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HomeMy WebLinkAboutENGINES & ENERGY CONVERSION LAB - BDR - BDR120006 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com October 26, 2011 Angie Milewski BHA Design 1603 Oakridge Drive Fort Collins, CO Re: Engines Lab Addition Description of project: This is a request for a 50,000 square foot addition to the Engines Lab at 430 North College Avenue. The addition will be used for lab space, administrative offices and support space. Please see the following summary of comments regarding the project request referrenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com 1. This property is in the POL zone. The use is classified as an "existing limited permitted use" (Sec. 4.13(B)(1)(c). Additions to existing limited permitted uses are regulated by Sec. 1.6.5 of the LUC. This section requires that if the addition increases the floor area by more than 25%, which appears to be the case, then the entire site must be brought into compliance with the code "to the extent reasonably feasible". The addition will be processed as a Basic Development Review. Response: Noted. 2. The parking lot and driveway areas will need to comply with the standards in Sec. 3.2.1 and 3.2.2 regarding landscaping and parking lot design. Response: Noted. 3. There's not enough additional information or drawings submitted for the conceptual review to offer specific comments at this time. Therefore, just the additional comment that the applicable regulations in Article 3 will apply. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water main and sanitary sewers in the area include an 8-inch water main in College, a 6-inch water main that extends onto the site from College and a 30-inch sewer south of the railroad in the northern part of the Rapid Lube site. Response: Noted. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 2. Portions of the 6-inch water main are within the footprint of the proposed building and will need to be replaced. Response: A new 6” service line has been designed to wrap around the building on the southern side. 3. Since the water main on the site is not a looped main, it may be necessary to extend an 8-inch line from the main in College to provide better fire protection. This should be reviewed with Poudre Fire Authority. Response: We met with PFA and the new 6” waterline will supply adequate fire flows. 4. There are currently two active water taps providing service to the site. These include a 2-inch meter for the main building and a 3/4-inch for the modular building to the east. In addition, there is a ¾-inch service which is currently inactive (irrigation service?). Response: Noted. 5. Development fees and water rights will be due at building permit. Response: Noted. Department: Transportation Planning Contact: Matt Wempe, 970-416-2040, mwempe@fcgov.com 1. It appears that the trail connection to the Poudre River Trail will be removed. Please examine ways to maintain a trail connection on the east side of College Avenue south of the bridge. If you have specific design questions, please contact Craig Foreman, Parks Planning Director, at 970.221.6618 or cforeman@fcgov.com. Response: We have indicated a connection to the trail from the sidewalk on the east site of College Avenue south of the bridge. The connection follows the existing sidewalk leading to the historic building, then connects directly north to the trail through an area where the fenced utility yard is being removed. This provides a direct and functional connection to the trail without creating further impacts to the historic building front yard or grotto areas. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. A portion of the site is in the Cache La Poudre River floodplain, but it appears the proposed buildings are out of the floodplain. A Floodplain map was provided to the applicant. Response: A Floodplain map was received and is shown throughout the submitted plan set. 2. If there is an increase in imperviousness greater than 1000 square feet, a drainage and erosion control report and construction plans are required. These must be prepared by a Professional Engineer registered in Colorado. Response: There is an increase of imperviousness of over 1000 square feet and a drainage report was included within the submittal package. 3. Usually onsite detention is required with a 2 year historic release rate for water quantity if there is an increase in imperviousness greater than 1000 square feet. However in this case the site drainage can enter the Poudre River and be gone before the 100 year peak of the river. So if the site drainage system is sized for the 100 year release into the river, onsite quantity detention is not required. The difficult part of that is building an outfall to carry the 100 year flow and to do it in such a way that is stable and esthetic. Response: On site detention in only included to detain and reroute additional flows produced by the new improvements. Two existing outfall pipe have been utilized to drain all on-site drainage into the river. 4. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 – Best Management Practices (BMPs). (http://www.udfcd.org/downloads/down_critmanual_volIII.htm) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: Water quality has been included with the submitted design and included extended detention/ rain garden, grass lined swales, grass buffers and snouts. 5. The design of this site must conform to the drainage basin design of the Cache la Poudre River Master Drainageway Plan as well the City’s Design Criteria and Construction standards. Response: Noted. 6. The city wide Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/sq.ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Response: Noted. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com Information on fees can be found on the City’s web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact Jean Pakech at 221- 6375 for questions on fees. 7. The north and north west portion of this property is located in the FEMA regulatory floodplain and floodway for the Poudre River. Any future stormwater outfall, grading, landscaping, fencing, or other development in this area defined by Chapter 10 of the City Municipal Code must be preceded by an approved floodplain use permit, $25 fee and no-rise certification. Response: No construction or disturbance will occur within the FEMA boundary. 8. All development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please review these documents when preparing your plans for submittal. Response: Noted. 9. The Floodplain Administrator for the Poudre River Basin is Marsha Hilmes-Robinson; 970-224-6036, or mhilmesrobinson@fcgov.com. Please contact Marsha with any floodplain related questions. Response: Noted. 10. Even though the information does not indicate it, the applicant indicated there may be a parking lot proposed on the City property to the south of the site and west of the railroad behind the existing businesses along College Ave. his could be a challenge since the alley is drainage convergance area with a limited outfall. The ponding in that area could be more than 6' deep. An analysis by design engineer is needed and possibly an additional drainage outfall. Parking lot ponding is limited to 1 foot in depth. This could also be railroad right-of-way. Response: Noted. We are exploring the addition of parking off-site near this area. This design will be processed as a separate amendment to the currently approved plans for the affected site(s). Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 1. Since the connection to the Poudre Trail is going away on the east side of the Power Plant, we should have a replacement connection off North College Avenue. Response: We have indicated a connection to the trail from the sidewalk on the east site of College Avenue south of the bridge. The connection follows the existing sidewalk leading to the historic building, then connects directly north to the trail through an area where the fenced utility yard is being removed. This provides a direct and functional connection to the trail without creating further impacts to the historic building front yard or grotto areas. Department: Historical Preservation Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com 1. As several resources on this property, including the main building, are designated as Fort Collins Landmarks, alterations to buildings, resources and site will be reviewed for compliance with Land Use Code Section 3.4.7, Historic and Cultural Resources. 2. Historic Preservation Staff and the Landmark Preservation Commission are always available to assist with professional advice and design reviews on issues affecting historic properties. The project team has previously met for a conceptual review with the Landmark Preservation Commission. In addition to its appreciation of the phenomenal work done by the Engines Lab, the Commission’s comments included preserving the view corridor of the historic building, especially as it is approached from the south; setting the new construction back behind the first pile of the existing building; and while it is certainly preferable to retain the fountain in its historic location, the commission would consider relocating the fountain on site if its relocation contributed greatly to the design of the new construction in respect to the historic. 3. The project will need to be presented to the Landmark Preservation Commission for review and final approval. It is recommended that the project team keep the Commission informed, and take advantage of the Commission’s feedback throughout the design process. 4. Properties that are designated as Fort Collins Landmarks may receive financial incentives. Financial programs include 20% State Tax Credits, $7,500 yearly no-interest loans, $15,000 Historic Structure Assessment grants, State Historic Fund grants of $200,000 and more, and, for income producing properties, an additional 20% Federal Tax Credit. Any work, both interior and exterior, which protects or promotes a building’s historic character by meeting the Secretary of the Interior’s Standards (http://www.cr.nps.gov/hps/tps/standguide/index.htm) can qualify. For more details on financial incentives, please contact Historic Preservation staff. Response: Since our Conceptual Review meeting, we have had several advisory review meetings with the Landmark Preservation Commission, and received Final Approval on June 20, 2012. Our site, landscape and building plans reflect the comments received from the LPC. Department: Fire Authority Contact: Carie Dann, 970-219-5337, CDANN@poudre-fire.org 1. WATER SUPPLY Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: - Commercial and multi-family dwellings 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter - Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter - Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. PLEASE NOTE: There currently are three hydrants on site; however, one hydrant is located where the proposed addition will be built. If we have enough water flow and pressure, I'd like to keep just the remaining two hydrants on site. 2006 International Fire Code 508.1 and Appendix B 2. SPRINKLER REQUIREMENTS This proposed building shall be fire sprinklered. 2006 International Fire Code Section 903 3. FIRE DEPARTMENT CONNECTION Fire department connections shall be installed remote from the buildings or in an approved location, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. PLEASE NOTE: Let's discuss location for a possible remote FDC. 2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy 4. KEY BOXES REQUIRED Poudre Fire Authority requires a key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire-sprinkler system or fire-alarm system. Knox Boxes are required to be installed approximately 60 inches above grade and no higher than 72 inches above grade. 2006 International Fire Code 506.1 5. FIRE LINE REQUIREMENT Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. NFPA 13 (2007) 23.1.3 6. REQUIRED ACCESS Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the PFA's jurisdiction 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 as measured by an approved route around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. 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: - Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. - Have appropriate maintenance agreements that are legally binding and enforceable. - Be designated on the plat as an Emergency Access Alignment. - Maintain the required minimum width of 20 feet throughout the length of the fire lane (26 feet on at least one long side of the building when the structure is three or more stories in height). If the building is equipped throughout with an approved automatic fire-sprinkler system, the fire code official is authorized to increase the dimension of 150 feet. 2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D 7. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be installed in the following locations: 1. New buildings greater than 50,000 SF in size or addition(s) to an existing building that cause the building to be greater than 50,000 SF. For the purpose of this section, fire walls shall not be used to define separate buildings. 2. All new basements greater than 10,000 SF where the designed occupant load is greater than 50, regardless of the occupancy classification. 3. Existing buildings meeting the criteria of Items 1 and 2 of this section undergoing alterations exceeding 50 percent of the aggregate area of the building. Public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. PFA Fire Prevention Bureau Administrative Policy 07-01 8. DEAD-END FIRE APPARATUS ACCESS ROADS Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. 2006 International Fire Code 503.2.5 and Appendix D103.3 and D103.4 9. TURNING RADII The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside 2006 International Fire Code 503.2.4 and Appendix D103.3 10. HAZARDOUS MATERIALS Toxic, corrosive, or reactive materials, or flammable/combustible liquids (as defined in the Uniform Fire Code) if used, stored, or handled on site, must have a Hazardous Materials Impact Analysis (HMIA) completed and supplied to the Planning Department and the Fire Department. (What do you have? How much? How do you prevent it from being a public threat?) Response: Comments noted. We have also met recently with Ron Gonzalez to review the revised site plans and to discuss fire requirements for the project. We are also providing a list of materials that are stored and/or used on site for PFA review. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. An Ecological Characterization Study for the site has been received by staff. We appreciate the timeliness of this submittal. Need top of bank and ordinary high water mark on ECS map. 2. Please note that a 200' buffer is required along the Poudre River in this district. The current conceptual plan shows some intrusion into this buffer by a drive and by one of the proposed buildings. While an access drive to the existing building is acceptable, please remove the proposed building from being within the 200' buffer. In addition, please consider the use of pervious or other low-impact development techniques for the drive within the buffer area. 3. While the 200' buffer has been mostly achieved in this current sketch, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Given the existing conditions on the site, there is little question that restoration and mitigation measures will be required for returning this site to an appropriate habitat adjacent to the Poudre River (predominately prairie habitat with minimal riparian habitat on the north edge of the property). Staff will work with the applicant, as needed, to develop a landscape plan that is mutually acceptable. Response: Comments noted. We have held multiple meetings with city staff from various departments to confirm that we are meeting the recommendations of the Ecological Characterization Study, the elimination of any portions of the building or parking from within the 200’ setback, and the expectations for landscape treatment of the restored areas within the 200’ setback. The plans reflect the result of these discussions, and we look forward for your continued coordination. 4. The City's green building program has many programs that may benefit your project. Resources are available at the Green Building web page: http://www.fcgov.com/greenbuilding/. Of particular interest may be the Integrated Design Assistance Program, which offers financial incentives and free technical support to those interested in delivering high-performance buildings that exceed building code requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this program. This is the direct link to the web page for this program: http://www.fcgov.com/conservation/biz-idap.php. Response: Noted. 5. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Reveille Bluegrass is one option for having bluegrass lawns and using less water. Response: Noted. 6. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several 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 (221-6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: Given the significant site restrictions (200’ river setback, adjacent BNSF RR, and historic building setback requirements), several of the existing trees south of the existing building will be impacted to accommodate the building addition. We are exploring the ability to transplant some or all of these trees, but have indicated mitigation of these trees on site based on the values that have been assigned by the City Forester. Department: Engineering Development Review Contact: Susan Joy, 970-221-6603, sjoy@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. Department: Engineering Development Review Contact: Susan Joy, 970-221-6603, sjoy@fcgov.com 2. The City’s Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Response: 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. Response: Noted. 4. Please contact the City’s Traffic Engineer, Joe Olson (224-6062), and the Transportation Planning Department (416-2040) to schedule a scoping meeting and determine if a traffic study is needed for this project. Response: Noted. We have included a traffic study based on the scoping meetings with city staff. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Noted. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Response: Noted. 7. This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented with any project. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT. Response: Noted. 8. Utility plans are required for this project and a Development Agreement will be recorded once the project is finalized. Response: Noted. Utility plans are included. 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Noted. 10. Please see chapter 19 of LCUASS for all parking standards. Response: Noted. 11. The Railroad will need to sign off on the plan sets if improvements are proposed within their right of way. Response: Noted. Department: Electric Engineering Contact: Alan Rutz, 970-224-6153, arutz@fcgov.com 1. There is an existing electric line that is beneath the proposed building. This line will need to be relocated. System modification charges will apply. Response: Noted. 2. There is an existing electric tunnel near or under the west side of the proposed building. There is a fiber optic line in the tunnel going into the existing building. Response: Noted. 3. Coordinate transformer location with Light and Power. Submit C-1 form with load requirements. Response: Noted. 4. Electric development charges will apply. Response: Noted. Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com 1. The proposed development is subject to a Basic Development Review, please contact the Zoning Department regarding your formal submittal. Response: Noted.