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HomeMy WebLinkAboutHARMONY COMMONS LOT 5, CHILD CARE - MAJOR AMENDMENT & FDP - FDP170036 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1 Community Development and Neighborhood Services 281 North College Avenue PO Box580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com September 29, 2017 Cathy Mathis TB Group 444 Mountain Avenue Berthoud, CO 80513 Re: Harmony Commons Lot 5 Description of project: This is a request to construct a 12,000 square foot day care facility on Lot 5 of Harmony Commons at 4681 Lady Moon Drive (parcel #8604215005), the northwest comer of Lady Moon and Timberwood. The property would be accessed from two driveways, on the north and west, connected to street- like private drives off of Timberwood Drive and Lady Moon Drive 58·parking spaces are provided in front of the building in addition to 2 van parking spaces. The proposed project is within the Harmony Corridor (HC) zone district and is subject to Administrative (Type 1) 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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mqlasqow@fcgov.com 1. Based on the total number of parking spaces, you will need at least 3 handicap parking spaces. RESPONSE: 3 spaces are located on the plans. 2. Child care centers have a minimum bicycle parking requirement based on the square footage of 1/3,000 SOFT, minimum of 4 spaces, all of these spaces could be fixed bicycle racks. RESPONSE: Bike racks are shown on the plans. 3. A landscape plan is required. RESPONSE: A landscape plan is provided. 4. Please submit an elevation of proposed trash enclosure. RESPONSE: Trash enclosure included. 5. 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 RESPONSE: Acknowledged. See elevations. Roof top screening is shown. 6. Please submit photometric site plan with cut sheets of fixtures. 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. RESPONSE: Photometric included. 7. LUC 3.8.4(A) See this section to determine the maximum allowed capacity for the center. The submitted 2 plan must show the calculations and dimensions of the outdoor play area. RESPONSE: The calculations are on the site plan sheet Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcqov.com 1. There is an existing 8-inch water main running north-south in the middle of the site. With the proposed site plan, the waterline would need to be relocated to the new private drive location. RESPONSE: Comment addressed…waterline on plans has been relocated. 2. Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, (970)221-6900, to discuss these requirements and how they apply to this development. RESPONSE: Noted. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Noted. 4. Development fees and water rights will be due at building permit. RESPONSE: Noted. 5. The site is served by South Fort Collins Sanitation District for Sanitary sewer. RESPONSE: Noted. Department: Traffic Operations Contact: Nicole Hahn, 970-221-6820, nhahn@fcqov.com 1. The anticipated traffic volume from this development meets the threshold for needing a Traffic Impact Study. Please have your traffic engineer contact me to scope the study. RESPONSE: A TIS memo is included. 2. The driveways shown in the site layout do not align with the drives to the west and South. Please align. RESPONSE: Comment addressed. 3. Provide ADA ramps at all sidewalk crossing of driveways and internal drives RESPONSE: ADA ramps provided. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January1, 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. RESPONSE: Acknowledged. 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. RESPONSE: A replat is not included. Easements are being vacated and dedicated by separate document. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 1. The design of this site must conform to the drainage basin design of the Fossil Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: Noted. 3 2. A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. RESPONSE: Provided. 3. If the proposed impervious area for the site meets the conditions of the approved Harmony Commons Drainage Report, no quantity detention or standard water quality measures would be required on site. RESPONSE: Impervious meets approved conditions. 4. There is an existing storm pipe under Timberwood Drive that can be used as an outfall for this parcel. RESPONSE: Noted. 5. 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 with one of the two following options: a. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b. 75% of all newly added or modified impervious area must be treated by LID techniques. RESPONSE: LID addressed. 6. There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of 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: Noted. 7. The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 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: Noted. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE ACCESS Perimeter fire access will be achieved from the perimeter roads and the Emergency Access Easements provided internal to the site. Fire lanes shall be constructed to minimum specifications and be posted with signage and/or red curbing. See below. RESPONSE: Noted. 2. 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. RESPONSE: Provided. 4 3. FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer.to LUCASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. RESPONSE: Provided. 4. WATER SUPPLY A hydrant is required within 300' of the commercial building and on 600' centers along the public roads. The project will also be responsible for any required hydrant in-fills along Lady Moon or Timberwood. Future plans should indicate hydrant locations. Code language provided below. > IFC 507.5 and PFA Policy: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 800-foot centers thereafter. RESPONSE: Noted. 5. 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. RESPONSE: Noted. 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 1-4 Occupancy. EXCEPTION: A 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. RESPONSE: Noted. 6. FIRE SPRINKLER SYSTEM A fire sprinkler system will be required for a 12,000 sq. ft. daycare. Code language provided below. Contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. > IFC 903.2.3: Group E Occupancy: An automatic sprinkler system is not required in Group E fire areas less than 12,000 SF. > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department and the location labeled on Utility Plans. RESPONSE: Noted. 7. FIRE ALARM SYSTEMS > IFC 907.2.3 Group E - Child Care Occupancy: 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 the occupant load is 50 or more. When automatic sprinkler systems or smoke detectors are installed, such systems or detectors shall be connected to the building fire alarm system. See Exceptions. RESPONSE: Noted. 8. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. The 4681 Lady Moon address shall be posted on the east side of the building. The North, east, and south side of the building will need to have the address posted along with the full street name. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by 5 means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. > IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other streets, shall have the address numbers AND STREET NAME on each side that is accessible from another street. RESPONSE: Noted. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. This proposed daycare facility project may be a good candidate to partner with the Nature in the City (NIC) program, perhaps through incorporation of nature play features or other unique nature-themed design features. Consider reaching out to Justin Scharton, Senior Environmental Planner/NIC Program Manager, 970-221-6213 or jscharton@fcgov.com RESPONSE: Noted. 2. 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, butterflies, 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 is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List: https://www.fcgov.com /forestry/plan_tlist.pdf RESPONSE: Noted. 3. In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. 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(0)(3)]. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Several departments within the City of Fort Collins have been working together to address this issue; they are referred to as the City's Night Sky team. Results of the team's work can currently be viewed on the City's Public Records website in Resolution 2016-074, a summary of City of Fort Collins City Council lnten.t and General Policy Regarding Night Sky Objectives. RESPONSE: Noted. See photometric plan. 4. The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise program: fcgov.com/climatewise/, contact Heidi Wagner at 970-416-2230 or climatewise@fcgov.com 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Jonathon Nagel at 970- 416-2701 or jnagel@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 Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224- 6003 or gschroeder@fcgov.com RESPONSE: Noted. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 6 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. RESPONSE: Noted. 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: Noted. 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 RESPONSE: Noted. 4. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. There may be a requirement for a fire lane from PFA, which requires the dedication of an emergency access easement to the City. Under that premise, a legal description and deed of dedication document as part of our easement dedication process and the transportation development review fee ($250) along with Larimer County recording fees will be needed. Additional into on this can be found in our easement dedication process found here: http://www.fcgov.com/engineering/devrev.php RESPONSE: Noted. 5. Civil construction plans will be required. RESPONSE: Provided. 6. A development agreement is required and recorded at Larimer County with recordation costs paid for by the applicant. RESPONSE: Noted. 7. A Development Construction Permit (DCP) or excavation permit will need to be obtained prior to starting any work on the site. RESPONSE: Noted. 8. As of January 1, 2015 all development plans are required to be on the NAVDBB vertical datum. Please make your consultants aware of this prior to any surveying and/or design work. RESPONSE: Noted. · Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcqov.com 1. Light & Power has existing electric facilities running adjacent to this site along Lady Moon and along Timberwood Dr. RESPONSE: Noted. 2. Any relocation or modification to existing electric facilities will be at the expense of the owner/developer. RESPONSE: Noted. 3. Any proposed Light & Power electric facilities or existing electric facilities that will remain within the limits of the project must be located within a utility easement. RESPONSE: Noted. 4. Transformer locations need to be within 10' of an asphalt surface accessible by a line truck. A minimum clearance of 8' must be maintained in front of the transformer doors and a minimum of 3' on the sides Transformer and meter locations will need to be coordinated with Light & Power Engineering. Certain building materials and or building design may require more clearance. Please click on the following link for Electric Service Standards. http://www.fcgov.com/utillties/business/builders-and-developers/development-torms-gui delines-regulations RESPONSE: Noted. A commercial service information form (C-1 form) and a one line diagram will need to be submitted to Light & Power Engineering for all proposed commercial buildings and multi-family (commercial) buildings larger than a duplex or greater than 200amps. A link to the C-1 form is below: 7 http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations. RESPONSE: Noted. 5. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering if you have any questions at 970-221-6700. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-and-developers RESPONSE: Noted. Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com 1. The request will be processed as a Major Amendment. A child care center is a permitted use subject to Administrative Review (Type One). The use is also considered a secondary use and, as such, must not exceed 25% of Harmony Commons commercial center. RESPONSE: Noted. We have provided a chart on the site plan with the secondary use calculations. 2. Since the front of the building will face west, please make sure that the architectural quality of the east elevation along Lady Moon Drive is equal to the west elevation. Also, since utility meters, electrical panels, gas valves .and phone and cable pedestals tend to be located at the rear of the building facing Lady Moon Drive, these appurtenances must be screened by landscaping or by a screen wall or any combination thereof. RESPONSE: Acknowledged. 3. Regarding architectural character, the proposed building must be designed in such a way as to complement the existing buildings and not deviate from the established level of quality. While the proposed building is not required to replicate the existing buildings, there needs to be a degree of architectural compatibility so that the center retains design cohesion. RESPONSE: Noted. 4. The existing landscape plan is well-designed and features a significant amount of plant material along Timberwood Drive with a healthy mix of both Deciduous and Evergreen trees. The Major Amendment is expected to retain this level of landscaping. RESPONSE: We have maintained the same landscape design between the parking lot the Timberwood Drive. 5. The existing landscape plan is well-designed and features a significant amount of plant material along Timberwood Drive with a healthy mix of both Deciduous and Evergreen trees. The Major Amendment is expected to retain this level of landscaping. RESPONSE: We have maintained the same landscape design between the parking lot the Timberwood Drive. 6. Be sure that the trash and recycling enclosure is sufficiently sized to accommodate containers for both trash and recycling. The enclosure must be constructed of the predominant material as found on the building. Gates must be metal and a non-gated person door must be provided. If you have any questions regarding space requirements for various sized containers, please contact Jonathon Nagle, (970) 416-2701. RESPONSE: Noted. 7. Ground-mounted mechanical equipment, including the electrical transformer, must be screened by landscaping or a screen wall. Roof top mechanical equipment must be screened by a parapet or by other methods. RESPONSE: The transformer has been screened by ornamental grasses. The building elevations show the screening for the rooftop mechanical equipment. 8. All internal walkways should feature ramps. RESPONSE: The walks all have ramps where needed. 9. For further information regarding rebates for installation of solar equipment, please contact Rhonda Gatzke, senior energy services engineer, (970) 416-2312. RESPONSE: Noted. 10. Be sure that the bike rack is permanently anchored to concrete and does not interfere with walkways and landscaping. RESPONSE: Noted. 8 11. 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: Noted. 12. 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: Noted. 13. 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: Noted. 14. 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: Noted. 15. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Noted. 16. 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: Noted. 17. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. RESPONSE: Noted.