HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - PDP - PDP130003 - CORRESPONDENCE - (4)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
Jason Messaros
October 03, 2012
BHA Design
1603 Oakridge Dr.
Fort Collins, CO 80525
Re: Harmony & Lady Moon Medical Campus
Description of project: This is a request to construct a new Medical Campus at Harmony Road and Lady
Moon Drive (Parcels # 8604005001, 8604000010, and 8604000023). The site is zoned Harmony Corridor
District (H-C); hospitals are permitted subject to an administrative review; however, new structures greater
than 80,000 square feet in gross leasable area are subject to Planning and Zoning Board (Type 2) review per
LUC 4.26 (D)(3)(b).
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, Jason Holland, at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
Department: Zoning
1. refer to LUC 3.2.2(K) for max. parking requirements
LUC 3.5.3(B)(2) Build-to Lines: Can the buildings shift north and west closer to both Harmony and Lady
Moon so there is less parking towards Harmony and the n-w corner?
2.
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
Existing water mains in this area include a 16-inch water main in Lady Moon from Harmony to
Timberwood, a 12-inch water main in Lady Moon from Timberwood to Precision and an 8-inch water main
in Le Fever from Lady Moon to Cinquefoil, In addition, there are two water mains stubbed east of Lady
Moon.
1.
This project will be responsible for installing a 12-inch water main in Cinquefoil and looping back to Lady
Moon through the north part of the project site.
2.
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
3. All water mains extending to the site must be used or abandoned at the main.
4. Wastewater service in this area is provided by the South Fort Collins Sanitation District.
The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
5.
6. Development fees and water rights will be due at building permit.
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
Department: Transfort
Two routes run adjacent to this site along Lady Moon Drive (route 16 and 17). Two stops are located on
this site, one the southwest corner and one on the northwest corner. These stops will need to be
upgraded and integrated into this site plan according to the Land Use Code Section 3.6.5. A concrete
pad shall be provided for a stop of at least 12' by 18' wide with a direct connection to a sidewalk and
curb. The stops shall be located in a Transit Easement. Please contact me and I can assist in exact
location of stops.
1.
The land use code also requires development provide accomodations for future transit routes. The
Harmony Road corridor is identified as an Enhanced Travel Corridor and within the next few years transit
service is planned to be expanded beyond Lady Moon Drive to the Harmony Transfer Center at
Harmony Road and I-25. This site will need to incorporate one bus stop pad along Harmony Road for
future use, the pad will need to be located in a Transit Easement and shall have direct access to the
sidewalk and adjacent to Harmony Road. Please contact me with questions as you integrate these stops
into your site.
2.
Design considerations should be made to accomodate ease of access into this site from Harmony
Road. The current site plan would require pedestrians travel 200 plus feet to get to the entry of the
structures.
3.
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
1. A drainage and erosion control report and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four-step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer and there is a final site inspection required when
the project is complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control requirements are in the Stormwater Design Criteria Section 1.3.3. If
you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com.
1.
2. In the East Harmony Portion of McClelland Creek drainage basin onsite detention is required with a
0.5 cfs/ac release rate for the 100 year storm.
2.
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
3. 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.
3.
4. The plan submitted shows an outfall from a detention pond but it doesn't show the storm drain that it is
to tie into. There is an allowed outfall in the East Harmony Portion of McClelland Creek Master Drainage
Plan referred to as Outfall #3 but it has not been built. This would have to be designed and constructed
with this project if it is not installed prior to this project approval. Please refer to Final Drainage and
Erosion Control Report for Presidio Apartments, December 21, 2009 prepared by Northern Engineering
for more information on this outfall.
4.
5. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/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.
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. 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 or a minimum amount in
accordance with the Fort Collins Stormwater Design Criteria.
5.
6. The design of this site must conform to the drainage basin design of the East Harmony Portion of
McClellands Creek Master Drainage Plan as well the City's Stormwater Design Criteria.
6.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
WATER SUPPLY
Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department.
Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Commercial
requirements: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300
feet to the building, on 600-foot centers thereafter.
2006 International Fire Code 508.1 and Appendix B
1.
REQUIRED FIRE ACCESS
Fire access roads (Fire Lanes) shall be provided for every facility, building or portion of a
building 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. The fire code official is authorized to increase the dimension of 150 feet
if the building is equipped throughout with an approved, automatic fire-sprinkler system.
2006 International Fire Code 503.1.1
2.
FIRE LANE REQUIREMENTS
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:
3.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
< Shall be designated on the plat as an Emergency Access Easement.
< Maintain the required 20 foot minimum unobstructed width (*see NOTE below) & 14 foot minimum
overhead clearance.
< Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
< Be visible by painting and signage, and maintained unobstructed at all times.
< Have appropriate maintenance agreements that are legally binding and enforceable.
*NOTE: For structures three stories or more in height; required fire lanes shall be 30 foot wide minimum
on at least one long side of the building.
2006 International Fire Code 503.2.3, 503.3, 503.4 and Appendix D
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 Local Amendments
4.
PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
2006 International Fire Code 505.1
5.
PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
Where adequate radio coverage cannot be established within a building, public-safety radio amplification
systems shall be installed in new buildings greater than 50,000 square feet after the core/shell but prior to
final build out. For the purposes of this section, fire walls shall not be used to define separate buildings.
Poudre Fire Authority Bureau Policy 07-01
6.
FIRE ALARM SYSTEMS
A manual fire alarm system shall be installed in Group I occupancies. An electrically supervised,
automatic smoke detection system shall be provided in accordance with Section 907.2.6.2.
2006 International Fire Code 907.2.6; International Building Code 407.2
7.
AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system shall be provided throughout buildings with a Group I fire area. The
system shall be electrically supervised.
2006 International Fire Code 903.2.5; 903.4
8.
KEY BOXES REQUIRED
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s)
on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be
higher than 6 feet above finished floor.
2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20
9.
ALTERNATIVE AUTOMATIC FIRE-EXTINGUISHING SYSTEMS
Commercial cooking systems will require an approved Hood & Duct system.
2006 International Fire Code 904.11
10.
FIRE DEPARTMENT CONNECTIONS
Fire department connections shall be installed remote from the buildings and located on the street or fire
11.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
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.
2006 International Fire Code 912.2 and Poudre Fire Authority
HELISTOP
It is understood that the helicopter landing zone shall be defined and classified as a Helistop rather than
a Heliport, as noted on the conceptual plan.
12.
EMERGENCY POWER
Emergency power shall be provided.
13.
14. SMOKE DETECTORS REQUIRED
TEMPORARY FIRE ACCESS
The Poudre Fire Authority will work with the developer to identify and ensure adequate fire access during
facility construction. PFA does not require fire lane completion or fire hydrant operation until buildings go
vertical.
15.
SHORT-TERM FIRE PARKING NEAR ED
As a frequent occurrence, fire department apparatus will trail the ambulance to the ED in order to pick up
fire personnel who have attended the patient to the hospital. As such, fire apparatus will be temporarily
parked adjacent to the ED from time to time. As the PFA does not wish to further contribute to traffic
congestion, restrict access, or create other hazards on the site, it is recommended the facility plan for
this event by providing for and designating an area where fire apparatus may be temporarily parked. This
area need not be a dedicated fire lane but must be constructed in accordance with a fire lane
requirements and provide for turn around.
16.
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
The Land Use Code requires that any site within 500' of a natural habitat or feature adhere to Section 3.4.1
of the Land Use Code, including the submittal of an Ecological Characterization Study and the application
of buffer standards to protect the site's natural resources. The Land Use Code allows for features to be
identified in at least two manners: (1) be included in the Natural Habitat and Features Inventory Map, or (2)
from site visits or other observations, features are identified that would have been included on the map.
While no natural features or habitats are mapped on this site, a site visit conducted by staff last week
suggests the grove of trees on the western portion of the site may contain wildlife value for resident and
migratory species. In addition, the southern portion of the property appears to be inhabited by a prairie
dog colony. I would suggest that a joint site visit between a representative from Natural Areas, the City
Forester, and myself should be conducted to further assess the site's ecological value to determine if
Section 3.4.1 of the Land Use Code should apply.
1.
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. If any trees on 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 as the result of development
2.
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
impacts.
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.
3.
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.
4.
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Department: Engineering Development Review
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.
1.
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
2.
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.
3.
Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting for the
traffic study needed for this project. In addition, please contact Transportation Planning for their
requirements as well for non-vehicular traffic study analysis requirements.
4.
Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
5.
This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Cinquefoil Lane was indicated on the drawings as an assumed industrial local street. The City’s
Master Street Plan classifies Cinquefoil Lane as a collector roadway and would need to be built to either
a major or minor collector in accordance with LCUASS criteria. La Fever Drive will likely be designed
and built to Industrial standards, pending confirmation of the appropriateness of the roadway classification
in the traffic study, and was not anticipated to be classified as a collector street with the original
development of the Brookfield (Morningside Village) development.
6.
The site plan only shows sidewalks along Lady Moon Drive and Harmony Road. Sidewalk should be
provided on the other public streets with the development with right-of-way dedicated to coincide with the
back of walk.
7.
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Department: Engineering Development Review
The approved Harmony Technology Park 4th Amended ODP specifies the extension of Timberwood
Drive through the property. It appears an amendment to the ODP is required with the proposed
development varying from the ODP of record. Additionally, does the alignment of LeFever drive match
existing right-of-way to the east of the property and the existing drive approach at the west end of the
property? An altering of the previously planned alignment may require indication as part of an
amendment to the ODP as well.
8.
The first proposed access along Lady Moon Drive off of Harmony Road is north of the planned access
that allows for a left turn movement. It appears the indication of the site plan is to have this new driveway
access north of the planned access, be limited to right-in, right-out. By limiting this movement to right-in,
right-out this access north of the originally intended access may likely be acceptable, however the
existing median would likely then need to be extended to ensure the access does function as right-in,
right-out access.
9.
The traffic study will identify impacts to the surrounding existing street infrastructure and as a result may
demonstrate a need for additional improvements attributable to the development. City transportation staff
has previously identified the need for a right turn lane on eastbound Harmony Road to southbound Lady
Moon Drive which may very well need to be constructed at this time, whereupon the costs for this right
turn lane would be attributable to the development of the MAVD property, this development, and City
street oversizing. Additionally, it is conceivable that with this development a right turn lane would be
required for eastbound Harmony Road to southbound Cinquefoil Lane. There may also be the need to
explore the extension of Cinquefoil Lane south of the development boundary to where it exists today as
constructed with the Brookfield/Morningside Village development in order to provide additional direct
connectivity. There may be additional infrastructure requirements unknown at this time that would be
identified through the completion and review of the traffic study.
10.
11. Construction plans will be required.
A Development Agreement is required and will be recorded once the project is finalized with recordation
costs paid for by the applicant.
12.
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
The development is required to repay the City for the cost of the local street portion of Harmony Road
improvements, which would be required prior to the issuance of the first building permit.
14.
Contact: Alan Rutz, 970-224-6153, arutz@fcgov.com
Department: Electric Engineering
Electric development charges will apply to this project. Please provide a name and address for these
billing charges.
1.
Submit an approved plat and a Commercial C-1 form with load requirements. Coordinate transformer
locations with Light and Power.
2.
3. Please submit an electric one line drawing and panel schedule drawing for each main panel.
Contact: Alan Rutz, 970-224-6153, arutz@fcgov.com
Department: Electric Engineering
4. An AutoCad drawing of the final utility plan will need to be emailed to Terry Cox at tcox@fcgov.com
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Current Planning
The proposed project will likely require a major amendment to the Harmony Technology Park Overall
Development Plan. This can be submitted concurrently with a Project Development Plan for the medical
campus.
1.
Project submittals with new structures greater than 80,000 square feet are subject to Planning and Zoning
Board approval. Additionally, the heliport is subject to Planning and Zoning Board approval.
2.
Please note that the parking areas will need to be screened from public streets with a combination of
berms, landscaping and low walls. A combination of the three is encouraged.
3.
The parking area along Harmony Road exceeds the 200 space maximum and will require a modification
request or a reduction in parking.
4.
Minor alterations and additions to the walkways will be needed as the plan is refined to enhance direct
pedestrian flow per LUC Section 3.2.2(C)(5). A second pedestrian crosswalk connection west of the main
entry is encouraged, similar to the cross connection shown to the north. Design and flow of walkways and
drive crossings will be a key feature of the campus-oriented plan. A redline of the concept plan is
available.
5.
A connecting walkway is required on both sides of the drive isle from Lady Moon Drive to the primary
entry. See 3.2.2(C)(5). Sidewalks will be required along the Cinquefoil Lane right of way.
6.
The access drives and connecting walkways will require one street tree per 40 linear feet, please
reference Section 3.2.1(E)(5)(d).
7.
Please note that the service area must be screened using materials that are of equal quality to the principal
materials of the building and landscape and that integrate the screening into the site plan.
8.
Please be aware that buildings over 40 feet in height will require building height review per LUC Section
3.5.1(G).
9.
We encourage any opportunity to use naturalized landscaping to visually extend and integrate the
detention areas within the site plan.
10.
Please be aware that the build-to line along Cinquefoil is 15 feet. The future phase CUP may be closer
than 15 feet?
11.
12. Please explore opportunities to adjust the site plan to make wider perimeter parking landscape medians.
Refer to Section 2.2.11(D)(4) for details of the PDP vesting extension process, which is a legislative act
requiring two Council readings. It appears that this would likely be an appropriate project for this process.
13.
Portions of the building facade that are temporary "phase walls" will need to address the 3.5.3 building
standards.
14.
15. Please consider snow storage as part of the site plan effort.
An alternative compliance request will be required for proposed parking over the maximum permitted. It
appears that this would likely be an appropriate project and use for alternative parking compliance,
provided that the parking impacts are mitigated.
16.
Please be aware of the bicycle parking standards in Section 3.2.2(C)(4), which have been recently
amended.
17.
Explore shifting the MOB located in the southwest corner of the site towards La Fever to address Section
3.5.3(B)(2) and enage the street corner architecturally.
18.
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.
19.
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.
20.
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.
21.
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.
22.
Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
23.
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.
24.
When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
25.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid-design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a
pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
416-2341