HomeMy WebLinkAboutFORT COLLINS JEEP - PDP - PDP170013 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW2. Multi -family and Condominiums 3 stories max: 2012IECC 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.
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for a Modification of Standard.
Response: Noted
33. Please see the Submittal Requirements and Checklist at:
http://www.fc-gov.com/developmentreview/applications.php.
Response: Noted
34. 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: Noted
35. 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
1. Single Family; Duplex; Townhomes: 20121RC Chapter 11 or 2012 IECC Chapter 4.
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"A standardized prototype design shall be modified as necessary to comply with the
requirements of this section"
Response: Noted
24. This section contains minimum architectural standards for commercial buildings primarily
for the purpose of making sure that the architectural integrity of buildings do not become
minimized by commercialized features that specifically designed to draw attention to the
site and building. In other words, excessive use of corporate image features must be
toned down.
Response: Noted
25. Extensions of buildings must be designed to form outdoor spaces such as courtyards,
plazas for customers and workers to use. In addition a continuous walkway system should
help create linkages between separate developments. (Section 3.10.3.)
Response: Noted
26. Pedestrian -oriented outdoor spaces shall be placed next to activity areas that generate
users such as street corners or building entrances. These outdoor spaces should be
visible and included amenities such as art, seating, or shelters. [(Section 4.21(E)(2)(a)].
Response: Noted
27. Trash and recycling enclosures will need to be provided. Such enclosures shall be
designed with walk-in access without having to open the main service gate and located
on a concrete pad at least 20ft. from a public walkway. The enclosure should match the
predominant exterior building material of the main building. (Section 3.2.5.)
Response: A trash enclosure is included on the north side of the property.
28. A plat will be required and may be submitted in conjunction with a Project Development
Plan.
Response: A plat is included with this submittal.
29. 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.
Response: Noted
30. 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: Noted
31. 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.
Response: Noted
32. 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
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considered. The transition between the two uses must be softened with landscaping and
not an abrupt hard edge.
Response: We have included a landscape buffer along our west property line.
15. Additional landscaping will be required. Staff recommends a pre -submittal meeting with
the landscape architect to review the requirements per section LUC 3.2.1 Landscaping
and Tree Protection and how best to practically apply these standards to this
re -development site. (Section 3.2.1.)
Response: Noted
16. Section3.2.1(E)(7) is a landscaping standard that applies specifically to vehicle display
lots. This standard requires that interior landscaped islands along the two streets be
placed at least every 15 vehicles or 135 feet whichever is less. Landscaped islands shall
comply with requirements of section 3.2.1 (E)(5)( c). As with the public right-of-way,
vehicles will not be allowed to be displayed in designated landscape areas.
Response: We have designed the parking area per this standard.
17. The site plan will need to delineate the customer and staff parking areas from the
inventory area.
Response: parking types have been noted on the site plan.
18. A minimum of 4 bicycle parking spaces will be required on site.
Response: 4 bike spaces have been included on the plan.
19. A lighting plan is required. Staff acknowledges exterior lighting for auto dealerships is
unique particularly along the front row of display vehicles along the two streets. Vehicles
display areas behind the front rows, however, will not be allowed to be illuminated at the
same level as the front rows.
Response: See Photometric Plan included with PDP.
20. The Lighting Plan must calibrate the point -by -point illuminance plan with a light loss factor
of 1.00. Also the Lighting Plan must include the U.S. Department of Energy - Lighting
Facts and provide ratings for Backlight, Uplight and Glare (BUG). Since all fixtures must
be fully shielded, the lighting designer should strive to achieve a BUG rating of B-1, U-0,
G-1.
Response: Noted
21. If fixtures are to be placed west of the railroad tracks, they will likely need to be equipped
with house -side shields. If LED is used, all Kelvin temperatures must be limited to no
greater than 3,000 degrees. Staff is willing to explore special lighting for one or two
designated display pads but only if the balance of the front row lighting is comparably
reduced.
Response: Noted
22. As a renovated commercial building, the main building will be required to be upgraded
such that all elevations feature a distinctive base, middle and top. Store front windows
are encouraged in order to establish attractive street fronts. As mentioned, connecting
walkways must be provided between the building entrance(s) and the public sidewalk(s)
to accommodate pedestrians. (Section 3.5.3(E) and 3.10.4).
Response: Noted, the building design is per the Jeep image required by Chrysler corporation.
23. The application states that the remodel of the building will be modified to meet new Jeep
corporate image standards. Please note that staff will carefully evaluate the proposed
building modifications for compliance with Section 3.5.3(E) of the Land Use Code which
states:
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will contribute to fulfilling the vision of the Midtown Plan.
Response: Noted
7. A re -developed site must be better connected to the two public streets with walkways.
Since these walkways will be traversing the vehicle display area and circulation lanes,
these walkways must be highly visible and safe. Staff recommends that these walkways
be eight feet wide, concrete and framed by vertical elements such as landscaping, lighting
bollards or other hardscape features.
Response: We have added a pedestrian access walk from Harmony to the main building entrance.
A walk from Mason Street is not included due to grade differences.
8. As noted in the Midtown Plan, the design treatment along the Mason Street sidewalk must
be upgraded with street trees and other design features to enhance the pedestrian
experience. Staff recommends shade trees be prioritized over shrub beds due to the
desire for visibility for display vehicles. A minimum requirement is that shade trees be
planted within the parkway 30 to 35-foot intervals. These trees can be supplemented with
shade trees located behind the sidewalk in an alternating pattern so the sidewalk is
framed by trees.
Response: Mason Street has been upgraded to provide a bike lane and right turn lane, parkway
and 10' wide public sidewalk.
9. Staff notes that Transfort is recommending a bus pull-out lane. Please note that such a
pull-out must designed in such a way as to not cause the removal of any mature trees.
Response: A new bus pull-out and bus stop/shelter has been relocated west of the existing access
drive on Harmony.
10. In order to preserve the maturity of the existing trees, all existing trees must be preserved
per Section 3.2.1(F). Please note that existing trees must be protected during
re -construction and that our standard Tree Protection Notes that must be placed on the
Landscape Plan.
Response: Noted
11. Vehicles will not be allowed to be displayed on public rights -of -way. In order to prevent
display vehicles from being moved into the public rights -of -way, the property lines must be
clearly marked in the field for the benefit of all dealership employees and the City's Zoning
Inspectors.
Response: Noted
12. Please note that all display vehicles must be at -grade, on hard surface and level and not
elevated or angled above grade by any means such as racks, earthen berms, rock
gardens and the like.
Response: Jeep would like to display one vehicle on boulders at a location near the building.
See site plan and facility image in submittal.
13. In general, staff acknowledges that the interior parking landscaping requirements may not
be practically applicable to auto dealerships. This may result in less than required interior
landscaping for the purpose of storing and displaying inventory. As mitigation, therefore,
staff will require that the overall landscape of the site be enhanced to balance the lack of
landscaping in the interior parking area. Staff recommends a pre -submittal meeting with
the landscape architect to discuss this issue in depth.
Response: Noted
14. For example, the relationship between the dealership and the MAX station needs to be
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http://www.fcgov.com/util ities/business/bu ilders-an d-developers/development-forms-g u i
delines-regulations
Response: Noted
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. An auto dealership is permitted as vehicle major repair, servicing and maintenance
establishments" and, therefore, subject to review by the Planning and Zoning Board. A
neighborhood information meeting is required.
Response: A neighborhood meeting is planned prior to completion of initial plan review.
2. Staff is aware that this site has been vacant for years and looks forward to working with
the applicant on a site re -development and building renovation plan that brings the
property back to life. The standards in the Land Use Code are crafted as if the site was
vacant raw ground. Since the site was developed under prior code, the applicable
standards will be applied practically and to the extent reasonably feasible and in a manner
to bring the project up to current standards.
Response; Noted
3. The site is located within the boundary of the Midtown Plan which was adopted 2013. The
Plan states:
'The Midtown Plan is a key portion of the College Avenue commercial corridor, spanning
slightly over three miles from Prospect Road on the north to Fairway Lane on the south. A
significant portion of College Avenue, the Mason Corridor and the MAX Bus Rapid
Transit (BRT) line has been a priority area for the City, as it has recently been the focus of
community attention and investment and is collectively defined as the "community spine"
in City Plan (2011). (Intro-1.)
Response: Noted
4. The "community spine" shall be considered the highest priority area for public investment
in streetscape and urban design improvements and other infrastructure upgrades to
support infill and re -development and to promote the corridor's transition to a series of
transit -supportive, mixed -use activity centers over time." (Intro-1.)
Response: Noted
5. The Midtown divides the corridor into three sub -districts each with its own design theme.
The subject site is located in the Lower Midtown "Innovation" sub -district. The plan states:
"Designs that convey innovation in building systems and materials should be encouraged.
A new public amenity should be considered for this area to provide a focal point." (Page
1-9.)
'The Midtown Plan calls for a key circulation concept referred to as a "grand promenade"
along the western edge of the Midtown area abutting the MAX line. South of Horsetooth
Station, the promenade concept would transition over to Mason Street, using the existing
sidewalks, but with consideration of enhancing the streetscape to make it a more inviting
environment for pedestrians." (Page 1-14.)
Response: This project will add a pedestrian access path from Mason Street to the MAX property
Edge tot eh west.
6. From a land use perspective, an auto dealership does not qualify as being
'transit -supportive" or a "mixed -use activity center." Staff, however, looks forward to
working with the applicant and design team to implement various qualitative aspects that
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scheduling.
Response: Noted
13. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
Response: Noted
14. 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: Noted
15. Bike parking required for the project cannot be placed within the right-of-way and if
placed just behind the right-of-way need to be placed so that when bikes are parked
they do not extend into the right-of-way.
Response: Bike parking is located on site, near the building.
16. In regards to construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with 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: Noted
Department: Electric Engineering
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
1. Currently there is a three phase transformer (120/208V) located to the NE corner of the
lot.
Response: Noted
2. Any upgrades to changes to existing electrical service will be subject to modification
charges. If more electrical demand is needed, developer will have to verify the existing
main breaker size in order to be credited for this amount.
Response: Noted
3. 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 Service Standards to ensure requirements and policies are met.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Response: Noted
4. If additional electrical service is needed then 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.
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they currently do not, they will need to be reconstructed so that they do meet current ADA
standards as a part of this project.
Response: Noted
4. 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: Noted
5. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. Most easements to be dedicated need
to be public easements dedicated to the City. This shall include the standard utility
easements that are to be provided behind the right-of-way (15 foot along Harmony Road
and Mason Street) Information on the dedication process can be found at:
http://www.fcqov.com/enciineednq/devrev.php
Response: New easements are shown on the plat documents.
6. Civil construction plans will be required. A Development Agreement will be required
recorded once the project is finalized with recordation costs paid for by the applicant.
Response: Civil CD's are included with this submittal.
7. This property is within the boundaries of the Midtown Plan. Mason Street will need to
meet Cross Section G for a two lane arterial outlined in the Midtown Plan. The plan is
available at the following link:
http://www.fcgov.com/mason/pdf/midtown-plan-sept-draft. pdf? 1379536473
Response: See new civil plans for Mason Street modifications.
8. More conversation will be needed about access locations to the site off of Harmony
Road and Mason Street. The existing drive along Harmony Road does not meet
LCUASS intersection spacing requirements and will need to be removed. The
proposed access to the north of the site would not meet intersection spacing
requirements to Kensington Drive. Engineering would prefer that the access driveway
be aligned with the drive that serves the McDonalds to the east of Mason Street.
Response: See plans for proposed new drive access on Mason Street and existing access
drive to remain on Harmony.
9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Response: Noted
10. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
Response; Noted
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Response: Noted
12. A utility coordination meeting on this site is suggested. Utility coordination meetings if
requested are typically scheduled after the preliminary submittal of the project, but can
be scheduled prior to submittal upon request. Please provide a site plan with
preliminary utility layout for routing with the meeting notice. If you are interested in having
a utility coordination meeting, please contact the development review engineer for
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4. Please note Article 3.2.1(C) requiring 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 ortbuchanan@fcgov.com) to determine the status of the
existing trees and any mitigation requirements that could result from the proposed
development.
Response: Existing significant trees have been identified on the site plan and will be protected
during construction.
5. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its citizens now and into the future. Thus, the City of Fort Collins has
many sustainability programs and goals that may benefit this project. Of particular
interest may be the:
a. ClimateWise program: fcgov.com/climatewise/
b. 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
c. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker
at 970-416-4238 or traeker@fcgov.com
d. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
e. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
f. Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin
Scharton at 970-221-6213 orjscharton@fcgov.com
Please consider City sustainability goals and ways this development can engage with
these efforts. Let me know if I can help connect you to these programs.
Response: Noted
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@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: Noted
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.fcqov.com/engineeringMev-review.php
Response: Noted
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. All public sidewalk, driveways and
ramps existing or proposed adjacent or within the site need to meet ADA standards, if
site is within 500 feet of natural habitats and features (New Mercer Ditch and associated
habitats). Buffers along irrigation ditches are generally 50ft as outlined in Land Use
Code Section 3.4.1(E). Looking at satellite imagery, it appears a 50ft buffer would
extend slightly into the boundary of the westernmost parcel for this project site plan. A
50ft quantitative buffer, however, is not the only option and a qualitative buffer can be
explored. Perhaps additional plantings along this portion of the project site would be
appropriate, which could increase the ecological, shade, canopy, aesthetic and cooling
values of the project area. Note also Section 3.4.1(1) of the Land Use Code regarding
project site design and aesthetics; techniques such as architectural design, site design,
the use of native landscaping and choice of colors and building materials shall be
utilized to blend with the natural visual character of an area.
Due to the current amount of infrastructure at this site and existing infrastructure located
between the New Mercer Ditch and the westernmost parcel boundary, an abbreviated
memo style ECS (1-2 pages) is sufficient. At a minimum, this ECS should include:
1) Delineation of edge of New Mercer Ditch (top of bank line) and associated natural
resources closest to the westernmost parcel line for the project area.
2) Fifty -foot buffer line drawn from ditch top of bank.
3) Species recommendations for enhancing natural features and aesthetic along this
portion of the Mason Corridor and along this portion of the project area.
Staff understands a portion of the Mason trail is located in-between the project site and
the New Mercer Ditch; it is appropriate to mention this feature in the ECS memo as well.
Please contact me if you would like to discuss the scope and requirements of the ECS
further. Please note that the ECS is due a minimum of 10 days prior to the PDP
submittal.
Response: A memo -style ECS is included with this submittal. Stephanie Blochowiak waived the requirement
for submitting the ECS 10 days prior to PDP.
2. The City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques. This includes use of low -water -use plants and grasses in landscaping
or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife -friendly (ex: pollinators; songbirds) landscaping and maintenance are also
encouraged.
Response: water conservation techniques have been considered in the design of the landscape.
3. Regarding site lighting and light fixtures, The American Medical Association (AMA) and
International Dark -Sky Association (IDA) both recommend using lighting that has a
corrected color temperature (CCT) of no more than 3000 degrees Kelvin, in order to
limit the amount of blue light in the night environment. Blue light brightens the night sky
and creates more glare than any other color of light. Both LED and metal halide fixtures
contain large amounts of blue light in their spectrum, and exposure to blue light at night
has been shown to harm human health and endanger wildlife. Therefore, use of warmer
color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to
fixtures with dimming capabilities. For further information regarding health effects please
see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Response: New site lighting has been designed per City standards.
non-sprinklered building will require a full NFPA 13 automatic fire sprinkler system under
a separate permit. Other sprinkler system requirements may apply to automobile
storage and repair. Refer to IFC 903 for details or contact Assistant Fire Marshal, Joe
Jaramillo with any fire sprinkler related questions at 970-416-2868.
Response: The new building will be fully sprinkled.
5. FDC
> IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA
standards. Fire department connections shall be located on the street side of buildings,
fully visible and recognizable from the street or nearest point of fire department vehicle
access. The location of the FDC shall be approved by the fire department.
Response: Noted
6. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM TEST
> IFC 1103.2: Existing buildings require a fire department, emergency communication
system evaluation after the core/shell but prior to final build out. For the purposes of this
section, fire walls shall not be used to define separate buildings. Where adequate radio
coverage cannot be established within a building, public -safety radio amplification
systems shall be designed and installed in accordance with criteria established by the
Poudre Fire Authority.
Response: Noted
7. VEHICLE REPAIR GARAGES
Service and repair garages shall comply with IFC 903.2..9.1 (as it pertains to
sprinklering) and Section 2311 (as it pertains to storage and use of combustible
liquids).
Response: Noted
8. HAZARDOUS MATERIALS - GENERAL STANDARD
A Hazardous Materials Impact Study (HMIA) may be required at time of building permit.
Applicant is advised to review Maximum Allowable Quantities (MAQ's) in Chapter 50 of
the 2012 IFC. Contact Assistant Fire Marshal Ron Gonzales for further details at
970-416-2864. Code language provided below.
Response: Noted
> FCLU 3.4.5(B): If any use on the development site may entail the use or storage of
hazardous materials (including hazardous wastes) on -site, the project shall be designed
to comply with all safety, fire and building codes for the use and storage of the
hazardous materials involved. Adequate precautions shall be taken to protect against
negative off -site impacts of a hazardous materials release, using the best available
technology.
9. HIGH -PILED STORAGE
Other fire department comments related to high -piled storage (especially as it pertains
to tires and other combustible products) may be applicable at time of building permit.
Contact Assistant Fire Marshal Ron Gonzales for further details at 970-416-2864.
Response: No high -pile storage is planned for this site.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. An Ecological Characterization Study (ECS) is required by Section 3.4.1 (D)(1), as the
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.
Response: Fire access has been provided around the new building configuration.
2. 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. Sign
locations or red curbing should be labeled and detailed on future plans.
> Additional access requirements exist for buildings greater than 30' in height.
Refer to Appendix D of the 2012 IFC or contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D;
FCLUC 3.6.2(B)2006 and Local Amendments.
Response: Fire access has been provided around the new building configuration.
`STRUCTURES EXCEEDING 30' IN HEIGHT (see 2012 IFC definition)
2012 IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to
accommodate the access requirements for aerial fire apparatus (ladder trucks),
required fire lanes shall be 30 foot wide minimum on at least one long side of the
building. At least one of the required access routes meeting this condition shall be
located within a minimum of 15 feet and a maximum of 30 feet from the building, and
shall be positioned parallel to one entire side of the building.
Response: Proposed building will be under 30' in height.
3. WATER SUPPLY
A hydrant is required within 300' of any commercial building. The existing utility
infrastructure available in the area appears to meet this distance requirement however it
is the applicant's responsibility to verify pressure and volume. Code language provided
below.
Response: There is an existing fire hydrant located on site with another located on the east side of
Mason Street.
> 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.
4. AUTOMATIC FIRE SPRINKLER SYSTEM
Any building 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. Unless otherwise fire contained, this
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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-dev
elopement
Response: NA
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 apply to any
volume based stormwater storage, including extended detention basins and
bio-retention cells.
Response: NA
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:
http://www.fcgov.com/utilities/b usi ness/b u ilde rs-and-developers/plant-i nvestment-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.
Response: NA
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, iynxwiler@poudre4ire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or facility as
measured by an approved route around the perimeter. For the purposes of this section,
fire access cannot be measured from an arterial road. All private drives serving as fire
lanes shall be dedicated as an Emergency Access Easement (EAE) and be designed
to standard fire lane specifications. For planning purposes, the undeveloped parcel to
the west should also be taken into consideration when designing for fire lane placement.
In addition, aerial apparatus access requirements are triggered for buildings in excess
of 30' in height. If an EAE has not been previously dedicated for this property, one will be
required at this time. Code language and fire lane specifications provided below.
Response: Fire access has been provided around the new building configuration.
> 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
Response: We are providing a pedestrian access path along our north property line, linking Mason St. to the
MAX corridor.
6. Access off of Harmony Rd. will need to be discussed further.
Response: Our current plan maintains the access drive from Harmony as it is critical to operations.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com
1. The design of this site must conform to the drainage basin design of the Mail Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Response: Impervious area has been reduced and existing drainage patterns have not changed.
2. 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 or
ischlam@fcgov.com.
Response: A drainage letter and erosion control plan are included with this submittal.
3. It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the
time fees are calculated for each building permit.
Response: Impervious area has been reduced and the required exhibits are included with the drainage letter.
4. When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2-year historic release rate for water quantity. Parking lot detention for water
quantity is allowed as long as it is not deeper than one foot. If onsite detention is
required, the development will need to detain the runoff volume difference between the
100-year developed inflow rate and the 2-year historic release rate for the new
impervious area. The release point for this development is the storm inlet at the
southeastern property corner.
Response: NA
5. Fifty percent of the newly added or modified impervious area 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).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
Response: NA
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:
3
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing water and sewer mains in the vicinity include an 8-inch water main on the east
side of Mason Street and an 8-inch sewer main on the west side of Mason Street that
begins approximately 180 feet south of Kensington Drive and runs north.
Response: Noted
2. It appears the existing building is being served by Fort Collins -Loveland Water District
and South Fort Collins Sanitation District. However, this area is within the service area
boundary for the City. If no additional services will be required as part of this
development, then the service can remain as -is. If additional services will be required,
including the addition of a fire line, then the development will be required to switch water
and sewer service to the City as part of this proposal.
Response: We will bringing a new fire water line to the building, so we will be transitioning to the City's system.
3. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: hftp://www.fc-ov.com/standards
Response: Noted
4. Development fees and water rights will be due at building permit.
Response: Noted
5. The contact person at the Fort Collins Loveland Water District is Terry Farrill, 226-3104.
Response: Noted
Department: Traffic Operations
Contact: Nicole Hahn, 970-221-6820, nhahn@fcqov.com
1. A bus pullout and type 3 but stop will need to be built on Harmony Road, additional
information can be found in LCUASS detail 711. In addition passenger amenities will
need to be upgraded to meet standards. Please contact Emma Belmont at
(970)224-6197 for more information.
Response: We are relocating the existing bus stop and shelter to a new location west of our main access drive
on W. Harmony Road.
2. The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study. Please have your traffic engineer contact me to scope the study.
Please include analysis on the proposed right turn lane, traffic operations is in support of
this proposal.
Response: A traffic study has been completed for this project and is included with this submittal.
3. Upgrade sidewalks along Mason to detached walks with parkways.
Response: This development includes new sidewalk and a parkway along Mason Street.
4. Traffic operations supports the closing of the existing driveway and shifting the drive to
the North.
Response: Noted, we have made that modification.
5. This property will is within the boundaries of the Midtown Plan. A bike/ pedestrian
connection to the Mason Corridor has been identified for the north boundary of this
property. The plan is available at the following link:
http://www.fcqov.com/mason/pdf/midtown-plan-sept-draft.pdf?l 379536473
2
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
July 14, 2016
Response: 3-13-17
Re: 224 W Harmony Rd — Car Dealership
Description of project: This is a request to locate a car dealership at 224 W Harmony Rd
(parcel #9735400021). The car dealership would occupy the existing building on -site with
a small addition for servicing vehicles. The existing parking area would be re -surfaced and
re -striped. A new access is shown on the site plan at the north end of the site on Mason St.
The site is located in the General Commercial (CG) zone district. This proposal will be
subject to Planning & 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 maybe 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.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970416-2743, avandeutekom@fcgov.com
1. LUC 3.2.5 All development shall provide adequately sized conveniently located,
accessible trash and recycling enclosures.
Response: Trash/Recycle enclosure is shown on the site plan and is located on the north side of the building.
2. LUC 3.5.1 (1) (6) All rooftop mechanical equipment shall be screened from public view
from both above and below by integrating it into building and roof design to the
maximum extent feasible. If rooftop equipment is existing, and planned to be retained,
then let's discuss screening to the extent reasonably feasible.
Response: All rooftop equipment will be screened from public view.
3. Please note: We do not allow vehicle display on landscaping.
Response: Noted