HomeMy WebLinkAboutCENTERPOINT PLAZA (RE-APPLICATION) - PDP - PDP150014 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 6
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
RESPONSE TO REVIEW COMMENTS FROM
CONCEPTUAL REVIEW MEETING ON 2/9/15
July 15, 2015
From: Patricia Parish, Rocky Mountain Group
2910 Austin Bluffs, Suite 100
Colorado Springs, CO 80918
Re: Centerpoint Plaza
To: Planning and Zoning Board Members
Description of project: This is a request to approve an previously expired PDP for
Centerpoint Plaza (parcel #'s 8720239001 and 8720239002). The previously approved
plan allowed for a 2.5 story building that could accommodate any Type I use except for
residential in the Employment (E) zone district at the time of approval in 2009. 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: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. Please note that there is a new standard for minimum bicycle parking and
rack which is found in LUC 3.2.2(C).
• This is a design element which we will fit it on to the site in an easy
access area.
2. There was mention that the building from as originally proposed will be
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made smaller. Please include the reduction specifics in the minor
amendment.
• We propose the building to be reduced from 3-story, 48,000
square feet total, to a 3-story (garden level on first floor), 24,000
square feet total. This will reduce the building footprint to 8,000
square feet per floor with appropriate parking stalls and
landscape. Since we believe this is unreasonable to have so little
stalls without overflow into the right-of-ways, we will ask for an
alternative compliance of additional parking spaces. This will
allow free movement within the parcel.
3. In that building reduction please note that the build to standards [LUC
3.5.3(C)(2)] prohibiting parking and driveways between the building and
street ROW.
• This configuration, setting back the parking from the right-of-
way, will be addressed on the site plan. An access easement
exists between the property owners within the Private Drive on
the east. Otherwise this requirement has been met.
4. Please note new standards for trash enclosures found in LUC 3.2.5.
• A new design for the trash enclosure will be shown on the elevations, with
the location shown on the Site Plan.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing water mains in the area include a 6" main in the driveway to the east of the site,
an 8" main in Midpoint Drive, and a 24" main in Timberline Drive. Sanitary sewers in
this area include an 8¿ main in the driveway to the east and a 33" main along the
railroad to the south.
• Noted.
2. There are existing services on site that will need to be located to ensure they do not
conflict with the proposed building locations. If these services are not currently in use
they will either need to be used by the proposed development or abandoned at the
main.
• Noted.
3. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
• A Landscape Plan, addressing water conservation standards for
landscape and irrigation, is included with this submittal.
4. Development fees and water rights will be due at building permit.
• The development fees will be paid and water rights will be conveyed at
building permit stage.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The project should plan on making sidewalk connections to Timberline and
providing connection on the east side to the north.
• We would like to ask that this requirement be reconsidered, as an
adequate pedestrian connection is already constructed along Timberline on
the west side of the property and a sidewalk along Midpoint Drive. We do
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not believe an additional point to the east is reasonable, since no other
sidewalks would connect with this access and encourages cross-through
foot traffic.
2. We'll need to review the original Centerpoint Traffic Impact Study to determine whether
it included this use or if an updated study is needed. Contact me to figure this out.
• There is an existing Traffic Impact Study on file with the City of Ft. Collins.
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.
These reports are currently on file with the City of Ft. Collins. They will be updated to meet
the current standards.
2. Onsite detention is required for the runoff volume difference between the 100 year developed
inflow rate and the 2 year historic release rate. There is an existing detention pond at the
southeastern corner of the site. This pond will need to be analyzed to determine if sufficient
volume exists to detain for the proposed development or if it will need to be modified to
account for the developed runoff. The outfall for this site is the storm sewer pipe at the
southern end of the site. Please note, there are new Detention Pond Landscape Guidelines
that will need to be net with this development.
Onsite detention will be provided onsite.
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-guideli
nes-regulations/stormwater-criteria) Extended detention is the usual method selected for
water quality treatment; however the use of any of the BMPs is encouraged. The pond at the
southeastern corner of the site can be used to satisfy this requirement provided the
necessary volume is available and the outlet structure is modified to account for the
additional impervious area.
Water quality will be provided onsite for 50% of the run-off.
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-develo
pment
LID requirements will be provided for this site and calculations shown on the site plan.
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-developme
nt-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion
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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.
The Stormwater Development Fee and the Erosion Control Escrow will paid before the
Development Construction Permit is issued.
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.
The design of the site will conform to the drainage basin design standards specified above.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. 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.
> 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.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2012 IFC or contact PFA for details.
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.
The fire lane specifications will be shown on the site plan.
2. 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
The building will be designed and installed with the required fire department emergency
communication system and be evaluated prior to final build out.
3. AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require an automatic fire sprinkler system under a separate permit. Please
contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at
970-416-2868.
The building will be designed with an automatic fire sprinkler system with the required
separate permit.
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.
The landscape plan will show design requirements of the appropriate Article 3.2.1 (E)(2)(3).
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Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
1.
Larimer County 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. The appropriate Larimer
County Road Impact Fees and Street Oversizing Fees will be paid at time of building permit.
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 The City’s Transportation Development Review fee will be paid at time of
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. Damaged curb, gutter and sidewalk will be replaced or
restored prior to issuance of Certificate of Occupancy.
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. An evaluation of existing and proposed ADA
sidewalk, driveway and ramp standards will be adhered to and shown on the site plan.
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 Public improvements will be
designed and built in accordance with the Larimer County Urban Area Street Standards.
6. The existing utility plans for this site are expired and new plans will need to be prepared
and submitted for review and approval. New utility plans will be prepared and submitted.
7. Utility plans will be required and a an amendment to the existing Development Agreement
or a new Development Agreement will need to be entered into and will be recorded once the
project is finalized. Utility plans and an amendment to the existing Development Agreement
completed and recorded prior to finalization of the project.
8. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. The easements dedicated by plat are still valid and exist. Any
changes to the easements can be done by replat or by separate document. No changes to
existing easements or rights-of-way are planned for this project.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on public utilities or within City right-of-way or easements. The necessary Development
Construction Permit will be obtained prior to starting work in the easements or city ROW.
10. Platte River power authority will need to approve the plans showing work under the
power lines and within their easement. Any work in easements or under Platte River Power
Authority power lines will be approved prior to commencement.
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Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. Light and Power has electric facilities surrounding the site that could be utilized to provide
three phase power. The best place to tap power will depend on the transformer location and
a cost effective route. Noted.
2. Contact Light and Power Engineering to coordinate the transformer and electric meter
locations, please show the locations on the utility plans. Locations will be shown on
the utility plan for electric meters and transformer locations.
3. Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1
form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf A one line
diagram and a C-1 form will be provided to Light and Power.
4. Development and capacity charges will apply at owner’s expense. Development and capacity
charges will be paid by the owner.
5. Please contact Light & Power Engineering if you have any questions at 221-6700.
Please reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers Noted.
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. The proposed building will need to be in compliance with section 3.5.5 of the Land Use Code.
Noted. Compatible architecture, convenient services and design features will be addressed on
the site plan. The landscape and site design will provide privacy, safe circulation, screening
and aesthetics to the site. The use of office/retail will enhance the services offered in that area
of town, as well as provide employment to the community.
2. You will need to show how a person can gain access to the trash enclosure without opening
the main service gates per section 3.2.5 of the Land Use Code. You can show this on the
building elevations or site plan upon submittal. A trash enclosure meeting these standards
will be shown on the site plan or building elevations.
3. 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.
4. 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.
5. 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.
6. 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.
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Please see Section 2.8.2 of the LUC for more information on criteria to apply for a
Modification of Standard. Noted.
7. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Noted.
8. 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. All required review fees will be paid at time of
submittal.
9. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750. Noted.
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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. Noted.
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. Noted.
Construction shall comply with the following adopted codes as amended:
20012 International Building Code (IBC)
2012 International Residential Code (IRC)
20012 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.
Noted.
Fort Collins Green Code Amendments effective starting 2/17/2014. A copy of these
requirements can be obtained at the Building Office or contact the above phone number.
Noted.
City of Fort Collins
Building Services
Plan Review
970-416-2341