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Home My WebLink AboutFRONT RANGE COMMUNITY COLLEGE, INTEGRATED TECHNOLOGY BUILDING - SPAR - SPA130006 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESARCHITECTURE URBAN DESIGN INTERIOR DESIGN 10/29/2013 Page 1 of 13 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx DENVER BOULDER COLORADO SPRINGS DENVER PHONE: 303.861.5704 3003 LARIMER STREET FAX: 303.861.9230 DENVER, COLORADO 80205 WWW.OZARCH.COM October 29th 2013 Seth Lorson City Planner City of Fort Collins 281 N. College Avenue Fort Collins, CO 80522 RE: SPAR Submittal - Front Range Community College (FRCC) – New Integrated Technology Building Dear Mr Lorson: Within this letter, and the appropriate plans and documents included with this submittal, we are providing the information requested for the SPAR Submittal for the new, 29,000 square feet, Integrated Technology Building on Front Range Community College’s Larimer Campus off of West Harmony Road and South Shields Street. The Integrated Technology program includes instruction in welding, automotive and clean energy trades. The new building will provide lab spaces for instruction and training as well as multiple support classrooms and staff offices. This project initiated the start of the SPAR process on September 16, 2013 with an initial meeting with you and your staff to review the proposed project and the submittal requirements. We submitted our concept package for review on September 23rd. This project was presented to the community on October 2nd. Members of the community expressed concerns about the orientation of the building and specific program elements adjacent to the east property line of the campus. FRCC and the design team have responded to these concerns with substantial and costly design changes to the proposed building. These changes are reflected in the documents provided in this submittal. Responses to the notes from the community meeting are also included. The revised plan for the Integrated Tech Building revised the shape of the building to help screen the yard storage and training spaces from the east property line. Offices and classrooms now line the east side of building, whereas the prior design had the welding program and yard adjacent to the property line. The new design provides for ample setbacks along the east property line incorporating extensive landscaping. The south half of the existing parking lot will remain as is. Design changes will also direct deliveries and most of the activity of the yards to the west side of the site, further from the property line. Below is the statement of planning objectives as well as the responses to the neighborhood concerns. STATEMENT OF PLANNING OBJECTIVES: Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: To meet the changing needs of our students, faculty, and the community, Front Range Community College has developed a Larimer Campus facilities master plan with multiple goals. These goals are to create efficiency with physical resources (more sustainable), be safe, maintain a secure clean and comfortable campus, and create sense of place. The FRCC goals closely align with the City Plan Principals and Policies. In addition, the campus employs local residents and promotes the economic health of the community by educating over 10,000 students each year, the majority of whom are Fort Collins residents and many of whom become key Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 2 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx members of the local workforce. The college has strong relationships with the public schools in the area, including providing technical training to 400 high school students each year, and maintains strong partnerships with businesses within the community. FRCC values the open space they have on the campus, and they see the value that those spaces provide to their community. FRCC has located this new building over the existing east parking lot to maintain the lawns and open spaces currently on the campus. The campus maintains a storm water management strategy and is mindful of the impacts of their development on the regional infrastructure which is in line with the City’s environmental policies. Locating the new Integrated Technology Building over the existing parking surface encourages infill within developed area and growth management of its campus. The college encourages bicycle traffic on the paths along the perimeter and pedestrian traffic through the center of the campus. The campus creates an inviting destination for community members to gather with its pathways, walkways, garden beds, numerous events and library on campus. FRCC promotes a safe campus for its students, visitors, and staff. Access to a walking trail around the campus provides a great wellness amenity to students, staff and community members. Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. The existing campus has existing open spaces areas along its perimeter. Just to the north of the proposed new building runs the storm drainage swale. This provides a natural break through the campus and allows enjoyment of the existing lush vegetation along its edges. This feature will remain unchanged with the proposed new building. The existing parking lot has approximately a 10 foot setback from the east property line adjacent to the Coventry Neighborhood. The new design improves the depth of this set back along the east façade of the new building. The setback at its narrowest point is 8 feet and widens to over 75 feet. The area in the added setback buffer will include improved landscaping along the new curb of the parking lot to meet City land use code. Improvements will be made to the existing nature trail along the east edge of the property. Currently the trail follows the east property line coming to the edge of the property along Harmony and runs south until it ties into the existing parking lot and then is picked up again on the south edge of the east parking lot. The path will be extended continuously through the new buffer space along the east edge of the site. Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. FRCC is the primary owner of the public and private open space throughout the existing campus and there are currently no other intentions with regard to ownership. The campus will maintain the new development and existing natural vegetation to remain on the site. Estimate of number of employees for business, commercial, and industrial uses Front Range Community College’s Larimer Campus currently employs 267 full time faculty and staff and also has 548 part time employees. The current enrollment for the fall semester is 6,364 students, the previous summer semester enrollment was 1,779 students and last spring semester they had 6,673 students. Description of rationale behind the assumptions and choices made by the applicant. The current campus is developed with most of the buildings located on the north side of the campus, centered east-west. The campus has little room to construct new facilities and in order to develop the campus to meet current space deficiencies; existing parking lots will be constructed over. This is to help preserve existing open space buffers within the campus. Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 3 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. The proposed new building will be constructed over existing asphalt parking lot therefor it is believed that there will be no impacts to wildlife. The site is on the east edge of the campus and the building is located to minimize any impact to the existing storm swale, the existing mature vegetation and natural features north of the proposed building. Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. See Exhibit B attached. Name of the project as well as any previous name the project may have had during Conceptual Review. FRCC is calling this project the Integrated Technology Building, (ITB). When the original conceptual review was submitted it was titled FRCC Campus Master Plan. After the initial concept review meeting with city staff, we reduced the scope to only include the southwest parking lot and the new Integrated Tech Building. After the neighborhood review meeting on October 2nd 2013, FRCC decided that there were some substantial changes needed to the design of the ITB, that we delayed submitting the project for SPAR review by almost a month to address concerns. The Southwest Parking Lot is currently in the review process with the city planning department. During the later stage of construction of the ITB, the FRCC students will have an opportunity to name the building in alignment with other buildings on campus which are named for Colorado 14ers. Response Letter addressing each of the applicable issues raised in the conceptual review letter. (note some of these comments were specific to the parking lot portion of the project and are addressed with the response, “Addressed in Southwest Parking Lot SPAR submittal.” Department: Zoning, Contact: Peter Barnes 1. The new parking lot should comply with the landscape and design standards in Sections 3.2.1 and 3.2.2 of the Land Use Code. If parking lot lighting is proposed, the lighting plan should comply with Sec. 3.2.4 of the Land Use Code. Addressed in Southwest Parking Lot SPAR submittal. Department: Water-Wastewater Engineering, Contact: Roger Buffington 1. Water and wastewater services for this site are provided by the Fort Collins-Loveland Water District and the South Fort Collins Sanitation District. The Districts can be contacted at (970) 226-3104. Noted Department: Transportation Planning, Contact: Seth Lorson 1. TRAFFIC : FRCC master plan No TIS is required as the changes are not expected to increase existing traffic Please provided a memo providing that the changes are not expected to generate additional traffic. Addressed in Southwest Parking Lot SPAR submittal. Department: Stormwater Engineering, Contact: Glen Schlueter 1. Since the FRCC only requires a Site Plan Advisory Review the process is a little different than normal development within the City. However since FRCC has indicated they want to comply with the drainage requirements and the drainage does enter into the City's drainage system I will give some of the same comments as for any development site in the City. Noted 2. If FRCC pays Stormwater fees, the fees will be adjusted as more impervious area is added to the site. It would be good to document how much impervious are there is now on an exhibit showing the areas and listing them in a table on the exhibit. FRCC as a State entity is not responsible for these fees. Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 4 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx 3. FRCC does have a drainage master plan so it will need to be updated. Normally 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. Noted 4. Onsite detention and water quality treatment requirements do apply and have already been discussed with your drainage consultant. Fort Collins does normally require fifty percent of the site runoff 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-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Noted 5. Also 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 Noted 6. 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. Noted Department: Fire Authority, Contact: Jim Lynxwiler, FIRE LANES 1. It would appear that adequate fire lanes are not currently provided in all areas of this expansion project. Also, please advise if any of the expansion projects will result in buildings over 30' in height as additional code requirements apply (see below). 06IFC 503.1.1: 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. The design team will be scheduling a meeting with the PFD to review access and appropriate fire lane locations. The new building will be equipped with a fire-sprinkler system. 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. Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 5 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx > 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. *STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), 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 one entire side of the building. 2006 International Fire Code Appendix D; Poudre Fire Authority Administrative Policy 85-5 2. WATER SUPPLY 06IFC 508.1 and Appendix B: Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Commercial 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. Noted 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. The new building will be equipped with a fire-sprinkler system. 4. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings or building additions that cause the building to be greater than 50,000 square feet will require a fire department, emergency communication system evaluation 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. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 The proposed new building is approximately 29,000 square feet. 5. FDC Fire Department Connections 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 Noted 6. 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 Noted 7. PREMISE IDENTIFICATION Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 6 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx 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 Noted 8. SECURITY GATES The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. 2006 International Fire Code 503.6 Noted 9. 2012 IFC CODE ADOPTION Be advised, the Poudre Fire Authority and the City of Fort Collins are currently in the process of reviewing the 2012 International Fire Code in preparation for its adoption in 2014. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Per the letter sent to Seth Lorson from Julia Fitzpatrick with FRCC, on September 16th 2013, this project will be permitted through the State Buildings Programs which have adopted newer codes. We will be design our development to those codes. Department: Environmental Planning, Contact: Lindsay Ex 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 (irrigation ditch that serves as a wildlife corridor). Please note the buffer zone standard for this feature is 50', as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. We can have a separate discussion for scoping what should be included in this ECS. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Addressed in Southwest Parking Lot SPAR submittal. We understood this comment to apply to the southwest parking lot only. 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. Addressed in Southwest Parking Lot SPAR submittal. 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. Noted 4. 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 may 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. Noted Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 7 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx 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. Noted Department: Engineering Development Review, Contact: Marc Virata, 1. 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. Noted 2. 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. Noted – see information in memo form for Traffic Study included with SPAR submittal for the Southwest Parking Lot for FRCC. 3. 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 Noted 4. Civil construction plans are required with any needed public infrastructure installed in City right-of-way. If no infrastructure in City right-of-way is being installed, ideally a civil construction plan set is still submitted for approval to aid in documentation purposes for the general public. Noted 5. If public infrastructure in City right-of-way is to be installed, either a Development Construction Permit (DCP) or City Excavation Permit will need prior to starting any of the associated work. Noted 6. The City constructed road improvements to Harmony Road and Shields Street that abut the property. Typically, the City requires repayment from development/redevelopment of the local street portion of the abutting improvements, tied to a building permit. As the proposal under the SPAR process does not require this, City Engineering would still be interested in obtaining a repay for the infrastructure and would find interest in this being included in any IGA between FRCC and the City. Noted Department: Electric Engineering, Contact: Justin Fields 1. Electric development and system modification charges will apply. Contact Light and Power Engineering, 970- 221-6700, for an estimate of these charges. Noted 2. A C-1 form and 1-line diagram will need to be submitted for each new and upgraded service. The C-1 form is available at http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf. Noted 3. New transformer and meter locations will need to be coordinated with Light and Power Engineering. Noted Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 8 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx Current Planning, Contact: Seth Lorson 1. The integrated tech building should be turned 90 degrees so that the garage doors/bays face away from the neighborhood to the east. Building design has been modified to address concerns from the community. 2. Please add additional space and landscaping between the integrated tech building and the parking lot and the neighborhood to the east (along the entire east side of the parking lot). This should have been done when this parking lot was developed. In the area of work, the design will meet city plan use code requirements. 3. With the SPAR submittal, please provide detailed landscape plans that include berms and walls/fences; and a lighting plan that shows fixtures and poles with cut sheets and a photometric plan. Noted 4. The Clarendon Hills HOA has requested that the minimum foot-candle of 1.0 as required in the Land Use Code be a maximum for the proposed parking lot. Addressed in Southwest Parking Lot SPAR submittal. 5. What is the phasing plan for the parking lot? When will it get paved? Summer 2014? Addressed in Southwest Parking Lot SPAR submittal. 6. The Clarendon Hills HOA is requesting a 100' buffer from their neighborhood on the southeast corner of the parking lot. Addressed in Southwest Parking Lot SPAR submittal. 7. Provide bike parking as required in 3.2.2(C)(4) of the Land Use Code. Apparently the entire campus needs to be upgraded, please confirm whether that is accurate. Bicycle parking is provided throughout campus. Appropriate quantities of bike parking will be provided in context of the new building square footage and occupant load. Bicycle parking apparatuses will be designed, built and installed by FRCC welding students. 8. Timeline: The neighborhood meeting is scheduled for Oct 2.; if the SPAR is submitted by Oct. 8, then the staff review meeting will occur on Oct 30 and the proposal will be heard by the Planning and Zoning Board on Nov. 21. This timeline is applicable to the Southwest Parking Lot. The timeline for the ITB is still being finalized with the intent to heard by the Planning and Zoning Board by December 12th. Per the recommendation of the city staff FRCC is hoping to have another community meeting to present proposed changes some time in late November or early December. The date is TBD. (g) Legal description of the site. Subdivision #: /020669 - S2 T06 R69 TR IN 2-6-69, COM AT NW COR, N 89 55' E 3378.68 FT, S 0 8' 30" W 1270.68 FT, S 89 17' 10" W 3379.03 FT, N 0 8' 30" E 1307.87 FT TPOB CONT 100 AC M/L; LESS 91017298 (h) The name and address of each owner of property within the boundaries of the development plan area. Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 9 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx FRONT RANGE COMMUNITY COLLEGE STATE OF COLORADO DEPARTMENT OF HIGHER EDUCATION STATE BOARD FOR COMMUNITY COLLEGES AND OCCUPATIONAL EDUC 1391 N SPEER BLVD STE 600 DENVER, CO 80204-2554 (i) A list of names of all general and limited partners (if a partnership), all managers and directors (if a limited liability company) and/or officers and directors (if a corporation) involved as either applicants or owners of the project development plan. N/A (j) A development schedule indicating the approximate date when construction of the project, or stages of the same, can be expected to begin and be completed, including the proposed phasing of construction of public improvements and recreational and common space areas. Please find attached in Exhibit A, the project development schedule. In addition to addressing the planning objectives we have additional notes for the items listed below. Architectural Elevations: These are not included with this submittal as they are not finalized at this time. Elevations and Perspectives will be submitted by Thursday November 7th, 2013. Photometric Plan and Cut Sheets: These are not included with this submittal as they are dependent on the building elevations; a majority of the area adjacent to the building will be lit from building mounted fixtures and we anticipate minimal fixtures in the new parking lots on the east and north. Photometric Plans and Cut Sheets of proposed fixtures will be submitted by Thursday November 7th, 2013 Transportation Impact Study: Per previous discussions with the City a transportation impact study is not required. See attached letter in lieu of study included with SPAR Submittal Package. We look forward to meeting with you and your staff to review our proposed development. Sincerely, OZ Architecture, Inc. Rebecca Greek Project Architect Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 11 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx EXHIBIT A DEVELOPMENT SCHEDULE ID Tas Mo Task Name Duration Start Finish Predece 1 SOUTH PARKING LOT 117 days Wed 10/16/13 Thu 3/27/14 2 Parking lot design 27 days Wed 10/16/13 Thu 11/21/13 3 HOA submittal 1 day Wed 10/16/13 Wed 10/16/13 4 HOA review 20 days Thu 10/17/13 Wed 11/13/13 3 5 HOA approval 0 days Wed 11/13/13 Wed 11/13/13 4 6 submit SPAR 1 day Wed 10/16/13 Wed 10/16/13 7 City review process 25 days Thu 10/17/13 Wed 11/20/13 6 8 P&Z approval 1 day Thu 11/21/13 Thu 11/21/13 7 9 Construciton documentation 61 days Thu 10/17/13 Thu 1/9/14 10 prepare 50% parking lot CD's 20 days Thu 10/17/13 Wed 11/13/13 3 11 Issue 50% parking lot CD's 1 day Thu 11/14/13 Thu 11/14/13 10 12 Budget confirmation 10 days Fri 11/15/13 Thu 11/28/13 11 13 FRCC review of CD's 10 days Fri 11/15/13 Thu 11/28/13 11 14 Prepare finalCD's parking lot 30 days Fri 11/29/13 Thu 1/9/14 13 15 Issue Final CD's 0 days Thu 1/9/14 Thu 1/9/14 14 16 Bidding/CA 55 days Fri 1/10/14 Thu 3/27/14 17 Bidding/GMP establishment 10 days Fri 1/10/14 Thu 1/23/14 15 18 Notice to Proceed 5 days Fri 1/24/14 Thu 1/30/14 17 19 Begin construction 0 days Thu 1/30/14 Thu 1/30/14 18 20 Construction duration 40 days Fri 1/31/14 Thu 3/27/14 19 21 INTEGRATED TECH BUILDING 297 days Wed 10/16/13 Thu 12/4/14 22 Schematic Design 26 days Wed 10/16/13 Wed 11/20/13 23 Prepare SD documents 20 days Wed 10/16/13 Tue 11/12/13 24 SD documents due to OZ 0 days Tue 11/12/13 Tue 11/12/13 23 25 Issue SD documents 1 day Wed 11/13/13 Wed 11/13/13 24 26 AP pricing of SD 5 days Thu 11/14/13 Wed 11/20/13 25 27 FRCC technical review of SD 5 days Thu 11/14/13 Wed 11/20/13 25 28 SD signoff 0 days Wed 11/20/13 Wed 11/20/13 27 11/13 1/9 1/30 11/12 11/20 10/1310/2010/2711/311/1011/1711/2412/1 12/812/1512/2212/29 1/5 1/12 1/19 1/26 2/2 2/9 2/16 2/23 3/2 3/9 3/16 3/23 3/30 4/6 4/13 4/20 4/27 5/4 5/11 5/18 5/25 6/1 6/8 6/15 6/22 6/29 7/6 7/13 7/20 7/27 8/3 8/10 8/17 8/24 8/31 9/7 9/14 9/21 9/28 10/510/1210/1910/2611/2 11/911/1611/2311/3012/712/1412/2112/28 1 r November December January February March April May June July August September October November December Jan Task Split Milestone Summary Project Summary Inactive Task Inactive Milestone Inactive Summary Manual Task Duration-only Manual Summary Rollup Manual Summary Start-only Finish-only External Tasks External Milestone Deadline Progress Manual Progress Page 1 Project: 131024 FRCC master sc ID Tas Mo Task Name Duration Start Finish Predece 29 SPAR process 26 days Thu 11/14/13 Thu 12/19/13 30 initial submittal 1 day Thu 11/14/13 Thu 11/14/13 25 31 City review process 25 days Fri 11/15/13 Thu 12/19/13 30 32 P&Z approval 0 days Thu 12/19/13 Thu 12/19/13 31 33 Design Development 46 days Thu 11/21/13 Thu 1/23/14 34 Prepare DD documents (incl FDN and Steel) 35 days Thu 11/21/13 Wed 1/8/14 28 35 DD documents due to OZ 0 days Wed 1/8/14 Wed 1/8/14 34 36 Issue DD documents 1 day Thu 1/9/14 Thu 1/9/14 35 37 AP pricing of DD, bidding and GMP 10 days Fri 1/10/14 Thu 1/23/14 36 38 FRCC technical review of DD 10 days Fri 1/10/14 Thu 1/23/14 36 39 DD signoff 0 days Thu 1/23/14 Thu 1/23/14 38 40 Construction Documents 52 days Fri 1/24/14 Mon 4/7/14 41 Prepare 50% CD's 20 days Fri 1/24/14 Thu 2/20/14 39 42 50% CD's due to OZ 0 days Thu 2/20/14 Thu 2/20/14 41 43 Issue 50% CD's 1 day Fri 2/21/14 Fri 2/21/14 42 44 FRCC technical teview 10 days Mon 2/24/14 Fri 3/7/14 43 45 Prepare final CD's 20 days Mon 3/10/14 Fri 4/4/14 44 46 Final CD's due to OZ 0 days Fri 4/4/14 Fri 4/4/14 45 47 Issue final CD's 1 day Mon 4/7/14 Mon 4/7/14 46 48 Construction administration 235 days Fri 1/10/14 Thu 12/4/14 49 AP bidding/GMP for FDN and steel 15 days Fri 1/10/14 Thu 1/30/14 36 50 Notice to Proceed 10 days Fri 1/31/14 Thu 2/13/14 49 51 Early Procurement 20 days Fri 2/14/14 Thu 3/13/14 50 52 Construction 190 days Fri 3/14/14 Thu 12/4/14 51 53 NEW CAMPUS BUILDING 385 days Mon 11/4/13 Fri 4/24/15 54 Programming/Concept design 54 days Mon 11/4/13 Thu 1/16/14 55 Programming 20 days Mon 11/4/13 Fri 11/29/13 56 Concept design 29 days Mon 12/2/13 Thu 1/9/14 55 12/19 1/8 1/23 2/20 4/4 10/1310/2010/2711/311/1011/1711/2412/1 12/812/1512/2212/29 1/5 1/12 1/19 1/26 2/2 2/9 2/16 2/23 3/2 3/9 3/16 3/23 3/30 4/6 4/13 4/20 4/27 5/4 5/11 5/18 5/25 6/1 6/8 6/15 6/22 6/29 7/6 7/13 7/20 7/27 8/3 8/10 8/17 8/24 8/31 9/7 9/14 9/21 9/28 10/510/1210/1910/2611/2 11/911/1611/2311/3012/712/1412/2112/28 1 r November December January February March April May June July August September October November December Jan Task Split Milestone Summary Project Summary Inactive Task Inactive Milestone Inactive Summary Manual Task Duration-only Manual Summary Rollup Manual Summary Start-only Finish-only External Tasks Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 12 of 13 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx EXHIBIT B NEIGHBORHOOD INFORMATION MEETING Front Range Community College Integrated Technology Building SPAR Submittal – City of Fort Collins 10/29/2013 Page 1 of 6 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\Exhibit B - Neighborhood meeting.docx EXHIBIT B NEIGHBORHOOD INFORMATION MEETING QUESTIONS, CONCERNS, COMMENTS AND RESPONSES: 1. Comment: (Citizen) I’m interested to hear what residents of Coventry, Westbury and others have to say. I’m glad FRCC is going through the Site Plan Advisory Review process. The site plan has much surface parking, and wonder if FRCC would consider more transit strategies, including MAX, as an alternative to more surface parking. 2. Question: (Citizen) Where is MAX located and where are connections to public transportation? Response: (City) MAX is just under one mile to the east. Existing transit stops were pointed out (on Shields and near intersection of Westbury and Starflower). Some changes may occur in the future. Response: (Applicant) We have tried at all our schools to encourage students to use public transit. It is difficult for students to use public transit because of school, work, and bus schedules. Transfort service is not very frequent. With Phase 1, we will have the same number of parking spaces as now. We do not expect a huge increase in our welding and automotive programs (perhaps 20 more to the existing 700 per quarter). 3. Question: (Citizen) I’m a resident of Clarendon Hills and am concerned about traffic safety at intersections. My 12-year old daughter was hit on her bicycle at Clarendon Hills & Shields by a FRCC student; others have been hit as well. The exit at Harmony Library is unsafe as is. I’m concerned about safety for kids going to Harmony Library and Webber Middle School. Response: (Applicant) We were unaware of accidents involving FRCC students and neighborhood children, and are concerned. We can explore providing additional info to our students. 4. Question: (Citizen) What is the plan if this doesn’t go through? I’m concerned that you are providing setbacks and elevation drawings for the parking lot, but not for the integrated technology building, where the berms are small. I’m concerned about impacts on special needs kids (asthma). Why not place the offices on the east, and point the auto bays toward the interior of campus? Will additional water be channeled onto Harmony? I’m concerned about the abandoned cars near the current building (circulated pictures), and that they will be placed near the neighbors of the new building as well. I’m concerned about a potential 70% increase in traffic. Response: (Applicant) We will be channeling water to a detention pond at the northeast corner of the site. All welding activities will take place inside. There will be building filtration on the northwest edge of the building, and we are addressing the acoustic impacts of this filtration system. Response: (City) This proposal does not increase student enrollment. Traffic impacts would be examined with the next project or the master plan. Front Range Community College Integrated Technology Building SPAR Submittal – City of Fort Collins 10/29/2013 Page 2 of 6 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\Exhibit B - Neighborhood meeting.docx ADDITIONAL Response: (Applicant) Since the meeting, the building has been redesigned to place offices and classrooms along the east façade. The redesign of the building to be an ‘L’ shape will also help screen the yard from the neighbors. By providing a new building, specifically designed for the technology program’s needs, the Integrated Technology Building allows for more storage inside the building as well as improved fencing of the yard to help screen stored cars used as teaching aids as well as storage containers and materials. 5. Comment: (Citizen) I live in Clarendon Hills and would like to thank FRCC for their work with the neighborhood to buffer the parking, to not provide access to the parking lot from Clarendon Hills Drive, and to continue to work to mitigate the impacts on neighbors. 6. Question: (Citizen) What happens to the gray area at the bottom of the map (southern part of the property currently owned by church)? Response: (Clarendon Hills resident) The warranty deed survives the purchase of the property, so any plans for development would be required to be submitted to the Clarendon Hills architectural review committee. Response: (Applicant) We do not have a plan for the area south of the canal. Initially we looked at placing the integrated technology building on the parcel, but we stopped consideration of this because of our meetings with Clarendon Hills. The eight-acre parcel is owned by a church; the entire parcel requires Clarendon Hills HOA architectural review. 7. Question: (Citizen) I believe you will need to re-engineer the intersection on Shields with the additional parking near that intersection. What are the hours of operation? The integrated technology building appears to be a “square peg” that is not friendly to the community on the east. Response: (Applicant) The building was initially designed for the eastern location, and was planned for the eastern side until the church land came up for sale. At that point, we considered placing it on the church parcel, but when this concept was rejected by Clarendon Hills, we shifted it back to the east. 8. Question: (Citizen) I understand the need to expand, but how much might FRCC grow beyond estimates? The plans seem inward looking vs. outward looking (considering neighbors). Why is FRCC locating automotive and welding programs next to a residential area rather than an area zoned for light industrial uses? Is there another area in Fort Collins that would be more appropriate? ADDITIONAL Response: (Applicant) Beyond the currently funded master plan improvements and a request for funding for a new allied health building, FRCC doesn’t anticipate further growth on this campus without adequate funding for parking structures or to replace existing single story buildings with multistory structures. The teaching programs for auto and welding are original to this campus from 1970 when it was a vocational tech school. These programs have existed on this campus long before the homes were built around the campus. It is not a reasonable or viable solution for FRCC to relocate their campus at this time. Front Range Community College Integrated Technology Building SPAR Submittal – City of Fort Collins 10/29/2013 Page 3 of 6 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\Exhibit B - Neighborhood meeting.docx 9. Comment: (Citizen) I’m a former student and instructor at FRCC. The integrated technology building in that location is unacceptable; it doesn’t belong in a residential area. I believe it should be located in an area zoned for this use. ADDITIONAL Response: (Applicant) See above response. 10.Comment: (Citizen) The pictures of the existing building show FRCC is not being a good neighbor. The motorcycle classes have also been moved closer to the neighborhood. This proposal increases the impact. ADDITIONAL Response: (Applicant) Noted 11.Question: (Citizen) I support FRCC’s mission in educating people in our community. Might there be a location in the Mason Corridor where quasi-industrial uses like this? Could underground parking be considered? For shielding, I’d like to see berms, not just plants. How large are the trees and shrubs? Size might make a big difference. ADDITIONAL Response: (Applicant) See above` response. Underground or structured parking is not a financially viable option for the campus at this time. With the changes to the design of the building and added improved berms to help screen the building and campus from the adjacent properties, FRCC believes that we have made substantive changes that will demonstrate our continued commitment to the community. 12.Comment: (Citizen) What type of EPA rating do you have for the automotive shop? Response: (Applicant) Exact EPA rating is not known, but we have about 30 gallons of used oil that is pumped out monthly. ADDITIONAL Response: (Applicant) FRCC is a conditionally exempt small quantity generator per US EPA RCRA 13.Comment: (Citizen) Is there a filter bag for the welding shop? Response: (Applicant) There are individual hoods at each welding station; the air is cleaned and blown back in to the building. 14.Question: (Citizen) Will there be an increase in students with the new building? Response: (Applicant) This expansion not intended to increase enrollment, but to service the present enrollment properly. Currently, we have seven car bays. The new building would have six tandem bays (six doors but twelve stations), and about 30% more space overall for the automotive program. Waste should not increase. Front Range Community College Integrated Technology Building SPAR Submittal – City of Fort Collins 10/29/2013 Page 4 of 6 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\Exhibit B - Neighborhood meeting.docx 15.Question: (Citizen) How often do state inspectors come in to inspect the stormwater drainage, and is there a public review of the stormwater plan? Response: (Staff) We will provide information in the neighborhood meeting notes. Response: (Staff, post-meeting) The City, at some point, will be audited by the State and they will look at one or more of our stormwater facilities. The State is behind on auditing MS4 programs but that is just a part of the audit process. They will look at whether it was designed and built according to our standards, that it has not been altered unless planned and approved, and that it is functioning as designed. They will also look at our inspection and enforcement program to see that we are ensuring these things, as well. The City Council requires updates every year and has been reviewing our plans in more detail the last couple of years under what they call “Stormwater repurposing”. There has been numerous special sessions and hearings with City Council. Plus Stormwater puts out brochures and has open houses for every project and every master plan update for public comment. Also last year we switched from our own manual to using the Urban Drainage manual which is constantly updated. We had public input on the criteria manual from citizens and local engineering firms besides all the boards and commissions reviewed and commented on them. Staff contacts for further questions: Glen Schlueter, Stormwater Engineer, 970-224-6065, gschlueter@fcgov.com Susan Strong, Environmental Regulatory Specialist, 970-416-2325, strong@fcgov.com 16.Response to several questions about relocating the integrated technology programs to an off-campus location: (Applicant) We have looked at off-site alternatives, but they are much more expensive and more difficult to manage. The integrated technology programs are a training environment, not a production/industrial environment. 17.Comment: (Citizen) I’m concerned about Phase 2 and Phase 3. I’m concerned about a Wal- Mart-type parking lot and buildings with many students. I think FRCC may need to go elsewhere for future expansions, as it is landlocked where it is. ADDITIONAL Response: (Applicant) see previous response. 18.Question: (Citizen) I would like to see more development off of the main FRCC campus as the campus becomes full. I would like to express my concern about the irrigation ditch, as is a wildlife corridor and a drainage basin. I’m particularly concerned about Phase 2, if the parking lot is expanded to the south. Response: (Staff) There are regulations for ditches that serve as wildlife corridors. An environmental characterization study (ECS) will be required because the ditch has been identified as a wildlife corridor. Front Range Community College Integrated Technology Building SPAR Submittal – City of Fort Collins 10/29/2013 Page 5 of 6 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\Exhibit B - Neighborhood meeting.docx 19.Comment: (Citizen) I would like to note that there is a dedicated irrigation ditch (some of it underground) that runs behind Coventry. This canal is used to water city parks as well as other uses. Response: (Staff) The City process will require a buffer from the irrigation ditch, and provides regulations about plantings and maintenance. 20.Question: (Citizen) I am a new resident, live very close to the proposed building, and am not happy about the plans. You mention that you plan to build a new building just because renovating the old one is too disruptive. What happens to the old building? Response: (Applicant) The vacated building will be used to expand the art program, which is currently underserved. Renovating the existing auto/welding building cannot be done in the same footprint, and the area is constrained around it. Also, students in the program would miss a year while renovation occurred. 21.Comment: (Citizen) I live in Coventry, and am a former student. When I walked past the integrated technology building as a student, the facility smelled (like eggs). I’m concerned about possible odors for Coventry neighbors if the facility is moved to the east. If it is not ok for Clarendon, why it is ok for Coventry? I would suggest placing the nursing program next to the housing, and put the automotive use on the northwest corner of campus. ADDITIONAL Response: (Applicant) Within the past five years, FRCC made significant investment into retrofitting the exhaust system for the welding program. The new system is compliant with all air quality requirements. 22.Comment: (Citizen) I teach wildlife biology at CSU. FRCC offers good programs, and some have run out of space. CSU has brought its less impactful programs to the edge of campus. Why can’t FRCC do the same to reduce its impact on its neighbors? ADDITIONAL Response: (Applicant) The building design has been modified to move the less impactful program elements of the new Integrated Technology Building adjacent to the property line. 23.Comment: (Citizen) I’m concerned about the location of the auto/welding building, and the noise that will go toward Coventry. Could the offices and classrooms be placed to the east? Also, please keep in mind kids biking to the library and to Webber – you will be shifting traffic from the north entrance to the west entrance of campus. ADDITIONAL Response: (Applicant) The building will comply with City noise ordinances and codes. The currently planned changes do not affect the level or routing of traffic on campus. 24.Comment: (Citizen) I work for FRCC; it provides an excellent education, but is now maxed out. The new building would provide indoor storage. 25.Comment: (Citizen) I live in Coventry. FRCC has seen remarkable growth, and just about maxed out. I thought FRCC would buy the northwest corner of Harmony and Shields, where there Front Range Community College Integrated Technology Building SPAR Submittal – City of Fort Collins 10/29/2013 Page 6 of 6 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\Exhibit B - Neighborhood meeting.docx is lots of acreage. My son attended Wyoming Tech, which has uses such as this in an industrial area. 26.Comment: (Citizen) I am an electrical engineer, and would like to note that welding causes electromagnetic interference with electronics. The interference should be examined. Also, could the building be placed on the pie-shaped parking area on the west side of campus, away from Coventry and Clarendon Hills? 27.Comment: (Applicant) I am a welding instructor, and we are concerned about separating the program from campus. The ability to access the library, clubs, etc. would be harmed with an off- campus location. Front Range Community College Southwest Parking Lot SPAR Submittal – City of Fort Collins 10/29/2013 Page 13 of 2 P:\2012\812011.00 FRCC\Project Management\City of Fort Collins Development Review\131029 ITB SPAR SUBMITTAL\Written Documents\ITB A Statement of Planing Objectives.docx EXHIBIT C TRAFFIC MEMO October 7, 2013 Mr. Joe Olson City Traffic Engineer 281 N. College Avenue Fort Collins, CO 80522 Dear Mr. Olson Please accept this letter in leu of a traffic study related to the SPAR submittal for the parking lot project proposed on an 8.2 acre parcel of ground adjacent to the Front Range Community College Larimer Campus. The college will be undertaking a series of capital projects that were identified in a Larimer Campus Facilities Master Plan Update competed in October of 2012 by a renowned campus planning firm, JBA 1ncorporated. While the scope of the projects include the construction of two new facilities and the remodel of three existing facilities, the projects are intended to meet current identified space deficiencies for critical programs that already exist on campus. No new programs will result from these projects. The 2012 Master Plan Update identified a current deficit of 59,000 assignable square feet. The new construction projects, sized in accordance with our current construction budget, will create approximately 40,000 new assignable square feet. The projects will provide proper classrooms, suitable labs, appropriate sized offices for faculty and collaborative learning areas for students. The first construction project will be the Integrated Technology building and this project is anticipated to displace approximately 250 existing parking spaces. These spaces will be replaced as part of the proposed phase I parking improvements which will be constructed on the west end of the 8.2 acre parcel. When funding enables the campus to construct the balance of space deemed necessary to address remaining space deficiencies, (anticipated to be 4 to 6 years), the campus will complete phase II of the proposed parking lot improvements. Front Range looks forward to working with the City as we advance our projects that will provide appropriate facilities for our existing programs. If you have any questions please feel free to call me at 303-404-5492. Regards, Derek Brown AVP, Facilities Planning and Management External Milestone Deadline Progress Manual Progress Page 2 Project: 131024 FRCC master sc Date: Thu 10/24/13 Date: Thu 10/24/13