HomeMy WebLinkAboutELITE INFUSED (5724 S. COLLEGE AVE.) - BASIC DEVELOPMENT REVIEW - BDR180013 - SUBMITTAL DOCUMENTS - ROUND 1 -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
Nicole Zdanowski
November 16, 2017
Cannabis Processing Company
PO Box 1013
Laporte, CO 80525
Re: 5724 S College Ave - Retail Marijuana Cultivation Facility
Description of project: This is a proposal to establish a Retail Marijuana Cultivation Facility at 5724 S
College Ave (parcel # 9612206028). The site plan indicates no changes to the existing one-story brick
building or warehouse. However, improvements include a 50-foot firetruck turn around, handicap
parking, landscaping and a garbage removal platform with fence. The site is located in the Service
Commercial (CS), zone district and is subject to Basic Development 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, Kai Kleer, at 970-416-4284 or kkleer@fcgov.com.
Comment Summary:
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
Department: Zoning
1. Must provide bicycle parking as part of LUC 3.2.2(C)(4)(b)
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.
2.
LUC 3.2.5 Trash and recycling enclosures shall be designed with walk-in access separate
from the main-service gates. Please provide details on how the trash will be handled and
include on site plan with elevations.
3.
Any new or replaced 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.
4.
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Department: Water-Wastewater Engineering
This property is located within the Fort Collins-Loveland Water District for water service and
the South Fort Collins Sanitation District for sewer service. Please contact them for
1.
Page 1 of 8
development requirements.
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Department: Technical Services
As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
1.
If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
2.
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Department: Stormwater Engineering
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.
1.
The application indicated a fairly significant increase in impervious area. However, since the
site looks to be almost completely covered with pavement or building, I’m not clear on the
intent here. If there is an increase in imperviousness greater than 1,000 square feet a
drainage report, erosion control 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. If the increase in
impervious area is greater than 350 square feet and less than 1,000 square feet, a drainage
letter along with a grading and erosion control plan should be sufficient to document the
existing and proposed drainage patterns. A grading plan is required if the increase in
imperviousness is less than 350 square feet.
2.
If there is an increase in impervious area greater than 1000 square feet, onsite detention is
required for the runoff volume difference between the 100-year developed flow rate and the
2-year historic release rate. In the Fossil Creek basin the two year historic release rate is 0.2
cfs/acre.
3.
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.
4.
If there is an increase in impervious area that is 1000 square feet or greater or if there are
portions of the site that are planned to be demolished and replaced that amount of 1000
square feet or greater, storm water quality requirements apply: 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.
5.
If there is an increase in impervious area that is 1000 square feet or greater or if there are
portions of the site that are planned to be demolished and replaced that amount of 1000
square feet or greater, LID requirements apply: LID requirements apply: 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.
6.
Page 2 of 8
The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort
Collins Stormwater Criteria Manual. If you need clarification concerning this section, please
contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
7.
There will be a final site inspection of the final grading and stormwater facilities when the
project is complete. 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-develo
pment
8.
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-developme
nt-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.
9.
Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org
Department: Fire Authority
1: 2015 IFC CODE ADOPTION
The Poudre Fire Authority and the City of Fort Collins are in the process of adopting the 2015
International Fire Code. Building plan reviews shall be subject to the adopted version of the
fire code in place at the time of plan review submittal and permit application.
1.
2: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or facility as
measured by an approved route around the perimeter. Any private road or private drive (the
parking lot) serving as a fire lane shall be dedicated as an Emergency Access Easement
(EAE) and be designed to standard fire lane specifications. While the building to the west
meets access standards, the building to the east (warehouse) is considered out of fire
access. An Emergency Access Easement will be required on the property or the building will
require a fire sprinkler system. To meet access requirements with an EAE, it shall be
dedicated within the parking lot, have adequate signage and include an appropriate
turnaround. Reference to a "50' fire lane turnaround" was made but no design plan provided.
Specific code language and fire lane specifications follows:
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design
criteria already contained in relevant standards and policies, any new fire lane must meet the
following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead
clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet
inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times. Sign
2.
Page 3 of 8
locations or red curbing should be labeled and detailed on final plans.
> 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.
3: PREMISE IDENTIFICATION & WAYFINDING
Addresses shall be posted on each structure and where otherwise needed to aid in
wayfinding. 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 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.
3.
4: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A
hydrant is required within 300' of any Commercial Building as measured along an approved
path of vehicle travel. There appears to be a hydrant at the corner of Smokey and the
Frontage Road. The rear building is out of access by nearly 500' and an additional hydrant
will be required. Specific code language follows:
> IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500
gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot
centers thereafter
4.
5: GROW FACILITIES
Grow facilities for marijuana must meet minimum fire hazard and exit requirements. The
applicant is responsible for obtaining and completing a "Marijuana Check Sheet". The check
sheet is available from the the City of Fort Collins at such time a business permit is obtained.
The completed check sheet is to be returned to the Poudre Fire Authority as directed. This
document will be reviewed with the applicant at time of final inspection. For more information,
contact PFA Fire Inspector/Plans Examiner, Kerry Koppes at 416-4241.
5.
6: HAZARDOUS MATERIALS - GENERAL STANDARD
Based upon the extent of the cultivation process and chemicals used or stored on site, a
Hazardous Materials Impact Analysis may be requested at time of building permit. For
questions regarding Haz Mat, contact Assistant Fire Marshal Ron Gonzales at 970.416.2864.
> FCLU 3.4.5(B): If any use on the development site may entail the use or storage of
hazardous materials (including hazardous wastes) on-site, the project shall be designed to
comply with all safety, fire and building codes for the use and storage of the hazardous
materials involved. Adequate precautions shall be taken to protect against negative off-site
impacts of a hazardous materials release, using the best available technology.
6.
Contact: Spencer Branson, 970-224-6189, sbranson@fcgov.com
Department: Environmental Planning
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
1.
Page 4 of 8
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.
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. Please consider a warmer color temperature (warm white, 3000K or less) for any
LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels
can be adjusted as needed. Site light sources shall be fully shielded and down-directional to
minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. For further information
regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
2.
Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins
has many sustainability programs and goals that may benefit this project. Of particular
interest may be:
1) ClimateWise program: fcgov.com/climatewise/
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell
at 970-221-6288 or cmtichell@fcgov.com
3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://www.fcgov.com/natureinthecity/, contact Justin
Scharton at 970-221-6213 or jscharton@fcgov.com
7) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at
970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is
sponsored and supported by the City of Fort Collins. The executive Director, Brad
Christensen, can be reached at director@nocofoodcluster.org.
Please consider City sustainability goals and ways this development can engage with these
efforts. Let me know if I can help connect you to these programs.
3.
Contact: Marc Ragasa, 970.221.6603, mragasa@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 Kyle Lambrecht at 221-6566 if you have any questions.
1.
The City's Transportation Development Review Fee (TDRF) is due at the time of submittal.
For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
2.
All Development is responsible for the local street frontage improvements adjacent to the
site, but until the frontage road goes away the parkway and sidewalk along this property
cannot be built. Therefore a payment in lieu for the frontage construction will be collected for
this property at time of building permit.
3.
This site is adjacent to CDOT roadway and all access to the site is governed by an access
control plan. The access control plan will need to be followed and implemented with any
project. Access off of the frontage road is allowed for the short term. The long term plan,
per the access control plan is that the frontage road will go away. Plans will be routed to
4.
Page 5 of 8
CDOT for review and approval and the applicant may need to obtain access permits from
CDOT. The existing parking is also subject to CDOT review, as it is in CDOT right of way. It
is very likely CDOT and/ or the City will require this to be modified.
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.
5.
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.
6.
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
7.
This project is responsible for dedicating any right-of-way and easements that are necessary
or required by the City for this project. Most easements to be dedicated need to be public
easements dedicated to the City. This shall include 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). Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
8.
Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
9.
As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
10.
A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
11.
A utility coordination meeting on this site is suggested. Utility coordination meetings, if
requested, are typically scheduled after the preliminary submittal of the project, but can be
scheduled prior to submittal upon request. Please provide a site plan with a preliminary utility
layout for routing with the meeting notice. If you are interested in having a utility coordination
meeting, please contact the development review engineer for scheduling.
12.
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on
parking design.
13.
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 the Engineering Department for review and approval prior to installation.
Encroachment items shall not be shown on the site plan as they may not be approved, need
to be modified or moved, or if the permit is revoked then the site/ landscape plan is in
non-compliance.
14.
The development/site cannot use the right-of-way for any Low Impact Development to treat
the site’s storm runoff. We can look at the use of some LID methods 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
required to be provided to the City as a part of the Development Construction Permit
application.
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
Department: Electric Engineering
The only available option for three phase power would be to cut in a three phase vault on the
west side of the proposed development along the frontage road.
1.
Electric Capacity Fee, Building Site charges, and any necessary system modification
charges will apply at owners expense. Please see the Electric Estimating Calculator and
Electric Construction Policies, Practices & Procedures at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
2.
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
Planning Services
The project will be subject to Basic Development Review and require a site and landscape
plan.
1.
Adding the proposed use will require bringing the site up to current development standards
found in Article 3 of the Land Use Code (LUC).
2.
If parking is relocated to the middle area between the two buildings, Land Use Code
requirements for a two-way drive aisle specify a 24-foot width.
3.
A trash enclosure will need to be constructed on a concrete pad, built of sturdy materials (not
wood), with separate walk-in access.
4.
5. The site will require one handicap parking space as outline under 3.2.2(K)(5)(d).
Because this is a change of use in an existing building it will be exempt from the minimum
parking requirements as defined under Section 3.2.2(K)(2)(a).
6.
7. Parking stalls must meet the the dimensions outlined under Table A of Section 3.2.2(L).
In accordance with Section 3.2.1(E)(4) the site will require parking lot perimeter landscaping
of one tree per twenty-five feet along a public street and one per 40 feet along a side lot line
8.
In accordance with 3.2.1(E)(5) the site will require six percent landscaping of the interior
space of all parking lots with less than 100 spaces.
9.
In accordance with 3.2.2(C)(5), walkways shall link street sidewalks with building entries, be
raised or enhanced with a paved surface not less than 6 ft in width.
10.
The parking lot requires minimum average setback of 15ft from arterial street and a minimum
average of 5ft along lot lines
11.
If unable to meet any of the site requirements as outlined by the Land Use Code a
modification to standards may be requested in accordance with modification review
procedures, Section 2.8.2.
12.
The project will require a minimum of four bicycle parking spaces as outlined under 3.2.2(C)
(4)
13.
The proposed development is subject to a Basic Development Review, please contact the
Zoning Department regarding your formal submittal.
14.
Page 7 of 8
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that 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 should call 970-416-2748 or email
scarter@fcgov.com 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:
2015 International Building Code (IBC) with local amendments
2015 International Residential Code (IRC) with local amendments
2015 International Energy Conservation Code (IECC) with local amendments
2015 International Mechanical Code (IMC) with local amendments
2015 International Fuel Gas Code (IFGC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Current codes and amendments are effective as of July 17, 2017. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building
Services office.
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: 129vult or 100mph 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or 2015 IECC Residential
Provisions
2. Multi-family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2015 IECC Chapter 4 Commercial
Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter@fcgov.com
Page 8 of 8
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
17.
Page 6 of 8