HomeMy WebLinkAboutWOODWARD TECHNOLOGY CENTER - LINK-N-GREENS OVERALL DEVELOPMENT PLAN - ODP120002 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWApplicants of new commercial or multi -family projects are advised to call 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:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2003.
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
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. 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
416-2341
1. No comment.
Current Planning
Contact: Jason Holland, 970.224-6126, jholland(a)fcgov.com
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, would be present to facilitate the meeting. A neighborhood meeting has been held, and comments
and responses included in the ODP submittal.
2. Please seethe Development Review Guide atwww.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. Acknowledged.
3. 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/landuse/begin.htm. Acknowledged.
4. 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. Requests for Modifications
and Alternative Compliance have been included with the ODP submittal.
5. Please seethe Submittal Requirements and Checklist at:
http://www.fcgov.comldevelopmentreview/applicabons.php. Acknowledged.
6. 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.
have been included with the ODP application.
7. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750. Acknowledged.
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.
free to reference Section 2.3.2(H)(3)(5) to reiterate the areas delineated on the ODP are rough estimates
of existing Natural Habitat Buffer Zones and that these areas will be delineated in greater detail on
individual PDPs for the respective parcels. The developer acknowledges these Land Use Code
requirements.
4. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
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. If any trees on 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 as the result of development
impacts.
At the ODP stage, this analysis is not required, but a note on the plan indicating that Section 3.2.1(C) will
be addressed at PDP would be sufficient The developer acknowledges this Land Use Code requirement
and the additional review required at PDP.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970.221.6573, slangenberger(�fcqov.com
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 The fee is included
with the ODP application.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221.6573, slangenberger(a)fcgov.com
2. 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. A scoping meeting was conducted prior to preparation of the ODP Traffic
Study.
3. Need to show the proposed access point locations and the type of access (full movement, r-in/ r-out, 3/4)
Included on the ODP plan.
4. Probably need to do alternative compliance submittal for those criteria in 3.6.3 that would not be met with
this plan. Alternative compliance request is included with the ODP submittal.
5. The Poudre River trail should be shown on this plan as well as any other additional pedestrian/ bike
connections that will occur through the site. This information will help with evaluation of 3.6.3 criteria. Included
on the ODP plan.
6. Additional comments will be provided and will apply at such time an actual project proposal is submitted
and reviewed (a PDP proposal). The comments provided at this time are for the ODP plan and process.
Ackscwledaed
Department: Electric Engineering
Contact: Doug Martine, 970.224.6152, dmartine(a)_fcgov.com
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 or a minimum amount in
accordance with the Fort Collins Stormwater Design Criteria. Acknowledged.
21. The design of this site must conform to the drainage basin design of the Cache la Poudre River
Master Drainageway Plan as well the City's Design Criteria and Construction standards. Acknowledged.
Department: Historical Preservation
Contact: Karen McWilliams, 970.224.6078, kmcwilliams(a)fcgov.com
1. The property contains a bam, silos and outbuildings that are designated on the Colorado State Register
of Historic Properties, so LUC Section 3.4.7 would apply. Additionally, alterations to the historic
resources would also be subject to review under the city's demolition/alteration review process (14-72 of
the Municipal Code). Acknowledged.
Department: Historical Preservation
Contact: Karen McWilliams, 970.224-6078, kmcwilliams a(Dfcgov.com
2. As the historic resources are designated, they qualify for several financial programs that can assist with
the costs of rehabilitation, restoration, and/or maintenance. Acknowledged.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224.6143, lex(a)fcgov.com
1. According to Section 2.3.2(H)(3)(5) of the Land Use Code, "the overall development plan shall show the
general location and approximate size of all natural areas, habitats and features within its boundaries and
shall indicate the applicant's proposed rough estimate of the natural area buffer zones as required
pursuant to Section 3.4.1(E)." The submitted conceptual plan indicates a 300' buffer zone for the Poudre
River.
In addition to the Poudre River, there are other natural areas, habitats, and features on that should be
addressed in the ODP. For example, numerous aquatic habitats were identified in the 1999 Natural
Habitats and Features Inventory. If these areas are not to be illustrated on the ODP, a rationale, including
any relevant correspondence with permitting agencies, e.g., the Army Corps of Engineers, should be
Included with the ODP submittal. The ponds have been indicated on the ODP plan.
2. Section 3.4.1 of the Land Use Code applies at the time of PDP. An Ecological Characterization Study will
need to be submitted at least 10 days prior to the PDP submittal. The ECS should address all of the
required components in Section 3.4.1(D)(1) of the Land Use Code and the value of all of the site's natural
habitats and features, as noted above. Acknowledged.
3. Please add a note on the Overall Development Plan sheet to read as follows, "Please see Section 3.4.1
of the Land Use Code for allowable uses within the Natural Habitats Buffer Zone." In addition, please feel
Poudre River. There maybe a future requirement for an emergency response and preparedness plan
and that fire apparatus access roads have no more than 6" of flood depth. Acknowledged.
11. Any work in the floodplain requires approval of a floodplain use permit and $25 permit fee. For any
new structure, addition or substantial improvement, approval of a FEMA Elevation or Floodproofing
Certificate will be required for release of the Certificate of Occupancy. Work in the floodway may require
approval of a pre- and post -construction No -Rise Certification. The review fee for hydraulic modeling is
$325. Acknowledged.
12. 12. The Poudre River Master Drainageway Plan identifies three erosion sites on the left bank of the
Poudre River. Mitigation of these sites will need to be further discussed with the Stormwater Master
Planning Group. Acknowledged. A detailed review of the river bank and erosion sites will be performed
as part of the PDP/FCP entitlement process.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970.224.6065, gschlueter(oDfcgov.com
13. Please be aware that CDOT is planning to replace the Mulberry Bridge over the Poudre River in the
next few years and will be going through a FEMA map revision process. Acknowledged.
14. A Poudre River Floodplain Regulation Quick Guide can be found at:
http://www.fogov.com/utilities/img/site_specific/uploads/quickg uide-poudre. pdf
Please see the Floodplain Forms Website for the floodplain use permit and no -rise certification forms as
well as the 50% and 100%floodplain development review checklists:
h_ttp://www,fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Acknowledged.
15. The Floodplain Administration contact for this project is Marsha Hilmes-Robinson,
mhilmesrobinson@fcgov.com or (970) 224-6036 Acknowledged.
16. The drainage requirements for an ODP are very minimal however the more detailed they are the
easier it will be to proceed to the PDP stage of development. In general all that is needed is to show a
concept plan on how the site will drain, possible detention areas, and water quality treatment areas.
Acknowledged.
17. The Stormwater system maps show two outfalls into the river from ponds on the golf course. It is
usually preferred that those be used as the outfalls for the proposed development so as not to cause
any new protrusions into the river. The existing outfall points need to be evaluated as to their condition
and affects on the river. There may need to be some mitigation done on them Acknowledged. The final
location and size of the storm outfalls to the river will be analyzed to minimize the impacts on the river.
18. Generally onsite water quantity detention is not required when discharging into the river as long as
the outfall system can convey the developed 100 year flow to the river. Acknowledged. The design intent will
be to minimize the developed flows generated from the site by introducing runoff directly to the
groundwater table. Remaining runoff will be conveyed to the river via a combination of open and
closed conveyance systems.
19. Water quality treatment of the runoff is required for 100%of the site. Water quality treatment methods
are described in the City's Stormwater Criteria Manual and Volume III of the Urban Drainage manual.
Extended detention is the usual method selected for water quality treatment; however the use of any of
the BMPs is encouraged. (hftp://www.udfcd.org/downloads/down critmanual_vollll.htm Acknowledged.
20. 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
site and 24-inch and 10-inch sewers crossing the SW corner of the site. Acknowledged.
3. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards Acknowledged.
4. Development fees and water rights will be due at building permit. Acknowledged.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970.224.6065, gschlueter(a)fcgov.com
1. This site is in the FEMA-designated Poudre River 100-year floodplain and floodway and 500-year
floodplain and subject to all requirements in Chapter 10 of City Code. Aclknow ledged.
2. Residential and Mixed -Use Development is prohibited in the 100-year floodplain and floodway. Ack-,,awle•dged.
3. Construction of any new structure is prohibited in the floodway. Acknowledged.
4. Life -safety, Emergency Response and Hazardous Material Critical Facilities are prohibited in the
100-year floodplain and floodway. Life Safety and Emergency Response Critical facilities are prohibited
in the 500-year floodplain. Please seethe definition of "critical facilities" in Chapter 10 of City Code. The
specific uses, in particular the industrial uses, will need to be reviewed for conformance with this
definition. Acknowledged. Hazardous Material Critical Facilities shall either be placed beyond the limits
of the 100-year floodplain or an appropriate variance shall be obtained.
5. All new non-residential structures or additions in the 100-year floodplain are required to have their
lowest floor, HVAC, mechanical and electrical elevated or floodproofed 2 ft. above the 100-year flood
elevation. Acknowledged.
6. Remodeling of any existing structures is allowed subject to the substantial improvement requirements.
Designated historic structures may apply for a variance to the substantial improvement requirements.
Acknowledged.
7. Storage of floatable materials including overnight parking of fleet vehicles is prohibited in the 100-year
floodplain. All floatable materials must be secured in a structure or anchored to resist floatation.
Acknowledged.
8. F000dway Modification, including filling, grading, detention ponds, trails, planting of vegetation, etc., is
subject to the requirements of Section 10-45 of City Code and will either be required to show no -rise in
100-year flood elevations and no change in floodplain or floodway boundaries or the floodplain map
must be changed via the FEMA Conditional Letter of Map Revision (CLOMR) and Letter of Map Revision
(LOMR) process Acknowledged.
9. Property may be removed from the 100-year floodplain by preparing a hydraulic model and changing
the floodplain map using the FEMA CLOMR/LOMR process (City Code Section 10-80(a)(1)). Any
property that is removed from the 100-year floodplain using a FEMA LOMR-Fill process is still subject to
certain floodplain regulations including the prohibition of residential and mixed use structures, prohibition
of critical facilities, and elevating or floodproofing the structure 2 feet above the 100-year flood elevation
(City Code Section 10-80(a)(2)). City Staff can further explain and discuss these map revision processes.
Acknowledged.
10. The City is in the process of reviewing and possibly changing the floodplain regulations for the
City of
,,- "N t 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
Responses to comments below in RED:
August 24, 2012
Angela Milewski
BHA Design Incorporated
1603 Oakridge Drive
Fort Collins, CO 80525
Re: Link-N-Greens ODP
Description of project: This is an Overall Development Plan proposal for the Link-N-Greens site located at
southwest corner of East Lincoln and South Lemay Avenue. The uses that are being considered for this
O.D.P. are commercial and campus -style light industrial. The site is zoned C-C-R, Community Commercial
Poudre River District, and an O.D.P. is subject to a review and public hearing with the City of Fort Collins
Planning and Zoning Board.
Please seethe following summary of comments regarding the project request referrenced 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 orjholland@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970.416.2313, nbealscDfcgov.com
1. Overall Development Plan should include a list of the proposed uses. Currently Campus Industrial is not
a listed permitted use for this zone district/Land Use Code and would need to go through an Addition of
Permitted Use process. Proposed uses have been indicated on the ODP plan.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221-6854, rbuffington()fcgov.com
1. Existing water mains adjacent to this site include a 16-inch in Lincoln and a 24-inch in Lemay. Acknowledged
2. Sanitary sewers in the area include a 15-inch in Lemay, a 27-inch in a N-NE/S-SW alignment through the