HomeMy WebLinkAboutELDERHAUS ADULT DAY PROGRAM - MAJOR AMENDMENT - MJA140004 - 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
July 30, 2014
James Brannan
Strategic Plan Consulting, Inc.
1209 St. Croix Place
Fort Collins, CO 80525
Re: 6813 S College Ave - Adult Day/Respite Care
Description of project: This is a request to utilize and expand an existing building located at 6813 S
College Avenue (Parcel # 96141-00-002) for adult day/respite care. Total additions planned on-site include
525 SF to the main structure and 1,000 SF to an accessory utility building. The building has been vacant for
more than 12 months. The site is located in the Medium Density, Mixed-Use Neighborhood (M-M-N) Zone
District. Adult day/respite care is subject to Administrative (Type 1) review.
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Rebecca Everette, at 970-416-2625 or reverette@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. The parking areas will need to be improved meeting LUC 3.2.2 and 3.2.1 (design and landscaping).
Having visited the site last week the asphalt may need resurfacing and re-striped. Screening and a min.
5' landscaping strip required along the boundaries of the parking lot. The driveway between the highway
and the property appears to meet that requirement but improvements will need to be made including
pruning of the trees there.
Landscape and parking areas are being cleared of overgrowth and debris. Parking areas have been cleaned. Handicap parking
designations will be provided.
2. The property is located in the Residential Neighborhood Sign District. This will limit the entry sign on S
College to no more than one sign at a max. of 32 s.f. per side and a 5' overall height.
Accepted
3. The property is known as Foothills Country Club Catering PUD and a major amendment for the proposed
use is required and will be processed as a Type 1 reveiw. Full size copies are available in Technical
Services.
Accepted
4. Based on the legal description per County records the property appears not to be platted. Platting of the
property is required.
Plat is attached with our application.
5. The entryway portion off S College averages approximately 70 wide x nearly 348' long and on a separate
parcel which may not be platted. The PUD documents indicate this parcel as a Non-Exclusive
Easement. It may have to be more descriptive during the platting process such as an access easement.
Plat note for access easement is included.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
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.
Existing utilizes have been reviewed and are deemed adequate for Day Care use. The existing sewer connection to the main has
been repaired to correct damage to service line.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. It is important to document the existing impervious area since drainage requirements and fees are based
on new impervious area. An exhibit showing the existing and proposed impervious areas with a table
summarizing the areas is required prior to the time fees are calculated for each building permit.
At this time no expansion is being proposed to the existing facility. The current drainage system for impervious area includes parking
lot detention, controlled release into the adjacent pasture. Roof leaders are present which collect drainage and is directed to
landscape areas on the property. Drainage Report has been waived until future phases of work.
2. A drainage and erosion control report and construction plans are required and they must be prepared by
a Professional Engineer registered in Colorado. The drainage report could be more of a letter report if
the increase in impervious area is less than 1000 sq.-ft. but it 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. The erosion control requirements are in the Stormwater Design Criteria Section 1.3.3. If you
need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at
224-6015 or jschlam@fcgov.com.
3. When improvements are proposed to an existing developed site and there is an increase in impervious
area greater than 1000 square feet, onsite detention is required with a 2 year historic release rate for
water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one
foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan
is required along with the impervious area documentation.
4. 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.
5. 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.
6. The drainage outfall for the site appears to be College Ave. or it may drain onto the Fossil Creek Nursery
site that has a pipe outfall that drains into Robert Benson Reservoir. There is also a 21 inch storm drain
along the property line parallel to College Ave. that does drain to the Fossil Creek Nursery outfall.
7. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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.
8. The design of this site must conform to the drainage basin design of the Fossil Creek Basin Master
Drainage Plan as well the City's Design Criteria and Construction standards.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
06IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the buildings, 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 existing structure is equipped with a fully automatic building sprinkler system. Fire lane access on site is achieveable.
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. An engineer
study may be needed to verify the construction design of the irrigation ditch crossing meets required
structural needs.
> 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.
2. WATER SUPPLY
Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department.
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
06IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi
residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter.
The hydrant requirement may, in some cases, be offset by the existing sprinkler system in an occupancy
group where no sprinkler system is required (e.g. Group B). Please contact me for more information as
needed.
3. OCCUPANCY CLASSIFICATION
Please verify the occupancy group classification for this facility. In our conceptual review meeting, the
applicant stated the intended use was a B-occupancy. Upon further review, a day care would most likely
be classified as an I-4 or possibly an A-3, if the occupants are capable of responding to an emergency
situation without physical assistance from the facility staff.
The occupancy classification will drive fire code requirements, especially those relative to fire sprinkler
and alarm systems. A fire sprinkler system may not be required for an A-3 group occupancy (see 06IFC
903.2.1.3) however a sprinkler system is absolutely required for an I-4 group occupancy (see 06IFC
903.2.5). This is important because the lack of available hydrants in the area may be offset (substituted)
by an available sprinkler system in an allowable A-3 occupancy group (i.e. sprinkler system not
required), however, an I-3 occupancy group (i.e. requiring a sprinkler system) shall also require a
hydrant to be within 300' of the structure. I recognize this to be confusing so please contact me should
you need further clarification.
The proposed Change of Use includes classifying the structure as an I-4 Occupancy
4. 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. The address for this property shall be posted in some manner at College Ave.
Updated identification will be provided
5. FIRE SPRINKLER SYSTEM
Depending on the occupancy group classification, tenant finish, etc., a review of the existing sprinkler
plan shall be required. System alterations and upgrades require a separate permit. Please contact
Assistant Fire Marshal, Joe Jaramillo at 970-416-2868 to discuss your needs or determine need for a
system evaluation.
System alterations will be made under permit by a licensed sprinkler company
Department: Environmental Planning
Contact: Kate Rentschlar, 970-224-6086, krentschlar@fcgov.com
1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site 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.
The assistance of the City Arborist has been employed to review all existing plant material onsite. Our collaboration has allowed us to
create the landscape schedule with the mitigation values shown. Jordan’s Tree Service was utilized in assessment and pruning of
existing trees to date.
2. 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.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@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.
At this time no expansion is being proposed to the existing facility. Transportation impact Analisys has been waived.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
5. 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
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Specifically right of will need to be dedicated along College Ave (provided that parcel is a part
of the application). The right of way for College in this section is 144’ total and your project will be
responsible for its half, additionally a 15’ utility easement will need to be dedicated behind the right of
way.
7. An 8’ wide detached sidewalk and 9’ wide parkway will be required along the College Ave. frontage.
8. A turn lane or deceleration lane for this project will be determined based upon TIS report and traffic
volumes. If required, any right-of-way or easements needed for this is the applicants responsibility
9. Per the South College Avenue Access Control Plan there is a circulator roadway that extends from Trilby
Road and runs along the west property line of this project and a circulator roadway is identified along the
north edge of this property (along the entry driveway) that will connect College Ave (SH 287) to the N-S
connector roadway. This project will be responsible for dedicating the appropriate right of way/
easements and configuring the site plan to accommodate these roadway in the future.
10. The property owners are financially responsible for the “local street” portion for their half of College
Avenue adjacent to the project and for their portion of the circulator roadway.
11. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
12. This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan.
The access control plan will need to be followed and implemented with any project. Plans will be routed
to CDOT for review and approval and the applicant may need to obtain access permits from CDOT.
CDOT has waived reports for adopting the existing facility at this time.
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Department: Electric Engineering
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
1. Contact Light and Power Engineering, 970-221-6700, if changes need to be made to the electric service.
Planning Services
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
1. The site will need to be platted as part of the development review process.
At this time no expansion is being proposed to the existing facility. Change of use and plat are submitted with the application. The
existing features are being utilized to the greatest extent possible. Upgrades will be made for compliance with City criteria for use as
a Day Care Facility.
2. As a nonresidential use, the plan will be subject to vehicle parking maximums. As requirements for adult
Day care are not specifically listed, the plan will be reviewed in accordance with the most similar use
Listed. See LUC 3.2.2(K)(2) for vehicle parking requirements.
3. As a nonresidential use, the plan will be subject to bicycle parking minimums. See LUC 3.2.2(C)(4) for
bicycle parking requirements. However, this project may be eligible for Alternative Compliance (LUC
3.2.2(C)(4)(c)) given that a lower than normal amount of bicycle traffic could be anticipated for an adult day
care use.
4. What are your plans for the covered parking? Will it be fully enclosed with garage doors, an open air
carport, etc.? Be sure to comply with the variation in massing requirements found in LUC 3.5.3(D).
5. LUC 3.2.5: An enclosure is required that is adequately sized for both trash and recycling. Such enclosure
shall be designed with a walk-in access without having to open the main service gate and located on a
concrete pad at least 20ft from a public sidewalk.
6. Reference the landscaping requirements in LUC 3.2.1, particularly if any alterations to existing landscaping
are proposed.
7. As part of the major amendment process, compliance with the applicable standards in Articles 3 and 4 is
required to the maximum extent feasible.
8. TRAFFIC OP'S: Based upon an adult day care- respite care facility of 11,000 s.f. a traffic impact study will
not be required.
9. 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.
10. 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.
11. 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.
12. 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.
13. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
14. 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.
15. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
Mid-design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a
pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
416-2341