HomeMy WebLinkAboutCOLORADO EARLY COLLEGES - SITE PLAN ADVISORY REVIEW - SPA160003 - CORRESPONDENCE -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
Shelby Hinchliff
September 23, 2016
Neenan Archistruction
3325 S Timberline Rd
Suite 100
Fort Collins, CO 80525
Re: 4424 Innovation Dr. - Charter School
Description of project: This is a request to locate a state charter school at 4424 Innovation Dr.
(parcel #8731408023). Minimal modifications to the exterior of the building are being proposed. The
school will also retain the parking lot in its existing configuration. The site is located in the Harmony
Corridor (HC) zone district. This proposal will be subject to Site Plan Advisory Review (SPAR).
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:
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
Department: Zoning
LUC 3.2.2(K)(5) ADA parking spaces required- 5
At least once space must be van accessible.
1.
2. LUC 3.2.2(C)(4) Bicycle parking requirements- 1 space per 3,000 sq ft of building space.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Department: Water-Wastewater Engineering
There appear to be no changes in water or sewer service with this proposal. Please contact
Water Utilities Engineering if that changes.
1.
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Department: Traffic Operations
Given the size of this development a traffic study is warranted. A study should address the
transportation impacts of this use and of specific concern and interest would be an
operational plan for pick up and drop off. We are currently experiencing transportation issues
in this area related to the three other schools in close proximity. We would like to work with
you to help coordinate start and end times to help mitigate this issue. The traffic study
should also address circulation and parking. Please have your traffic engineer contact me to
1.
Page 1 of 7
help scope the traffic study.
Connection and/or extension of the Power Trail along the eastern property line would be an
important connection for kids wanting to bike or walk to school. Further coordination with the
parks department would be a good first step.
2.
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Department: Technical Services
As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
1.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Department: Stormwater Engineering
No improvements or increases in impervious area are indicated in the application, so please
contact the Water Utilities Engineering if this changes.
1.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST
> IFC 510 & 1103.2: New & existing buildings require a fire department, emergency
communication system evaluation. 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.
1.
AUTOMATIC FIRE SPRINKLER SYSTEM (Group E)
> IFC 903.2.3: An automatic sprinkler system shall be provided throughout all Group E fire
areas greater than 12,000 square feet in area.
Modifications to the existing automatic fire sprinkler system are required under a separate
permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related
questions at 970-416-2868.
2.
FIRE ALARM AND DETECTION SYSTEMS (Group E)
> IFC 907.2.3: A manual fire alarm system that initiates the occupant notification signal
utilizing an emergency voice/alarm communication system meeting the requirements of
Section 907.5.2.2 and installed in accordance with Section 907.6 shall be installed in Group
E occupancies. When automatic sprinkler systems or smoke detectors are installed, such
systems or detectors shall be connected to the building fire alarm system. With Exceptions.
3.
WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Hydrants are required to be on 600' centers. The current spacing between the hydrant (at
Innovation and College) and the one on the NW corner of the existing building is over 1,000'.
Another hydrant would be required in the area of the roundabout in order to meet maximum
separation distances. Code language provided below.
> IFC 507.5 and PFA Policy: 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.
4.
FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or facility as
measured by an approved route around the perimeter. As this pertains to the proposed site,
fire lanes appear to be necessary on the west, north and east sides of the building. Any
private private drive serving as a fire lane shall be dedicated as an Emergency Access
5.
Page 2 of 7
Easement (EAE) and be designed to standard fire lane specifications.
If an EAE has not been previously dedicated for this site, one will be required at this time
which allows full perimeter access. Code language and fire lane specifications provided
below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire apparatus
access road shall comply with the requirements of this section and shall extend to within 150
feet of all portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or facility.
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. Sign
locations or red curbing should be labeled and detailed on final plans.
> 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.
6.
KEY BOXES REQUIRED
A minimum of two key boxes will be required for a building of this size and occupancy. Knox
Box size and locations to be determined at time of building permit.
> IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at
least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations)
on every new or existing building equipped with a required fire sprinkler or fire alarm system.
The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door,
or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical
to have the box located somewhere else on the structure. Knox Box size and location(s) to
be determined by time of final CO.
7.
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Department: Environmental Planning
Generally, an Ecological Characterization Study (ECS) is required by City of Fort Collins
Land Use Code (LUC) Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural
habitat (irrigation ditch and associated habitat; certified natural area). The buffer zone
standard is a minimum of 50 feet for any irrigation ditch serving as a wildlife corridor. Based
on site conditions including no proposed external changes to the site (only changes to the
use and to the internal remodel of the building), the ECS requirement is waived.
1.
Please include the Limits of Development on the site plan in association with the irrigation
ditch on the southern portion of the site. i.e. no encroachment or proposed changes into the
2.
Page 3 of 7
area beyond what is the existing condition.
If lighting updates or changes are proposed now or in the future please note that in regard to
luminaires and especially LED fixtures, cooler color temperatures are harsher at night and
cause more disruption to circadian (biological) rhythms for both humans and wildlife. Please
consider a warmer color temperature (warm white, 3000K or less) for your LED light fixtures.
Please also consider fixtures with dimming capabilities so that light levels can be adjusted as
needed. Site light sources shall be fully shielded and down-directional to minimize up-light,
light spillage and glare [see LUC 3.2.4(D)(3)]. For further information regarding health effects
please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
3.
If landscape plans are updated in the future note City of Fort Collins Land Use Code [Section
3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to
incorporate water conservation materials and techniques. This includes use of
low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators; songbirds)
landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native
Plants document available online and published by the City of Fort Collins Natural Areas
Department for guidance on native plants; the link is:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
4.
If landscape plans are updated in the future note LUC Section 3.2.1(C) requiring
developments to submit a landscape and tree protection plan, and if receiving water service
from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and
habitat, and (5) enhances the pedestrian environment.¿ 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 (970-221-6361 or tbuchanan@fcgov.com) to
determine the status of the existing trees and any mitigation requirements that could result
from the proposed development.
5.
If tree mitigation is necessary, please include the following note on the tree mitigation plan
and/or landscape plan, as appropriate: “All tree removal shown shall be completed outside of
the songbird nesting season (Feb 1 - July 31) or a survey will be conducted of the trees to be
removed to ensure that no active nests are present."
6.
Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins
has many sustainability programs and goals that may benefit this project. Of particular
interest may be the:
1) ClimateWise program: fcgov.com/climatewise/
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell
at 970-221-6288 or cmtichell@fcgov.com
3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin
Scharton at 970-221-6213 or jscharton@fcgov.com
7) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at
7.
Page 4 of 7
970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is
sponsored and supported by the City of Fort Collins. The executive Director, Brad
Christensen, can be reached at director@nocofoodcluster.org.
Please consider City sustainability goals and ways this development can engage with these
efforts. Let me know if I can help connect you to these programs.
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
Department: Engineering Development Review
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.
1.
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
2.
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.
3.
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
4.
This project is responsible for dedicating any right-of-way and easements that are necessary
or required by the City for this project. Most easements to be dedicated need to be public
easements dedicated to the City.
5.
Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
6.
As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
7.
A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
8.
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on
parking design.
9.
All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment permits
shall be made to Engineering Department for review and approval prior to installation.
Encroachment items shall not be shown on the site plan as they may not be approved, need
to be modified or moved, or if the permit is revoked then the site/ landscape plan is in
non-compliance.
10.
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.
11.
12. Doors are not allowed to open out into the right-of-way.
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.
13.
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.
14.
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Department: Electric Engineering
Light and Power has electric facilities along the west side of the railroad tracks adjacent to
the site. The existing service feeding the building is a 3phase electric electrical service.
1.
Any changes to the existing electric capacity and or location will initiate electric development
and system modification charges. Please coordinate power requirements with Light and
Power Engineering at 221-6700.
2.
3. Do you anticipate any changes to your electric service?
Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at
970.416.2772. Please reference our policies, construction practices, development charge
processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
4.
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Planning Services
Any replat to this property would go through the City's development review process. A replat
would be subject to the Minor Subdivision process, which is a process where staff is the
decision maker. Please let me know if you end up wanting to replat and I can guide you
through that process.
1.
Please submit some sort of diagram illustrating how traffic will flow through the property.
Staff wants to ensure that traffic impacts to the neighboring properties are mitigated.
2.
3. Land Use Code section 3.6.4(C) contains information about traffic studies.
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.
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.
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.
6.
Page 6 of 7
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.
7.
Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
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.
9.
When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
10.
Page 7 of 7
Page 5 of 7