HomeMy WebLinkAboutBOARDWALK OFFICE BUILDING - PDP - PDP170032 - SUBMITTAL DOCUMENTS - ROUND 1 - CITY STAFFPage 1 of 8
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
November 23, 2015
Stan Arnett
r4 Architects, Inc.
226 Remington St
Unit #3
Fort Collins, CO 80524
Re: 300 Boardwalk Dr - Office
Description of project: This is a request to construct an office building at 300 Boardwalk Dr. (parcel
#9736252008). The proposed building will be 6,300 sq. ft. and will occupy the building envelope identified in the
Landings Office Park PUD for Block 2, Tract 8. The project will be served by 25 parking spaces. The site is located in
the Employment (E) zone district. This proposal will be subject to Administrative (Type I) review.
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:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. How will trash be stored? Trash enclosures are required for dumpsters and recycling. Please see LUC 3.2.5.
RESPONSE: A trash enclosure is shown on the plans.
2. Provide a minimum exterior bicycle parking area of 3 spaces with bike rack and a minimum of 1 bicycle parking
space inside the building or separate enclosure. LUC 3.2.2(C)(4).
RESPONSE: 3 exterior bike racks are provided and one covered inside the building.
3. Given the potential mix of medical/financial offices with general office use the 25 spaces shown will not exceed
the maximum parking permitted. Normally 19 max. vehicle spaces allowed if 100% general office use.
RESPONSE: We have 19 spaces shown on the site with 6 shared spaces. We feel the shared spaces should
not count towards the maximum.
4. Street Trees along both JFK & Boardwalk required with detached sidewalk from curb following min. standards for
street trees.
RESPONSE: Street trees are shown on the landscape plan.
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 9702246065, hmcdowell@fcgov.com
1. There is an existing ¾” irrigation service on this property that stems from the 8” waterline in Boardwalk.
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RESPONSE: We are assuming this needs to remain if it is serving the common areas.
2. A separate water tap will need to be installed for domestic use. The Utility Plan in the Landings Office Park PUD
showed a service coming from the 8” waterline that is looped internally through the site.
RESPONSE: A new water tap is shown.
3. There is an existing 8” sewer main that terminates in a manhole at the eastern edge of this property line. A
sewer tap will need to be installed for this site. The Utility Plan in the Landings Office Park PUD showed a service
tying into the manhole at the eastern property line.
RESPONSE: A sewer tap was marked on the survey – we would plan to use it.
Department: Transfort
Contact: Timothy Wilder, 970-416-2113, twilder@fcgov.com
1. The bus stop pad for the northbound JFK & Boardwalk will need to be upgraded to current standards for ADA
accessibility and new shelter sizing. Bus stop amenities including a shelter meeting the Bus Stop Design Standards
may also be required.
RESPONSE: A new bus pad is shown on the plans.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. We'll need to work with you on the design of the porkchop. It needs to physically restrict traffic movements.
RESPONSE: See plans for design.
2. Please provide a narrative on anticipated uses / traffic to ensure that the anticipated traffic is within what was
originally proposed.
RESPONSE: A narrative has been provided.
3. Missing sidewalk frontage will need to be completed along JFK and Boardwalk.
RESPONSE: The sidewalk connection is shown on the plans.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. The design of this site must conform to the drainage basin design of the Mail Creek Master Drainage Plan as well
the Fort Collins Stormwater Criteria Manual.
RESPONSE: Acknowledged.
2. The drainage design of this site must conform to the approved drainage report for the Landings Office Park PUD.
There is an existing stormwater detention pond that was constructed as part of an earlier phase of this development.
This site looks like it is intended to drain into that detention pond. The detention pond does not provide water quality,
so this project site will be required to provide its own water quality at the site. See the following comment.
RESPONSE: The design in the plans captures 90% of the site for Water Quality (all LID) – we are requesting
variance for the small portion of roof that we cannot get to water quality.
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.
RESPONSE: All of the design water quality is LID.
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. Standard operating
procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-
impact-development
RESPONSE: All of the design water quality is LID
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5. 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. 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.
RESPONSE: Acknowledged
6. If any modifications are proposed for the existing detention basin, this comment applies: Per Colorado Revised
Statute §37-92-602 (8) effective August 5, 2015, criteria regarding detention drain time will apply to this project. As
part of the drainage design, the engineer will be required to show compliance with this statute using a standard
spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the
project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal.
This will apply to any volume based stormwater storage, including extended detention basins and bio-retention cells.
RESPONSE: No modifications to the existing pond are proposed.
7. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350
sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area.
These fees are to be paid at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developme nt-fees or contact Jean
Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development
Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the
site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater
Manual.
RESPONSE: Acknowledged
8. Drainage easements will be required to be dedicated for water quality ponds and all volume-based LID
components.
RESPONSE: This can be accomplished with the final design.
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 building perimeter. Fire access cannot be
measured from an arterial road and as the project site is at the intersection of two arterials, an Emergency Access
Easement will be required. Code language and fire lane specifications provided below.
RESPONSE: Acknowledged.
> 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.
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> 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.
RESPONSE: Acknowledged.
2. WATER SUPPLY
A fire hydrant is required within 300' of the building as measured along the path of vehicle travel. The existing utility
infrastructure available in the area may meet the minimum code requirement, however it is the responsibility of the
applicant to verify hydrant location, volume, and pressure. Code language provided below.
RESPONSE: A hydrant exists on the east side of this site.
> 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.
3. FIRE CONTAINMENT
The building exceeds 5000 square feet and 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.
RESPONSE: Acknowledged.
4. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST
Per recent policy change, PFA will waive the testing requirement and the system installation in all buildings less than
10,000 sq. ft..
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Kelly Kimple, , kkimple@fcgov.com
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article
3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or re-landscaping and
reduce bluegrass lawns as much as possible. Native landscaping is encouraged to the extent possible, as well.
RESPONSE: Acknowledged.
2. The applicant should make note of Article 3.2.1(C) that requires 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.
RESPONSE: Acknowledged.
3. 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: 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. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-
224-6003 or gschroeder@fcgov.com
RESPONSE: Acknowledged.
Please consider the City’s sustainability goals and ways for your development to engage with these efforts, and let
me know if I can help connect you to these programs.
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Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
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.
RESPONSE: Acknowledged.
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
RESPONSE: Acknowledged.
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.
RESPONSE: Acknowledged.
4. 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. The existing driveway will need to be evaluated to determine if the slopes and width will meet
ADA requirements or if they need to be reconstructed so that they do.
RESPONSE: Acknowledged.
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
RESPONSE: Acknowledged
6. Sidewalk along JFK Parkway abutting the property and tying into the existing to the north is required in
accordance with the City’s 4 lane arterial standards.
RESPONSE: Acknowledged
7. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the
City for this project. This shall including the standard utility easements that are to be provided behind the right-of-way
(15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Additional right-of-way
dedication along JFK Parkway will be required to ensure the required sidewalk is fully in right-of-way, with the 15 foot
utility easement then provided behind this new right-of-way.
RESPONSE: Acknowledged
8. A repay is due to the City for its construction of sidewalk and access ramp improvements along Boardwalk Drive
to the JFK intersection.
RESPONSE: Acknowledged
9. The “porkchop” concept design shown for the driveway shown out to JFK will need to be further engineered to
help discourage the ability to circumvent the driver from attempting to turn left exiting the driveway.
RESPONSE: Acknowledged
10. Existing above grade utility pedestals that are either between both current or future public street sidewalks, will
need to be either undergrounded or moved 2 feet behind the sidewalk within the utility easement.
RESPONSE: Acknowledged
11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
RESPONSE: Acknowledged
12. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
RESPONSE: Acknowledged
13. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
RESPONSE: Acknowledged
14. 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.
RESPONSE: Acknowledged
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.
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RESPONSE: Acknowledged
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.
RESPONSE: Acknowledged. Acknowledged
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.
RESPONSE: Acknowledged.
Department: Electric Engineering
Contact: Coy Althoff, , CAlthoff@fcgov.com
1. Light & Power is capable of serving the proposed facility with single phase or three phase power.
RESPONSE: Acknowledged
Single phase primary power is available along the North side of Boardwalk Dr. and along the East side of John F.
Kennedy Pkwy.
RESPONSE: Acknowledged
Three phase primary power is available along the South side of Boardwalk Dr. and along the West side of John F.
Kennedy Pkway.
2. Development charges, electric capacity fee, Building Site charges and any applicable system modification
charges will apply to this development. Comment No. 6 will reference the website that explains this in detail.
RESPONSE: Acknowledged.
3. Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found
at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
RESPONSE: Acknowledged.
4. Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show
the locations on the utility plans. Transformers shall be within 10' of a paved surface and must have a minimum of an
8' clearance from the front side and a 3' clearance around the sides and rear.
RESPONSE: Acknowledged
5. Street trees will need to be adjusted based on the location of the streetlights. Forty feet of clearance to the
streetlight will need to be maintained by shade trees and fifteen feet by ornamental trees.
RESPONSE: Acknowledged
6. Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies,
development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-
developers.
RESPONSE: Acknowledged.
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. The perimeter of the parking area must meet the requirements of Land Use Code section 3.2.1(E)(4). The
parking area must be screened from abutting uses and the street.
RESPONSE: Acknowledged.
2. 6% of the interior of the parking lot needs to be landscaped per Land Use Code section 3.2.1(E)(5).
RESPONSE: Acknowledged. See landscape plan.
3. The proposed parking lots exceeds the maximum parking allowed per Land Use Code section 3.2.2(K)(2). The
maximum parking allowed is 19 spaces while the proposal shows 25. You will need to either seek a modification to
this standard or pursue an exception to the general office parking standard as outlined in Land Use Code section
3.2.2(K)(4).
RESPONSE: Let’s discuss the path forward for this. 6 of the parking spaces shown are shared with the adjacent
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property.
4. Please submit a lighting plan in accordance to Land Use Code section 3.2.4.
RESPONSE: Lighting plan included.
5. The site plan does not show a trash and recycling enclosure. Will you be sharing an enclosure with an adjacent
development? Please note this when you submit your PDP.
RESPONSE: The plans show a trash enclosure.
6. The proposed building must comply with all relevant sections of Land Use Code section
3.5.3 - Mixed-Use, Institutional, and Commercial Building Standards.
RESPONSE: Acknowledged.
7. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type
1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a
neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal,
please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are
a great way to get public feedback and avoid potential hiccups that may occur later in the review process.
RESPONSE: Acknowledged.
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.
RESPONSE: Acknowledged.
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.
RESPONSE: Acknowledged.
10. 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.
RESPONSE: Acknowledged.
11. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
RESPONSE: Acknowledged.
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.
RESPONSE: Acknowledged.
13. When you are ready to submit your formal plans, please make an appointment with Community Development
and Neighborhood Services at (970)221-6750.
RESPONSE: Acknowledged.
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)
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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