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HomeMy WebLinkAboutPARKING AT 620 S. LEMAY AVE. - MJA/FDP - FDP150009 - 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 May 19, 2014 Charles Hatchette Concentra 700 E Elizabeth St Fort Collins, CO 80524 Re: 620 S Lemay Ave - Parking Description of project: This is a request to explore additional parking options for a medical clinic located at 620 S Lemay Avenue (Parcel # 87182-37-001). Additional parking spaces are needed both on the existing lot and proposed at two nearby locations; across Poudre River Drive to the northeast (Parcel # 87182-43-001), or across Hoffman Mill Road to the east (Parcel #8718 2-00-033). The site is located in the Community Commercial Poudre River (CCR) Zone District. The project is is a major amendment 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, Noah Beals, at 970-416-2313 or nbeals@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. The new parking lot design will need to comply with LUC 3.2.2, any lighting proposed in the new lot will need to comply with LUC 3.2.4, and landscaping will be required in compliance with LUC 3.2.1. Noted 2. Consider placing crosswalks the farthest away from the curve on Hoffman Mill Rd. due to periodic heavy truck traffic on Hoffman Mill Rd. The intersection of Hoffman Mill Rd and Pourdre River Dr. is the likely location if Engineering doesn't actually require it there. Noted 3. A modification or alternative compliance will be required on the addition of parking spaces. As a medical office the maximum spaces allowed given the building's size (8,626 s.f.) 39 vehicle spaces. Currently 36 vehicle spaces are accommodated for. An addition of 30 vehicle spaces will result in 66 spaces. An alternative compliance request will be submitted. 4. Related is our earlier conversation which you indicated that it was the specialty medical services that were added to the urgent care services creating the need for additional parking. You may want to document that comparing with similar clinics of multi/specialty medical services to justify the added parking for the modification request. Available information included with AC request. 5. We also discussed a combination of options 1 and 2. Based on what the number of vehicle spaces that can be added to the present lot (a very rough sketch yielded 15-19 spaces might be accomodated) as well as Storm Water comments it may better to place all 30 additional spaces on the new lot leaving Concentra's parking lot as is. All spaces provided on a new lot. 6. You may want to consider add'l bicycle parking as regs have changed since the Concentra building was constructed. A minimum of 4 spaces is required with at least one space provided within the building or covered/enclosed shelter. The existing bicycle parking count is 14, with 7 sheltered. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include 6-inch water main in Poudre River Drive, Hoffman Mill Road and Laurel Street and a 12-inch sewer in Hoffman Mill Road from Poudre River Drive to Laurel. Noted. 2. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Water conservation standards for landscape and irrigation have been used. 3. If an irrigation tap is needed, development fees and water rights will be due at building permit. Noted. An irrigation tap is needed. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. A drainage report, erosion control report, and construction plans are required when there is an increase in impervious area greater than 1,000 square feet 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. A drainage report, erosion control report, and construction plans have been provided by a professional engineer. The drainage report addresses the four-step process for selecting structural BMPs. 2. Onsite detention is not required if the entire 100 year runoff can be conveyed to the river. However the capacity of the existing outfall pipe will need to be checked by the design engineer. It may already be at capacity so then onsite detention is an option or another pipe to the river. The entire 100-year runoff has been conveyed to the river via the existing storm sewer system; therefore, detention is not necessary and has not been provided. The capacity of the existing storm sewer system is 23 cfs; with the added flows from all four filings, the storm system is under capacity by 1.65 cfs. 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). (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. Over 50% of the site is treated using the standard water quality treatment in the form of a rain garden. 4. Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is 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. 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: Over 50% of the new impervious area is treated within the rain garden. Over 25% of the new paved areas area concrete pervious pavers. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulatio ns/stormwater-criteria. 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. Noted. An erosion control escrow has been provided with the SWMP. 6. The design of this site must conform to the drainage basin design of the Cache la Poudre River Master Drainageway Plan as well the Fort Collins Stormwater Manual. Site design conforms to the drainage basin design of the Cache la Poudre River Master Drainageway Plan as well as the Fort Collins Stormwater Manual. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 1. 1. 5/07/2014: No comments Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. The Poudre Fire Authority has no comment at this time. Future review and comment may be necessary once a site plan has been developed. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Poudre River and associated wetlands). Please note the buffer zone standard of 300' for the Poudre River, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Provide and submitted on 2/18/15. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Noted 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. Noted 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. 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 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. 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. Tim Buchanan was consulted and his recommendations are a part of the ECS. 6. Projects in the Vicinity of the Poudre River must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: “Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations.” Noted Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com 1. There is not a building permit for a parking lot, but if other building improvements are proposed - 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. No other building improvements are proposed. 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 Noted. 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. Noted. 4. At the time of development (which a parking lot is considered development) the property is responsible for designing and improving the adjacent street frontages to standards. For the option of adding parking to the parcel at the SW corner of Poudre River Drive and Hoffman Mill Road the property has met the obligation of street frontage improvements (DA identified that funds were to be collected as a payment in lieu of completion of the Hoffman Mill Road improvements adjacent to the site and funds were collected). For the option of a parking lot north of Poudre River Drive, development of this lot would require the extension of Poudre River Drive adjacent to the parcel to be designed and approved with this improvement. If the Poudre River Drive improvements are not needed for access into the parking lot a payment in lieu of construction might be an option, if so we would enter into a Development Agreement for this site for which a payment in lieu for the frontage would be paid and received prior to approval of the project. The payment in lieu for this frontage, if paid in 2014, would be approximately $44,000. Any payment in lieu would need to be paid prior to approval of the PDP and DA filing. The property at the southeast corner of Poudre River Drive and Hoffman Mill Road has been chosen for development. Both Poudre River Drive and Hoffman Mill Road improvements have been designed. After discussion with City staff, it appears that payment in lieu may no longer be an option. 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 All public improvements have been designed in accordance to LCUASS. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. All necessary ROW/Easements have been dedicated. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Utility Plans have been provided. 8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Noted. 9. For the unplatted property across the street. A parking lot on this property would require the extension of Poudre River Drive adjacent to the parcel to be designed and approved with this improvement and for the design and completion of Hoffman Mill Road adjacent to the property. If the Poudre River Drive improvements are not needed for access into the parking lot a payment in lieu of construction might be an option. A payment in lieu versus improvements may also be accepted for the uncompleted portion of Hoffman Mill Road adjacent to the site. Any payment in lieu would need to be paid prior to approval of the PDP and DA filing. I don’t know that E Laurel Street adjacent to this site is a public street. If it is a public street this project will also have the responsibility for the design and construction of this street adjacent to the site. If it is a private drive and the project desires to take access off of this drive, the property would need to obtain or show that an easement exists to allow access across this property onto the site. This property has been chosen for development. Designs of both Poudre River Drive and Hoffman Mill Road has been provided. After discussion with City staff, it appears payment in lieu may no longer be an option. E. Laurel Street is a private street. Access to the proposed parking lot is proposed off of Hoffman Mill Road. Current Planning Contact: Noah Beals, 970 416-2313, nbeals@fcgov.com Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. TRAFFIC OPERATIONS - This use does not appear to generated any additional traffic. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be waived. 2. An additional parking lot off site of currently General Care Health Services Fort Collins, Colorado/Poudre River Business Park Third plan would require a Major Amendment to these approved plans. Noted 3. LUC Section 3.2.1 This section requires a landscape plan to be provide, such plan will need to meet perimeter and interior landscape standard. In addition to there will need to be vehicle use area landscape setback areas from Public Right-of-way, along with street trees in the right-of-way parkway. Noted The landscape plan will need to include a tree protection and mitigation plan. Noted 4. LUC Section 3.2.2(D)(3)(c) Off-street vehicle use areas are required to be surfaced with asphalt or concrete. LUC 3.2.2(L) The standard parking stall dimension starts at 19'x9'. Depending on the number of off street parking spaces a certain number of the spaces will need to be accessibility spaces. At least one of the accessibility spaces will need to also be van-accessible (8ft wide adjoined to an 8ft loading area). Accessibility spaces provided. 5. LUC Section 3.2.4 There is a minimum lighting requirement of 1 foot-candle for a vehicle use areas. A lighting plan should be included. This is typically a photometric site plan with catalog cut sheets. This section allows for an alternative compliance. The applicant would have to demonstrate how an alternative lighting plan meets the standards of the section equally well or better than a plan that would comply with the standard. Lighting plan has been included. 6. LUC Section 3.2.2(C)(4) Bicycle parking will need to be brought into compliance. This is 1 space for every 4,000 sq. ft. with at least 20%of the required to be enclosed. This section allows for an alternative compliance. The applicant would have to demonstrate how an alternative bicycle parking plan would better accomplish the purposes of this section than would a plan that complies with the standards of this section. Concentra already provides 14 bicycle parking spaces with 7 of them being covered. 7. 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. Noted 8. 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. Noted 9. 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. Noted 10. 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. 11. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 12. 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. Noted 13. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. 14. Save the Poudre has requested to be contacted whenever a project is proposed within 800' of the Poudre River. Please add the following address to your APO labels: Save the Poudre, c/o Gary Wockner, PO Box 20, Fort Collins, CO 80522-0020. Noted 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