HomeMy WebLinkAboutSUNSHINE HOUSE AT BUCKING HORSE - MJA190001 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSPre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that new commercial or multi -family proiects 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 should call 970-416-2748 or 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.
Construction shall comply with the following adopted codes as amended:
2015 International Building Code (IBC) with local amendments
2015 International Residential Code (IRC) with local amendments
2015 International Energy Conservation Code (IECC) with local amendments
2015 International Mechanical Code (IMC) with local amendments
2015 International Fuel Gas Code (IFGC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Current codes and amendments are effective as of July 17, 2017. Copies of the code
amendments can be obtained at www.fcoov.com/building/codes.php or at the Building
Services office.
Accessibility: State Law CRS 9-5 & ICC/ANSI At 17.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 129vult or 100mph 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or 2015 IECC Residential
Provisions
2. Multi -family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2015 IECC Chapter 4 Commercial
Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter@fcqov.com
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PROTECTED.
Response: Tree mitigation plan was verified with Molly, additional notes added as requested.
2. 2
11 /28/18:
Please include the City of Fort Collins General Landscape Notes, Street Tree Notes,
Tree Protection Notes, and Street Tree Permit note to the landscape plans. The Street
Tree Permit note should be added to all applicable landscape sheets to emphasize
importance.
Response: noted.
3. 3
11 /28/18:
Please submit a landscape plan that meets Land Use Code 3.2.1 requirements.
Response: noted.
4. 4
11 /28/18:
Please include locations of any water or sewer lines on the landscape plan. Please
adjust street tree locations to provide for proper tree/utility separation.
10' between trees and public water, sanitary, and storm sewer main lines
6' between trees and public water, sanitary, and storm sewer service lines
4' between trees and gas lines
Show location of any stop signs and street lights. Identify these fixtures with a distinct
symbol. Space trees if needed as follows.
Stop Signs: 20 feet from sign
Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees
Response: noted.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty@fcgov.com
1. 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. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
Response: noted.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.
Response: noted.
Pre -Submittal Meetings for Buildinq Permits
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humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any
LED light fixtures is preferred. Please also consider fixtures with motion -sensing or
dimming capabilities so that light levels can be adjusted as needed. Site light sources
shall be fully shielded and down -directional to minimize up -light, light spillage and glare
[see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night
Sky Objectives. For further information regarding health effects please see:
http://darksky.orQ/ama-report-affirms-human -health -impacts-from-leds/
Response: noted.
5. INFORMATION ONLY: Please consider incorporation of nature play features aligned
with Fort Collins Nature in the City Strategic Plan adopted unanimously by City Council
in March 2015. There are several useful resources online regarding these types of
features including:
Nature Play Design Standards and Guidelines by Vallerian LLC created for Denver
Parks and Recreation
http://valerianllc.com/wp/wp-content/uploads/2017/11 /Nature-Play-Design-Guidelines.pd
National Guidelines for Nature Play and Learning Places by Robin C. Moore
http://outdoorplaybook.ca/wp-contenVuploads/2015/09/Nature-Play-Learning-Places_vl
.5_Janl6.pdf
Response: Play equipment shall be per Child Care Center requirements.
6. INFORMATION ONLY: Our city has an established identity as a forward -thinking
community that cares about the quality of life it offers its residents now and generations
from now. Thus, the City of Fort Collins has many sustainability programs and goals that
may benefit this project. Of particular interest may be:
1) ClimateWise program: http://fcgov.com/climatewise
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701
orjnagel@fcgov.com
3) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
4) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
5) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at
970-221-6213 orjscharton@fcgov.com
6) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike
Fort Collins at stacy@bikefortcollins.org or 970-481-5577
Response: noted.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. 1
11 /28/18:
Please contact City Forestry to receive tree inventory and mitigation information for the
existing trees along Miles House Avenue. This information should be included on the
landscape plans as well as a note that states EXISTING TREES TO REMAIN AND BE
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to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Response: noted.
6. Electric Capacity Fee, Building Site charges, and any system modification charges
necessary will apply to this development. Please contact Light & Power Engineering
you have any questions at 970-221-6700 or ElectricProjectEngineering@fcgov.com.
Please reference our Electric Service Standards, development charges and fee
estimator at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
Response: noted.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. PRIOR TO PDP RD 1: The site where this project is proposed is currently within a
FEMA floodplain. Please see comments from City Floodplain staff and coordinate
directly with them on specific requirements the project must meet in order to proceed.
Reach out to Heidi Hansen at hhansen@fcgov.com or 970-221-6854
Response: noted. Meeting with Water Board is being held January 17, 2019.
2. PRIOR TO PDP RD 1: If trees may be impacted then a review of trees shall be
conducted with Ralph Zentz, Senior Urban Forester (970-221-6302 or
rzentz@fcgov.com) to determine the status of existing trees and any mitigation
requirements that could result from the proposed development. LUC Section 3.2.1(C)
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 one having DBH (Diameter at Breast Height) of six inches
or more.
Response: no existing trees are located on the site.
3. BY PDP RD 1: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, butterflies, songbirds) landscaping and
maintenance are also encouraged. Please refer to the Fort Collins Native Plants
document available online and published by the City of Fort Collins Natural Areas
Department for guidance on native plants is:
http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. Also see the City of Fort
Collins Plant List : https://www.fcgov.com/forestry/plant list.pdf.
Response: noted.
4. BY FINAL PLAN: Please submit a site photometric plan and luminaire schedule. In
regard to outdoor lighting, especially LED light fixtures, cooler color temperatures are
harsher at night and cause more disruption to circadian (biological) rhythms for both
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16. Fees (standard comment):
The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 square feet and there is a $1,045/acre of site 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/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 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: noted.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Light & Power has existing 3-phase facilities running along the Southside of Miles
House Ave. There is an existing single-phase service stubbed into the lot. Three-phase
will need to be brought across Miles House Ave. to provide 3-phase for the site. Any
relocation or modification to existing electric facilities will be at the expense of the
owner/developer.
Response: noted.
2. If Light & Power's existing electric facilities are to remain within the limits of the project
they must be located within a utility easement.
Response: noted.
3. Any proposed Light & Power electric facilities must be located in a utility easement.
Response: noted.
4. Transformer locations need to be within 10' of an asphalt surface accessible by aline
truck. A minimum clearance of 8' must be maintained in front of the transformer doors
and a minimum of 3' on the sides Transformer and meter locations will need to be
coordinated with Light & Power Engineering. Certain building materials and or building
design may require more clearance. Please adhere to all clearance requirements in the
Electric Service Standards at the following link.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Response: Acknowledged. There currently is an existing transformer on site. We will continue to work with you
to verify that it is sufficient for the new design.
5. A commercial service information form (C-1 form) and a one -line diagram will need to
be submitted to Light & Power Engineering for all proposed commercial buildings and
multi -family (commercial) buildings larger than a duplex or greater than 200amps. A link
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Professional Engineer registered in the State of Colorado. The drainage report must
address the four -step process for selecting structural BMPs. The report will need to
verify that the drainage design conforms to the assumptions from the Bucking Horse
Filing 2 drainage report.
Response: A drainage memo has been prepared documenting that the proposed project has a
decrease in overall impervious area from the previously approved use and therefore conforms with
the previously approved drainage design. Since the approval of Bucking Horse Second Filing,
the City has adopted new LID requirements. Discussions have been had with staff on the best
way to retrofit this project site to conform with the new requirements, and it was determined that
treating the parking area using rain gardens in the middle islands would be the best approach.
As such, and LID exhibit is provided along with the rain garden calculations.
13. Stormwater outfall (site specific comment):
The stormwater outfall from this site appears to be directly to the existing public storm
sewer that runs through the project site and/or the existing detention basin that sits east
of the site.
Response: Agreed. The previously approved drainage plan and drainage patterns will be followed with this
project.
14. LID requirements (standard comment):
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:
1.50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
2.75% of all newly added or modified impervious area must be treated by LID
techniques.
Since the approval of Bucking Horse Second Filing, the City has adopted new LID requirements. Since
significant portions of the project have already been built using the previously approved design,
discussions have been had with staff on the best way to retrofit this project site to conform with the new
requirements. Those discussions determined that treating the parking area using rain gardens in the
middle islands would be the best approach. An LID exhibit is provided along with the rain garden
calculations.
15. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on -going maintenance of 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/stormwate r/stormwate r-quality/low-impact-dev
elopement
Response: noted.
iN
drawings as applicable. Contact Beck Anderson of Stormwater Master Planning at
banderson@fcgov.com for floodplain CAD line work.
Response: noted. Water Board Hearing was held on January 17n for the variance. The variance was passed.
Both the existing and future 500-year floodplain are being shown on the overall of the site on the cover sheet of
the site plan set.
5. INFORMATION ONLY: Please contact Marsha Hilmes-Robinson with any questions
about development in the floodplain. mhilmesrobinson@fcgov.com, 970-224-6036
Response: noted.
6. Information Only:
The site disturbs more than 10,000 sq. ft. and therefore Erosion and
Sediment Control Materials need to be submitted. The erosion control
requirements can be located in the Stormwater Design Criteria under the
Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion
control requirements can be found at www.fcgov.com/eroison
Response: Erosion control plan has already been submitted with the previous Filing changes are not needed.
7. For Final:
Please submit an Erosion Control Plans to meet City Criteria.
Response: Erosion control plan has already been submitted with the previous Filing changes are needed.
8. For Final:
Please submit an Erosion Control Report to meet City Criteria.
Response: Erosion control plan has already been submitted with the previous Filing changes are needed.
9. Development Agreement:
Please submit an Erosion Control Escrow / Security Calculation based upon
the accepted Erosion Control Plans to meet City Criteria.
Response: noted.
10. Information only:
Based upon the area of disturbance, State permits for stormwater will be
required since the site is over an acre and should be pulled before
Construction Activities begin.
Response: noted.
11. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Foothills Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual. In addition, this site
is part of Bucking Horse Filing 2 development and must conform to the drainage design
of the approved development plans.
Response: noted. The proposed project is being completed through a Major Amendment and conforms with the
previously approved drainage report.
12. Documentation requirements (site specific comment):
A drainage report and construction plans are required and they must be prepared by a
wo
AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows and estimated continuous flows will need to be provided
as a part of the final submittal package for this project.
Response: noted.
4. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Response. noted.
5. Fees (standard comment):
Development fees and water rights will be due at building permit. 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/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
Response: noted.
Department: Stormwater Engineering
Contact: Marsha Hilmes-Robinson, 970-224-6036, mhilmesrobinson@fcgov.com
1. INFORMATION ONLY: A portion of this property is located within the FEMA mapped,
500-year Poudre River floodplain. Any development within the floodplain must comply
with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk
Map is attached.
Response: noted. Water Board Hearing was held on January 17h for the variance. The variance was passed.
Both the existing and future 500-year floodplain are being shown on the overall of the site on the cover sheet of
the site plan set.
2. INFORMATION ONLY: Per City Code Section 10-81 essential services critical facilities
and at -risk population critical facilities are prohibited in the 500-year floodplain.
Daycare and schools are considered at -risk population critical facilities and therefore,
are prohibited.
Response: noted. Water Board Hearing was held on January 17h for the variance. The variance was passed.
Both the existing and future 500-year floodplain are being shown on the overall of the site on the cover sheet of
the site plan set.
3. INFORMATION ONLY: Development review checklists and permit application forms for
floodplain requirements can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please
utilize these documents when preparing your plans for submittal.
Response: noted.
4. FOR FINAL: Please show the boundaries of the floodplain on plat and future site
a
This building will require an automatic fire sprinkler system and appropriate Fire Alarm
system under a separate permit. Please contact Assistant Fire Marshal, Jerry Howell
with any fire sprinkler related questions at 970-416-2868.
Response: Agreed. The building will provide a NFPA Type 13 sprinkler system.
4. FIRE DEPARTMENT CONNECTION (FDC)
The FDC should be located close to the Southwest corner of the building. Fire riser room is located at the front
corner of the building, no gates will have to be entered to access them.
5. GATES
A fence is shown on the provided site plan around the facility therefore to achieve the
150ft access a gate will be required, with a Knox padlock, at the Southeast and
northwest corners of the building
Response: site plans show the gates that will provide the Know padlocks.
6. HYDRANT
A hydrant producing 1500gpm at 20psi residual pressure is required within 300ft of this
building. The hydrant located adjacent to this property on Miles House Avenue is
appropriate. However, it is the project team's responsibility to verify the output.
Response. noted.
7. FLOODPLAIN NEXT ROUND
>It is understood that there is an on -going conversation regarding the exact location of
the Floodplain and its possible impact on this project because it is regarded as a high
risk occupancy. A variance is being sought to allow this occupancy in this location. PFA
will be looking at the overall access to this site from the roads to the east and west.
>PFA requests that the most recent 500yr floodplain data map be included in the next
submission.
Response: noted. Water Board Hearing was held on January 17h for the variance. The variance was passed.
Both the existing and future 500-year floodplain are being shown on the overall of the site on the cover sheet of
the site plan set.
Department: Water -Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Existing Water Infrastructure (site specific comment):
There is an existing 8-inch water main in Miles House Avenue. There does not appear to
be a water service to this lot.
Response. A 1 " water service for the lot was constructed with the second filing on the SE side of the driveway.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 15-inch sanitary sewer main in Miles House Avenue.
Response: noted.
3. Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on the
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proposed to the existing improvements.
12. With 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.
13. Note for Spencer: Add information regarding age of Miles House Ave. and what street
cut fees may potentially be for proposed fire line installation.
Response: noted.
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
1. ACCESS
Access is required to within 150ft of all exterior portions of the perimeter of the building.
This can be measured from Miles House Avenue and a Fire Lane established through
the parking lot to achieve this access for the north end of the building. This Fire Lane
(specifications below) can be shown on the Plat as an Emergency Access Easement or
dedicated by separate legal document.
Response: A 24' wide EAE has been added to the parking lot. It shall be dedicated by a separate legal document.
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 dedicated by plat or separate document as an Emergency Access
Easement. Dedicated by separate legal document.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. EAE shall be 24' wide and a note has been added to the landscape plans that all trees in
islands shall maintain 14' clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. Existing parking lot is
concrete.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus. EAE is 150' in length, trucks shall have access to pull in and
back out.
> 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. No turning radius are shown.
> Dedicated fire lanes are required to connect to the Public Way unless otherwise
approved by the AHJ. EAE connects to public ROW.
> Be visible by red curb and/or signage and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS
detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs. EAE is part of drive aisle with parking on either side and will not require signage.
3. AUTOMATIC FIRE SPRINKLER SYSTEM
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Response: noted. All right of ways are existing and dedicated for Miles House Ave. Utility easements have been
approved and dedicated as part of the previously approved plat for Bucking Horse Filing Two. No new utility
easements shall be required for this development. An emergency access easement in the parking lot will be
dedicated by a separate document.
3. All necessary permitting will be required of any proposed work/improvements within the
public right-of-way, prior to construction.
Response: noted.
4. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at (970)-221-6566 if you have
any questions.
Response: noted.
5. 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/eng i nee ring/dev-review. ph p
Response: noted.
6. 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.
Response: noted.
7. 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.
Response: noted. Miles House Sidewalk ramps and parking lot entry are already built per approved plans.
8. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
hftp://www.larimer.org/enqineering/GMARdStds/UrbanSt.htm
Response: noted.
9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Response: noted. Parking lot was constructed per previously approved Bucking Horse Fling Two plans. The
parking lot requires a 60' setback per figure 19-6 (ADT >750 and collector). 78' to the first parking stall has been
provided.
10. 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 the 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. No fences encroach on the public ROW.
11. The development/site cannot use the right-of-way for any Low Impact Development to
treat the site's storm runoff. We can look at the use of some LID methods to treat street
flows — the design standards for these are still in development.
Response: noted. No treatment of the existing roadways is proposed with this project since no modifications are
17. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
Response: noted. A modification for parking setback and screening has been submitted. Please note parking lot
layout was built and constructed per previously approved Bucking Horse Filing Two plans.
18. Please see the Submittal Requirements and Checklist at:
hftp://www.fc-gov.com/developmentreview/applications.php
Response: noted.
19. 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.
20. When you are ready to submit your formal plans, please make an appointment with
your Development Review Coordinator at 970-221-6695.
Response: noted.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
This is a significant change in use from what was previously approved. We'll need to a
review of traffic impact, likely an intermediate level study that includes at a minimum a
review of the intersection of Miles House and Drake. Please have your traffic engineer
contact me to scope the study.
Response: Delich and Associates have been in contact with Traffic for this requirement and will be submitting the
traffic study as well as present at the Neighborhood meeting to answer questions. Additional intersections have
been added per discussion with staff after neighborhood meeting.
2. Please think about pedestrian connections to the proposed park to the west and walking
trail to the north east.
Response: A trail connection to property line has been shown on the plans.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
1. Please contact Spencer Smith (smsmith@fcgov.com or (970)-221-6603) if you have
further questions regarding these conceptual engineering comments or requirements.
Response: noted.
2. 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 an arterial, 8
foot along an alley, and 9 foot along all other street classifications). Information on the
dedication process can be found at: http://www.fcgov.com/en_qineerinq/devrev.php
Response: A list of the requirements has been added to the cover sheet per Kevin Gettig from COFC Utilities
required action items for approval. All requirements have been met.
9. Fencing will be reviewed per Section 3.8.11. Please note that since Miles House Avenue
is classified as a collector street, fencing must be made visually interesting and must
avoid the tunnel effect. A detail of the perimeter fencing will be required. Staff
recommends that any chain link fencing, if used at all, be coated with vinyl to reduce glare
and contribute to neighborhood compatibility.
Response: Fencing locations have been shown on the site plan and details with height and picture of product
provided. Fencing will be 6'height black vinyl coated chainlink. Shrub beds are provide on the Miles House side
of the fence in order to reduce the tunnel effect.
10. The height, location and type of fencing must also consider the sight distance triangle for
vehicles exiting the parking lot.
Response: Fencing is set back from entry of parking lot.
11. If the overall Bucking Horse perimeter trail system is in close proximity, a walkway
connection is required per Section 3.2.2(C)(6,7). Such a walkway must be designed to
not cross a vehicular use area.
Response: A walkway connection to the property line of the COFC future neighborhood park has been located on
the plans. Final connection of the trail will be completed with the construction of the park.
12. Parking lot pole lighting and wall -mounted fixtures must feature down -directional and full
cut-off luminaires. Due to the potential harshness of commercial -grade LED lighting,
fixtures should be selected such that Kelvin temperatures do not exceed 3,000 degrees.
Staff recommends that illumination levels be reduced or turned off after closing during
times of darkness.
Response: A photometric plan has been submitted that meets code requirements.
13. The architectural character elevations indicate compatibility with overall Bucking Horse
design theme.
Response: noted.
14. 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: A neighborhood meeting was held on January 14, 2019. Bellisimo has also met with 30+ neighbors
within Bucking Horse on both December 31, 2018 and on January 4, 2019.
15. 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.
16. 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/ttcollins/landuse/begin.htm.
Response: noted.
3
on January 4, 2019. A minor amendment to the ODP has been filed the Child Care Center.
2. The parking lot is existing. The notes indicate that this lot may be shared with the future
neighborhood park. But Parks Planning staff has indicated that a neighborhood park may
not include a parking lot. With only six acres to work with, constructing a parking lot, even
if shared with the Child Care Center, may not be an efficient use of land for a public park
especially when on -street parking is allowed on Miles House Avenue. As such the edge
of the parking lot adjoining the future park will need to be screened.
Response: The approved plans dated 1211412012 for Bucking Horse Filing Two (refer to sheet LS402) note that
the parking lot will be shared with the future Neighborhood Park (the users of the park can park in this lot and
access the park, no additional add -on would be encroaching on the 6-acre park). The parking lot has been
constructed per those approved plans. This has been the intention of the parking since it was originally
approved. The parking lot will work well with the times of peak use in both the park and childcare center.
Operational hours for child care are typically M-F 8-6 and peak times for the park would be evenings and
weekends. A modification request to the screening requirement has been submitted.
3. Since it can be expected that the child care center may, upon occasion, use the park, a
walkway that connects the building, or outdoor activity area, to the future park is
recommended. Be sure that such a walkway does not cross the parking lot.
Response: While the Childcare Center may use the park, it would be infrequent as that is considered a field trip
and would requirement notifications and guardian permission forms to be completed. A walkway has been
added as requested. However, with no current plans of the park it will end at the property line and the City would
need to tie into the walkway once park plans have been completed.
4. Staff cautions that 44 parking spaces may be insufficient for a childcare that is described
as being able to handle 176 children and 25 staff members. What happens when all 25
staff arrive at work and there remains only 19 spaces for parents? If the program
described is accurate, then additional parking may be needed.
Response: Sunshine House has indicated that they only need 35-40 spaces (including two spaces for center
vans). Based on current LUC requirement the parking lots meets the required amount in addition to the tenant
desired amount. The existing Sunshine House on Centre Ave. provides 41 spaces (Building 10,250 sf, 30
employees and 125-150 children).
5. The minimum required setback along an interior property line for a parking lot is five feet.
Response: Please see comment 2 response for project history and previously approved layout in Bucking Horse
Filing Two.
6. The parking lot must be landscaped along the perimeter per Section 32.1(E)(4) and
within the interior Section 3.2.1(E)(5).
Response: Please see comment 2 response for project history and previously approved layout in Bucking Horse
Filing Two.
7. At the time of submittal, be sure that the five requirements from Fort Collins Utilities are
placed on the Cover Sheet in order to comply with Section 3.4.2 - Air Quality.
Response: The five requirements have been placed on the site plan cover sheets.
8. At the time of submittal, be sure that the Landscape Plan includes the required amount of
plant material and landscape berms that are arranged as a buffer from the aerosol drift
from the City's Waste Water Treatment Plant to the maximum extent feasible as called for
by Fort Collins Utilities. A dense screen that provides year-round buffering is expected.
Fa
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
December 14, 2018
Shelley La Mastra
Russell Mills Studios
Fort Collins, CO
Re: Sunshine House Early Learning Center
Description of project: This is a request to build an early learning center on a vacant lot on
the east side of Miles House Avenue, north of E. Drake Road and southwest of the Great
Western Railway (parcel #8720467003). The early learning center will have a capacity for
176 children and 25 staff members. The site currently has 37 parking spaces. Seven
spaces will be added for a total of 44 parking spaces. Access to the site is taken from
Miles House Avenue to the south. The parcel is 2.5 acres in size and currently approved on
the O.D.P. as a Working Farm and Agricultural Activities. The property is located in the
Urban Estate District (UE) zone district and will be a Major Amendment subject to Planning
and Zoning Board (Type 2) 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 Development Review Coordinator,
Todd Sullivan, at 970-221-6695 ortsullivan@fcgov.com.
Comment Summary:
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
A child care center is a permitted use in the U-E, Urban Estate zone, subject to review by
the Planning and Zoning Board, which requires a neighborhood meeting. In addition, the
Overall Development Plan needs to be amended which can be done concurrently with the
Project Development Plan.
Response: A neighborhood meeting was held on January 14, 2019. TIS scope was addressed from feedback
from residents. Bellisimo has also met with 30+ neighbors within Bucking Horse on both December 31, 2018 and