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HomeMy WebLinkAboutFORT COLLINS EMERGENCY CENTER, 4858 S. COLLEGE AVE. - PDP - PDP160001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW6901 South Pierce Street, Suite 350 Littleton, Colorado 80128 Voice 303-232-8088 Fax 303-232-5255 December 14, 2015 Mr. Ryan Mounce City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522 RE: 4858 S. College Ave – Emergency Room Conceptual Review Response to Comments Dear Mr. Mounce, Below reproduced are the comments from the Conceptual Review of the above referenced project. Response to comments are presented in red after each comment. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. If you have 1-25 parking spaces you’ll need one van accessible handicap space. 2 handicap stalls are included on the plan. 2. LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures. Trash and recycling enclosure is provided behind the building. 3. Light sources shall be concealed and fully shielded and shall feature sharp cut-off capability so as to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Cut off fixtures are provided. 4. LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible. A raised parapet is proposed to provide required screening. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 2 of 11 1. This site is not located within the City of Fort Collins service area for water and sewer. Service will be provided by South Fort Collins Sanitation District and Fort Collins/Loveland Water District. Comment noted. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. You'll need to do some level of traffic review - likely just a memo that will address trip generation, access (both interim and long term), etc. Have your traffic engineer contact me to scope the study. A traffic memo is included in the submittal materials. 2. Please see the engineering development review comments regarding the long term access plans and adopted access control plans. Comment noted. 3. The roadway frontage will need to be improved to include especially sidewalk to complete pedestrian connectivity. Sidewalk, curb, and gutter is proposed along the street frontage. 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. Comment noted. 2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. The outfall for this site is Fossil Creek. Some investigation by the project team will be needed to determine an outfall route. Existing drainage swales located on properties to the south may be used as part of the outfall as long as Drainage Easements exist or are granted by the land owner. A surface discharge at the historic rate is proposed to the adjacent swale. As the flows will occur at the historic location and at a historic rate, we believe the right exists without an easement. Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 3 of 11 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. An EURV pond is proposed. 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- development. Comment noted. 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 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. Comment noted. 6. 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. Comment noted. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE LANES Fire access is required to within 150' of all exterior portions of the ground floor. Based upon the proposed site plan, an Emergency Access Easement will be required. Furthermore, the site plan does not appear to provide complete access coverage unless the building is to be equipped with a fire sprinkler system. Code language and fire lane specifications provided below. A fire sprinkler will be provided. > 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 Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 4 of 11 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. 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. Adequate turning radii and lane width are provided around all sides of the building. 2. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 300' of the building. This distance is measured as a vehicle would drive. It is unclear if this requirement is being met with the existing utility infrastructure already available in the area. Applicant to verify distance, pressure and volume. 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, on 600-foot centers thereafter. An existing fire hydrant is located 70’ northwest of the northwest property corner. 3. FIRE CONTAINMENT VS SPRINKLER SYSTEM 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 Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 5 of 11 prior to installation. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. A fire sprinkler system is proposed. 4. FIRE ENGINE STAGING As fire apparatus will regularly accompany an ambulance to the ER, please provide a designated area for fire apparatus parking as part of the comprehensive site plan. Emergency vehicle parking is illustrated on the plan. 5. MEDICAL GASES Storage and configuration of medical gases to be reviewed and approved at time of building permit. A Hazardous Materials Impact Analysis may be requested at that time also. Comment noted. 6. EMERGENCY GENERATOR The storage and use of diesel fuel or propane, for the purposes of supplying an emergency generator, shall comply with any applicable sections of Chapter 34 of the International Fire Code on Flammable and Combustible Liquids. Any building, structure, or shelter housing the generator shall be properly signed and labeled. A separate permit is required if the fuel source is provided by an AST. Spill control may be required; TBD at time of building permit. The site will have an emergency generator. 7. 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. 8. OTHER COMMENTS Other fire department comments may be needed at time of building permit. Comment noted. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com 1. There is an irrigation ditch that runs along the eastern edge of the site that may serve as wildlife habitat, so an Ecological Characterization Study (ECS) is required by Section 3.4.1 (D)(1). Please note the buffer zone standard of 50 feet¿ for ditches that are identified as wildlife corridors, as outlined in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Based on site conditions, a memo-based ECS can be submitted that addresses (a) what wildlife utilize the ditch both on this site and in the broader area, (b) based on your Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 6 of 11 ecologist¿s professional opinion, whether or not the ditch in this area qualifies as a wildlife corridor, and (C) the extent of the wetlands along the ditch. Once I have this information, staff will be able to better evaluate whether the buffer zone standards should be applied and the implications to your project as a result. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. The ecological study has been submitted. Additional copies included with submittal materials per checklist. 2. 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. 3. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. 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. There are no significant trees on the site. 4. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: ClimateWise program: http://www.fcgov.com/climatewise/ Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com Green Building and the Climate Action Plan: http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com Nature in the City Strategic Plan: http://www.fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com Please consider the City's sustainability goals and ways for your development to engage with these efforts. Comment noted. 5. Additional landscaping (and particularly trees) along the eastern edge of the property would help screen and buffer this project from the adjacent residential uses, as well as protect and contribute to wildlife habitat in that area. Comment noted. Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 7 of 11 Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com 1. Marc Ragasa mragasa@fcgov.com or 221-6603 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 Fee check is attached to application materials. 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. Comment noted. 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 Comment noted. 6. 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). Comment noted. 7. This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan identifies that access will be allowed from the frontage road in the interim. But identifies that in the long range that the frontage road will go away and primary access to the lots along here will be from a ‘local access circulator’ roadway that is to be located along the east edge of all of these lots. The plan also identifies that a direct access point (right-in right-out) will be allowed from College (SH287). This access will need to connect to the ‘local access circulator’. The site plan layout will need to be such that it will accommodate the access as it exists, but also provide for the access in the future. Copies of the Long Range Access Plan sheets (figures 5-7 and 5-8) and the Environmental Overview Sheet Appendix page 24 was given to the applicant at the meeting. Comment noted. Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 8 of 11 8. The property is responsible for the local access circulator along the east edge of the property (dedication, design and construction). Since this drive is not needed at this time the Developer will not be required to build it but is required to provide a 20 foot public access easement for the future drive along the east edge of the property and across the property from SH287 to the local access circulator and provide a payment in lieu for the future design and construction of this drive. 20 easements are shown on the plan. The detention pond is clear of the easement. 9. The property is responsible for the local street frontage improvements (curb, gutter, 4 ½ feet of sidewalk, and a portion of pavement) along the frontage of the property. In lieu of constructing this sidewalk, which cannot be placed in its ultimate location at this time since it would be located in the middle of the frontage road, a payment in lieu for the developments portion of the sidewalk cost will be collected as part of the approval of this project. If paid in 2015 the payment in lieu would be $47 multiplied by the length of the properties frontage. Upon payment the developments obligation for this will be met. Curb gutter and sidewalk are proposed for the frontage. 10. Plans will be routed to CDOT for review and approval and the applicant will need to obtain an access permit from CDOT for accesses onto the frontage road. Comment noted. 11. Please know that the frontage road is not maintained by the City as it is a CDOT facility. Comment noted. 12. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Comment noted. 13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Comment noted. 14. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Comment noted. 15. Any rain gardens within the right-of-way cannot be used to treat the development/ site storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. Rain gardens are not proposed. 16. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Bike parking is clear of the ROW. Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 9 of 11 17. In regards to construction of this site. The public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Comment noted. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. This site has existing 3-phase primary running along the East edge of the property. This primary will serve as the feed for this property. Any relocation or modification to the existing electric facilities will be at the developers expense. Comment noted. 2. If the existing electric facilities are not in a utility easement one will need to be platted for them and any new electric infrastructure on the site. Comment noted. 3. A C-1 Form and a One-line will be required to determine power needs. A transformer location needs to be shown within 10' of a paved surface accessible by a line truck. Ransformer is shown adjacent to the drive. 4. Electric Capacity Fee, Building Site & system modification charges will apply for this site. Please see the following link for Light & Powers Estimated charges and Electric Construction Policies, Practices & Procedures. http://www.fcgov.com/utilities/img/site_specific/uploads/Electric_Construction_PoliciesPracti cesProcedures.pdf. Comment noted. Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. An emergency room would be classified as a hospital, which is a permitted use in the General Commercial zone district subject to Planning & Zoning Board (Type 2) review. Comment noted. Projects subject to Planning & Zoning Board review require a neighborhood meeting prior to formal project submittal. Neighborhood meeting completed. 2. LUC 3.5.3(C)(2)(b) Build-to line standards will apply for this project, and would require the building to move closer to the street, with at least 30% of the front building face located at Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 10 of 11 least 10 and no more than 25 feet from the right-of-way. The building is moved to accomplish this requirement. In addition, no parking is permitted between the building and street and should instead be located behind or to the side of the structure. Comment noted. 3. As building design is considered, please review LUC 3.5.3(E) which details building base and top treatments and minimum wall articulation standards. Comment noted. 4. Additional details may be needed to determine minimum and maximum parking requirements. The general parking standards for hospitals considers the number employees and beds, which may not apply to this project. Loveland has a parking requirement that fits this use well. They recommend for a Health care service facility 1 space for each examination or treatment room, plus 1 space for every 2 employees or health care provider. With this scenario, 10 spaces would be required. This could be used as a minimum. The Fort Collins requirement of 4.5 / 1,000 sf for a medical office could be used as a maximum. Based on a 7,000 square foot building, two bicycle spaces will also be needed, with at least one of the spaces enclosed or protected from the elements. 2 bicycle spaces provided, both under the canopy. 5. Parking lot setbacks are 15-feet from an arterial street, and 5-feet along side and rear lot lines. The parking lot setbacks are met. 6. Landscaping standards may be found in LUC 3.2.1. Please review requirements for tree-stocking around the building. This section also details screening of parking areas which generally require shrubs and trees along a majority of the parking lot perimeter, as well as fencing/walls adjacent to residential uses. Comment noted. 7. A site plan, landscape plan, building elevations, and photometric plan will be required at project submittal. Comment noted. 8. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. The neighborhood meeting was held. Mr. Ryan Mounce 4858 S. College Avenue – Emergency Room Concept Review Concept Response Page 11 of 11 9. 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. 10. 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. 11. 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. No known modifications are required. 12. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Comment noted. 13. 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. Fee check is included with the application. 14. 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. Thank you for your assistance with this project. We look forward to a successful completion. Jerry W. Davidson, P.E. For and on Behalf of Perception Design Group, Inc.