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Home My WebLink AboutSPRING CREEK MIXED-USE DEVELOPMENT - REZONING - REZ170001 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (2)� C'tty �f Ft�rt �ollins Community Development and Neighborhood Services 281 North Coliege Avenue PO Box 580 Fort Collins. CO 80522 970.221.6750 970.224.6134-fax lcgov. com/developmentreview September 1, 2017 Steve Schroyer NORTH SPRING CREEK PROPERTIES, LLC 401 WEST MOUNTAIN AVENUE Fort Collins, CO 80521 RE: Spring Creek Mixed Use Development, REZ170001, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, 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 Summarv: Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcqov.com Topic: General Comment Number: 1 • Comment Originated: 08/29/2017 08/29/2017: The rezoning map that has been prepared appears to be establishing zoning boundaries based on a centerline of a future Stuart Street would have a concern if this sets up an expectation of the future street design needing to follow zoning line that is established. The conceptual street design may not meet horizontal curve geometry requirements for the street classification. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/22/2017 08/22/2017: Environmental Planning staff does not have concerns about the rezone. However, please note that the concept plan included in the submittal shows encroachments into the Spring Creek buffer and does not necessarily comply with the standards in section 3.4.1 of the Land Use Code. Environmental protection requirements will be applied once a PDP has been submitted. • • Comment Number: 2 Comment Originated: 08/22/2017 08/22/2017: Note that much of this site will not be developable as it is located within the Spring Creek buffer. This may be a consideration factor for both the Planning & Zoning Board and City Council. Department: Light And Power Contact: Clint Reetz, 970-221-6326, creetz@fcqov.com Topic: General Comment Number: 1 Comment Originated: 08/29/2017 08/29/2017: Light and Power can serve this location. Existing electric facilities are located along Shields St and on the North side of Hobbit St. Comment Number: 2 Comment Originated: 08/29/2017 08/29/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Comment Number: 3 Comment Originated: 08/29/2017 08/29/2017: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power's Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FI NAL_18November2016_Amendment. pdf You may reference our policies, development charge processes, and use our � fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Department: PFA Contact: Cal Sheesley, 970-416-2599, csheeslev@poudre-fire.org Topic: General Comment Number: 1 08/29/2017: NO COMMENT PER REZONE Comment Originated: 08/29l2017 Poudre Fire Authority has no comment specific to the rezone. Below are general fire department requirements for future development of the property. Comment Number: 2 Comment Originated: 08/29/2017 08/29/2017: FIRE LANES Fire access is required to within 150' of all exterior portions of any buildings as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (Shields). Roadways internal to the site shall serve as the fire lanes and meet the requirements provided in comment #3. Code language follows: 2 > IFC 503.1.1: Ap•ved 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. Comment Number: 3 08/29/2017: FIRE LANE SPECIFICATIONS Comment Originated: 08/29/2017 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 roads shall not exceed 660' in length without providing for a second point of access. > 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 locations or red curbing should be labeled and detailed on final plans. *STRUCTURES EXCEEDING 30' IN HEIGHT' > IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. Comment Number: 4 Comment Originated: 08/29/2017 08/29/2017: 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 (multifamily is considered commercial) as measured along an approved path of vehicle travel. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100' of any Fire Department Connection (FDC). Hydrants on the opposite sides of major arterial roadways (Shields) are not considered accessible. 3 � u *COMMERCIAL REQUIREMENTS* > 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 600-foot centers thereafter (EXCEPTION: In buildings equipped with standpipe systems, a hydrant is required within 100' of the Fire Department Connection). Comment Number: 5 Comment Originated: 08/29/2017 08/29/2017: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language follows: > 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. Comment Number: 6 Comment Originated: 08/29/2017 08/29/2017: FIRE CONTAINMENT vs. AUTOMATIC SPRINKLRE SYSTEM Buildings exceeding 5,000 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. >If Automatic Sprinkler System is used, contact Assistant Fire Marshal Joe Jaramillo with questions at 970.416.2868. Comment Number: 7 Comment Originated: 08/29/2017 08/29/2017: FIRE STANDPIPE SYSTEM > IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2015 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. Department: Planning Servi• Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.com Topic: General Comment Number: 1 08/30/2017: Minor comments are offered on the narrative. Comment Number: 2 � Comment Originated: 08/30/2017 Comment Originated: 08/30/2017 08/30/2017: As noted in the narrative, the request will be reviewed by the criteria of Section 2.9.4(H). Please add a paragraph to the narrative that explains the relationship between the rezone request and the concept plan and the extent to which the concept plan helps inform the request. Department: Stormwater Engineering Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 1 Comment Originated: 08/29/2017 08/29/2017: A portion of this property is in a FEMA and City-regulated 100-year floodplain. Please be aware that any development in the floodplain must comply with the City's floodplain requirements which can be found in Chapter 10 of City Code. Comment Number: 2 Comment Originated: 08/29/2017 08/29/2017: Critical Facilities, as described in Chapter 10 of City Code are not allowed in a floodplain. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcqov.com Topic: Site Plan Comment Number: 1 Comment Originated: 08/28/2017 08/28/2017: The Zoning designations are confusing. See redlines. Comment Number: 2 Comment Originated: 08/28/2017 08/28/2017: The legal descriptions do not match the map. See redlines. �