HomeMy WebLinkAboutCHRISTIAN BROTHERS AUTOMOTIVE (CBA) REPAIR STORE - PDP - PDP150017 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWChristian Brothers Automotive
Ft. Collins, CO
Project Development Plan:
Response to Conceptual Review Comments
8/20/2015
Department Response
Zoning 1
The building should be fronting Fossil Creek Pkwy. so that the parking lot is partially behind the building. You may have to reconsider the design of the building to if you
want S College exposure. The building's design should also be considered as the current design is a straight, long, non‐articulated and not representative of what the
LUC's design criteria. You may be looking at a more equal sided building with bay doors on two sides or L shaped one. Better yet is a building with just two large
entrance/exit bay doors, with a center isle and diagonal work stalls on either side. The side by side work stalls with separate garage doors may work with 1 to 4 work
stalls such as a lube shop but it doesn't work well with what is being proposed
Comments are based on a previous layout, "Option A"; the preferred
layout, "Option B", was presented at the Conceptual Review Meeting
which Mr. Gary Lopez did not attend. We have had further discussions with
Mr. Noah Beals to prepare a layout that is in compliance with the City's
LUC and provides adequate pedestrian access.
Water‐Wastewater
Engineering 1
Water and sanitary sewer service is not provided by the City of Fort Collins. Comment noted.
1
The anticipated trip generations from this use may require some sort of traffic review ‐ if anything, then just a traffic memorandum. Have your traffic engineer contact
me to scope the study. Refer to the enclosed Traffic Memorandum
2
The connection of Snead Drive is anticipated to ultimately provide access to the north. It is our interst to ultimately close the existing access on Fossil Creek to the left
turning traffic (its too close to College). How the Snead connection is expected to be implemented should be discussed as a part of this project. Refer to the enclosed Traffic Memorandum
3 Transportation Planning notes that the project needs to plan on adjacent street curb, gutter and sidewalk connections, including a sidewalk along College Avenue Incorporated into Design
Package.
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. Refer to the enclosed Drainage
Report
2 Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate Noted.
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.
Refer to Sheet C5 ‐ Site Grading and Drainage Plan as well as the enclosed
Drainage Report.
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. More
information and links can be found at:
http://www.fcgov.com/utilities/what‐we‐do/stormwater/stormwater‐quality/low‐impact‐develo pment Refer to Sheet C5.1 ‐ Low Impact Development Plan
5 The drainage outfall for the site is the culverts at the southeast corner of the site that pass flows under Fossil Creek Blvd Comment noted.
6
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 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 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. Review fee is enclosed.
7
The design of this site must conform to the drainage basin design of the Fossil Creek Basin
Master Drainage Plan as well the Fort Collins Stormwater Manual. Refer to the enclosed Drainage Report.
Comment
Traffic Operations
Christian Brothers Automotive
Ft. Collins, CO
Project Development Plan:
Response to Conceptual Review Comments
8/20/2015
Department Comment Response
1
FIRE LANES
A fire access lane is required to within 150' of all portions of the building. Fire access may not
be measured from College Ave., an arterial road. As scale was not provided on the submitted concept, further review is required however, it appears an Emergency
Access Easement will be required on the property. Code language and fire lane specifications provided below.
Refer to Sheet C‐7 Site Paving Plan for the proposed location of the fire
lane.
2
> 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. 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, the fire code official is authorized to increase the
dimension if the building is equipped throughout with an approved, automatic fire‐sprinkler system.
Refer to Sheet C‐7 Site Paving Plan for the proposed location of the fire
lane.
3
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.
Refer to Sheet C‐7 Site Paving Plan for the proposed location of the fire
lane.
4
WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
The existing utility infrastructure appears to provide two hydrants within the maximum allowable distance. Applicant to verify hydrant output. Code language provided
below.
> 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.
An existing fire hydrant is located near the northeast corner of the subject
property.
5
FIRE CONTAINMENT
Should the building exceed 5000 square feet, it 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. If bulk storage of tires is intended
on site, please refer to IFC903.2.9.2 for sprinklering requirements.
The building size is 4,960 square feet, which is less than the 5,000 square
foot threshold.
6
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. Comment noted.
7
STORAGE TANKS
The installation of above ground or under ground storage tanks are approved under a separate permit. Comment noted.
Christian Brothers Automotive
Ft. Collins, CO
Project Development Plan:
Response to Conceptual Review Comments
8/20/2015
Department Comment Response
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 (Fossil Creek). However, as there is an
intervening parcel and a road between Fossil Creek and this property, and the standard buffer would not extend to this project’s parcel, the ECS is waived for this site.
However, please consider the use of native plants and grasses to compliment the natural feature, in accordance with Article 3.2.1 (E)(2)(3) of the Land Use Code. Comment noted. Please
refer to the Landscape Plan.
2
Agin, 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. Comment noted. Please refer to the Landscape Plan.
3
The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protect significant trees, natural systems, and habitat". Note
that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six
inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221‐6361) to determine the status of the existing trees and any mitigation
requirements that could result from the proposed development. Four existing trees will be preserved. Refer to the Landscape Plan.
4 If tree mitigation is necessary, please include a note on the tree mitigation plan or landscape plan, as appropriate, that requires a tree removal to occur outside of the
migratory songbird nesting season (February 1‐July 31), or that a survey be conducted prior to removal to ensure no active nests in the area. Comment noted.
1
Tyler Siegmund tsiegmund@fcgov.com or 221‐6501 will be the Engineer assigned to this project. Please contact him if you have further questions regarding the
engineering comments or requirements. Comment noted.
2 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. Comment noted.
3
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 Transportation Development Review Application and Fee are enclosed.
4
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.
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 Comment noted.
5 The temporary driveway connection to Fossil Creek Parkway has always been considered a temporary connection that will go away at such time as Snead Drive is
constructed. It will need to be removed with this project along with the median cut for this connection in the middle of Fossil Creek Boulevard
Temporary driveway connection is proposed to be demolished as part of
this Project. Refer to the Construction Drawings.
6
The extension of and completion of Snead Drive will need to be designed and constructed with this project. This includes the installation of sidewalk along both sides of
the roadway
The extension of Snead Drive, including sidewalks, is proposed as part of
this Project. Refer to the Construction Drawings.
7
The project will need to install sidewalk along the College Avenue frontage, Fossil Creek
Parkway frontage, and the extension of Snead Drive. The sidewalk along Snead shall be a
4.5 foot detached sidewalk
Sidewalks along the College Avenue, Fossil Creek Parkway, and the
proposed Snead Drive extension have been provided. Refer to the
Construction Drawings.
8
We will need to look at the location of any new proposed assess points out to Snead Drive to make sure that they meet separation requirements and that adequate
sight distance easements are provided Comment noted.
9 Additional improvements may be required in order to mitigate the traffic impacts of the development Comment noted.
10
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 Comment noted.
11
This project is responsible for dedicating any right‐of‐way and easements that are necessary for this project. This shall including the standard utility easements that are
to be provided behind the right‐of‐way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Additional right‐of‐way will be
Christian Brothers Automotive
Ft. Collins, CO
Project Development Plan:
Response to Conceptual Review Comments
8/20/2015
Department Comment Response
1 According to section 3.2.1(C) of the Land Use Code, trees that have a diameter at breast height of six inches or more should be protected. Please contact the City
Forester, Tim Buchanan, for a review of on‐site trees. Tim can be reached at 970.221.6361 or tbuchanan@fcgov.com. Four existing trees will be preserved. Refer to the Landscape Plan.
2 You will also need to provide street trees in accordance to section 3.2.1(D)(2) of the Land Use Code. Street trees must be canopy shade trees provided every 30‐40 feet
Comment noted. Please refer to the Landscape Plan.
3 All landscape areas shall comply with section 3.2.1(E)(1) of the Land Use Code Comment noted. Please refer to the Landscape Plan.
4 The parking lot shall have perimeter and interior landscaping that meet the standards set forth in sections 3.2.1(E)(4)‐(5) of the Land Use Code. 6% of the interior area of
the parking lot shall be landscaped. The perimeter of the parking lot shall have one tree per 25 feet on lot lines and one tree per 40 feet along public streets Comment noted. Please
refer to the Landscape Plan.
5 You will need to provide a four space bike rack per section 3.2.2(C)(4) of the Land Use Code.
Comment noted. Please refer to Sheets C‐4 and C‐13 for the bike rack
location and detail.
6
The site must provide connecting walkways throughout the parking area per section 3.2.2(C) (5) of the Land Use Code. These walkways must be raised and enhanced to
clearly delineate the walkways from the drive aisle. These walkways also must connect to the off‐site
sidewalk network Please refer to Sheets C‐7 and C‐13 for the sidewalk location and detail.
7
Furthermore, the on‐site pedestrian network must tie into the off‐site pedestrian and bike network per section 3.2.2(C)(6). This will ensure the site contributes to the
bike and pedestrian network throughout the City Comment noted. Refer to Sheets C‐4 and C‐7.
8
The current site plan shows 32 parking spaces. The maximum amount of parking allowed per section 3.2.2(K)(2) is 25 (5 spaces per 1,000 sq. feet of vehicle repair space)
You will need to seek a modification to the parking standards to achieve the 32 parking spaces shown Twenty‐five (25) spaces are being proposed as part of this Project.
9
You will need to provide a handicapped parking space in accordance with section 3.2.2(K)(5
of the Land Use Code. If you reduce your parking stalls to 25, you will be required to provide
1 handicapped parking space. If you look to achieve the 32 parking spaces as shown on your site plan, you will need to provide 2 handicapped parking spaces
One (1) handicapped parking space is being proposed as part of this
Project.
10
A trash and recycling enclosure will be required per section 3.2.5 of the Land Use Code. The enclosure must be designed to allow walk‐in access without opening the
main service gates. The enclosure must also be designed to match the materials used for the main building
A trash and recycling enclosure is being proposed as part of this Project.
Refer to the Construction Drawings.
11 At least one main entrance must open directly onto a connecting walkway with pedestrian frontage per section 3.5.3(C)(1) Comment noted. Refer to the Construction Drawings.
12
This project must meet all of the other standards contained in section 3.5.3 of the Land Use Code including building massing, orientation to build‐to lines, and the
standards outling the character and image of the development Project satisfies the standards referenced in Sectoin 3.5.3 of the LUC.
13 This project must also meet all relevant standards contained in section 4.21 of the Land Use Code Project satisfies the standards referenced in Sectoin 4.1 of the LUC.
14 Parking spaces designated for vehicle storage will not count towards the parking count for this project Comment noted.
15
The aforementioned connecting walkway should connect to both College and Snead so as to provide a continuous sidewalk network on‐site. Staff can work through the
details with you on this component of the site plan
The walkway is present along Fossil Creek Parkway that connects both S.
College Avenue and the proposed Snead Drive extension.
16
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. At this time, the Applicant elects NOT to have a Neighborhood Meeting.
17 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 Comment noted.
18
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. Comment noted.
19
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 forma
development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard Comment noted. No variances are being sought as part
of this Project.
20 Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Comment noted.
21
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 Development Review Fee is enclosed with this Application.
22 When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221‐6750 Comment noted.
Planning Services
Page 4 of 4
needed at the corner of College and Fossil Creek Parkway in order to accommodate the sidewalk system and ramps. Additional right‐of‐way along Snead Street will likely
be needed in order to accommodate the standard detached sidewalk and parkway.
Comment noted. Right‐of‐way and easements shall be recorded, as
required.
12 Utility plans will be required and a Development Agreement will be recorded once the project is finalized Comment noted.
13 This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented
with any project. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT Comment noted.
14 A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site Comment noted.
15
LCUASS parking setbacks (Figure 19‐6) apply and will need to be followed depending on parking design Comment noted. The distance from curb of S. College Avenue to the
nearest edge of adjacent buildings or parking areas exceeds the 50‐ft
requirement. Refer to Sheet C‐4 Dimension Site Plan.
1
Light and Power has existing electric facilities along at both the NE and SE corners or
"points" of this property, (along Snead Dr.)
We will need a C‐1 form to define electric requirements and will also need to coordinate a location for a transformer within 10' of a paved surface. Normal development
fees will apply.
Applicant will be coordinating with the Fort Collins Light & Power to verify
locations of the transformer. Please refer to Sheet C‐6 Site Utility Plan.
2
Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans
Applicant will be coordinating with the Fort Collins Light & Power to verify
locations of the transformer. Please refer to Sheet C‐6 Site Utility Plan.
3 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. Comment noted.
Electric Engineering
Environmental Planning
Engineering Development
Review
Page 3 of 4
8
HAZARDOUS MATERIALS ‐ GENERAL STANDARD
FCLU 3.4.5(B): If any use on the development site may entail the use or storage of
hazardous materials (including hazardous wastes) on‐site, the project shall be designed to comply with all safety, fire and building codes for the use and storage of the
hazardous materials involved. Adequate precautions shall be taken to protect against negative off‐site impacts of a hazardous materials release, using the best available
technology.
Comment noted. Refer to the enclosed Hazardous Materials Impact
Analysis Report.
9
OTHER COMMENTS
Other comments may be needed at time of building permit. Comment noted.
Fire Authority
Page 2 of 4
Stormwater Engineering
Page 1 of 4