HomeMy WebLinkAboutMIRAMONT OFFICE PARK - Filed CS-COMMENT SHEETS - 2016-08-19E D
N 8000 South Lincoln Street, #206 Littleton, CO 80122
Office: (720) 283 6783 1 www.redland.com
Where Great Places Begin '
August 2, 2013
Attn: Ted Shepard
City of Fort Collins
Community Development
281 N. College Avenue
Fort Collins, CO 80522
RE: The Learning Experience at Miramont Office Park
4775 Boardwalk Drive
Lot 3, Miramont Office Park
Dear Mr. Shepard:
Below are responses to the comments as stated in your letter dated June 10, 2013:
Zonin
1) As this is introducing a new (Child Care) use to the undeveloped (bldg E) pad site
of Miramont Office Park P. U. D. an administrative or Type l review is required.
Response: Acknowledged.
2) Refer to LUC 3.8.4 for Child Care Center Regulations. This includes min. indoor
and outdoor square footages per child, fencing requirements, and
loading/unloading driveway requirements.
Response: Acknowledged.
3) The site is located in the Residential Neighborhood Sign District and the
development is considered a Convenience Shopping Center. Wall signs are
limited to individual letter of max. 18 inches in height. Wall sign cabinets are
limited to a max. height of 24" with only the text/graphic behind seen at night with
background face opaque. The ground or monument sign is located at 4745
Boardwalk Dr. No separate ground or monument sign allowed for parcels at 4475
Boardwalk (LUC 3.8.7[E]).
Response: Acknowledged.
Water -Wastewater En4ineerina.
1. Existing water mains and sanitary sewers in this area include 8-inch water and
8-inch sewer in in the drive to the west of the site.
Response: Acknowledged.
2. A 3/4-inch water service, a 4-inch sewer service and a 6-inch fire line were
shown on the original utility plans as being extended to the site. These services
must be used or abandoned at the mains.
Response: We will be utilizing the 4-inch sewer and 6-inch fire line. The %
water service will be abandoned at the main and a new 1-1/2" water service will
be installed.
LANnE 8000 South I incoin Street, #206 L.€ttleton, CO 80122
JJJ 1 Ottim (1201 281 6/83 ! www.rediand.coni
Where Great P/aces Begin
April 25, 2014
Attn: Noah Beals
City of Fort Collins
Community Development
281 N. College Avenue
Fort Collins, CO 80522
RE: The Learning Experience at Miramont Office Park
4775 Boardwalk Drive
Lot 3, Miramont Office Park
Dear Mr. Beals:
Below are responses to the comments as stated in your letter dated February 28, 2014:
Current Plannina:
1) Comment Number 7 — Mechanical/utility equipment (Vents, flues, ac/rtu, meters,
boxes, conduit..) locations need to be identified on the plans with notes on how
such equipment is screened and painted.
Response: The equipment will be located inside of the building.
2) Comment Number 15 - The cover sheet index drawing will need to also include
the landscape plan, lighting plan, and elevations sheets.
Response: The Landscape, Lighting and Building Elevation Plans have
been added to the PDP Cover Sheet.
Enaineerina Development Review.
1) Comment Number 5 - $400 TDRF fee to vacate easement has been paid
(212612014). Approval of easement vacation by utility owners is still outsta din .
will update once known.
Response: No response is required.
2) Comment Number 13 - Please a5O the following construction details to the details
sheet in the utility plan set: /
Sidewalk- LCUASS detail 16 1 and 1602 V
Vertical curb and gutter- LCUASS detail 701 /
Truncated dome detail- LCUASS detail 1607 ✓
Response: The details have been added to the Utility Plans.
3) Comment Number 14 - Please show the existing chase plate in the sidewalk along
Boardwalk Dr that is to be removed and replaced. See redlines.
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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: Acknowledged.
4. Development fees and water rights will be due at building permit.
Response: Acknowledged.
Stormwater Enaineerina:
1. A drainage report, erosion control report, and construction plans are required
and they must be prepared by a Professional 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. The erosion control report requirements
are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7
of the Fort Collins Amendments. If you need clarification concerning this
section, please contact -the -Erosion Control Inspector, Jesse Schlam at 224-
6015 orjschlam@fcgov.com.
Response: A Drainage Report and Erosion Control Reports are included in the
PDP submittal. Construction Plans will follow after we receive initial comments
on the PDP submittal.
2. Water quantity detention is required for the runoff volume difference between the
100 year developed inflow rate and a 0.2 cfs/ac release rate for the 10 year
storm and a 0.5 cfs/ac release rate for the 100 year storm. The detention pond
adjacent to the site was sized for this area and it can drain to it as long as the
impervious percentage is equal to or less than what was used in the previously
approved drainage study. The sketch submitted shows the building envelope
moving into the pond area and the pan is to be removed. In that case the pond
will need to be reconfigured and the pond may have to be deepened. That will
require a lower outfall storm drain to be built and a pipe extend south in
Boardwalk Drive until it can be day lighted into the street. The existing drainage
easement will need to be vacated and new offsite easements will be needed to
construct a new storm drain line.
Response: We are proposing that the existing pond be modified to
accommodate the new building footprint. The pond will be deepened with a new
outfall to the south. Please see the Drainage Report for more details.
3. 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-guidelines-regulations/stormwater-
criteria) Extended detention is the usual method selected for water quality
treatment, however the use of any of the BMPs is encouraged.
Response: 74% of Lot 3 will be tributary to water quality treatment in the
Detention and Water Quality pond.
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August 2013
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4. Low Impact Development (LID) requirements went into effect March 11, 2013.
These require a higher degree of water quality treatment for 50% of the new
impervious area and 25% of new paved areas must be pervious. Please
contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more
information. There is also more information on the EPA web site at:
http://water. epa. gov/polwaste/green/bbfs. cfm?
goback=.gde 4605732 member 219392996.
Response: Based on a discussion with Mr. Hamdan, LID requirements are not
applicable since the parking lot is existing.
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
http://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,
cost of the measures, or a minimum amount in accordance with the Fort Collins
Stormwater Manual.
Response: Acknowledged.
6. The design of this site must conform to the drainage basin design of the
McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater
Criteria Manual.
Response: Acknowledged.
Fire Authority.,
FIRE CONTAINMENT The building exceeds 5000 square feet and 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. Per the CDR meeting of
6-10-13: Applicant intends to sprinkler building.
Response: Acknowledged.
1. 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. 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.
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August 2. 2013
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Response: Acknowledged.
2. FIRE SPRINKLER SYSTEM Group E Occupancy. An automatic sprinkler
system is not required in Group E fire areas less than 20,000 SF. 2006 IFC
903.2.2 Group I Occupancy. An automatic sprinkler system shall be provided
throughout buildings with a Group I fire area. 2006 IFC 903.2.5
Response: Acknowledged.
3. FIRE ALARM SYSTEMS Group E Occupancy. A manual fire alarm system shall
be installed in Group E Occupancies when the occupant load is 50 or more. IFC
2006 907.2.3 Group I Occupancy. A manual fire alarm system shall be installed
in Group I Occupancies. An electrically supervised, automatic smoke detection
system shall be provided in accordance with Sections 907.2.6 and 907.2.6.2.
Response: Acknowledged.
4. PREMISE IDENTIFICATION New and existing buildings shall be plainly
identified. Address numbers shall be visible from the street fronting the property,
plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background. 2006 International Fire Code 505.1
Response: Acknowledged.
5. COMMERCIAL KITCHEN HOODS A Type I hood shall be installed at or above
all commercial cooking appliances and domestic cooking appliances used for
commercial purposes that produce grease vapors. 2006 International Fire Code
609.2 Per the CDR meeting of 6-10-13: Applicant does not foresee the need to
install a commercial kitchen or produce grease vapors.
Response: Acknowledged.
6. FDC 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. 2006 International Fire Code 912.2
Response: Acknowledged.
7. KEY BOXES REQUIRED Poudre Fire Authority requires at least one key box
("Knox Box') to be mounted in approved location(s) on every new building
equipped with a required fire sprinkler or fire alarm system. The top shall not be
higher than 6 feet above finished floor. 2006 International Fire Code 506.1 and
Poudre Fire Authority Bureau Policy 88-20
Response: Acknowledged.
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Environmental Planning:
1. 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 may 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.
Response: A meeting was held on site with Tim Buchanan to determine the
status of the existing trees on site and which trees will require mitigation as a
result from the proposed development.
2. 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.
Response: Acknowledged.
Engineering Development Review:
1. Latimer 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.
Response: Acknowledged.
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.lAvww. fcgov. com/engineering/dev-review. php.
Response: Acknowledged.
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.
Response: Acknowledged.
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.
Response: We have prepared a Trip Generation Comparison between the
proposed use and the anticipated use which is attached.
5. Any public improvements must be designed and built in accordance with the
Latimer County Urban Area Street Standards (LCUASS). They are available
online at. http.l vww.larimer. org/engineering/GMARdStds/UrbanSt. htm
Response: Acknowledged.
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6. This project is responsible for dedicating any right -of -,way and easements that
are necessary for this project.
Response: Acknowledged.
7. Utility plans will be required and a Development Agreement will be recorded
once the project is finalized.
Response: Acknowledged.
8. A Development Construction Permit (DCP) will need to be obtained prior to
starting any work on the site.
Response: Acknowledged.
Electrical Engineering:
1. The meter and transformer locations will need to be coordinated with Light and
Power Engineering, 970-221-6700.
Response: Acknowledged.
2. System modification and electric development charges will apply. An online
electric development fee estimator is available at.,
http://www. fcgov, com/utilities/business/builders-and-developers/plant-
investment-development-fees/electric-development-fee-estimator?id=3.
Response: Acknowledged.
3. A C-1 form and an electric one -line diagram will need to be submitted to Light
and Power Engineering. The C-1 form is available at:
http://www. fcgov. comlutilitieslimg/site specihcluploadslc-1_form. pdf.
Response: Acknowledged.
4. Shade trees will need to maintain 40 feet of clearance with street lights.
Ornamental trees will need to maintain 15 feet of clearance with street lights.
Response: Acknowledged.
Current Planning:
1. Please add a sidewalk on the north side of the access drive in a manner that
matches the existing walkway on the south side, per Section 3.2.2(C)(5).
Response: Pedestrian access from the building to the existing sidewalk on
Boardwalk Drive will be provided with a sidewalk on the north side of the
building and not along the south Access Drive.
2. Bicycle parking is required per Section 3.2.2(C)(4). For child care centers, the
minimum is one space per 3, 000 square feet with a minimum of four spaces and
there is no requirement that any spaces be enclosed. Be sure that racks are
permanently anchored to concrete and are placed so there is no interference
with pedestrian walkways or landscaping.
Response: Bike racks for 4 bikes are proposed near the northwest corner of
the building.
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August 2. 2013
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3. Any trees that are to be removed must be replaced in accordance with the
mitigation schedule per Section 3.2.1(F). For the trees that remain, be sure that
they are not damaged during construction in accordance with the tree protection
standards of Section 3.2.1(G). These standards should be noted on the
Landscape Plan.
Response: Acknowledged.
4. The stormwater detention pond must be landscaped. The location of the
detention pond is highly visible. Approaching from the south, this area is the
front yard for your project. Designing an attractive landscape may help create a
favorable impression as well as provide shade for the outdoor play area. Here is
the link to the explanatory document:
http://www.fcgov.com/utilitieafimg/site specifrc✓uploads/Detention Pond Landsc
aping Standards. pdf.
Response: Acknowledged.
5. The outdoor play area fence along Boardwalk Drive (collector street) must be
made visually interesting. Section 3.8.11 describes the various techniques that
may be employed to accomplish this objective. For fences that exceed 100 feet
in length, there must be a variation in the alignment or setback of at least one-
third the length of the fence by a minimum of five feet.
4. r Response: Variation of the fence alignment along Boardwalk Drive has been
provided.
6. Will there be a new trash/recycling enclosure or will the proposed facility share
an existing enclosure with the adjoining office park? Please indicate. If there
is to be new one, please locate on the plans. The requirements are noted in
Section 3.2.5. Note that there must be exterior materials that match the
predominant material on the building. The gate may be metal. There must be
a person -door or access in addition to the gate. The enclosure must be on
concrete and of sufficient size to accommodate recycle containers. For further
information, please see www.fcgov.com/recycling/enclosures.php.
Response: The existing trash enclosure located at the northwest corner of the
parking lot will be used.
7. The new building -mounted lighting must be fully shielded so the light source is
not visible.
Response: Acknowledged.
8. As indicated, the building will be compatible with the existing buildings within the
office park. Be sure that there is a distinct base, middle and top in
accordance with Section 3.5(D).
Response: Acknowledged.
9. Is parking intended to be shared with other users of the office park? If so,
please indicate on the plans that there is a parking lot cross -access agreement
among the lots, tenants, owners, employees and customers
Response: Existing access easements have been labeled on the plans.
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August 2, 2013
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10. 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: Acknowledged.
11. 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: Acknowledged.
12. 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.lAvww.co/ocode.comlftco//ins4anduselbegin.htm.
Response: Acknowledged.
13. 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: Acknowledged.
14. Please see the Submittal Requirements and Checklist at:
http.lAvww. fcgov. com/developmentreview/applications. php.
Response: Acknowledged.
15. 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: Acknowledged.
16. When you are ready to submit your formal plans, please make an appointment
with Community Development and Neighborhood Services at (970)221-6750.
Response: Acknowledged.
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August 2, 2013
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If you have any questions regarding the above response to comments, please contact
me at 720-283-6783 ext. 136 or at mcevaal@redland.com.
Sincerely,
Mark D. Cevaal, P.E.
Sr. Project Manager
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August 2. 2013
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