HomeMy WebLinkAboutBOARDWALK CROSSING @ MASON STREET - PDP/FDP - FDP130003 - CORRESPONDENCE - (5)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
January 18, 2013
Steve Steinbicker
Architecture West, LCC
4710 S College Ave
Fort Collins, CO 80525
Re: 4012 S Mason St - Boardwalk Crossing Office/Retail
Description of project: This is a request to review the previously approved and expired Boardwalk
Crossing project development plan (PDP) located southeast of the intersection of Boardwalk Drive and
South Mason Street (Parcel #s 97351-58-001 & 973510580992). Changes requested to the original PDP
include lot line adjustments for new property/legal boundaries and an increase of 2,000 square feet to the
northwestern building containing office/retail. The site is located in the General Commercial District (C-G) and
retail/office 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 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, Sherry Albertson-Clark, at 970-224-6174 or salbertson-clark@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Land Use Code (LUC) 3.2.2(K)(5) There needs to be at least one accessible vehicle space per each of
the undeveloped lots that are being created. These spaces are required to be van accessible, located
near the primary entrance of the building and designated by a sign.
LUC 3.2.2(J) Requires vehicle use areas to be setback 15ft landscaped area from an arterial ROW line.
This would mean the parking spaces along Mason would need to be setback 15ft.
2. LUC 3.2.2(C)(4) BIcycle parking is required for each of the undeveloped lots that are being created (see
section for requirements).
3. Please label the dimensions of the landscaped areas and sidewalks that have vehicle overhang.
4. LUC 3.2.5 An enclosure is required that is adequate for both trash and recycling. Such enclosure shall
be designed with walk-in access without having to open the main service gate and located on a concrete
pad that is at least 20ft away from a public sidewalk.
If the enclosure is intended to serve both lots then a note on the plans is required explaining this use.
5. LUC 3.2.1 An updated/new landscape plan is required (see section for details).
LUC 3.2.4 An updated/new lighting plan is required this should include by not limited to a photometric
site plan complete with catalog cut sheets (see section for other details).
6. LUC 3.5.1(I) Plans (site, landscape and elevations) shall identify locations of the Mechanical/Utility
equipment (vents, flues, meters, RTU/ac, conduit...) and include notes on how such equipment is
painted/screened.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include 8-inch water mains and 8-inch sewers in
Boardwalk, Mason and the E/W drive to the south.
2. Existing water mains and sanitary sewers in this area include 8-inch water mains and 8-inch sewers in
Boardwalk, Mason and the E/W drive to the south.
3. If any restaurants are included in the development, grease interceptors will be required.
4. If any restaurants are included in the development, grease interceptors will be required.
5. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
6. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
7. Development fees and water rights will be due at building permit. The development fees will include a
sewer repay for the Warren Lake Trunk sewer.
8. Development fees and water rights will be due at building permit. The development fees will include a
sewer repay for the Warren Lake Trunk sewer.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. This site had a project approved on it previously. Please resubmit the drainage and erosion control
report along with the construction plan set.
2. Water quality and quantity requirements have not changed but the Stormwater Utility anticipates that City
Council will be approving new Low Impact Development (LID) requirements that will go into effect in mid
February 2013. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
The present draft requires that 50% of the new impervious area must be treated by an LID method and
25% of new parking lots must be pervious.
3. 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, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Design Criteria.
4. The design of this site must conform to the drainage basin design of the Mail Creek Master Plan Update
as well the City's Design Criteria and Construction standards.
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
1. 1. 1/7/2013: No comments.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
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 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.
> Be visible by painting and signage, and maintained unobstructed at all times.
*STRUCTURES THREE OR MORE STORIES IN HEIGHT
Required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one
of the required access routes meeting this condition shall be located within a minimum of 15 feet and a
maximum of 30 feet from the building, and shall be positioned parallel to on entire side of the building.
2006 International Fire Code 503.2.3, 503.3, 503.4 and Appendix D
3. FIRE CONTAINMENT
Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If containment is used, the
containment construction shall be reviewed and approved by the Poudre Fire Authority prior to
installation.
4. 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
5. 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
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. While this site is within 500' of a Natural Habitat or Feature, the requirement for an ECS (as per Section
3.4.1(D) of the Land Use Code) has been waived with the approval of the Director for the following
reasons:
1. The project is separated from any natural features, e.g., a wetland over 1/3 of an acre and an irrigation
ditch, by a distance greater than the buffer standard should it be applied and by Mason Street, and
2. The site does not have any known natural habitat value.
2. 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
impacts.
3. 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.
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.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@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.
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 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.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
5. A 6 ft detached sidewalk and 10 ft wide landscaped parkway along Mason St and a 5 ft detached
sidewalk and 8 ft wide landscaped parkway along Boardwalk will be required with this project. All 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
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project.
7. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Department: Electric Engineering
Contact: Alan Rutz, 970-224-6153, arutz@fcgov.com
1. Electric Development Charges will apply to lots 2A and 2B.
2. Submit C-1 form with load requirements and coordinate transformer locations with Light and Power.
Current Planning
Contact: Sherry Albertson-Clark, 970-224-6174, salbertson-clark@fcgov.com
1. Since the property is proposed to be subdivided, adequate parking should be provided for all portions of
the site and cross easements may be needed. Parking maximums for vehicles are 4:1,000 SF for retail
and 3:1,000 SF for general office.
2. Bicycle parking requirements for office and retail use are 1 space/4,000 square feet of GFA or
not less than 4 spaces. Of the bicycle parking, 20% must be enclosed and 80% in fixed bicycle racks.
3. The site is within the TOD, so these standards will apply. The previously-approved project may already
address a number of these in the approved design. Of particular importance are the character and image
standards of Section 3.10.5. The intent of this district is to encourage land uses, densities and design that
will enhance and support the transit stations along the Mason Corridor and include buildings that are oriented
toward the pedestrian. The landscaped parking setback along an arterial street (see Zoning comment # 1)
was required in the LUC when the original project was approved and there was apparently not a modification
approved for this standard. If this standard cannot be met with the proposed project design, a modification
could be requested.
4. Buildings in the TOD have a minimum height of 20' (measured to dominant roof line). See Section 3.10.5.F
for more detail in measuring height for this particular standard.
5. Office and retail uses are a Type 1 review in the General Commercial District, as long as the retail
component is less than 25,000 SF (current proposal is less than this amount of retail).
6. 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 issues that may occur later in the review process.
7. 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.
8. 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.
9. 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.
10. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
11. 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.
12. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid-design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 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