HomeMy WebLinkAboutVIKING I LITTLE BEAR CHILD CARE 1247 RIVERSIDE - Filed CS-COMMENT SHEETS - 2014-07-17City of
Flirt Collins
April 20, 2012
Kelly Melott
Melott Buildings, LLC,
110 Star View
Livermore, CO 80536
Con_lmunitY Devetopmf,nt and
Neioiborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
$`r'0.221.6760
970 224.6134 - fax
fcgov Corn
Re: 1247 Riverside Avenue & 1230 East Elizabeth - Child Care Facility
Description of project: The project proposal is to remodel the existing 7,559 square foot Children's
Speech Therapy Center and Green Path Financial Counseling Services at 1247 Riverside Avenue in order to
create a child care facility. And to utilize the empty lot at 1230 East Elizabeth Street as the child care facility's
playground. The playground is proposed to have an eight foot fence along south (Elizabeth Street) and west
(parking) sides, a six foot fence along the north and east sides, and a four foot fence along the outside of
the child care facility, along the path to the playground; and dividing the playground into separate "age
appropriate" areas. The playground will consist of natural play features such as small rocks and logs, grass,
a track, and shade structures,
Please see the following summary of comments regarding the project request referrenced 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, Courtney Levingston, at 970416-2283 or clevingston@fcgov.com.
Comment Summary:
Department: Zoning
Contact: GaryLopez, 970-416.2338, gio�eaa(c ov.com
1. The property is located in the Employment (E) zoning district and Child Care Centers are subject to an
Administrative Review thru, the Current Planning Dept, LUC 3,8.4 regulates Child Care Centers. Related
to that is a site/landscape/fencing plan indicating compliance with those regs.
2. Note that shade structures will need to meet the building code. The building dept. has had to reject a
few of these because of insufficient snow/wind load. This use change likely changes occupancy
designation for building code application. Visit with Russ Hovland of the Building Dept. at 970,416.2341
for applicable building codes.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221.6854, rbuffington@fcgov com
LITTLE BEARS CHILD CARE
COMBINED PDP/FINAL
RESPONSE TO COMMENTS
7/25/2012
Department: Current Planning
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/14/2012
06/14/2012: Is the Shed exisiting or proposed? If proposed, please provide detail on
elevations.
RESPONSE: The shed elevations are now shown on sheet 4 of 4.
Comment Number: 2 Comment Originated: 06/14/2012
06114/2012: Please call out the location of the transformer on landscape plans. All utilities must
be screened.
RESPONSE: Please see the revised landscape plan.
Comment Number: 3 Comment Originated: 06/14/2012
06/14/2012: Please call out where the main entrance will be located.
RESPONSE: Please see the revised plans.
Comment Number: 4 Comment Originated: 07/05/2012
07/05/2012: For final, please include the owners information on the title page.
RESPONSE: This information is now included on the title page.
Topic: Site Plan
Comment Number: 1 Comment Originated: 06/14/201206/14/2012: For final, please provide bike rack,
trash enclosure and automobile parking stalldetail to ensure each meets the LUC standards.
RESPONSE: Please see the details for these items now included on the revised site plan.
Comment Number: 2 Comment Originated: 06/14/2012
06/14/2012: Plese call out the limits of development. I believe this is signified by the dashed
line, correct?
RESPONSE: Please see the revised site plan which now shows the limits of development.
Comment Number: 3 Comment Originated: 06/14/2012
06/14/2012: The Land Use Code only requires 1 handicapped parking space LUC3.2.2(K)
RESPONSE: We have reduced the number down to two spaces to allow the handicap parking spaces to be
wide enough to meet standards.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: Construction Drawings
Comment Number: 3 Comment Originated: 06/19/2012
06/19/2012: Please confirm with Water/Wastewater but engineering would request that existing
and proposed (if applicable) water, sewer, and services be shown on the grading plan if a
utility plan is not provided.
RESPONSE: We did not receive this request from W/WW and are not able to find the location of the water
and sewer services for this building.
Topic: General
Comment Number: 2 Comment Originated: 06/19/2012
06/19/2012: Thank you to the Owner, Applicant and Consultant's for addressing the conceptual
review comments adequately.
RESPONSE: You're welcome.
Comment Number: 4 Comment Originated: 06/19/2012
06/19/2012: As mentioned in Conceptual Review this project is responsible for dedicating right
of way for East Elizabeth to meet the 76' wide right of way for collector with parking. The Viking
I subdivision plat shows 60' was dedicated previously, however the right of way proposed to
be dedicated by separate document is only 6' and the proposed dedication is shown as Ton
the site plan. Please provide additional information to support only dedicating 6' of additional
right of way. If no other documents support a situation where this project is responsible for half
the remaining right of way then 8' will need to be dedicated.
RESPONSE: Please see the accompanying dedication documentation for 1 foot of additional ROW along
Riverside, and an additional 8 feet along East Elizabeth.
Comment Number: 5 Comment Originated: 06/19/2012
06/19/2012: It appears that fencing is proposed inside of the existing access and utility
easement off of Elizabeth Street. The fence will need to be located outside of the easement.
RESPONSE: We've submitted a formal application to vacate this easement on Friday July 20`h.
Comment Number: 6 Comment Originated: 06/20/2012
06/20/2012: The sign along Riverside exists within the Right of Way. Please remove the note
from the plans "existing sign to remain". Further discussions will need to occur with Zoning and
an encroachment permit may be an option.
RESPONSE: We have labeled this existing sign as an existing sign, the future location of which is to be
determined through the separate sign permit process.
Contact: Sheri Langenberger, 970-221-6573,
slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/14/2012
06/14/2012: The project owes an additional $215 for TDR fees. The acreage calculation on the
application did not match that identified on the site plan.
RESPONSE: We submitted this fee as soon as we received this comment, so it has now been paid.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/08/2012
06/08/2012: No comments.
RESPONSE: Acknowledged.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 06/20/2012
06/20/2012: Label all existing trees as to type and size with intent to protect, transplant or
remove. It appears all existing trees are can be retained. Meeting with City Forester on site can
provide this information to the applicant to record on the plan.
RESPONSE: We do intend to retain all existing trees, and therefore we are not triggering any transplant
issues nor are we triggering any tree mitigation issues. We did meet with Tim Buchanan on the site and
have included this information on the landscape plan.
Comment Number: 2 Comment Originated: 06/20/2012
06/20/2012: Add tree protection notes in 3.2.1 G
RESPONSE: We have now added this note. Please see the revised landscape plan.
Comment Number: 3 Comment Originated: 06/20/2012
06/20/2012: There are two existing maple trees on the west border of the parking lot. These
two trees are not shown on the plan as existing. New trees are shown where these trees are
located.
RESPONSE: It was an inadvertent error that we left these trees off the drawings. We intend to retain these
trees (as well as all other existing trees).
Comment Number: 4 Comment Originated: 06/20/2012
06/20/2012: Separation distances for trees are 10 between water and sewer mains and 6 feet
for service lines.
RESPONSE: Acknowledged.
Department: Light And Power
Contact: Doug Martine, 970-224-6162, dmartine@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/05/2012
06/05/2012: Records show that the existing building has 5 electric meters of 100 amps each
(500 amps total capacity) at 120/240 volt single phase. If any changes to the existing electric
service is necessary, please contact Light & Power Engineering at (970)221-6700.
RESPONSE: Acknowledged.
Comment Number: 2 Comment Originated: 06/05/2012
06/05/2012: Electric development charges will apply for the lot at 1230 E. Elizabeth, even if no
power is required to the site.
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 06/05/2012
06/05/2012: Clearance of 8 ft. on the front (door) side, and 3 ft, on the other three sides of the
transformer must be maintained. Also, the transformer must be accessible to utility personnel
and equipment. The electric meter(s) must be accessible to utility personnel at all times without
obtaining permission or an escort.
RESPONSE: The transformer is accessible from the Riverside Avenue outside of any fenced area.
Comment Number: 4 Comment Originated: 06/05/2012
06/05/2012: There is an existing streetlight on Elizabeth St. as shown on the site plan. Street
tree locations must be adjusted to provide 40 ft. clearance between the light pole and street
trees (15 ft. if the tree is an ornamental type).
RESPONSE: We have double checked to ensure that these separation distances are adhered to. We have
a canopy street tree just over 40 feet away, and an ornamental just over 15 feet away from the street light.
Department: PFA
Contact: Ron Gonzales, 970-416-2864, ronzales@poudre-fire.org
Topic: General
Comment Number: 1. Comment Originated: 06/19/2012
06/19/2012: Address numerals required to be visible from the street fronting the property.
RESPONSE: Acknowledged.
Comment Number: 2. Comment Originated: 06/19/2012
06/19/2012: This is classified as an 1-4 institutional day care facility. It is required to be
licensed by the State of Colorado.
RESPONSE: Acknowledged.
Comment Number: 3. Comment Originated: 06/19/2012
06/19/2012: The existing fire sprinkler system shall be extended to cover any new areas in
need of proper fire protection coverage.
RESPONSE: Acknowledged.
Comment Number: 4. Comment Originated: 06/19/2012
06/19/2012: Should grease -laden vapors be generated while heating meals, fire protection will
be required under a Type 1 hood.
RESPONSE: Acknowledged.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/19/2012
06/19/2012: Please use the City's hydrology computation method per our Stormwater Criteria
Manual. This should actually reduce the quantity detention volume requirement.
RESPONSE: see revised drainage report.
Comment Number: 2 Comment Originated: 06/19/2012
06/19/2012: Discussions need to take place on what treatment method is best for water quality.
RESPONSE: see revised drainage report.
Comment Number: 3 Comment Originated: 06/19/2012
06/19/2012: Stormwater is ready for a public hearing.
RESPONSE: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 5 Comment Originated: 06/19/2012
06/19/2012: Please change the sheet number to 4 of 4.
RESPONSE: Please see the revised elevation sheet.
Topic: Construction Drawings
Comment Number: 6 Comment Originated: 06/19/2012
06/19/2012: Please change the datum for the benchmark on sheets 1 & 2. The City of Fort
Collins Vertical Control Network is on the 1929 Datum (unadjusted).
RESPONSE: Revised.
Comment Number: 7 Comment Originated: 06/19/2012
06/19/2012: Please remove "Riverside II Condo Amended" from the sub -title. The Site Plan
shows Lot 2, Viking I Subdivision being part of this project. Please add this to the sub -title.
RESPONSE: [Revised]
Comment Number: 8 Comment Originated: 06/19/2012
06/19/2012: Please correct the lot designations on sheets 3 & 4. See redlines.
RESPONSE: [Revised]
Topic: Construction Drawings
Comment Number: 9 Comment Originated: 06/192012
06/192012: There are line over text issues on sheet 3.
RESPONSE: [Revised]
Topic: General
Comment Number: 10 Comment Originated: 06/19/2012
06/19/2012: The 2 legal descriptions for the right of way dedication state that the land is for
easement purposes. Please change this to right of way.
RESPONSE: We have changed this as requested.
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 06/19/2012
06/192012: Please block out around the text on sheet 3. See redlines.
RESPONSE: Please see the revised landscape plan.
Topic: Site Plan
Comment Number: 1 Comment Originated: 06/19/2012
06/192012: Please increase the size of the legal description text on sheet 1. See redlines.
RESPONSE: Please see the revised site plan.
Comment Number: 2 Comment Originated: 06/192012
06/192012: Please increase the text size on sheet 2. See redlines.
RESPONSE: Please see the revised site plan.
Comment Number: 3 Comment Originated: 06/19/2012
06/19/2012: Please block out around the text on sheet 2. See redlines.
RESPONSE: Please see the revised site plan.
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 06/20/2012
06/20/2012: Signing and Marking notes should be revised to state "local entity traffic engineer"
at each instance that they currently state "local entity engineer". This is a permanent change to
the signing and marking notes. Please revise your standard note file to reflect the change.
RESPONSE: [Revised]
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6864, rbuffington@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 06/20/2012
06/20/2012: If sign is moved, it is strongly suggested that the new location is coordinated with
the locations of the existing water/sewer services and fire line so that the sign does not
interfere with future maintenance of these services.
RESPONSE: Acknowledged. If the sign moves, it will go through the sign permit process.
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 06/19/2012
06/19/2012: If additional landscaping is planned along Riverside, show existing water/sewer
services and fire line and provide the required separation distances.
RESPONSE: No additional landscaping is proposed along Riverside.
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/15/201206/1512012: Reminder that all signs and their
locations are not approved by the PDP or theFDP. A separate sign permit is required for approval, this
includes refacing of existing signs.
RESPONSE: We have labeled the sign as an existing sign, the future location of which is to be determined
through the separate sign permit process.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221.6854, rbuflinptonta'}fcoov.cam
1. Existing water mains and sanitary sewers in this area include a 12-inch water main and an 8-inch sewer in
Elizabeth and also in Riverside.
2. The water conservation standards for landscape and irrigation will apply, Information on these
requirements can be found at: hftp://www.fcgov.com/standards
3. If a water tap is needed for irrigating the playground area, development fees and water rights will be due
at building permit.
4. The existing water service to 1247 Riverside is a 3/,-inch service connecting to the main in Riverside.
Department: Street Oversizing
Contact: Matt Baker, 970.224.6108, mbaker(a7.fcgov.com
1. Thank you for submitting the TIS for an estimate of Street Oversizing and Larimer County Regional Road
Fees.
This is a change of use, from office to day care. I understand that no additions to the 7,559 square foot
building are contemplated.
For a change of use, road impact fees would be calculated only the increased traffic generated from the
site, The previous office use could expect 61.64 primary trips per day based on the ITE.
The TIS you submitted for the day care shows 232.5 trips per day, however, many of these trips are pass
through, or chained trips. The City's typical Trip Adjustment Factor for a neighborhood service use
indicates approximately 60 primary trips per day.
Based on this information, there will be no additional Street Oversizing Fees or Larimer County Regional
Road Fees for this proposed change of use.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970.224.6065, gschlueter(&fc ov.com
1. 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 is required.
2. It doesn't sound like there may be an increase in impervious area except for a couple "open shade
structures". If there is an increase in impervious area greater than 1000 square feet a drainage and
erosion control report and construction plans are required and they must be prepared by a Professional
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224.6065, gachlueter(a3f ov.cam
Engineer registered in Colorado. The drainage report must address the four -step process for selecting
structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be
prepared by the drainage engineer and 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 requirements have been updated in the Stormwater Design Criteria Section 1.3.3. If you
need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at
224-6015 or jschlam@fcgov.com.
3. Also if there is an increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2 year historic release rate for water quantity. Panting lot detention for water quantity is allowed as
long as it is not deeper than one foot.
4. Water quality treatment is also required as described in the City's Stormwater Criteria Manual. Extended
detention is the usual method selected for water quality treatment; however the use of any of the BMPs is
encouraged. (http://www.udfcd.org/downloads/down_cdtmanual_vollll.htm)
5. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/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 on the City's web site at
hftp://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-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 or a minimum amount in
accordance with the Fort Collins Stormwater Design Criteria.
6. The design of this site must conform to the drainage basin design of the Spring Creek Basin Master
Drainage Plan as well the City's Stormwater Design Criteria.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224-6143, lex a(7fc og v corn
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re -landscaping and reduce
bluegrass lawns as much as possible. Reveille Bluegrass is one option for having bluegrass lawns and
using less water.
2. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. As several 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 (221-6361) to determine the status of the existing trees and any mitigation requirements that
could result from the proposed development.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970.221.6603, agingerich(a)fcgov.com
Department: Engineering Development Review
Contact: Andrew Gingerich, 970.221.6603, gqinoer ov cam
I. 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.
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
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.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project, In addition, please contact Transportation Planning
for their requirements as well.
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:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any, right-of-way and easements that are necessary for this
project.
7. This project will need to dedicate 1 foot of additional right of way along Riverside to meet the modified
arterial in constrained areas standard.
8. This project will need to dedicate additional right of way along E. Elizabeth Street to meet the 76 feet
right of way standard for a collector street with parking. Currently it appears there is 62 feet of right of way
existing.
9. It appears that an access easement will be required at the south entrance off of Elizabeth Street. This is
required as the access is shared by the 1230 and 1236 properties. Similarly the access to the northeast
off of Riverside will also require an access easement as this access appears to be shared between 1241
and 1247.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
11. The sidewalk along Riverside is 4 feet in width existing. Per Arterial and constrained Arterial standards
the sidewalk must be constructed to a minimum of 6 feet in width. This can be achieved by adding on a
new 4 foot section of sidewalk to the back of walk to keep the concrete joint in the middle of the 8 foot
walk, or the existing 4 foot sidewalk can be removed and replaced with a new 6 foot wide sidewalk,
Department: Electric Engineering
Contact: Justin Fields, 970.224-6150, jfields(tDfcgov com
Electric development charges and system modification charges may apply if the electric service needs
to upgraded or modified. If this is the case, contact Light and Power Engineering for an estimate of
these charges (970) 221-6700. The new fence needs to maintain three feet of clearance on the electric
meter, and three feet of clearance the sides and back of the transformer. Eight feet of clearance needs
to be maintained on the front of the transformer.
Current Planning
Contact: Courtney Levingston, 970.416.2283, clevin stun o.fcgov com
I. What is the maximum number of children that would attend this day care center atone time? Reason being
is that Section 3.8.4 of the Land Use Code requires a minimum sized outdoor play area of 2,500 square
feet for every 15 children.
On the site plan, please have a table called out with the regulation/standard, building square footage,
square footage of outdoor play area and then state the maximum children allowed in this facility under the
LUC.
The standard is as follows:
(A) A minimum of two thousand five hundred (2,500) square feet of outdoor play area shall be provided for
fifteen (15) children or fewer, with seventy-five (75) additional square feet being required for each additional
child, except that the size of the total play area need only accommodate at least fifty (50) percent of the
capacity of the center, and that such outdoor play area shall not be required for drop -in child care centers.
For the purposes of this subsection, the capacity of the center is calculated based upon indoor floor space
reserved for school purposes of forty (40) square feet per child. Any such play area within or abutting any
residential district shall be enclosed by a decorative solid wood fence, masonry wall or chain link fence
with vegetation screening, densely planted, The height of such fence shall be a minimum of six (6) feet and
shall comply with Section 3.8.11. Where access to preschool nurseries is provided by other than local
streets, an off-street vehicular bay or driveway shall be provided for the purpose of loading and unloading
children.
2. Section 3.2.2(K)(1)(h) deal with parking for daycare, The standard states that there shall be 2 parking
spaces per three (3) employees, or one (1) parking space per one thousand (1,000) square feet of floor
area, whichever requires the greatest number of parking spaces.
In the event that a child care center is located adjacent to uses such as retail, office, employment or
industrial uses, and the mix of uses creates staggered peak periods of parking demand, and the adjacent
landowners have entered into a shared parking agreement, then the maximum number of parking spaces
allowed for a child care center shall be three (3) spaces per one thousand (1,000) square feet of floor area.
When staggered peak periods of parking demand do not exist with adjacent uses such as retail, office,
employment or industrial uses, then the maximum number of parking spaces allowed for a child care
center shall be four (4) spaces per one thousand (1,000) square feet of floor area.
Please note that handicapped spaces are required as well
3. Child care center is listed under a commercial/retail use in Section 4.27(B)(2)(c) of the Land Use Code,
therefore bicycle parking is required per Section 3.2.2(C)(4).
For convenience and security, bicycle parking facilities shall be located near building entrances, shall be
visible from the land uses they serve, and shall not be in remote automobile parking areas, Such facilities
shall not, however, be located so as to impede pedestrian or automobile traffic flow nor so as to cause
damage to plant material from bicycle traffic.
Bicycle parking facilities shall be designed to allow the bicycle frame and both wheels to be securely
locked to the parking structure. The structure shall be of permanent construction such as heavy gauge
tubular steel with angle bars permanently attached to the pavement foundation. Bicycle parking facilities
shall be at least two (2) feet in width and five and one-half (5%) feet in length, with additional back -out or
maneuvering space of at least five (5) feet.
4. The project must bring the site into compliance with landscaping requirements in Section 3.2.1., so a
separate landscaping plan will be required.
Please keep in mind that parking lot perimeter and interior landscaping is required per this Section. Land
Use Code (LUC) 3.2.1(E)(5) This section requires at least 6% of the interior of the parking lot to be
landscaped. This does not not include perimeter landscaping, Please provide a table on your landscape
plan to illustrate how you meet this standard.
5. Landscape plans submitted shall include:
-Accurate and clear identification of all applicable hydrozones using the following categories:
High Hydrozone:18 gallons/s.f./season, Moderate Hydrozone:10 gallons/s,f./season, Low Hydrozone: 3
gallons/s.f,/season, Very Low Hydrozone: 0 gallons/s.f./season
A water budget chart that shows the total annual water use, which shall not exceed fifteen (15)
gallons/square foot over the site, including all hydrozones used on the landscape plan,
Please see LUC 3.2.1(E)(3) for additional details.
6. Per LUC 4.27(D)(2)(c), child care centers are. considered a secondary use in this zone district. This LUC
Section states that "all secondary uses shall be integrated both in function and appearance into a larger
employment district development plan that emphasizes primary uses... The following permitted uses shall
be considered secondary uses in this zone district and together shall occupy no more than twenty-five (25)
percent of the total gross."
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.
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.
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/ftcollins4anduse/begin.htm.
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.
11. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php,
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.
13. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Zoning
Response to Comments
Little Bear's Child Care
1247 Riverside Avenue
May 30, 2012
Please see the submitted Site and Landscape plans. Fencing is shown on these plans.
Acknowledged. We have also discussed the occupancy designation directly with Russ Hovland.
Water -Wastewater
1. Acknowledged.
2. Acknowledged.
3. The sprinkler system for the playground will come off the main building.
4. Acknowledged.
Street Oversizing
1. Acknowledged.
Stormwater Engineering
I. Please seethe utility plan set from Northstar Engineering showing the existing and proposed
impervious area.
2. We do propose over 1000 square feet of additional impervious area, and have included a
drainage and erosion control plan.
3. We have included a detention pond, see the utility plan set.
4. Acknowledged.
5. Acknowledged.
6. Acknowledged.
Environmental Planning
1. We have specified native plants in our landscaping, and we have specified low water usage turf.
2. We are protecting all trees on the site as part of the proposed plan,
Engineering Development Review
1. Acknowledged.
2. TDRF submitted as required.
3. Acknowlddged,
4. Done. Please see the attached Traffic Impact Analysis.
5. Acknowledged.
6. Please see the submitted dedications through separate document (two ROW dedications, and
one easement dedication).
7. One foot of extra ROW along Riverside is being dedicated through separate document.
8. Seven feet of additional ROW along Elizabeth is being dedicated through separate document,
9. Note that joint access easements 30 feet wide, for the shared parking lot entries between 1230
& 1236 Elizabeth as well as 1241 & 1247 Riverside were already dedicated in 1979 as part of the
original plat of the property in the Viking I Subdivision.
10. Acknowledged.
11. We are proposing to remove the 4 foot wide sidewalk and replace with a 6 foot wide sidewalk.
Electric Engineering
I. Acknowledged.
Current Planning
I. Please see the project description packet for a detailed description of how we satisfy the
outdoor play area requirements. As you can see, the size of the proposed outdoor play area
exceeds the minimum required size.
2. Please see the submitted project description packet to confirm that we are complying with the
parking requirements.
3. Please see the site plan for the bike rack location.
4. Please see the diagram on the landscape plan showing how we comply with the interior parking
lot landscaping standard.
5. Please see the landscape plan and water budget chart on the landscape plan.
6. Please see the project description, which includes a narrative on how we comply with the
limitation that secondary uses are limited to no more than 25% of the development in the
Employment Zoned area.
7. We have opted not to have a neighborhood meeting.
8. Acknowledged.
9. Acknowledged.
10. Acknowledged.
11. Acknowledged.
12. Review Fees were submitted with application.
13. Acknowledged.