HomeMy WebLinkAboutCOUNTRY CLUB CORNERS SIXTH FILING (CARWASH) - PDP - PDP170003 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW2012 International Residential Code (IRC)
20012 Intemational Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (/PC) 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
1. Single Family; Duplex; Townhomes: 20121RC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4Commercial
Provisions.
Fort Collins Green Code 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
Page 10 of
Acknowledged
6. 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.
Acknowledged
7. 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
hftp://www.colocode.com/ftcollins/landuse/begin.htm.
Acknowledged
8. 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.
Acknowledged
9. Please see the Submittal Requirements and
Checklist at:
hftp://www.fcgov.com/developmentreview/applications
.php. Acknowledged
10. 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.
Acknowledged
11. 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.
Freeman Architects will schedule a pre -submittal meeting once the code study and plans
have been developed further.
Applicants of new commercial or multi -family proiects 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 followina adopted codes asamended:
20012 International Building Code (IBC)
Page 9 of 8
Colorado
Fort Collins has amendments to most of the codes listed above. See the
fcgov.com/building web page to view them.
Accessibility: State Law CRS 9-5 & ]CC/ANSI
Al17.1-2009. 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
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi -family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter.
Planning Services
Contact: Clark Mapes, 970-221-6225, cm es fcgov.com
1. Use: The carwash use is permitted in the C-S zone. The development would
require a Major Amendment to 1995 CC Corners PUD which established the
shopping centerlayout and infrastructure patterns in 1995. The use would require
Type 1 review with a public hearing to be decided by a Hearing Officer.
Acknowledged.
2. Building design: The predominant use of brick is generally consistent with the
established character of the center. The exact selection of brick and possibly
concrete block masonry should include consideration of the materials used in the
center.
Freeman Architects has studied the neighboring buildings and chosen materials
that are consistent with the existing materials and color palette.
3. Screening of vehicular use areas is the crucial design consideration. Shrub beds
in conjunction with screen walls should be designed to mitigate the visual clutter
of carwash operations.
Shrub beds have been added around all parking and vacuum areas. A
combination of upright evergreens to screen carwash entries and deciduous and
evergreen shrubs have been used to create a dense planting around the parking
area stalls
4. Sidewalks need to be added to continue the circulation framework of the center.
RESPONSE: Sidewalks are proposed to be provided along the west and north frontages of the
carwash site. A sidewalk is not proposed along the east side of the site due to no connectivity
to properties to the south (a sidewalk was not constructed to be extended north along the
existing health services building along Bristlecone.)
5. 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.
Page 8 of 8
Department: Electric Engineering
Contact: Todd Vedder, 970-224-6152, tvedder fcaov.com
1. Electric Capacity Fee, Building Site charges and any system modification charges
necessary will apply to this development. A link to our online fee estimator is below.
http://www.fcgov.com/util ities/business/builders-and-developers/development-forms-
guidelin es -regulations
RESPONSE: Acknowledged
2. Currently there is 4" conduit stubbed up to this lot, which is suitable for single
and three phase power.
RESPONSE: Acknowledged
3. A completed commercial service form (C-1) and one -line diagram will need to be
filled out by engineer/electrician and provided to Light & Power in order to determine
billing and proper transformer sizing. A link to our C-1 form is below.
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form. pdf
RESPONSE: Acknowledged
4. Contact Light and Power Engineering to coordinate the transformer and electric
meter locations. Please show these locations on the utility plans. Transformers need
to have an 8' frontal and 3' side/rear clearance. It also has to be 10' within a drivable
surface and cannot be located under the drip zone of any trees. Please reference
our Electric Construction, Policies Practices & Procedures to ensure requirements
and policies are met. http://www.fcgov.com/utilities/business/builders-and-
developers
RESPONSE: Acknowledged
Department: Building Inspection
Contact: Sarah Carter, 970-416-2748, scarterQfcgov.com
1. Please schedule a pre -submittal meeting for this project. Pre -Submittal meetings
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. Applicants of new commercial or
multi -family projects should email scarter@fcgov.com 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.
Freeman Architects will schedule a pre -submittal meeting once the code study and
plans have been developed further.
2. 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
Page 7 of 8
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata 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.
RESPONSE: Acknowledged
2. 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
RESPONSE: Acknowledged
3. If the proposal had frontage on a public street(s), 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 ofOccupancy.
RESPONSE: Acknowledged
4. If the proposal had frontage on a public street(s), 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. Acknowledged
5. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
RESPONSE. Acknowledged
6. If the proposal had frontage on a public street(s), this project would be responsible
for dedicating any right-of-way and easements that are necessary or required by the
City forthis 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).
RESPONSE: Acknowledged
7. Utility plans will be required and a development agreement will be required and
recorded at Larimer County once the project is finalized, with recordation costs paid
for by the applicant.
RESPONSE: Acknowledged
8. This site utilizes access to and from a CDOT roadway and all access to the site is
governed by an access control plan. CDOT may require an amendment or update
to an access permit for the potential increase in traffic out driveway(s) to College
Avenue. We'll look to verify CDOT's acceptance of any access permit updates prior
to final development plan approval.
RESPONSE: Please let us know if there is any new information regarding the access permit.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting
any work on the site.
RESPONSE: Acknowledged
Page 6 of 8
Acknowledged
2. The applicant should make note of Article 3.2.1(C) that requires developments to
submit a landscape and tree protection plan, and if receiving water service from the
City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and
habitat, and (5) enhances the pedestrian environment". Note that a significant tree
is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If
any of the trees within this site have a DBH of greater than six inches, a review of
the trees shall be conducted with Tim Buchanan, City Forester (970-221-6361 or
tuchanan@fcgov.com) to determine the status of the existing trees and any
mitigation requirements that could result from the proposed development.
Acknowledged
3. If tree mitigation is necessary, please include a note on the tree mitigation plan or
landscape plan, as appropriate, that requires a tree removal to occur outside of the
migratory songbird nesting season (February 1-July 31), or that a survey be
conducted prior to removal to ensure no active nests in the area.
Acknowledged, no trees to be removed.
4. 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_ProgramOver-view.pdf,
contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony
Raeker at 970-416-4238 or traeker@fcgov.com
4. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-
2312 or nweaver@fcgov.com
5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 orgschroeder@fcgov.com
6. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/?
key= advancepl ann ing/n atu rei nthecity/, contact Justin Scharton at 970-
221-6213 or jcharton@fcgov.com
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.
Acknowledged
5. If there are any prairie dogs on site, please note that City Code and the Land Use
Code require that any prairie dogs inhabiting a site must be humanely eradicated
(see Section 3.4.1(N)(6) of the Land Use Code). Additionally, should this project
gain approval and proceed to construction, a burrowing owl survey, in accordance
with the Division of Parks and Wildlife standards, shall be conducted prior to
construction by a professional, qualified wildlife biologist.
Acknowledged
6. In regard to LED light fixtures, cooler color temperatures are harsher at night and
cause more disruption to circadian rhythms for both humans and wildlife. Please
consider a warmer color temperature (3000K-4000K) for your LED light fixtures.
Please also consider fixtures with dimming capabilities so that light levels can be
adjusted asneeded.
Parking lot light and building mount fixtures are specified at 4000 kelvin dusk till
dawn full cut off.
Page 5 of 8
apply to any volume based stormwater storage, including extended detention basins
and bio-retention cells.
RESPONSE: Acknowledged for the interim detention pond. We understand the State Portal
no longer requires documentation for elements such as rain gardens.
8. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 sq. ft. and there is a $1,045.00/acre 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:
hftp://www.fcgov. com/uti I ities/business/bu i lders-and-developers/plant-i nvestment-
developme nt-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.
RESPONSE: Acknowledged
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, iynxwiler ooudre-fire.ora
1. FIRE LANES
Fire access is required to within 150' of all exterior portions a the building perimeter.
This requirement appears to be satisfied with the access drive aisles already available
in the area. Code language provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of 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 orfacility.
RESPONSE: Fire access is anticipated to be provided by the surrounding private drives.
2. WATER SUPPLY
A hydrant is requiredwithin 300' of the building as measured along an approved
path of vehicle travel. The existing utility infrastructure already available in the area
appears to support this requirement however it is the applicant's responsibility to
verify 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.
RESPONSE: An existing fire hydrant is located in the northeast comer of the site which
satisfies this requirement.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette(cDfcgov.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 and wildlife -friendly landscaping is encouraged aswell.
Page 4 of 8
3. 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 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.
RESPONSE: A preliminary drainage report is included with this PDP submittal. A final
drainage report will be provided with the FCP submittal.
4. This site is located within the NECCO stormwater master plan area. Specifically, the
site is located within sub basin 103 of the NECCO master plan. Detention and water
quality are provided for this sub basin in the Evergreen West Pond. As part of the
engineering evaluation for this project, the developer will be required to show and/or
provide adequate conveyance for developed runoff from the site to the Evergreen
West Pond. An alternative to this would be to contribute to the downstream NECCO
system. The development would
then be required to restrict runoff to the existing condition 100-year release and water
quality would be provided in a downstream regional pond. Fees associated with this
scenario are
$31,846/acre.
RESPONSE: Interim onsite detention is proposed, consistent with the previous Country Club
Comers filings, until the originally proposed outfall within Bristlecone is constructed. We are
not anticipating the alternative of contributing to the NECCO system.
5. As currently shown on the submitted site plan, the development appears to be
proposing improvements, including a building, over the top of existing stormwater
infrastructure intended to convey runoff from the business park to the north of the
site into the detention pond located south of the site. This development will be
required to preserve the existing drainage infrastructure or provide new adequate
conveyance for the runoff currently being conveyed through the site.
RESPONSE: The existing storm drain is proposed to be reconfigured to accommodate the
carwash site.
6. 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 with
one of the two following options:
A. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
B. 75% of all newly added or modified impervious area must be treated by LID
techniques. 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/utilities/what-we-do/stormwater/stormwater-
quality/low-impact-development
RESPONSE: LID requirements are proposed to be satisfied by bio-retention treatment through
the use of a rain garden
7. 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
Page 3 of 8
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle fcgoy.com
1. Existing water and sewer mains in the vicinity include an 8-inch water main in
the drive aisle to the east, a 6-inch water main in the drive aisle to the west, and
an 8-inch sewer main in the drive aisle to the west. It does not appear water or
sewer services were stubbed into this site with the Country Club Corners
development.
RESPONSE: It is proposed to utilize the 6" water main and 8" sewer main west of the site to
service this project.
2. The water conservation standards for landscape and irrigation will apply. Information
on these requirements can be found at: http://www.fcgov.com/standards
RESPONSE: Acknowledged.
3. Development fees and water rights will be due at building permit.
RESPONSE: Acknowledged
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson(cDfcaoy.com
1. The expected traffic from this parcel was anticipated with the original overall
development, and as such the Traffic Impact Study requirement can be waived.
We may need to work with you on various traffic details.
RESPONSE: Acknowledged
2. Sidewalks will be needed along the frontages
RESPONSE: Sidewalks are proposed to be provided along the west and north frontages of the
carwash site. A sidewalk is not proposed along the east side of the site due to no connectivity
to properties to the south (a sidewalk was not constructed to be extended north along the
existing health services building along Bristlecone.)
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, ischlam fcgoy.com
1. The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control
Materials need to be submitted at the latest by final material submittal. The erosion
control requirements are in the Stormwater Design Criteria under the Amendments
of Volume 3 Chapter 7 Section 1.3.3. www.fcgov.com/erosion 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
RESPONSE: An erosion control report is anticipated to be submitted with the Final
Compliance Submittal
2. The design of this site must conform to the drainage basin design of the Dry
Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
RESPONSE: Acknowledged
Page 2 of 8
City of
Fort Collins
March 01, 2016
Jim Houck C-Three LLC
3500 S Timberline Rd
Fort Collins, CO 80524
Community Developmentand
Neighborhood Services
281 North College Avenue PO
Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 -fax
fcgov com
Re: Country Club Corners - Car Wash
Description of project: This is a request to build a drive-thru car wash at
Country Club Corners (parcel #9701261008). The facility will feature a 120' tunnel
car wash with 16 parking spaces with vacuums. The site is located in the Service
Commercial (CS) 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, Clark
Mapes, at 970-221-6225 orcmapes@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbealsafcgov.com
1. Does the building straddel the property line? This may need to be replatted.
RESPONSE: The property is proposed to be replatted.
2. Trash and recycling enclosure required. This shall be designed
with walk-in access separate from the main service gate.
RESPONSE: An enclosure has been provided on the SE corner of the site with walk in access.
3. Need to include a bike rack.
RESPONSE: Two bike racks with the code requirement of 4 bike capacity has been added to
the plans.
4. Sidewalk system needs to be provided, that connects to the rest of the
shopping center.
RESPONSE: Sidewalks are proposed to be provided along the west and north frontages of the
carwash site. A sidewalk is not proposed along the east side of the site due to no connectivity
to properties to the south (a sidewalk was not constructed to be extended north along the
existing health services building along Bristlecone.)
Page 1 of 8