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HomeMy WebLinkAboutSUNSHINE HOUSE FC EARLY LEARNING ACADEMY - PDP/FDP - FDP130041 - 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 September 17, 2013 Cathy Mathis The Birdsall Group 444 Mountain Ave Berthoud, CO 80513 Re: 2060 Perennial Ln - Child Care Center Description of project: This is a request to subdivide land and construct a child care center located at 2060 Perennial Lane / Tract A of the Plat of The Grove at Fort Collins (Parcel# 97233-80-901). Tract A would be subdivided into two 1.9 acre lots. A 9,000 square foot child care center, parking and play yards would be constructed on the northern lot. The site is located in the Employment (E) Zone District. Child care centers are subject to Administrative (Type 1) review in the Employment zone district. 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, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com. Comment Summary: Department: Zoning Contact: Ali van Deutekom, , avandeutekom,@fcgov.com 1. Land Use Code (LUC) section 3.2.2(K)(1)(h) Child Care Centers have a minimum parking requirement based on the number of employees or square feet of floor area. Please provide the number of staff. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. RESPONSE: Parking calculations are shown on the site plan. 2. LUC 3.2.2(L) Table A and B Standard 90 degree parking stall is 19'x 9' Two-way drive aisle is a minimum of 24' in width RESPONSE: Acknowledged. Drive aisle and stalls meet this requirement. 3. LUC 3.2.2(C)(b) Child care centers have a minimum bicycle parking requirement based on the square footage of 1/3,000 SQFT, minimum of 4 spaces, all of these spaces could be fixed bicycle rakes. RESPONSE: We have 4 spaces shown on the plans. 4. LUC 3.2.1 A landscape plan is required which includes but is not limited to street trees (see section for further details) RESPONSE: A landscape plan is provided. 5. LUC 3.2.1(E)(5) A minimum of 6% of the interior space of all parking lots is required to be landscaped. Please show the calculations on how this is being met. RESPONSE: This calculation is shown on the landscape plan. 6. LUC 3.2.1(E)(4) Parking lot Perimeter landscaping is required (these areas are not part of the interior landscaping). RESPONSE: Acknowledged. 7. LUC 3.2.4 A lighting plan is required that includes a photometric site plan and catalog cut- sheets. RESPONSE: A photometrics plan is provided. 8. LUC 3.5.3 These building design and location standards do apply. Please note that this means the building should be built to the street corner of this corner lot unless you can show compliance with one of the exceptions. RESPONSE: As discussed with staff, the outdoor play yards meet the exception to this standard. 9. LUC 3.2.5 All development, to the extent reasonably feasible, shall provide adequately sized conveniently located, accessible trash and recycling enclosures located on a concrete pad. RESPONSE: Acknowledged. 10. LUC 3.8.4(A) See this section to determine the maximum allowed capacity for the center. The submitted plan must show the calculations and dimensions of the outdoor play area. RESPONSE: The square footages and dimensions are shown on the site plan. 11. LUC 4.27(B) A child care center in the E zone requires a Type I review and public hearing. RESPONSE: Acknowledged. 12. LUC 4.27(D)(2) A Child care center in the E zone is classified as a secondary use. Secondary uses cannot exceed 25% of the area of the development plan, which in this case is the Amended CSURF Centre for Advanced Technology Overall Development Plan (ODP). A number of secondary uses already exist in the E zoned portion of the ODP, so the applicant will need to provide calculations showing compliance. RESPONSE: Acknowledged. We have provided the calculations on the Site Plan. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include a 12-inch water main and 18- inch sewer in Centre Avenue, an 8-inch water main in the original Rolland Moore Drive to the east, an 8-inch water main and an 8-inch sewer in Perennial Lane and a 12-inch sewer in a N/S alignment extending onto the site from the intersection of Perennial and Rolland More. RESPONSE: Acknowledged 2. There are temporary water and sewer taps on the site for The Grove leasing trailers. Development fees and water rights have NOT been paid for these temporary taps. If not used, these services must be abandoned at the mains. RESPONSE: The existing water and sewer services will be abandoned at the main pursuant to the Amended Development Agreement for The Grove at Fort Collins. The hope is to coordinate the new water and fire services so as to allow a single, concurrent street cut in Perennial Lane. 3. The 12-inch sewer extending onto the site may be in conflict with the building; therefore, some modification of the sewer will likely be needed. This sewer could potentially provide sewer to the other portion of Tract A. RESPONSE: A portion of the 12-inch sewer is proposed to be removed. Associated portions of the existing easement are proposed to be vacated. A new manhole is proposed to terminate the existing sanitary sewer main and support a new sanitary sewer service. 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged. 5. Development fees and water rights will be due at building permit. RESPONSE: Acknowledged. 6. If a commercial kitchen is included in the project, a grease interceptor will be required. RESPONSE: Currently the proposed building does not include a commercial kitchen. Department: Transportation Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com 1. Please coordinate the bus stop details with Emma McArdle in Transfort as well as Ward Stanford and Joe Olson in Traffic. RESPONSE: See response below. Department: Transfort Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com 1. According to LUC section 3.6.5, development shall accommodate existing and proposed transit service. Transfort has one route currently serving Centre Avenue and we have an inaccessible bus stop located on Centre across from this site. As properties develop we require bus stops be upgraded to meet our standards. To comply with these standards please provide an 8' deep by 20' wide concrete pad behind the existing sidewalk with a 5' wide connection to the existing sidewalk also provided through the existing parkway. This should be approximately 50' south of the intersection and needs to be located either within ROW or in a Transit Easement. I am happy to assist in exact location and size to fit into your development plans. Please contact me for more information. RESPONSE: A 8’ x 20’ pad is shown on the plans. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. Floodplain Comments: A small portion of this lot is located in the Spring Creek FEMA- regulatory 100-year flood fringe, and any development within the floodplain must satisfy the standards of Chapter 10 of City Code. A FEMA Flood Risk Map is attached. RESPONSE: The current effective (May 2012) FEMA- regulatory 100-year flood fringe is shown within the Utility Plans. A Floodplain Use Permit will be obtained for the small amount of non- structural sitework (sidewalk, grading, landscaping, etc.) within the 100-year flood fringe. 2. According to the site plan included with this submittal, the proposed building will not be located in the floodplain; however the access to the site will be in the 100-year floodplain. Since critical use facilities (group homes, residential care facilities, congregate care facilities, daycare facilities, etc.) are not allowed in any portion of the 100-year floodplain, it is imperative that all parts of the proposed building remain out of the floodplain. Although dry access is not required, it is strongly encouraged. At a minimum, an emergency exit onto Centre Avenue or the street to the north will be required. Furthermore, At-Risk population Critical Facilities (daycares) are also prohibited from the 500-year floodplain. Currently, there is not a 500-year floodplain mapped for Spring Creek. However, legislation passed by Congress last year requires a 500-year floodplain to be mapped in the future. It is highly likely that more of the site will be mapped into the 500- year floodplain in the future. Any existing critical facility newly mapped into the floodplain would be considered to be non-conforming at that time. This would mean that the facility could not be expanded to accommodate additional children. We would recommend locating on the subdivided parcel to the south to avoid the critical facility issues with the 100-year floodplain and future 500-year floodplain and to minimize the life-safety risk associated with having a daycare in or near the floodplain. RESPONSE: The Applicant obtained the current effective floodplain model from City Stormwater Staff. This model was used to approximate a potential 500-year base flood elevation for the subject property. The lowest floor elevation of the proposed critical facility has been set over 5-ft above the anticipated 500-year BFE. Dryland access in the 100-year event is not expected to be concern either. At a minimum, dryland access will be provided to Perennial Lane, and then south to new Rolland Moore Drive and Centre Avenue. Also, the current floodplain mapping does not represent the 4-ft of fill that was placed when The Grove connected Perennial Lane to the Old Rolland Moore Drive (Botanical Lane) terminus. Therefore, it is likely that dryland access will also be available to Perennial Lane, and then north to Botanical Lane. The risk potential is acknowledged. However, the Applicant feels that the risk is minimal. The elevated site and roadways are expected to remain above 500-year floodplain mapping, and 100-year dryland access is provided. 3. Any and all construction activities in the 100-year flood fringe, including by not limited to fencing, filling, grading, paving, excavation, or storage of equipment or materials, must be preceded by a Floodplain Use Permit, $25 fee, and approved plans. The permit form can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. RESPONSE: Acknowledged. 4. Development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these documents when preparing your plans for submittal. You can contact Shane Boyle of Stormwater Master Planning at sboyle@fcgov.com for floodplain CAD line work, as required per the floodplain development review check list. RESPONSE: Acknowledged. Thanks to Shane for providing floodplain information. 5. The Floodplain Administrator for the Spring Creek Basin is Brian Varrella; 970.416.2217, bvarrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com with any questions or comments. RESPONSE: Acknowledged. 6. Stormwater Development Review comments: A drainage report, 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 report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. RESPONSE: An Erosion Control Report has been prepared and supplied with the combined Project Development Plan (PDP) and Final Plan (FP) submittal. 7. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. This site may have been included in the analysis that was done for the Grove where the design engineer proved that no onsite detention is needed. Please verify and document in the drainage report. RESPONSE: This property (Tract A) was included within the overall development of The Grove. Within the design of The Grove, fully developed runoff was accounted for from Tract A in the pond located southwest of Botanical and Perennial Lanes. A drainage conformance letter has been included with this submittal. 8. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs). http://www.fcgov.com/utilities/business/builders-and- developers/development-forms-guidelines-regulati ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. RESPONSE: The aforementioned pond designed with The Grove provides 100% water quality treatment for all of Tract A in the fully developed condition. 9. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?goback=.gde_4605732_member_219392996. LID design information can be found on the City's web site at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines regulations/stormwater-criteria. RESPONSE: A permeable paver system has been designed with this project and encompasses over 25 percent of the proposed parking area. This LID component also treats roughly 50 of the new impervious area, including the entire parking lot itself, which is the primary area of concern from a pollutant source standpoint. 10. The drainage outfall for the site is the same channel leading to Spring Creek that the Grove is using. If that project did not account for this site to drain that way a bypass line maybe needed. RESPONSE: The Grove did account for site to outfall into Spring Creek. 11. The design of this site must conform to the drainage basin design of the Mail Creek Master Plan Update as well the Fort Collins Stormwater Manual. RESPONSE: Acknowledged. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 1. 8/26/2013: No comments RESPONSE: Acknowledged. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com 1. It appears there is an existing tree on site. Please contact Tim Buchanan, City Forester to discuss tree preservation. Coordination with Lindsay Ex, Senior Environmental Planner, regarding the tree is also recommended. RESPONSE: An on-site meeting with the City Forester was held on September 23rd and it was determined that the tree will be removed due to the site improvements. Since the tree was deemed fair to minus, two mitigation trees will be required. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Commercial hydrants are required 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 RESPONSE: Acknowledged. 2. FIRE LANES Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, 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 RESPONSE: Based on a conversation with Jim Lynxwiler, we have provided a 150’ dead end fire lane that meets this requirement. 3. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. 2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. RESPONSE: Acknowledged. 4. FIRE CONTAINMENT The building exceeds 5000 square feet and 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. RESPONSE: Acknowledged. 5. OCCUPANCY CLASSIFICATION Day care: The use of a building or structure, or portion thereof, for educational, supervision or personal care services for more than five children older than 2 1/2 years of age shall be classified as an E Occupancy. RESPONSE: Acknowledged. Building will be designed as an E occupancy. Child Care: A facility that provides supervision and personal care on less than a 24-hour basis for more than five children 2 1/2 years of age or younger shall be classified as a Group I-4 Occupancy. EXCEPTION: A child day care facility which provides care form more than five but no more than 100 children 2 1/2 years or less of age, when the rooms where such children are cared for are located on the level of exit discharge and each of these child care rooms has an exit door directly to the exterior, shall be classified as a Group E Occupancy. RESPONSE: Acknowledged. 6. FIRE SPRINKLER SYSTEM Group E Occupancy: An automatic sprinkler system is not required in Group E fire areas less than 20,000 SF. 2006 IFC 903.2.2 Group I Occupancy: An automatic sprinkler system shall be provided throughout buildings with a Group I fire area. 2006 IFC 903.2.5 RESPONSE: Acknowledged. 7. FIRE ALARM SYSTEMS Group E Occupancy: A manual fire alarm system shall be installed in Group E Occupancies when the occupant load is 50 or more. IFC 2006 907.2.3 Group I Occupancy: 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 Sections 907.2.6 and 907.2.6.2. RESPONSE: Acknowledged. 8. 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 RESPONSE: Acknowledged. 9. COMMERCIAL KITCHEN HOODS A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors. 2006 International Fire Code 609.2 RESPONSE: A Type 1 hood will be provided at the domestic cooking appliance. 10. FDC For all sprinklered buildings, the Fire Department Connection shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. 2006 International Fire Code 912.2 RESPONSE: The FDC location is proposed on the northwest elevation of the building facing Perennial Lane. 11. 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 RESPONSE: Acknowledged. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (wetlands, wet meadows, and aquatic areas). Please note the buffer zone standards range from 50 100' for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. RESPONSE: An ECS has been submitted 10 days prior to the PDP submittal. 2. Within the buffer zone, 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. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. RESPONSE: Acknowledged. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. RESPONSE: Acknowledged. 4. With the minor amendment approved this past year, the site had to be returned to its prior state. There was a wet area (not delineated as a wetland) on the northwest corner of this site which will need to be restored through that process. RESPONSE: Acknowledged. As agreed, CSURF will donate $5,000 to mitigate for impact to above-mentioned wetland. A new wetland will be constructed with the same quality and function. 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. RESPONSE: Acknowledged. 6. Projects in the Vicinity of Spring Creek must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: “Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations.” RESPONSE: Acknowledged. 7. We'll need to discuss fencing as this project moves forward as well, pursuant to Section 3.4.1(E)(1)(i). Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. RESPONSE: Acknowledged. 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: Acknowledged. 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. RESPONSE: We will be providing a Traffic Study. 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 RESPONSE: Acknowledged. 5. 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. The existing access ramp at the southwest corner of (to be renamed) Rolland Moore Drive and Centre Avenue will need to be replaced with directional access ramps with truncated dome detection in accordance with LCUASS. RESPONSE: Acknowledged. 6. The plans for The Grove at Fort Collins indicate an existing 20’ sanitary sewer easement that bisects the property and the building as shown would appear to be situated on top of the easement. Vacating an easement (with verification of the ability to do so from Roger Buffington) would require a $400 TDRF as well as Larimer County recordation costs. RESPONSE: Acknowledged. 7. Sidewalk and corresponding access ramps on the east side of Perennial Lane would need to be constructed abutting the property. RESPONSE: A sidewalk is proposed along the east side of Perennial Lane within the limits of Lot 1. 8. Cross access to the undeveloped property to the south would be considered ideal. Access points and spacing along public streets will need to be reviewed with the submittal. RESPONSE: A cross-access easement will be dedicated from Lot 1 south to Tract A. 9. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. RESPONSE: There is no additional ROW required for this project. 10. Construction plans will be required. RESPONSE: Acknowledged. 11. A Development Agreement will be required and recorded once the project is finalized with recordation costs paid for by the applicant. Per the amended Development Agreement for the Grove, which was modified to include this parcel, a new development agreement would be needed specific to development of the parcel. RESPONSE: Acknowledged. 12. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. 13. If the project is able to develop without replatting the property, each separate document dedication and vacation to the City require a TDRF payment of $250 and $400 respectively, with Larimer County recordation costs paid for by the applicant. RESPONSE: The project is being replatted. 14. If development of the property proposes a subdrain system that ties into the subdrain system created with The Grove, an update to the groundwater report for The Grove would be needed for review. RESPONSE: No subdrains are proposed. Department: Electric Engineering Contact: Justin Fields, 970-224-6150, jfields@fcgov.com 1. A C-1 form and one line diagram will need to be submitted to Light and Power Engineering, (970) 221-6700. The C-1 form is available at http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf. RESPONSE: Acknowledged. 2. The transformer and meter locations will need to be coordinated with Light and Power Engineering. RESPONSE: Acknowledged. 3. Electric development charges will apply. An online estimator for these charges is available at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-f ees/electric-development-fee-estimator?id=3. RESPONSE: Acknowledged. Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com 1. What will the other 1.9 acre site be used for? LUC 4.27(D) states that "In the case of multiple parcel ownership, an applicant shall enter into cooperative agreements with adjacent property owners to create a comprehensive development plan that establishes an integrated pattern of streets, outdoor spaces, building styles and land uses." A future cross access easement may want to be explored. RESPONSE: We have shown on the plans the ability to provide for cross-access to the site to the south. 2. The building will need to be built to the corner of Centre Ave and Rolland More Dr. per the standards in 3.5.3(C)(2). Centre Ave is designated at collector street and the building must be located no more than 15 feet from the ROW. RESPONSE: As discussed, this will not be necessary since the existing easement prohibits this and the outdoor play yards meet the exceptions to this standard. 3. At least 1 main entrance must face and open directly to a pedestrian sidewalk connection (Section 3.5.3 (C)(1). RESPONSE: The front entry has a sidewalk connecting out to Centre Avenue. 4. The Code requires minimum wall articulation breaking up exterior walls longer than 30' (Section 3.5.3(E)(2) (a). Please call out length, colors and materials on the elevations. The entrance must be clearly defined. The architecture must have a distinguishable base treatment as well as a top treatment such as a detailed cornice (show detail with projection) or in the case of a sloped roof, bracket detailing should be included (LUC Section 3.5.3(E)(6)). High quality materials are required. Please show the locations of conduit, meters, vents and other equipment to be attached to the building on the elevations. There should be a note included on the plans that they will be painted to match (LUC 3.5.1(I)(3). Rooftop mechanical (if any) should not be visible from the public street and should be integrated and screened. RESPONSE: The building has been designed to meet the LUC requirements of section 3.5.3. The building elevations indicate all materials, wall treatments, roof forms and entry elements. Location of gas and electrical meters is shown and noted to be painted to match. The rooftop mechanical equipment will be recessed with the pitched gable roof and thus fully screened. 5. Please provide details of trash enclosures and bike racks on architectural elevations. RESPONSE: Trash enclosure elevations included with the building elevations. Bike rack details are indicated on the site and landscape plans. 6. Irrigation Plans will be required. Please see Section 3.2.1 (J) for detailed requirements. RESPONSE: Acknowledged. 7. Street trees should be spaced 40 feet away from street lights. Please coordinate with Light and Power for future street light locations and show those on future street light locations on the submitted landscape plans. RESPONSE: Acknowledged. 8. Please show water and sewer lines as well as gas lines on landscape plans. Trees should be spaces 6 feet off of water and sewer lines and 4 feet off of gas lines. RESPONSE: Utilities are shown on the landscape plan. 9. The landscape plans should clearly identity hydrozones as well as provide a water budget chart. Total annual water use cannot exceed 15 gallons/sq ft over the site (LUC 3.2.1(E)(3)). RESPONSE: A preliminary hydrozone table is provided on the landscape plan. 10. Foundation plantings at least 5 feet in width around 50 % of all high use/ high visibility exterior walls is required (LUC 3.2.1(E)(2)(d). RESPONSE: Acknowledged. 11. The Land Use Code requires that Child Care Centers provide a minimum of 2,500 square feet of outdoor play area for 15 children or fewer, with 75 additional square feet being required for each additional child, except that the size of the total play area need only accommodate at least 50% of the capacity of the center. For the purposes of this subsection, the capacity of the center is calculated based upon indoor floor space reserved for school purposes of 40 square feet per child. RESPONSE: Calculations are provided on the site plan. 12. Please provide a fence detail for the fence around the play area. Fence design requirements are outlined in Section 3.8.11 of the Code. Please note that fence design in terms of deer and fox movement was discussed for the Grove. Please coordinate with Lindsay Ex, Senior environmental planner, on wrought iron fence design. RESPONSE: Proposed fencing for the play yards is shown on the landscape Plans. 13. Will there be a vehicular bay for child drop off and pick up? How will the site plan accommodate this functionality? (LUC 3.8.4(A)) RESPONSE: As mentioned, parents will pull into the parking stalls and get out of their cars to pick up or drop off the children. 14. 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. RESPONSE: Acknowledged. A neighborhood meeting was held on 9.26.13. 15. 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. RESPONSE: Acknowledged. 16. 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. RESPONSE: Acknowledged. 17. 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. RESPONSE: Acknowledged. 18. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Acknowledged. 19. 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. RESPONSE: Acknowledged. 20. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. RESPONSE: Acknowledged.