HomeMy WebLinkAboutLITTLE BEARS CHILD CARE - PDP - PDP120017 - CORRESPONDENCE -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
Kelly Melott
April 20, 2012
Melott Buildings, LLC.
110 Star View
Livermore, CO 80536
Re: 1247 Riverside Avenue & 1230 East Elizabeth - Child Care Facility
Description of project: The project proposal is to remodel the existing 7,559 square foot Children's
Speech Therapy Center and Green Path Financial Counseling Services at 1247 Riverside Avenue in order to
create a child care facility. And to utilize the empty lot at 1230 East Elizabeth Street as the child care facility's
playground. The playground is proposed to have an eight foot fence along south (Elizabeth Street) and west
(parking) sides, a six foot fence along the north and east sides, and a four foot fence along the outside of
the child care facility, along the path to the playground, and dividing the playground into separate "age
appropriate" areas. The playground will consist of natural play features such as small rocks and logs, grass,
a track, and shade structures.
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, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com.
Comment Summary:
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
Department: Zoning
The property is located in the Employment (E) zoning district and Child Care Centers are subject to an
Administrative Review thru. the Current Planning Dept. LUC 3.8.4 regulates Child Care Centers. Related
to that is a site/landscape/fencing plan indicating compliance with those regs.
1.
Note that shade structures will need to meet the building code. The building dept. has had to reject a
few of these because of insufficient snow/wind load. This use change likely changes occupancy
designation for building code application. Visit with Russ Hovland of the Building Dept. at 970.416.2341
for applicable building codes.
2.
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
Existing water mains and sanitary sewers in this area include a 12-inch water main and an 8-inch sewer in
Elizabeth and also in Riverside.
1.
The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
2.
If a water tap is needed for irrigating the playground area, development fees and water rights will be due
at building permit.
3.
4. The existing water service to 1247 Riverside is a ¾-inch service connecting to the main in Riverside.
Contact: Matt Baker, 970-224-6108, mbaker@fcgov.com
Department: Street Oversizing
Thank you for submitting the TIS for an estimate of Street Oversizing and Larimer County Regional Road
Fees.
This is a change of use, from office to day care. I understand that no additions to the 7,559 square foot
building are contemplated.
For a change of use, road impact fees would be calculated only the increased traffic generated from the
site. The previous office use could expect 61.64 primary trips per day based on the ITE.
The TIS you submitted for the day care shows 232.5 trips per day, however, many of these trips are pass
through, or chained trips. The City’s typical Trip Adjustment Factor for a neighborhood service use
indicates approximately 60 primary trips per day.
Based on this information, there will be no additional Street Oversizing Fees or Larimer County Regional
Road Fees for this proposed change of use.
1.
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
It is important to document the existing impervious area since drainage requirements and fees are based
on new impervious area. An exhibit showing the existing and proposed impervious areas is required.
1.
It doesn't sound like there may be an increase in impervious area except for a couple "open shade
structures". If there is an increase in impervious area greater than 1000 square feet a drainage and
erosion control report and construction plans are required and they must be prepared by a Professional
2.
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
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 have been updated 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.
Also if there is an increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as
long as it is not deeper than one foot.
3.
Water quality treatment is also required as described in the City's Stormwater Criteria Manual. Extended
detention is the usual method selected for water quality treatment; however the use of any of the BMPs is
encouraged. (http://www.udfcd.org/downloads/down_critmanual_volIII.htm)
4.
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.
The design of this site must conform to the drainage basin design of the Spring Creek Basin Master
Drainage Plan as well the City’s Stormwater Design Criteria.
6.
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
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.
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. 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.
2.
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@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 and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
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.
6.
This project will need to dedicate 1 foot of additional right of way along Riverside to meet the modified
arterial in constrained areas standard.
7.
This project will need to dedicate additional right of way along E. Elizabeth Street to meet the 76 feet
right of way standard for a collector street with parking. Currently it appears there is 62 feet of right of way
existing.
8.
It appears that an access easement will be required at the south entrance off of Elizabeth Street. This is
required as the access is shared by the 1230 and 1236 properties. Similarly the access to the northeast
off of Riverside will also require an access easement as this access appears to be shared between 1241
and 1247.
9.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
The sidewalk along Riverside is 4 feet in width existing. Per Arterial and constrained Arterial standards
the sidewalk must be constructed to a minimum of 6 feet in width. This can be achieved by adding on a
new 4 foot section of sidewalk to the back of walk to keep the concrete joint in the middle of the 8 foot
walk, or the existing 4 foot sidewalk can be removed and replaced with a new 6 foot wide sidewalk.
11.
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Department: Electric Engineering
Electric development charges and system modification charges may apply if the electric service needs
to upgraded or modified. If this is the case, contact Light and Power Engineering for an estimate of
these charges (970) 221-6700. The new fence needs to maintain three feet of clearance on the electric
meter, and three feet of clearance the sides and back of the transformer. Eight feet of clearance needs
to be maintained on the front of the transformer.
1.
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Current Planning
What is the maximum number of children that would attend this day care center at one time? Reason being
is that Section 3.8.4 of the Land Use Code requires a minimum sized outdoor play area of 2,500 square
feet for every 15 children.
On the site plan, please have a table called out with the regulation/standard, building square footage,
square footage of outdoor play area and then state the maximum children allowed in this facility under the
LUC.
The standard is as follows:
(A) A minimum of two thousand five hundred (2,500) square feet of outdoor play area shall be provided for
fifteen (15) children or fewer, with seventy-five (75) additional square feet being required for each additional
child, except that the size of the total play area need only accommodate at least fifty (50) percent of the
capacity of the center, and that such outdoor play area shall not be required for drop-in child care centers.
For the purposes of this subsection, the capacity of the center is calculated based upon indoor floor space
reserved for school purposes of forty (40) square feet per child. Any such play area within or abutting any
residential district shall be enclosed by a decorative solid wood fence, masonry wall or chain link fence
with vegetation screening, densely planted. The height of such fence shall be a minimum of six (6) feet and
shall comply with Section 3.8.11. Where access to preschool nurseries is provided by other than local
streets, an off-street vehicular bay or driveway shall be provided for the purpose of loading and unloading
children.
1.
Section 3.2.2(K)(1)(h) deal with parking for daycare. The standard states that there shall be 2 parking
spaces per three (3) employees, or one (1) parking space per one thousand (1,000) square feet of floor
area, whichever requires the greatest number of parking spaces.
In the event that a child care center is located adjacent to uses such as retail, office, employment or
industrial uses, and the mix of uses creates staggered peak periods of parking demand, and the adjacent
landowners have entered into a shared parking agreement, then the maximum number of parking spaces
allowed for a child care center shall be three (3) spaces per one thousand (1,000) square feet of floor area.
When staggered peak periods of parking demand do not exist with adjacent uses such as retail, office,
employment or industrial uses, then the maximum number of parking spaces allowed for a child care
center shall be four (4) spaces per one thousand (1,000) square feet of floor area.
Please note that handicapped spaces are required as well.
2.
Child care center is listed under a commercial/retail use in Section 4.27(B)(2)(c) of the Land Use Code,
therefore bicycle parking is required per Section 3.2.2(C)(4).
For convenience and security, bicycle parking facilities shall be located near building entrances, shall be
visible from the land uses they serve, and shall not be in remote automobile parking areas. Such facilities
shall not, however, be located so as to impede pedestrian or automobile traffic flow nor so as to cause
damage to plant material from bicycle traffic.
Bicycle parking facilities shall be designed to allow the bicycle frame and both wheels to be securely
locked to the parking structure. The structure shall be of permanent construction such as heavy gauge
3.
tubular steel with angle bars permanently attached to the pavement foundation. Bicycle parking facilities
shall be at least two (2) feet in width and five and one-half (5½) feet in length, with additional back-out or
maneuvering space of at least five (5) feet.
The project must bring the site into compliance with landscaping requirements in Section 3.2.1., so a
separate landscaping plan will be required.
Please keep in mind that parking lot perimeter and interior landscaping is required per this Section. Land
Use Code (LUC) 3.2.1(E)(5) This section requires at least 6% of the interior of the parking lot to be
landscaped. This does not not include perimeter landscaping. Please provide a table on your landscape
plan to illustrate how you meet this standard.
4.
Landscape plans submitted shall include:
-Accurate and clear identification of all applicable hydrozones using the following categories:
High Hydrozone:18 gallons/s.f./season, Moderate Hydrozone:10 gallons/s.f./season, Low Hydrozone: 3
gallons/s.f./season, Very Low Hydrozone: 0 gallons/s.f./season
A water budget chart that shows the total annual water use, which shall not exceed fifteen (15)
gallons/square foot over the site, including all hydrozones used on the landscape plan.
Please see LUC 3.2.1(E)(3) for additional details.
5.
Per LUC 4.27(D)(2)(c), child care centers are considered a secondary use in this zone district. This LUC
Section states that "all secondary uses shall be integrated both in function and appearance into a larger
employment district development plan that emphasizes primary uses... The following permitted uses shall
be considered secondary uses in this zone district and together shall occupy no more than twenty-five (25)
percent of the total gross."
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 hiccups 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.
13.
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