HomeMy WebLinkAboutWARREN FEDERAL CREDIT UNION - PDP - PDP150011 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1
Community 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 26, 2014
Michael Nagl
Warren Federal Credit Union
181 W Boardwalk Dr.
Fort Collins, CO 80525
Re: Rigden Farm - Commercial Mixed-Use
Description of project: This is a request to build two commercial mixed-use buildings in Rigden Farm
(parcel #s 8729283001 and 8729283002). Each building will be 12,000 square feet. Building one will contain
3,000 sq. ft. of retail, 6,000 sq. ft. of restaurant and 3,000 sq. ft. of office space. Building two will contain
3,000 sq. ft. of retail, 6,000 sq. ft. of office space and 3,000 sq. ft. for a bank. The parcels are located in the
Neighborhood Commercial (NC) zone district. This project 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, Rebecca Everette, at 970-416-2625 or reverette@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. Sign and sign location should not appear on site plan. The sign code will determine such and signs
approved separately by issuance of a sign permit. - Acknowledged.
2. Please note that the property is located in the Residential Neighborhood Sign District. For sign
purposes if this property is considered part of the same "Neighborhood Service Center" which the
shopping center to the west is then there is the potential for a larger ground sign up to 55 s.f. in size
because there are no ground signs at present along E. Drake for the shopping center to the west.
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If this is it's own center it will be considered a Convenience Shopping Center limiting a ground sign to no
more than 40 s.f. Please see LUC 3.8.7(E). This also addresses maximum wall signs heights/sizes for
each of the two categories. - Acknowledged.
3. The trash enclosures seem to be a long distance from the building. For both practicality and logistics
consider placing these more to the center of the lot. There are limits to distances these can be from a
public sidewalk. - Acknowledged. The trash enclosure has been placed more to the center of the lot.
4. The trash enclosure design requirements can be found at LUC 3.2.5 addressing wall materials/color,
service doors and individual person access doors, etc. - The trash enclosure is located in the parking lot
north of the building. The enclosure is easily accessible and conveniently located to each of the
ground floor retail spaces. The enclosure shall be adequately sized to accommodate the storage of
trash and recyclable materials that will serve the building. The enclosure wall assembly consists of
slate or stone wall base (matching the main building) and concrete masonry units exposed to the inside.
The pivoting gate enclosures will be metal and shall fully screen the trash and recycling dumpsters from
the outside. This gate will also include perforations for adequate ventilation. The enclosure will also
include a single man door.
5. Bicycle storage rack/parking requirements can be found at LUC 3.2.2(C) which call out the minimum
numbers required per building uses and sizes. - Acknowledged. Please see Site Plan.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. There are 8 inch water lines in Illinois, Limon, and Iowa; and a 24 inch main in Drake. There is an 8 inch
sanitary sewer in part of Iowa ending in a manhole stub mid-lot in Iowa, an 8 inch sanitary sewer in Illinois
that ends in a manhole in the intersection of Illinois and Limon, and a 24 inch sanitary sewer main in
Drake. - Acknowledged.
2. It does not appear there are services lines to this site so new services will need to be installed as part of
this project. With mixed use buildings, separate water and sewer services are required for the
commercial and residential components of each building. Any buildings that are solely commercial can
be served by the same service line. Also, separate services will be required for each parcel. - 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 - Acknowledged.
4. Development fees and water rights will be due at building permit. - Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. 24 k sf of retail, restaurant and office uses will generate enough traffic to require some sort of traffic
review. If this property was identified and approved for this type and intensity of use through the master
planning process, and any identified improvements already made, then a memo letter from a traffic
engineer stating such may be sufficient. Please have your traffic engineer call me to scope the
appropriate level of submittal. – Acknowledged.
2. Looks like there are sidewalks missing on three street legs - Illinois, Limon, and Iowa. Those will need
to be added together with directional curb ramps at the corners. – As this PDP is for the west lot (Lot 2),
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directional curb ramps and sidewalks are provided on Limon and Iowa. Illinois sidewalk will be provided
with future PDP.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. This site is part of the overall Rigden Farm drainage plan. A letter verifying compliance with that plan is
needed from an engineer registered in Colorado. It should address the impervious area proposed and
the drainage patterns. - A letter has been prepared verifying compliance with the overall drainage plan and
addressing new impervious area and drainage patterns.
2. Detailed grading and erosion control plans are required since the approved plan is being modified.
- Acknowledged
3. There are storm sewers in Illinois, Limon, and Iowa with inlets as shown on the map provided. - Acknowledged
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
- LID requirements are shown on the plans and addressed in the report
5. The city wide Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/sq.ft.) for new impervious
area over 350 sq.-ft. and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. 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/builders-fees.php or contact Jean Pakech at 221-6375 for questions on
fees. - Acknowledged
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
General fire access is required to within 150' of all portions of every building. Additional access
requirements come into play when buildings exceeding 30' in height. The proposed plan appears to
meet general fire access requirements but depending upon ultimate location/relocation of the buildings
within the site, an Emergency Access Easement may be required. Code language provided below.
IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building
hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply
with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all
portions of the exterior walls of the first story of the building as measured by an approved route around
the exterior of the building or facility. – Acknowledged.
2. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant
is required within 300' of either commercial building. The existing utility infrastructure appears to support
the minimum requirement. Applicant shall verify. Code language provided below.
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IFC 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. – Acknowledged.
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. Additional sprinkler requirements are driven by the occupancy group classification. – This building
will be fully sprinklered in accordance with applicable code requirements.
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 – Acknowledged.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-2401, sblochowiak@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. – Acknowledged.
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. – 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 – 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. – Acknowledged.
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. The existing driveway will need to be evaluated to determine if
the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do.
– Acknowledged.
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 – Acknowledged.
6. A wider sidewalk along Illinois Ave was approved with the diagonal street parking proposal and should
be incorporated into this plan. Sidewalk along the other frontage will need to be designed and
constructed. – As this PDP is for the west lot (Lot 2), directional sidewalks are provided
on Limon and Iowa. Illinois sidewalk will be providedwith future PDP.
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7. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. – Acknowledged.
8. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized. – Acknowledged.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
– Acknowledged.
10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking
design. – Acknowledged.
11. Access location will need to meet spacing requirements. An access location out to Illinois can be done,
more parking than you have shown on your plan will be eliminated due to the need setbacks to the
access point and the curb design that allows for street sweeper access. We will need to work with traffic
operations regarding the spacing needs for parking and driveway separation. Likely an additional street
inlet will need to be installed to collect the drainage in the parking. – This PDP is for the east lot (Lot 2) and
access from Illinois will be constructed with the future development of Lot 1
12. Project is subject to all applicable street cut fees. – Acknowledged.
13. The plan notes that rain gardens are proposed in the parkway. Rain gardens can be installed provided
that they meet standards and criteria which are under development. Where placed next to on street
parking a sidewalk adjacent to the curb and connections to the detached sidewalk will need to be
provided and likely will not fit within the parkway width that exists. So where adjacent to parking
additional right-o-way will likely be needed to accommodate this. It may be easier to do these in the
bulb out areas especially at the east end where you are adjacent to an inlet. – Rain gardens are no longer
proposed with this project.
14. Site drainage cannot drain out to the street over the sidewalk, therefore a sidewalk chase will need to be
used to take any site drainage that is directed out to the street. – Acknowledged.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing power available along Drake Rd. adjacent to these lots. Electric Capacity
Fee, Building Site charges and any system modification charges necessary will apply. –Acknowledged.
2. Owner will need to submit a C-1 Form and a One-line diagram for each building to Light & Power
Engineering to determine power needs. –Acknowledged.
3. Owner will need to coordinate transformer locations with Light & Power Engineering. Transformers must
be within 10' of an all-weather driveover surface for a line truck.
Contact Light & Power Engineering @ 970-221-6700 with any questions or concerns. –Acknowledged.
4. NOTE (Planning Services): Transformers must be screened from view from public streets by landscaping
or by an enclosure meeting the clearance standards of Light & Power. –Acknowledged.
Planning Services
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Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
1. This property is located in the Neighborhood Commercial (NC) zone district, and will be subject to the
Land Use Code (LUC) standards in Division 4.23. The proposed uses are permitted in the NC zone,
subject to review and approval by an administrative hearing officer. – Acknowledged.
2. The intent of the NC district is to establish an integral, town-like pattern of development. In particular,
section 4.23(D)(1) specifies that similar buildings and land uses should face each other on a block to the
maximum extent feasible. For this site, this might be better accomplished by moving one of the buildings
to the corner of Drake and Illinois to face the uses across Illinois and provide frontage on Drake.
– Because the corner of Drake and Illinois faces the shopping center delivery/loading dock, the building
has been located fronting onto Limon, which has more aesthetically pleasing buildings on the south side
of the street.
The buildings should align with previously established building and sidewalk relationships and located on
the corners of the property anticipated to have the greatest pedestrian traffic. If the building on the
southeast corner of the site could be moved to the corner of Illinois and Drake, it would fit the "Main
Street"-style pattern of development along Illinois. Alternatively, you could explore dedicating additional
ROW to provide diagonal parking on Limon instead of Illinois. –Acknowledged. The proposed building
location takes advantage of predominant (future) pedestrian circulation routes. Per discussions with the
City, providing diagonal parking on Limon is not feasible given this parking cannot be
dedicated/enforced for this development, and will likely be used predominantly by multi-family tenants
from the south.
3. This proposal shows a good framework of connecting walkways. I appreciate the connections around all
sides of the buildings and to adjacent properties, as well as the gathering space between the buildings.
For areas where pedestrians are forced to cross drive aisles or parking lot entrances, consider using
special paving or other treatments to clearly delineate crossing areas. –Because of the small size of the
parking lot, space does not allow for a ‘pedestrian spine/walk’ that would include specialty
paving/striping. Instead, pedestrians will funnel through the drive isles. To slow vehicular traffic, a
‘thoroughfare/cut through’ type parking lot has been avoided.
4. A landscape plan that meets the requirements for LUC section 3.2.1 (including requirements for parking lot
landscaping) will need to be included with your submittal. –Acknowledged.
5. Bicycle parking requirements will need to be met, per LUC section 3.2.2(C)(4). Based on what is shown on
the plan, a minimum of 18 bicycle parking space need to be provided. At least 3 of these would need to
be enclosed, and the remainder could be provided as fixed racks. Bicycle parking should be located in
areas that are visible and convenient to building entrances. –(4) enclosed and (4) fixed spaces have been
provided, per the revised building size/uses. Please see Site Plan.
6. The calculations and amount of parking shown on the plan are consistent with the LUC standards. Please
note that new parking minimums for commercial development were recently adopted by City Council, and
the Land Use Code will soon be updated to include those. This is not likely to be an issue for this project.
–Acknowledged.
7. The design and scale of the buildings should be compatible with the context and architecture of nearby
development. Consider colors, materials, roof lines, proportions, window and door patterns, and other
design treatments that are similar to other buildings in the vicinity. Any rooftop mechanical equipment
should be screened from view. – Please see architectural narrative in the Statement of Planning Objectives.
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8. If the buildings remain in the current configuration, a low wall and landscaping should be used to screen
the parking area from Drake. The parking wall should wrap around at Drake & Illinois and Drake & Iowa to
provide screening at those corners, as well. The existing screening walls at the adjacent King Soopers and the
Home Depot on Lemay offer good examples. –We have provided landscaping to screen the parking area
from Drake, and will work diligently to specify plant species that provide good year round screening.
9. Note that an 11.5-foot sidewalk with trees in grates was previously approved for Illinois Dr. –Acknowledged.
10. Ensure that the trash enclosures have adequate room for recycling bins, as well. – Acknowledged.
11. This project could be submitted as a combined Project Development Plan (PDP)/Final Development Plan
(FDP), which would streamline the review process. When you are ready to make a formal submittal, please
contact me to set up a meeting with Planning Services and Engineering to discuss submittal requirements.
–Acknowledged.
12. 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.
–Acknowledged.
13. 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. –Acknowledged.
14. 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. –Acknowledged.
15. 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. –Acknowledged.
16. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
–Acknowledged.
17. 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.
–Acknowledged.
18. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
–Acknowledged.
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
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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 970-416-2341 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:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
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: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi-family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions.
Fort Collins Amendments effective starting 2/17/2014. 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
970-416-2341