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HomeMy WebLinkAboutCENTRE FOR ADVANCED TECHNOLOGY 23RD, LOT 2 OFFICE BUILDING - PDP/FDP - FDP150007 - 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 - fa fcgov.com February 09, 2015 Cathy Mathis TB Group 444 Mountain Ave. Berthoud, CO 80513 Re: Centre for Advanced Technology - Office Description of project: This is a request to construct a 28,000 square foot office building in the Centre for Advanced Technology (parcel #9723351002). The building will be 2 stories and will have 102 parking spaces. The site is located in the Employment (E) zone district. This proposal will be subject to Administrative (Type I) 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com. Comment Summary: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. To establish "build-to" lines, buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Accordingly, at least thirty (30) percent of the total length of the building along the street shall be extended to the build-to line area. If a parcel, lot or tract has multiple streets, then the building shall be built to at least two (2) of them according to (b) through (d) below, i.e. to a street corner. If there is a choice of two (2) or more corners, then the building shall be built to the corner that is projected to have the most pedestrian activity associated with the building. (b) Buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on-street parking. Response: Acknowledged. The building does not technically meet the build-to line along the Rolland Moore Drive and Centre Avenue frontages. We would request that the City consider the following exceptions to the build-to line standards as follows: • In order to form a pedestrian-friendly outdoor space, the area between the building and the streets will have enhanced landscaping with tree canopies and plantings. • There is an existing access, slope and drainage easement running along the entire Centre Avenue frontage. Due to the steep existing slopes and grades, it is impossible to bring the building up to the corner of Centre and Rolland Moore. • The adjacent Sunshine House Day Care center already established the contextual build- to line due to the same site constraints mentioned above. 2. LUC 3.2.4 A lighting plan is required that includes a photometric site plan and catalog cut-sheets. Response: A lighting plan with cut sheets is included with the submittal. 3. LUC 3.2.1 A landscape plan is required which includes but is not limited to street trees (see section for further details. Response: A landscape plan is included with the submittal. 4. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. 102 parking spaces would require 5 handicap spaces. Response: 5 handicap spaces are provided. 5. LUC 3.2.1(E)(5) A minimum of 6% of the interior space of all parking lots is required to be landscaped. Please show the calculations on how this is being met. Response: The calculations are shown on the landscape plan. 6. LUC 3.2.1(E)(4) Parking lot Perimeter landscaping is required (these areas are not part of the interior landscaping). The requirement along the nonarterial streets is a minimum average landscaped setback of 10 feet with a minimum width at any point of 5 feet. Response: The landscape is provided around the parking lot. The project meets the setbacks. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. Existing water mains in this area include 8" mains in Perennial Lane and Rolland Moore Drive and a 12" main in Centre Avenue. Existing sanitary sewers include an 8" main in Perennial Drive and an 18" main in Centre Avenue. Response: Acknowledged. 2. There is existing water and sewer service to the site. These services will either need to be used with this development or be abandoned. Coordinate abandonment with Water Utilities at 970- 221-6700. Response: Acknowledged. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Acknowledged. 4. Development fees and water rights will be due at building permit. Response: Acknowledged. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. The project will generate enough traffic that we'll need traffic memo (not a full study). Contact me to scope the work. Response: A traffic memo is provided with the submittal. 2. As you move forward in design you'll want to check the access spacing from the access on Rolland Moore to Centre Avenue to make sure it meets standards. Response: The project is trying to utilize the existing entrance designed and installed with The Grove. Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Response: Lot 2 was previously defined as Tract A of The Grove. The Tract was assumed to be future commercial development was designed to be included with the overall master plan. A Final Drainage Letter has been included proving that the proposed development is well below assumed values used within the overall master plan of The Grove. 2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. Based on modeling submitted with The Grove development, which includes this site, detention is not required for this site based on the "Beat the Peak" analysis. Please submit documentation that the assumptions of that analysis are being met with this project. Response: Over detention was designed and constructed within The Grove to allow for Tract A to free release. 3. 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). This requirement is being met in the existing water quality pond northwest of the site. Please submit documentation that the assumptions of that analysis are being met with this project. Response: A water quality pond was designed and constructed within The Grove to include Tract A. 4. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. 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. For more information please refer to the City's website where additional information and links can be found at: http://www.fcgov.com/utilities/what- we-do/stormwater/stormwater-quality/low-impact-development Response: Low Impact Development is included within the proposed site and include permeable pavers and a bioretention swale. The permeable pavers account for a little over 25 percent of the new paved areas and in combination with the bioretention swale, over 50 percent of the site is designed to be treated. 5. 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. Response: Acknowledged. 6. The design of this site must conform to the drainage basin design of the Spring Creek Basin Master Drainage Plan as well the Fort Collins Stormwater Manual. Response: The design conforms to the master drainage design of The Grove, which also conforms to the master drainage base design of the Spring Creek Basin Master Drainage Plan as well as the Fort Collins Stormwater Manual. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant shall be within 300' of the office building. This requirement has been met with the current utility infrastructure and no changes appear to be needed. Response: Hydrant spacing was designed within the overall Grove project to incorporate Lot 2. 2. FIRE LANES A fire lane shall be provided to within 150' of all portions of the building. Based upon initial review of the proposed site plan, the existing road infrastructure appears to satisfy this general requirement and therefore, no additional access easements would be required unless the building will exceed 30' in height by IFC definition. See IFC, Appendix D-105 for more information. Response: An Emergency Access Easement has been created by separate document. 3. FIRE CONTAINMENT VS FIRE SPRINKLER SYSTEM Building 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. Response: The building is proposed to be sprinklered. 4. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings 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 Response: The construction documents will require that, under the Base Bid, the initial testing must be conducted to determine if a Public Safety Radio Amplification System is required. There will be an Add Alternate to install the system and conduct the final testing to verify proper performance. The Add Alternate will be activated if the building fails the initial testing and the system is therefore required. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-2401, sblochowiak@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (wet meadows, and Larimer County Ditch #2). Please note the buffer zone standards range from 50 to 100' for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Response: An ECS was submitted. 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. Response: Acknowledged. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Response: Acknowledged. Photometrics Plan shows this information. 4. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Response: Acknowledged. 5. 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. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: There are no significant trees on the site. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Response: Acknowledged. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev- review.php Response: Acknowledged. Fee provided with submittal. 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. Response: A note has been added to the plans. 4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: Acknowledged. 5. Access onto Rolland Moore Drive isn’t preferred with its proximity to the Centre Avenue/Rolland Moore Drive intersection, and may not meet LCUASS requirements. Can this access be off of Perennial Lane or internally? The access, if allowed, would need to be directly across from the driveway access built with The Grove project. Response: The proposed driveway lines up with the existing driveway that The Grove constructed. 6. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Response: A traffic memo is provided with the submittal. 7. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Acknowledged. 8. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Response: No additional ROW is required for this project. 9. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Utility Plans have been submitted. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged. 11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Acknowledged. Department: Electric Engineering Contact: Luke Unruh, 9704162724, lunruh@fcgov.com 1. System modification and development charges will apply at owner’s expense. Response: Acknowledged. 2. C-1 form and one line diagram will need to be provided. Transformer location will need to be placed within 10’ of an all weather drive over surface. The transformer will need 10’ clearance in front, and 3’ clearance on all sides. Response: Acknowledged. 3. Contact Light and Power to coordinate transformer and meter locations at 970-221-6700 Response: Acknowledged. Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com 1. You will need to provide 6 bike parking spaces per section 3.2.2(C)(4) of the Land Use Code. Two of these spaces will need to be enclosed with the remaining 4 provided via fixed racks. Response: We will provide at least the minimum number of bike parking spaces – covered and uncovered. 2. The maximum parking allowed for a 28,000 sq. ft. office building is 84 parking spaces unless it is provided in a parking structure. The amount of parking shown on the site plan exceeds this maximum and would require an exception to the general office parking standards. The procedure for this exception can be found in section 3.2.2(K)(4) of the Land Use Code. You may also achieve the parking standards by following the alternative compliance guidelines in section 3.2.2(K)(3). Your other form of recourse is the modification process if you choose not to pursue the general office parking exception or alternative compliance measures. Response: We will be providing an exception to the general office parking standard. 3. The site plan will need to show a trash and recycling enclosure that is in compliance with section 3.2.5. Response: A trash and recycling enclosure is shown on the plans. 4. The building will need to fully comply with section 3.5.3, which outlines general building standards for commercial buildings. Response: Acknowledged. 5. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response: Acknowledged. 6. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Acknowledged. 7. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Acknowledged. 8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Acknowledged. 9. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 10. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: Acknowledged. 11. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Acknowledged.