HomeMy WebLinkAbout1230 E. ELIZABETH STREET - MOD - 29-07 - CORRESPONDENCE - (5)Water Wastewater
Contact Info: Roger Buffington, 221-6854, rbuffngton@fcgov.com
1. Existing mains: There is a 12-inch water main and an 8-inch sanitary sewer in
Elizabeth.
2. Water conservation standards for landscape and irrigation will apply to this
project.
3. Development fees and water rights will be due at time of building permit
issuance.
Natural Resources
Contact Info: Dana Leavitt, 224-6143, dleavitt@fcgov.com
1. Your trash enclosure needs to be designed to accommodate recycling services.
Please consult the City of Fort Collins Design Considerations Guidance
Document at http://www.fcgov.com/recycling/adf/enclosure-guidelines08O4.pdf
to determine the size and appropriate design for your enclosure.
2. Please contact Tim Buchanan (City Forester) at 221-6360 if any trees will be
removed. Mitigation may be required.
3. Please consider using Fort Collins native plant species for any proposed
landscaping. A plant guide may be found at
hftp://fcqov.com/naturalareas/native-plants.PhD
4. Please consider'green solutions' to water quality issues such as green (sedum)
roofs and bio-swales for landscaping islands with in the parking lot.
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3. Please coordinate the location of the transformer with me. It must be located
within 10 feet of a paved surface. .
4. A C-1 form and a one -line diagram will need to be submitted with this project.
5. Normal development fees apply, including electric capacity fees and building
site charges.
Stormwater Utility
Contact Info: Glen Schlueter, 221-6700, gschlueter@fcgov.com
1. The design of this site must conform to the drainage basin design of the Spring
Creek Drainage Master Drainage Plan as well the City's Design Criteria and
Construction standards.
2. The city-wide development fee is $3,070/acre ($0.0705/sq.ft.) for new
impervious area over 350 sq.ft. No fee is charged for existing impervious area.
This fee is to be paid at the time the building permit is issued.
3. A drainage and erosion control report and construction plans are required.
These must be prepared by a Professional Engineer registered in Colorado.
4. Onsite detention is required with a 2-year historic release rate for water quantity.
Eextended detention is required for water quality treatment only if there is an
increase in imperviousness greater than 1000 square feet. Parking lot water
quantity detention can is allowed in the parking lot up to a foot of depth.
Poudre Fire Authority
Contact Info: Carle Dann, 416-2869, cdann@ poudre-fire.org
1. Ensure that your addressing is visible from Elizabeth using at least 6-inch high
numerals on a contrasting background.
2. The project needs to be within 300 feet of a fire hydrant capable of delivering
1500psi water at 20psi residual pressure.
3. An emergency access easement with a minimum fire lane width of 20 feet may
need to be dedicated on the plat with this project, depending on the ultimate site
plan.
4. If a fire lane is required, it shall be delineated with painting and signage, and
maintained unobstructed. Contact Carie for more detail.
5. A hazardous materials form must be completed and submitted to both PFA and
the Planning Department to document any toxic, corrosive, or reactive materials
or flammable or combustible liquids used, stored or handled on site.
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Engineering
Contact Info: Susan Joy, 221-6605, sjoy@fcgov.com
1. Larimer County Road Impact Fees and a City Street Oversizing Fee will apply.
Fees vary by use. Contact Matt Baker at (970) 224-6605 for an updated
estimate of the fees.
2. Transportation Development Review Fees (TDRF) will apply to this project. For
more information, see http:/tfcgov.com/engineering/dev-review.php
3. A Transportation Impact Study will need to be submitted for this project.
Contact Eric Bracke at (970) 224-6062 to discuss the scope for this project.
4. Elizabeth is a 2 lane collector. Three to eight feet of ROW will need to be
dedicated depending on whether it is a major (with street parking) or minor
(without street parking) collector. The parking was removed along the property
due to the crosswalk and the proximity of the adjacent driveways. Allowing
parking would block sight distance. Parking needs to be at least 5' from a
driveway and 15' either side of a crosswalk. If there is a desire to remove the
crosswalk, you could probably gain one parking space, perhaps two. As for the
utilities and traffic signs, they can be adjusted at your expense. Please let me
know if you wish to pursue either of these options.
5. All public improvements must be made according to Larimer County Urban
Areas Street Standards (LCUASS) which can be found on the City's website at:
hftp://fcgov.com/engineedng/street-standards.php.
6. Section 19-6 of LCUASS lists the required parking setbacks. Depending on the
TIS calculations of average daily trips (ADTs), you will need to provide a 50-foot
setback from the flowline of Elizabeth with ADTs up to 750, 60-foot setback if
ADT's over 750.
7. Utility plans, a development agreement, a development construction permit
(DCP) and a plat will need to be prepared for this project.
8. No footings or overhangs are allowed to encroach in easements. Please plan
accordingly.
Transportation Planning
Contact Info: Dave Averill, 416-2643, daverill@fcgov.com (not present at meeting)
1. The sidewalk along Elizabeth is in a school walk area so it is substandard. You
can either replace it with a detached walk or widen the existing walk to at least a
7-foot attached walk.
2. Please provide at least 5% of the total number of parking spaces provided for
bike parking in a location convenient to the main entries.
3. Where there is head -in parking abutting a sidewalk, the sidewalk needs to be at
least 6 feet wide to account for vehicle overhang.
4 Be sure to include handicap accessible ramps in your submitted plans.
Light and Power
Contact Info: Janet McTague, 224-6154, jmctague@fcgov.com
1. Existing single-phase service is located at the rear property line and is shared
with 1236 Elizabeth. It can probably be sized to accommodate the new building.
Any relocation or modifications to the existing service will be at your expense.
To change to the next size up would be about $600.
2. There is no 3-phase service close to the property. The closest source for 3-
phase is on McHugh. If you need 3-phase service, you will need to extend the
service from McHugh to your property which is likely to be expensive, perhaps
around $10,000.
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4. According to the sketch plan presented at conceptual, you will need 3
modifications of standard:
• Connecting walkway standard in Section 3.5.3 (13)(1)
• Build -to line in Section 3.5.3(B)(3), and
• Parking standard in Section 3.2.2(K)(2)
Of the three, I think the parking standard may be the easiest case to prove:
medical offices in particular are typically short on parking. I also understand the
situation with the neighboring businesses, though on a site visit at 10:30am on a
weekday, at least half of the parking spaces in neighboring parking lots were
vacant. Given that this is a vacant parcel of land, it will also be a tough sell to
the Hearing Officer that it is not possible to orient to the street and provide a
connecting walkway. I encourage you to explore creative alternative site plans
with a designer that might come closer to meeting at least some of these
standards. If after a thorough exploration of possibilities you are unable to come
up with a site plan that meets one or all of these standards, you will need to
request a modification of standards for each standard you cannot meet. The
modification of standards process and criteria are spelled out in Section 2.8.2(H)
of the Land Use Code. Essentially, you will write a letter requesting the
modification explaning your rationale within the framework of Section 2.8.2(H).
Please contact me if you need a similar letter from another project to use as a
template.
5. Please provide contextual information on your site plan including the existing
striping and crosswalk on Elizabeth in front of your site, the existing pad -
mounted utility, the existing street light and the context of neighboring
properties —show approximately 20 feet of all abutting property including
parking, landscaping areas or building location, like you have done for the
Anesthesiology building to the east.
6. This project needs to be architecturally compatible with the surrounding uses.
Similar materials and colors should be used per Section 3.5.1 of the Land Use
Code. Additionally, the project will be subject to the building standards of
Section 3.5.3 for Commercial buildings, including fagade and base and top
standards.
7. You will need to submit a lighting plan for this project, showing cut sheets for the
lighting fixtures chosen. All lighting must meet the standards contained in
Section 3.2.4 of the Land Use Code, including down -directional, fully shielded
fixtures.
8. 1 will have more detailed comments once I have more detailed plans to review.
9. Contact me if you have any questions about the code requirements or submittal
requirements, which can be found at:
hftp://fcgov.com/currentplanning/pdf/project-dev-plan.pdf.
10. You will need to set up an appointment to submit your application with the
Development Review Counter at 221-6750. Incomplete submittals will not be
accepted.
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ITEM: 3000sf dental office at 1230 E. Elizabeth
MEETING DATE: June 4, 2007
APPLICANT: Dan Bernth
LAND USE DATA: Request to develop a vacant parcel at 1230 E. Elizabeth into a
3,OOOsf, one-story office building. The property is within the City of Fort Collins and is
zoned E—Employment District.
COMMENTS: The following departmental agencies have offered comments for this
proposal based on the sketch plan presented to the review team:
Zoning
Contact Info: Gary Lopez, 416-2338, glopez@fcgov.com
1. Office is a permitted uses in the E—Employment District, subject to a Type 1
(Administrative) Review.
2. Commercial parking requirements are maximums. Requirements can be found
in Section 3.2.2 (K). You are required to provide no more than 4.5 spaces per
1000sf of office space or 18 spaces. You'll need to provide a van accessible
handicap parking space and adequate handicap accessible parking. If more
parking is desired, you will need to seek a modification to this standard or
request alternative compliance as spelled out in Section 3.2.2(K)(3) or request
an exception as spelled out in Section 3.2.2(K)(4).
Current Planning
Contact Info: Anne Aspen, 221-6206, aaspen@fcgov.com
1. The entire Fort Collins Land Use Code (LUC) is available for your review on the
web at htta://www.colocode.com/ftcollins/landuse/begin.htm
2. This development proposal is subject to all applicable standards of the Fort
Collins Land Use Code (LUC) and specifically Article 3 General Development
Standards, and Division 4.22 E—Employment District Standards.
3. Please refer to Section 3.2.1 Landscaping and Tree Protection of the Land Use
Code (LUC) for landscape planning and design standards. You'll need to
provide street trees, foundation plantings and parking lot perimeter and possibly
internal landscaping. Any parking stalls facing a property line will need to be
screened unless they face parking spaces on the abutting property. Be aware
of any sight distance triangles needed.
E
Commui..y Planning and Environmental S vices
Current Planning
&ma,V-eo1 #IV
City of Fort Collins
11 June 2007
Via email to: Dan Bemth at danbemth@fdi.com
Dan:
For your information, attached is a copy of the Staffs comments for a proposed one-
story office building at 1230 E. Elizabeth, which was presented before the
Conceptual Review Team on June 4th, 2007.
These comments are informally offered by staff to assist you in preparing the detailed
components of a project application. Modifications and additions to these comments
may be made at the time of formal review of this project.
The City's Current Planning Department coordinates the development review process.
I am the Project Planner for your project. I will be commenting as well as coordinating
the process. If you have any questions regarding these comments or the next steps in
the review process, please feel free to call me at 970-221-6206.
Sincerely,
Anne ~HAspen/�r
City Planner
cc: Project File
Project Planner
cc: (via email):
Gary Lopez
Susan Joy
David Averill
Carle Dann
Janet McTague
Glen Schlueter
Roger Buffington
Dana Leavitt
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020