HomeMy WebLinkAboutRAW URTH DESIGNS - PDP - PDP150007 - 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
Robert Sasick
May 13, 2013
P.O. Box 48
Bellvue, CO 80512
Re: Lot 20, Blk 3, Evergreen Park - Steel Fab. Shop/Self Storage
Description of project: This is a request to use Lot 20, Block 3 Replat Evergreen Park (Parcel #
97013-09-020) as a steel fabrication shop and self-storage facility. Two alternatives have been submitted,
including utilizing the lot for both the steel shop and self storage, or utilizing the entire lot for only
self-storage. The site is located in the Industrial (I) zone district. Industrial uses and mini-storage facilities are
subject to Administrative (Type 1) review in the Industrial zone district.
Please see the following summary of comments regarding the project request referrenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com.
Comment Summary:
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Department: Zoning
Land Use Code (LUC) 4.28(B)(2) Enclosed mini-storage facilities and Light Industrial Uses (steel
fabrication) are both permitted uses in the Industrial zone district through a Type 1 review (public hearing
with an administrative hearing officer).
1.
LUC 4.28(D)(1)(a) Maximum building height is 4 stories
LUC 4.28(E)(2)(b) Along arterial streets and any other streets that directly connect to other districts,
buildings shall be sited so that a building face abuts upon the required minimum landscaped yard for at
least 30 percent of the building frontage. Such a building face shall not consist of a blank wall.
LUC 4.28(E)(3)(a)2. A minimum thirty-foot deep landscaped yard shall be provided along all arterial
streets, and along any district boundary line that does not adjoin a residential land use. If a district
boundary line abuts upon or is within a street right-of-way, then the required landscaped yard shall
commence at the street right-of-way line on the district side of the street, rather than at the district
boundary line. This requirement shall not apply to development plans that comply with the standards
contained in Section 3.5.3 of this Code.
2.
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Department: Zoning
This means there is a required 30ft landscape yard along Conifer St.
LUC 4.28(E)(3)(b)1. Storage, loading and work operations shall be screened from view along all district
boundary lines and along all public streets.
Screening is required along Conifer, Red Cedar and the Alley (Chain Link fence is prohibited for
screening material).
LUC 4.28(E)(3)(b)2. Within internal district areas, buildings may be surrounded by paving for vehicle use.
To the extent reasonably feasible, side and rear yards in interior block locations shall be used for
vehicle operations and storage areas, and front yards shall be used for less intensive automobile
parking. At district edges, side yards shall be used for vehicle operations and storage areas, in order to
allow for a finished, attractive rear building wall and a landscaped rear yard.
3.
LUC 3.2.2(K)(2)(a) The vehicle parking is restricted to a maximum number of spaces. For these two uses
the maximum is .75 per employee. We will need to know the number of employees to determine if the
parking spaces are in compliance.
When providing any off street parking a certain number of those are required to be accessible spaces.
With less than 25 off street spaces only one of those is required to be an accessible. This required
accessible space is also required to be van accessible (8ft wide stall adjoined to 8ft wide loading area).
This shall be designated by the standard vertical sign.
LUC 3.2.2(L) Two-way drive aisles with 90 degree parking are required to have 24ft width.
4.
LUC 3.2.1 This section requires a landscape plan which includes but is not limited to street trees and
foundation plantings (see section for further details).
LUC 3.2.2(J) The vehicle use area requires a minimum landscape setback along nonarterial street of 10ft
and along the alley and north property line required is a 5ft landscaped setback.
5.
LUC 3.2.4 A lighting plan is required this includes but limited to a photometric site-plan and catalog
cut-sheets.
3.2.5 This section requires an enclosure that is adequately sized for both trash and recycling. Such
enclosure shall be designed with walk-in access without having to open the main service gate and
located on a concrete pad at least 20ft from a public sidewalk.
LUC 3.5.1(I) Mechanical/utility (vents,flues, meters, boxes, conduit, rtu/ac transformer...) equipment
locations shall be identified on plans with notes on how such equipment is screened/painted
6.
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
Existing water mains and sanitary sewers in this area include 8-inch water mains in Conifer and Red
Cedar Circle and 8-inch sanitary sewers in Conifer, Red Cedar Circle and in the N/S alley to the west.
1.
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
2.
3. Development fees and water rights will be due at building permit.
Contact: Aaron Iverson, 970-416-2643, aiverson@fcgov.com
Department: Transportation Planning
The Master Street Plan shows a realignment of the Conifer and Hickory intersection, currently the Master
Street Plan shows Conifer shifting north to align to Hickory, potentially through this lot. The North College
Ave Access Control Plan also shows this realignment. If the applicant can show how they can
accommodate the realignment as part of their development meeting the intent of the Master Street Plan
and Access Control Plan, no amendment would be needed. If the applicant desires the realignment not
to occur an official amendment to the Master Street Plan would be required. To achieve this a traffic
study showing how the street network and traffic would be accommodated would be necessary to
support any request for an amendment.
1.
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
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. The erosion control 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.
1.
Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
with the 2 year historic release rate. In the Dry Creek basin the two year historic release rate is 0.2
cfs/acre.
2.
Normally onsite water quality treatment is also required as described in the Fort Collins Stormwater
Criteria Manual. However in this case the water quality treatment is being provided for in the North East
College Corridor Outfall (NECCO) detention pond; so the applicant does not need to provide onsite
water quality treatment but they do need to meet the LID (Low Impact Development) requirements.
3.
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.
4.
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
The drainage outfall for the site is a pipe along the west side of Red Cedar Circle. There is also a
manhole and inlet at the southeast corner of the site.
5.
This site is also accessed a NECCO system charge of $28,007.00/Ac. This is for the site's portion of the
NECCO pond and outfall system and is due prior to receiving a building permit.
6.
The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
7.
The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan
as well the Fort Collins Stormwater Criteria Manual.
8.
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
Department: Park Planning
1. 1. 4/29/2013: No comments
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
FIRE CONTAINMENT
The building exceeds 5000 square feet and 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.
1.
FIRE LANES
Fire Lanes shall be provided for every facility, building or portion of a building when any portion of the
facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from
fire apparatus access, as measured by an approved route around the exterior of the building or facility.
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.
2006 International Fire Code 503.1.1
The current plan renders the building and storage units out of access. A fire lane on the property shall be
required to serve all buildings, including the self-storage units.
2.
DEAD-END FIRE LANES
Dead-end fire apparatus access roads cannot exceed 660 feet in length. Dead-end fire access roads in
excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus.
3.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
FCLUC 3.6.2(B)2006; International Fire Code 503.2.5 and Appendix D
SECURITY GATES
The installation of security gates across a fire apparatus access road shall be approved by the fire chief.
Where security gates are installed, they shall have an approved means of emergency operation. The
security gates and the emergency operation shall be maintained operational at all times.
2006 International Fire Code 503.6
4.
COMMERCIAL WATER SUPPLY 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.
2006 International Fire Code 508.1 and Appendix B
5.
PREMISE IDENTIFICATION
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.
2006 International Fire Code 505.1
6.
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
This site contains known prairie dog habitat that is part of a larger colony (greater than 50 acres), thus
Section 3.4.1 of the Land Use Code applies to this project.
Thus, 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.
While prairie dogs do not have a specific buffer standard to protect them from the development, no
adverse impacts can occur to this size of population without requiring mitigation. Thus, let's discuss
further how resource protection, and if necessary, mitigation would need to occur (see the Aspen
Heights mitigation plan as reference) in order to proceed with the project.
Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP
submittal.
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.
2.
2.
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Department: Engineering Development Review
The U.S. 287/S.H. 14 Access Management Report along with the City’s Master Street Plan identifies that
the existing offset between Conifer Street and Hickory Street would be revised to align the two streets in
a manner that realigns Conifer Street through the subject property. The proposal would need to
accommodate the roadway as part of the site design in order to demonstrate conformance to the Report
and Plan, unless these documents were otherwise amended. In order to accommodate the roadway, the
site would need to be designed that allowed for the collector roadway to bisect the property with
right-of-way dedicated. The roadway would either need to be built to a collector standard (curb & gutter,
sidewalks, pavement to collector width and design standards), with reimbursement available through
street oversizing for building beyond the local street with, or funds for the local street portion of both
sides of the street provided in lieu of construction. Contact Paul Sizemore, FC Moves Program Manager
at 224-6140/psizemore@fcgov.com for additional information on the Report and Plan documents. The
remaining comments are standard comments with development, with additional comments possible as
the roadway alignment is addressed.
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/mbaker@fcgov.com if you have any questions.
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.
Sidewalk along Red Cedar Circle would need to be constructed at a width of 5 feet for the collector
standard, separated 8 feet from the curb. Additional right-of-way may need to be dedicated to coincide
with the back of sidewalk. This sidewalk would need to then transition to the existing attached sidewalk
on the property directly north. Should Conifer Street remain in its current alignment, a 5 foot wide
sidewalk detached 8 feet from the curb would need to be constructed abutting the property with
additional right-of-way dedicated is needed to coincide with the back of sidewalk.
5.
An access ramp meeting Larimer County Urban Area Street Standards (LCUASS) is required to be
installed at the northwest corner of Conifer Street and Red Cedar Circle. A receiving ramp would also be
required to be installed at the northeast corner of the intersection.
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.
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
8.
9. Construction plans will be required.
A Development Agreement will be required and recorded once the project is finalized with recordation
costs paid for by the applicant.
10.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Department: Electric Engineering
Existing 3-phase and single-phase electric facilities exist along the East and West side of the site. Any
relocation or modification to the existing electric facilities will incur system modification charges.
1.
2. A C-1 form and a one-line diagram will need to be submitted to Light & Power Engineering.
3. A transformer location will need to be established within 10' of an all weather drive over surface.
Owner will be responsible for Electric Capacity Fee and Building Site charges for the site.
Contact Light & Power Engineering @ 970-221-6700.
4.
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Current Planning
This project is in conflict the North College Access Control Plan as well as the Master Street Plan. The
project will need to re-submit for conceptual review showing Conifer going through the parcel as shown on
the North College Access Control Plan or amendments will need to be made to the Master Street Plan and
the North College Access Control Plan.
1.
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.
2.
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.
3.
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.
4.
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.
5.
Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
6.
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.
7.
When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
8.
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