HomeMy WebLinkAboutFORT COLLINS EMERGENCY CENTER, 4858 S. COLLEGE AVE. - PDP - PDP160001 - CORRESPONDENCE - (5)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
Jerry Davidson
August 17, 2015
Perception Design Group, Inc.
6901 S Pierce St., Suite 350
Littleton, CO 80128
Re: 4858 S College Ave - Emergency Room
Description of project: This is a request to build a new medical center/hospital at 4858 S College
Avenue (see parcel list below). The proposal would replat 6 existing parcels into one and construct a
new 7,000 square foot building for use as a stand-alone emergency room with 29 parking spaces. The
site is located in the General Commercial (C-G) zone district. Hospitals are subject to Planning &
Zoning Board (Type 2) review in the C-G zone district.
Parcel #s: 9601208016, 9601208015, 9601208014, 9601208013, 9601208012, & 9601208011
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, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com.
Comment Summary:
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
Department: Zoning
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.
1.
LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible
trash and recycling enclosures.
2.
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.
3.
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
4.
4.
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Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Department: Water-Wastewater Engineering
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.
1.
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Department: Traffic Operations
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.
1.
Please see the engineering development review comments regarding the long term access
plans and adopted access control plans.
2.
The roadway frontage will need to be improved to include especially sidewalk to complete
pedestrian connectivity.
3.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Department: Stormwater Engineering
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.
1.
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.
2.
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.
3.
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
4.
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.
5.
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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.
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.
6.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
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.
> 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.
> 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.
1.
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.
2.
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> 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.
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 prior to installation. Please contact Assistant Fire Marshal, Joe Jaramillo with any
fire sprinkler related questions at 970-416-2868.
3.
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.
4.
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.
5.
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.
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
7.
OTHER COMMENTS
Other fire department comments may be needed at time of building permit.
8.
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Department: Environmental Planning
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 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.
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.
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
3.
proposed development.
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:
1. ClimateWise program: http://www.fcgov.com/climatewise/
2. 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
3. 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
4. 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.
4.
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.
5.
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Department: Engineering Development Review
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.
1.
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.
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
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.
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 shall including the standard utility easements that are to be provided
behind the right-of-way (15 foot along an arterial).
6.
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
7.
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Overview Sheet Appendix page 24 was given to the applicant at the meeting.
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.
8.
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.
9.
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.
10.
11. Please know that the frontage road is not maintained by the City as it is a CDOT facility.
Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
12.
A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
13.
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on
parking design.
14.
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.
15.
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.
16.
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.
17.
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Department: Electric Engineering
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.
1.
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.
2.
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.
3.
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
Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com
Planning Services
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.
Projects subject to Planning & Zoning Board review require a neighborhood meeting prior to
formal project submittal.
1.
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
least 10 and no more than 25 feet from the right-of-way.
In addition, no parking is permitted between the building and street and should instead be
located behind or to the side of the structure.
2.
As building design is considered, please review LUC 3.5.3(E) which details building base and
top treatments and minimum wall articulation standards.
3.
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.
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.
4.
Parking lot setbacks are 15-feet from an arterial street, and 5-feet along side and rear lot
lines.
5.
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.
6.
A site plan, landscape plan, building elevations, and photometric plan will be required at
project submittal.
7.
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.
8.
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.
9.
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.
10.
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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.
11.
Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
12.
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.
13.
When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
14.
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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 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.
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.
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.
City of Fort Collins
Building Services
Plan Review
970-416-2341
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4.
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