HomeMy WebLinkAboutHARMONY COMMONS LOT 5 CHILD CARE - FDP170036 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (5)occupancy, square footage, anu Hype 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.fcgov.com/building/codes.php or at the Building
Services office.
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: 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@fcpov.com
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8. All internal walkways should feature ramps.
9. For further information regarding rebates for installation of solar equipment, please
contact Rhonda Gatzke, senior energy services engineer, (970) 416-2312.
10. Be sure that the bike rack is permanently anchored to concrete and does not interfere with
walkways and landscaping.
11. 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.
12. 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.
13, This development proposal will be subject to all applicable standards of the.Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
14. 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.
15. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
16. 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.
17. 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 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 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
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
to the C-1 form is below:
http://www.fcgov.com/utilities/business/bu ilders-and-developers/development-forms-gui
delines-regulations
6. Electric Capacity Fee, Building Site charges, and any system modification charges
necessary will apply to this development. Please contact Light & Power Engineering if
you have any questions at 970-221-6700. Please reference our Electric Service
Standards, development charges and fee estimator at the following link:
hftp://www.fcgov.com/utilities/business/builders-and-developers
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
The request will be processed as a Major Amendment. A child care center is a permitted
use subject to Administrative Review (Type One). The use is also considered a
secondary use and, as such, must not exceed 25% of Harmony Commons commercial
center.
2. Since the front of the building will face west, please make sure that the architectural quality
of the east elevation along Lady Moon Drive is equal to the west elevation. Also, since
utility meters, electrical panels, gas valves and phone and cable pedestals tend to be
located at the rear of the building facing Lady Moon Drive, these appurtenances must be
screened by landscaping or by a screen wall or any combination thereof.
3. Regarding architectural character, the proposed building must be designed in such a way
as to complement the existing buildings and not deviate from the established level of
quality. While the proposed building is not required to replicate the existing buildings,
there needs to be a degree of architectural compatibility so that the center retains design
cohesion.
4. The existing landscape plan is well -designed and features a significant amount of plant
material along Timberwood Drive with a healthy mix of both Deciduous and Evergreen
trees. The Major Amendment is expected to retain this level of landscaping.
5. The existing landscape plan is well -designed and features a significant amount of plant
material along Timberwood Drive with a healthy mix of both Deciduous and Evergreen
trees. The Major Amendment is expected to retain this level of landscaping.
6. Be sure that the trash and recycling enclosure is sufficiently sized to accommodate
containers for both trash and recycling. The enclosure must be constructed of the
predominant material as found on the building. Gates must be metal and a non -gated
person door must be provided. If you have any questions regarding space requirements
for various sized containers, please contact Jonathon Nagle, (970) 416-2701.
7. Ground -mounted mechanical equipment, including the electrical transformer, must be
screened by landscaping or a screen wall. Roof top mechanical equipment must be
screened by a parapet or by other methods.
E.
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
3. 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/engineering/GMARdStds/UrbanSt.htm
4. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. There may be a requirement for a fire
lane from PFA, which requires the dedication of an emergency access easement to the
City. Under that premise, a legal description and deed of dedication document as part
of our easement dedication process and the transportation development review fee
($250) along with Larimer County recording fees will be needed. Additional info on this
can be found in our easement dedication process found here:
hftp://www.fcgov.com/engineering/devrev.php
5. Civil construction plans will be required.
6. A development agreement is required and recorded at Larimer County with recordation
costs paid for by the applicant.
7. A Development Construction Permit (DCP) or excavation permit will need to be
obtained prior to starting any work on the site.
8. 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.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing electric facilities running adjacent to this site along Lady
Moon and along Timberwood Dr.
2. Any relocation or modification to existing electric facilities will be at the expense of the
owner/developer.
3. Any proposed Light & Power electric facilities or existing electric facilities that will
remain within the limits of the project must be located within a utility easement.
4. Transformer locations need to be within 10' of an asphalt surface accessible by a line
truck. A minimum clearance of 8' must be maintained in front of the transformer doors
and a minimum of Ton 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 click on the following link for Electric
Service Standards.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
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2. 2. 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/p[ant_list.pdf
3. 3. In regard to lighting, especially LED light fixtures, cooler color temperatures are
harsher at night and cause more disruption to circadian (biological) rhythms for both
humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any
LED light fixtures is preferred. Please also consider fixtures with 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)].
For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-h uman -health-impacts-from-leds/
Several departments within. the City of Fort Collins have been working together to
address this issue; they are referred to as the City's Night Sky team. Results of the
team's work can currently be viewed on the City's Public Records website in Resolution
2016-074, a summary of City of Fort Collins City Council Intent and General Policy
Regarding Night Sky Objectives.
4. 4. The City of Fort Collins has many sustainability programs and goals that may benefit
this project. Of particular interest may be:
1) ClimateWise program: fcgov.com/climatewise/, contact Heidi Wagner at
970-416-2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Jonathon Nagel at 970-416-2701 orjnagel@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 Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
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 Kyle Lambrecht at 221-6566 if you have any questions.
more than five but no nme than 100 children 2 1/2 years or less of ayv, when the rooms
where such children are cared for are located on the level of exit discharge and each of
these child care rooms has an exit door directly to the exterior, shall be classified as a
Group E Occupancy.
6. FIRE SPRINKLER SYSTEM
A fire sprinkler system will be required for a 12,000 sq. ft. daycare. Code language
provided below. Contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler
related questions at 970-416-2868.
> IFC 903.2.3: Group E Occupancy: An automatic sprinkler system is not required in
Group E fire areas less than 12,000 SF.
> 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 and the
location labeled on Utility Plans.
7. FIRE ALARM SYSTEMS
> IFC 907.2.3 Group E - Child Care Occupancy: A manual fire alarm system that
initiates the occupant notification signal utilizing an emergency voice/alarm
communication system meeting the requirements of Section 907.5.2.2 and installed in
accordance with Section 907.6 shall be installed in Group E Occupancies when the
occupant load is 50 or more. When automatic sprinkler systems or smoke detectors are
installed, such systems or detectors shall be connected to the building fire alarm system.
See Exceptions.
8. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Addresses shall be posted on each structure and where otherwise needed to aid in
wayfinding. The 4681 Lady Moon address shall be posted on the east side of the
building. The North, east, and south side of the building will need to have the address
posted along with the full street name. Code language provided below.
> IFC 505.1: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly legible,
visible from the street or road fronting the property, and posted with a minimum of
six-inch numerals on a contrasting background. Where access is by means of a private
road and the building cannot be viewed from the public way, a monument, pole or other
sign or means shall be used to identify the structure.
> IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other
streets, shall have the address numbers AND STREET NAME on each side that is
accessible form another street.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. 1. This proposed daycare facility project maybe a good candidate to partner with the
Nature in the City (NIC) program, perhaps through incorporation of nature play features
or other unique nature-themed design features. Consider reaching out to Justin
Scharton, Senior Environmental Planner/NIC Program Manager, 970-221-6213 or
jscharton@fcgov.com
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Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler@poudre-fire.org
1. FIRE ACCESS
Perimeter fire access will be achieved from the perimeter roads and the Emergency
Access Easements provided internal to the site. Fire lanes shall be constructed to
minimum specifications and be posted with signage and/or red curbing. See below.
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.
3. FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Refer to LUCASS detail #1418 & #1419 for sign type,
placement, and spacing. Appropriate directional arrows required on all signs. Posting of
additional fire lane signage may be determined at time of fire inspection. Code
language provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access roads
shall be marked with permanent NO PARKING - FIRE LANE signs complying with
Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches
high and have red letters on a white reflective background. Signs shall be posted on one
or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2.
4. WATER SUPPLY
A hydrant is required within 300' of the commercial building and on 600' centers along
the public roads. The project will also be responsible for any required hydrant in -fills
along Lady Moon or Timberwood. Future plans should indicate hydrant locations. Code
language provided below.
> IFC 507.5 and PFA Policy: Hydrants to provide 1,500 gpm at 20 psi residual
pressure, spaced not further than 300 feet to the building, on 800-foot centers thereafter.
5. OCCUPANCY CLASSIFICATION
Day Care: The use of a building or structure, or portion thereof, for educational,
supervision or personal care services for more than five children older than 2 1/2 years
of age shall be classified as an E Occupancy.
Child Care: A facility that provides supervision and personal care on less than a 24-hour
basis for more than five children 2 1/2 years of age or younger shall be classified as a
Group 1-4 Occupancy. EXCEPTION: A child day care facility which provides care form
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2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcqov.com
1. The design of this site must conform to the drainage basin design of the Fossil Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
2. A drainage report and construction plans are required and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must
address the four -step process for selecting structural BMPs.
3. If the proposed impervious area for the site meets the conditions of the approved
Harmony Commons Drainage Report, no quantity detention or standard water quality
measures would be required on site.
4. There is an existing storm pipe under Timberwood Drive that can be used as an outfall
for this parcel.
5. 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.
6. 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/stormwater/stormwater-quality/low-impact-dev
elopment
7. 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. co m/util ities/b us i ness/bu i lders-and-develope rs/p lant-investm ent-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.
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4. Please submit an elevacion of proposed trash enclosure.
5. 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
6. Please submit photometric site plan with cut sheets of fixtures. Light sources shall be
concealed and fully shielded and shall feature sharp cut-off capability so as to minimize
up -light, spill -light, glare and unnecessary diffusion on adjacent property.
7. LUC 3.8.4(A) See this section to determine the maximum allowed capacity for the
center. The submitted plan must show the calculations and dimensions of the outdoor
play area.
Department: Water -Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wiamargue@fcgov.com
1. There is an existing 8-inch water main running north -south in the middle of the site. With
the proposed site plan, the waterline would need to be relocated to the new private drive
location.
2. Please note that all City of Fort Collins Utility Customers are subject to City Code
requirements for wastewater. These requirements include Section 26-306 Wastewater
Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards.
A permit may be required depending on activities on the site; however, discharge
standards apply to every customer, both large and small, regardless of what activities
take place on the site. Please contact Industrial Pretreatment, (970)221-6900, to
discuss these requirements and how they apply to this development.
3. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov,com/standards
4. Development fees and water rights will be due at building permit.
5. The site is served by South Fort Collins Sanitation District for Sanitary sewer.
Department: Traffic Operations
Contact: Nicole Hahn, 970-221-6820, nhahn@fcqov.com
1. 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.
2. The driveways shown in the site layout do not align with the drives to the west and South.
Please align.
3. Provide ADA ramps at all sidewalk crossing of driveways and internal drives
Department: Technical Services
Contact: Jeff County, 970-221-6588, ]county@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.
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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
tcgov.com
September 29, 2017
Cathy Mathis
TB Group
444 Mountain Avenue
Berthoud, CO 80513
Re: Harmony Commons Lot 5
Description of project: This is a request to construct a 12,000 square foot day care facility on
Lot 5 of Harmony Commons at 4681 Lady Moon Drive (parcel #8604215005), the northwest
comer of Lady Moon and Timberwood. The property would be accessed from two
driveways, on the north and west, connected to street -like private drives off of Timberwood
Drive and Lady Moon Drive 58 parking spaces are provided in front of the building in addition to
2 van parking spaces. The proposed project is within the Harmony Corridor (HC) zone
district and is 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 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
s
Contact: Marcus Glasgow, 970416-2338, mglasgow@fcgov.com
a
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1. Based on the total number of parking spaces, you will need at least 3 handicap parking i
spaces.
2. Child care centers have a minimum bicycle parking requirement based on the square
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footage of 1/3,000 SOFT, minimum of 4 spaces, all of these spaces could be fixed i
bicycle racks.
3. A landscape plan is required.
-, r