HomeMy WebLinkAboutGRE PROSPECT SUBDIVISION - PDP/FDP - FDP140016 - 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
Malcolm Scott
May 01, 2014
Little Dreamer's Academy
204 E. Harvard St
Fort Collins, CO 80525
Re: 2430 W Prospect - Child Care
Description of project: This is a request to use an existing building located at 2430 West Prospect Road (Parcel#
97164-00-056) as a child care center. The site was originally constructed as a single family home and later expanded
as a child care center. The building has been in use for much of its existence as a child care center; however it has
been vacant or unused for such use for more than 12 months. The site is located in the Low Density Residential (R-L)
Zone District. Child care centers are subject to Planning & Zoning Board (Type 2) review in the R-L Zone District.
Please see the following summary of comments regarding the project request referrenced above. The comments
offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the
project application. Modifications and additions to these comments may be made at the time of formal review of this
project. If you have any questions regarding these comments or the next steps in the review process, you may
contact the individual commenter or direct your questions through the Project Planner, , at or .
Comment Summary:
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Department: Zoning
Because the prior child care facility was not a PUD and has since been vacant for 12 months it has lost
entitlement of such use and is required to follow the current standards and requirements.
Also this property has not been platted and will require a plat.
Land Use Code (LUC) Section 4.4(B)(3)(c)1. Child Care Centers are a permitted use in the Low Density
Residential (RL) zone district subject to a TYPE 2 review.
1.
LUC 3.5.3(C)(1) A connecting walkway from the primary entrance to the sidewalk is required, without
crossing any intervening driveway or parking area.
LUC 3.5.3(C)(2) Requires pedestrian-oriented street fronts with no vehicle use area between building faces
and the street.
2.
LUC 3.2.2(K)(1)(h) Child Care Centers are required either 1 off-street parking space per 3 employees or 1
off-street parking space for every 1000 sq ft. At least one of these spaces is required to be an accessibility
3.
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space that is also van accessible (8ft wide loading area with 8ft wide stall). The accessiblity spaces shall be
designated by a standard verticle sign.
LUC 3.2.2(C)(4) A minimum of 4 bicycle spaces are required.
LUC 3.2.1 A landscape plan is required.
LUC 3.2.2(J) Landscape setbacks are required for parking perimeter areas: along a nonarterial street is 10ft,
along an arterial street is 15ft and along a lot line 5ft.
LUC 3.2.4 A lighting Plan is required.
LUC 3.5.1(I) Mechanical/Utility equipment (vents, flues, meters, boxes, conduit, ac/rtu, transformer...)
locations shall be identified on the plans with notes on how such equipment is screened and painted.
4.
LUC 3.2.5 An enclosure for trash and recycling is required. Such enclosure shall be designed with walk-in
access without having to open the main service gate and located on a concrete pad at least 20ft away from
a public sidewalk.
5.
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
Existing water mains and sanitary sewers in this area include an 8-inch water main and a 15-inch sewer in
Prospect and a 6-inch water main and an 8-inch sewer in Fuqua.
1.
Water service to this property is provided by the Fort Collins-Loveland Water District, and sewer service is
provided by the City.
2.
The water conservation standards for landscape and irrigation will apply. Information on these requirements
can be found at: http://www.fcgov.com/standards
3.
4. If a larger water service is needed, development fees and water rights will be due at building permit.
Contact: Emma McArdle, ,
Department: Transfort
A bus stop is located on the southern Prospect border of this site. It will need to be kept in the current
location and shown on the development plans.
1.
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
If there are not site improvements that increase the impervious area then this is not needed. Otherwise it is
important to document the existing impervious area since drainage requirements and fees are based on
new impervious area. An exhibit showing the existing and proposed impervious areas with a table
summarizing the areas is required prior to the time fees are calculated for each building permit.
1.
A drainage report/letter, erosion control report, and construction plans (primarily the grading plan) are
required and they must be prepared by a Professional Engineer registered in Colorado. The drainage letter
must discuss compliance with the existing drainage system and address the four-step process for selecting
2.
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structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be
prepared by the drainage engineer. 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.
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-guidelines-regulations/
stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the
use of any of the BMPs is encouraged.
3.
Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be
pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is
also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member_219392996.
4.
5. The drainage outfall is the existing storm drain system shown on the Stormwater inventory map provided.
The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious area
over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is issued. Information on fees
can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow required
before the Development Construction permit is issued. The amount of the escrow is determined by the
design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in
accordance with the Fort Collins Stormwater Manual.
6.
The design of this site must conform to the drainage basin design of the Mail Creek Master Plan Update as
well the Fort Collins Stormwater Manual.
7.
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
Department: Park Planning
1. 1. 6/11/2013: No comments
1.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
OCCUPANCY CLASSIFICATION
Day care: The use of a building or structure, or portion thereof, for educational, supervision or personal care
services for more than five children older than 2 1/2 years of age shall be classified as an E Occupancy.
Child Care: A facility that provides supervision and personal care on less than a 24-hour basis for more than
five children 2 1/2 years of age or younger shall be classified as a Group I-4 Occupancy. EXCEPTION: A
1.
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child day care facility which provides care form more than five but no more than 100 children 2 1/2 years or
less of age, when the rooms where such children are cared for are located on the level of exit discharge
and each of these child care rooms has an exit door directly to the exterior, shall be classified as a Group E
Occupancy.
FIRE SPRINKLER SYSTEM
Group E Occupancy: An automatic sprinkler system is not required in Group E fire areas less than 20,000
SF. 2006 IFC 903.2.2
Group I Occupancy: An automatic sprinkler system shall be provided throughout buildings with a Group I fire
area. 2006 IFC 903.2.5
2.
FIRE ALARM SYSTEMS
Group E Occupancy: A manual fire alarm system shall be installed in Group E Occupancies when the
occupant load is 50 or more. IFC 2006 907.2.3
Group I Occupancy: A manual fire alarm system shall be installed in Group I Occupancies. An electrically
supervised, automatic smoke detection system shall be provided in accordance with Sections 907.2.6 and
907.2.6.2.
3.
COMMERCIAL KITCHEN HOODS
A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking
appliances used for commercial purposes that produce grease vapors.
2006 International Fire Code 609.2
4.
PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
2006 International Fire Code 505.1
5.
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
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. As several 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.
1.
With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
2.
Contact: Andrew Gingerich, 970-221-6603, agingerich@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.
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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. Some of the sidewalk along
Fuqua Drive appeared to be in poor condition. You can meet with our engineering inspectors on site to
determine how much if any sidewalk would need to be removed and replaced. Contact Rob Mosbey,
221-6659.
3.
Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for
their requirements as well.
4.
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
5.
This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
This project is adjacent to Prospect Road which is planned as a 4 lane arterial and requires a total of 115'. It
appears this property will be responsible for dedicating an additional 25-30 feet of right of way, similarly to
some properties to the east along Prospect. The existing fence along Prospect most likely will exist in the
newly dedicated right of way and would need to be moved outside of the right of way.
6.
Sidewalk, curb and gutter, parkway, etc. adjacent to this property on Prospect Road is incomplete and
needs to be extended approximately 20 feet west of the bus stop. In lieu of constructing these
improvements the property can give payment in lieu of $204/ L.F. which is approximately $4,080.00.
7.
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Department: Electric Engineering
1. Contact Light and Power Engineering, 970-221-6700, if any changes to the electric service are planned.
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Current Planning
A Project Development Plan with Plat is required for this use. This development review process includes a
Neighborhood Meeting, with mailed notice to property owners within 800 feet. The applicant is responsible
for providing the list of owners.
1.
Outdoor space is required depending on the number of children to be permitted. The formula is found in
the Land Use Code, Section 3.8.4.
2.
Parking areas with 6 spaces or 1,800 square feet have landscape setback requirements to buffer the
appearance of paving and parked cars from streets - in this case, the requirement would be 10 feet from
Fuqua.
3.
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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.
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.
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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.
Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a pre-submittal
meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss
code issues of occupancy, square footage and type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained
at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
416-2341
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