HomeMy WebLinkAboutASCENT STUDIO CLIMBING & FITNESS - MAJOR AMENDMENT - MJA140003 - 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
November 22, 2013
Joseph Hosek
RB+B Architects, Inc
315 Mountain Avenue Suite 100
Fort Collins, CO 80524
Re: Lot 12/13 Timberline Center - Climbing Gym
Description of project: This is a request to replat lots 12 and 13 of Timberline Center (Parcel #s
87194-44-012 & 87194-44-013) and construct an indoor climbing gym. The proposed 18,000 square foot
climbing gym, a Type 1 use, would replace the retail/office/restaurant uses specified on the existing
Timberline Center approved plans. The site is located in the Industrial (I) Zone District.
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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. 1. Trash enclosure must meet LUC 3.2.5(C) & 3.5.1(I) which require include a pedestrian access without
having to open the main doors and of materials similar to the building walls in both surface and color.
2. 2. A minimum 5' landscaping row required along the south property line fronting he parking area. While
this area may be part of a future shared driveway or parking lot it is unknown when the adjacent site
would be developed.
3. What is the overall height of structure. Please indicate on elevation plan.
RB+B Response:
1. Noted and included on submittal.
2. Noted and included on Landscape plan submittal.
3. 50’-0” at highest point. Noted on submittal.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in
Joseph Allen, an 8-inch water main and an 8-inch sewer in the drive to the north and an 8-inch water main
in a north/south alignment through a portion of the site to the east of the building shown.
2. Any water or sewer services extended to the site must be used or abandoned at the main.
3. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
4. Development fees and water rights will be due at building permit.
5. The location of the north/south water main east of Joseph Allen should be checked to determine if there
may be a conflict with the building or landscaping. The final location of the main must be in a drive or
parking area.
RB+B Response:
Items 1-5 Noted on submittal.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. The design of this site must conform to the drainage basin design of the Foothills Basin Master Drainage
Plan as well the Fort Collins Stormwater Manual.
2. 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 needs to verify proposed
impervious area with the assumed impervious area in the original approved report. 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.
3. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
and the 2 year historic release rate. This is only required if the quantity detention volume is not already
included in the Timberline Center detention pond.
4. 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-regulatio
ns/stormwater-criteria.
5. 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. This is only required if the water quality detention
volume is not already included in the Timberline Center detention pond.
6. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City’s web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
7. There is an inlet shown on the exhibit submitted with the conceptual review material. At the meeting it
was discussed that it would tie into the existing one on the lot to the north. The pipe and inlet capacity
will need to be verified by your design engineer. Also and easement will be required on the property to
the north.
RB+B Response:
Items 1-7: Acknowledged and noted on submittal where applicable.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. 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.
2. FIRE LANES
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.
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.
3. *STRUCTURES EXCEEDING 30' (OR) THREE OR MORE STORIES IN HEIGHT
06IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: 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.
4. AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-3 Occupancy
06IFC 903.2.1.3: An automatic sprinkler system shall be provided for Group A-3 occupancies where one
of the following conditions exists"
1. The fire area exceeds 12,000 SF;
2. The fire area has an occupant load of 300 or more; or
3. The fire area is located on a floor other than the level of exit discharged
5. FDC
06IFC 912.2: 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.
6. FIRE ALARM AND DETECTION SYSTEMS
06IFC 907.2.1: A manual fire alarm system shall be installed in Group A occupancies having an occupant
load of 300 or more.
Exception: Manual fire alarm boxes are not required where the building is equipped throughout with an
automatic sprinkler system and the alarm notification appliances will activate upon sprinkler water flow.
7. EMERGENCY POWER
06IFC 907.2.2 Group A Occupancies: Emergency voice/alarm communications systems shall be
provided with an approved emergency power source.
8. KEY BOXES REQUIRED
06IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: 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.
9. PREMISE IDENTIFICATION
06IFC 505.1: 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.
RB+B Response:
Items 1-9: Acknowledged and noted on submittal where applicable.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. 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.
RB+B Response:
Acknowledged and noted on submittal where applicable.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions
RB+B 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
RB+B Response: Acknowledged
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
RB+B Response: Acknowledged
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
RB+B Response: Traffic study for subdivision on record as being adequate.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
RB+B Response: Acknowledged
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. It is not anticipated that right-of-way will be needed as part of this project.
RB+B Response: Acknowledged
7. A new set of utility plans or revisions to the approved utility plans may be required if utilities are added or
reconfigured. Are the existing utility services to be used for this project?
RB+B Response: New Utiliy plans are included in the Major Amendment submittal.
8. A Development Agreement may be required and will be recorded once the project is finalized.
RB+B Response: Acknowledged
9. A Development Construction Permit (DCP) or an excavation permit will need to be obtained prior to
starting any work on the site.
RB+B Response: Acknowledged
10. A 4.5ft Sidewalk will need to be installed along Joseph Allen Dr to the south property line. It appears
approximately 25ft of sidewalk will need to extend to the south property line
RB+B Response: A new portion of sidewalk is included in the submittal.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power currently has existing electric facilities running adjacent to this site along Joseph Allen
Drive. There is a 3-phase electric vault and conduit stubbed at the Southwest corner of the proposed
site. Any modification or relocation to the existing electric facilities will be at the owners expense.
2. Owner will be responsible for Electric Capacity Fee and Building Site charges. A portion of these
charges were previously paid with the development of Timberline Center.
3. A C-1 Form and a One-line diagram will need to be submitted to Light & Power Engineering. Also, a
transformer location will need to be coordinated within 10' of an all weather drive-over surface. Contact
Light & Power Engineering @ 970-221-6700 to coordinate electric facilities.
RB+B Response:
Items 1-3 Acknowledged.
Current Planning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. If this is a replat then this will need to be a Type 1 review.
The applicant can choose to do a lot line adjustment instead of a replat and then this would be a Minor
Amendment.
This is considered a Unlimited indoor Recreational Use, which is Type 1 use in the Industrial zone district.
Because there is already an approved Type 1 use for this site this can be a Minor Amendment.
2. Land Use Code (LUC) 3.2.2(K)(5)(d) With 54 off-street vehicle parking spaces there needs to be at least 3
accessibility spaces with one of them van accessible. All need to be signed by a verticle sign.
LUC 3.2.2 Standard vehicle stalls size start at 9'x19' and two drive aisles are 24ft in width.
3. LUC 3.2.5 A trash and recycling enclosure is required. Such enclosure shall be designed with walk-in
access without having to open the main service gate and located on a concrete pad at least 20ft from a
public sidewalk.
4. LUC 3.2.1 A landscaping plan is required. This should include but not limitd to street trees, parking lot
interior and perimeter landscaping, foundation plantings and tree stocking (see section for details).
5. LUC 3.5.1(I) Mechanical/Utility equipment (vents, flues, ac/rtu, conduit, boxes, meters, transformer...etc)
locations shall be identified onthe plans with notes on how such equipment shall be screened and painted.
6. LUC 3.2.4 A lighting plan shall be included (see section for details).
7. LUC 3.2.2(C)(4) Bicycle parking is required with 18000 sq ft of building at least 9 bicycle parking spaces
required and 2 of those are required to be covered.
8. The South needs to broken up with better articulation.
RB+B Response:
Items 1-8 Acknowledged and included in submittal.
9. This is a Minor Amendment to the approved Timberline Center. The materials already approved for this
plan do not call out metal siding. Metal is used in some instances for a roofing material but not siding.
Therefore the proposal should not include any more metal siding than that which was proposed in the
conceptual review and further should seek to replace the metal siding with other materials already
approved in the Timberline Center.
RB+B Response: After in-depth discussion with City Planning including submittal of material type, a 3D rendering of the
building with its proposed metal panel and examples of the adjacent City of Fort Collins Police Services Building for the
intended material type, it has been determined that use of architectural metal siding material in a way similar to that of the
Police Services Building will retain the desired character of the subdivision and its overall broader context. The proposed
material uses on the building will allow the building to fit the character of the surrounding buildings.
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.
RB+B Response: Acknowledged
City of Fort Collins
Building Services
Plan Review
416-2341