSE: Acknowledged.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
RESPONSE: Acknowledged.
11. LCUASS parking setbacks (Figure 19L]6) apply and will need to be followed depending
on parking design.
RESPONSE: Acknowledged
12. All fences, barriers, posts or other encroachments within the public right of way are only
permitted upon approval of an encroachment permit. Applications for e&ocYchment
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/
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 vAh criteria established by the Poudre Fire
Authority. Poudre Fire Authority Bureau Admin Policy #07 01
RESPONSE: A fire department, emergency communication system evaluation will be provided
Department: Environmental Planning
Contact: Kelly Kimple, 970 P 416 1-1 2401, kkimule(ofcgov.com
1. 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. Native
landscaping is en�)uraged to the extent possible, as well.
RESPONSE: Acknowledged.
2. Our city has an established identity as a forward thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals that
may benefit your project. 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 Program: igov.com/enviro/greenElbuilding.php, contact Tony Raeker
at 970 416 4238 or traeker@fcgov.com
4. Int6grat(� Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at
970 224 6003 or gschroeder@fcgov.com
RESkNk: Acknowledged.
Please consider the City's sustainability goals and ways for your development to
engage with these efforts, and let me know if I can help connect you to these programs.
Department: Engineering Development Review
Contact: Katie Sexton, 970 F1 221 F16501, ksexton(Sfcgov.com
1. Katie Sexton ksexton@fcgov.com will be the Engineer assigned to this project. Please
contact her if you have further questions regarding the engineering comments or
requirements.
RESPONSE: Acknowledged
2. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224 11 6108 if you have any questions.
RESPONSE: Acknowledged
3. 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/devEl review.php
RESPONSE: Acknowledged
cannot be achieved from the local public streets, an Emergency Access Easement on
the property will be required. Keep in mind that additional fire access requirements kick
in with buildings over 30' in height as defined by Appendix D of the IFC. Further
information will be required to provide a thorough review of the site. Code language
provided below.
> 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 El sprinkler system.
RESPONSE: Acknowledged.
2. WATER SUPPLY
A fire hydrant is required within 300' of the building. The existing utility infrastructure
available in the area appears to support the code. Applicant to verify hydrant location,
volume, and pressure. 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.
RESP6 ISE: Acknowledged,
3. FIRE CONTAINMENT VS FIRE SPRINKLER SYSTEM
Buildings exceeding 5000 square feet 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. Other sprinkler requirements may be
driven by occupancy classification, occupant load, or other use. Pertinent code
language provided below.
Group A 3 Occupancy
> IFC 96.2.1.3: An automatic sprinkler system shall be provided for Group ALl3
occupancies where one of the following conditions exists:
1. The fire area exceeds 12,000 SF;
2. The fire area has an occupant load of 300 or more; or
3. The fire area is located on a floor other than the level of exit discharge.
RESPONSE: A sprinkler system is planned to be installed
4. FIRE ALARM SY ASTEMS Group E Occupancy
> IFC 907.2.3: A manual firegalarm system shall be installed in Group E Occupancies
when the occupant load is 50 or more.
RESPONSE: A manual fire alarm system will be installed
5. PUBLIC SAFETY RADIO AMPLIFICATION SYSTEM TEST
New buings 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
for Spring Creek Farms North. Detention and water quality are shown in a detention
pond along the eastern boundary of the site. As part of this development, the developer
will need to verify the required volume is present in the existing pond and that the outlet
structure is appropriate for the proposed site.
RESPONSE: The provided Storm Drainage Report analyses the proposed site with the
surveyed detention pond and sufficient capacity is already provided to include this site and the
existing off -site flows. See included report for detailed information.
3. Low Impact Development (LID) improvements 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:
hftp://www.fcgov.com/utilities/whatL1weEdolstormwater/stormwaterLlquality/lows impact Ddev
elopement
RESPONSE: The proposed site includes a Rain Garden for the roof runoff as well as pervious
pavers for the parking areas of the site. The proposed Rain Garden is prior to the existing
detention pond. See included Drainage Report for detailed information.
4. Per Colorado Revised Statute §37 92 602 (8) effective August 5, 2015, criteria
regarding detention drain time will ply o 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.
RE�PONSE: The required Drain Time Spreadsheet has been completed and is included within
the report appendix.
5. 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. Lft.) review
fee. No fee is charged for ex6ing impervious area. These fees are to be pid at the
time each building permit is issued. Information on fees can be found at:
hftp://www.fcgov.com/utilities/business/builders and developers/plant �investment �develo
pment fees or contact Jean Pakech at 221 6k5 for questions on fees. There is also an
erosiowcontrol escrow required before the 16velopment 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.
RESPONSE: Noted, the required fees will be paid at the appropriate time requied.
Department: Fire Authority
Contact: Jim Lynxwiler, 9707141611_. 2869, jlynxwiler(@poudrefire.org
11
1. FIRE LANES
General fire access is required to within 150' of all exterior portions of the building
perimeter. Fire access cannot be measured from an arterial road. If this requirement
Existing water and sewer mains in the vicinity include 8 inch water mains in Nancy Gray
and the drive aisle to the west, a 24 inch water main iPfimberline, and an 8 inch
sanitary sewer in the drive aisle to tl� west. It does not appear water or sewer services
were extended onto this site as part of the overall development.
RESPONSE: Acknowledged.
2. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcoov.com/standards
RESPONSE: Acknowledged.
3. Development fees and water rights will be due at building permit.
RESPONSE: Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 9700221 [16887, mwilkinson(a)_fc4ov.com
1. We'll need to see some information related to traffic generation. How many students are
expected in the school and how much traffic will be generated? How does this
compare with the original approved uses for the property? If the traffic generation is
higher, we may need to see a traffic impact study.
RESPONSE: A TIS Waiver Letter is included within this submittal. Per discussion with Nicole
Hahn, the full traffic study can be wiaved, however prior to the hearing they would like to see
more analysis and operational analysis for the school drop off and pick up traffic flows within a
written memo. This will be provided with the following submittal.
2. We'll need to work with you on access locations especially on Nancy Gray. Access
cannot be too close to Timberline, and should ali6 with Police Services building
access.
RESPONSE: The two accesses into the site align with the Police Services building.
3. There's some adjacent street frontage improvements that will need to be completed
such as sidewalks.
RESPONSE: Acknowledged. The project will construct the sidewalk along Joseph Allen Drive.
4. Will there be a connection to the north? Something to think about with the driveway
connection built almost to the property line.
RESPONSE: We can look at it but due to the layout, fenced play yard and the future expansion
of the church to the east, a person would still have to walk clear around the building to get to the
north.
Department: Stormwater Engineering
Contact: Shane Boyle, 970022106339, sboyle(a)fcgov.com
1. The design of this site must conform to the drainage basin design of the Foothills Basin
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
RESPONSE: The sites drainage has been designed in accordance with the Foothills Basin
Master Drainage Plan as no additional flow release above the already approved 2.0 cfs is
anticipated. The existing detention pond was previously sized and with the development of this
project no additional detention or release increase is necessary.
2. The proposed site plan must meet the engineering assumptions from the approved plan
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
June 29, 2016
Dennis Breese
821 W CO Rd 82E
Livermore, CO 80536
Re: Spring Creek Farms North Place of Worship and School
Description of project: This is� request to construct a place of worship and school at Spring
Creek Farms North (parcel #8719423004). The school would be built in phase one and
would be approximately 20,000 sq. ft. The church would be built during phase two and
would add 10 12,000 sq. ft. to the building. The project will be served by 100 110 parking
spaces. The �te is located in the Employment (E) zone district. This proposaNvill be
subject to Planning and Zoning Board (Type II) 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, Ryan Mounce,
at 970 224 6186 or rmounce@fcgov.com.
Comm6t St mmary:
Department: Zoning
Contact: GaryLopez, 970F]416112338, glopez(&fcgov.com
Please refer to LUC 3.2.2(C)(4) which refers to the min. number of bicycle fixed storage
on bicycle racks.
RESPONSE: The number of bike spaces is on the site plan.
Please refer to LUC 3.5.1(1) which refers to roof and ground mechanical equipment for
adequate screening requirements, venting protruding from exterior walls and roofs, and
conduit/meters.
RESPONSE: Rooftop equipment will be screened with a parapet.
3. Please refer to LUC 3.2.5 which refers to outdoor collection of trash requiring
enclosures.
RESPONSE: A trash and recycling enclosure is provided.
Department: Water Wastewater Engineering
Contact: Shane Boyle, 970F1221F�6339, sboyle(a)fcgov.com