Meeting Summary - Thornton Co



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City Hall City Development Department

9500 Civic Center Drive 303-538-7295

Thornton, Colorado 80229-4326 FAX 303-538-7373



June 12, 2013

Jim Brzostowicz, P.E.

Project Manager

Civil Resources, LLC

323 5th Street

Frederick, Colorado 80530

RE: Summary Notes for a pre-application meeting for a proposed First Choice Emergency Room facility west of the northwest corner of East 136th Avenue and Colorado Boulevard

Dear Mr. Brzostowicz:

Thank you for attending the pre-application meeting on June 6th. We hope that the meeting, in conjunction with this letter, will expedite your submittal and the processing of your application.

Meeting Attendees:

City

Shannon Williams, Planner I, Current Planning

Mike Mallon, Current Planning Manager

Natalie Pittenger, Civil Engineering Technician, Development Engineering

Jason O’Shea, Development Engineering Manager

Matthew Swenson, Civil Engineering Intern II

Heidi Feigal, Senior Landscape Architect, Development Engineering

David Lanning, Fire Protection Engineer II, Thornton Fire Department

Applicant

Jim Brzostowicz, Civil Resources

Steve Meier, Mays & Company

The applicant gave a brief explanation of the proposed development. Important aspects include:

1. The 6,500 square foot First Choice Emergency Room facility will be located on Lot 9 of the Cherrywood Park Commercial Subdivision (13631 Colorado Blvd). Site to include 25 parking stalls, ambulance entry, and patient entry. State requirements dictate that a covered ambulance entry is provided and that the use operates 24 hours. 4-5 staff members and approximately 20 patients anticipated per day. There are no overnight stays/beds. Patients to arrive via private vehicle. On the infrequent occurrence that a patient requires transfer to a hospital facility, an ambulance would transfer the patient. Building to be fully sprinklered.

Following is a summary of City staff comments from the meeting.

CURRENT PLANNING

Planner I (Shannon Williams, 303-538-7278)

1. A brief description of the City’s Development Review Process was provided:

a. The first City review is three weeks, beginning on Fridays, with comments due back to the applicant the following Wednesday.

b. Each subsequent review by the City is two weeks, with comments due back to the applicant the following Wednesday.

c. In between applicant submittals, the City requires meetings to review comments and discuss how they will be addressed.

d. The City now accepts electronic submittals. Instructions are available at:

2. A conceptual timeline was provided for your information. This timeline is a general scenario for completion of the entitlement portion of your development. Combining processes can speed up the total process time, but are undertaken at your own risk.

3. Documents gathered during the pre-application research process, including asbuilts and prior approvals, are available at:

.

Please note that this may not include every document relevant to the subject property.

4. Checklists for the various processes are available on our website at:



Required processes will be:

a. Community Meeting – prior to CSP Amendment hearing

b. Conceptual Site Plan (CSP) Amendment – Public hearing at City Council

c. Development Permit (DP) – Public hearing at Development Permits and Appeals Board (DPAB)

d. Civil Construction Drawings (CD) – Administrative process – Can be combined (attached to) DP drawings as a Combo Application and reviewed concurrently with DP

e. Building Permits – Administrative process

5. Overall Planning Issues

a. Use: The current zoning of the property is PD (Planned Development). This site is a portion of Planning Area I – Community Retail. Development within Planning Area I shall conform to the requirements of the Community Retail District in Chapter 18 of the Thornton Development Code. Medical clinics as defined by the Thornton Development Code are a permitted use.

b. Hours of Operation: In accordance with the CSP approval for the overall commercial shopping center (Resolution CD2006-082), a condition was placed to limit the hours of operation to 6 AM to 10 PM. An application must be made for a CSP Amendment to allow a 24-hour use. The request for a CSP Amendment is heard at a public hearing before City Council. A community meeting is also required prior to the City Council hearing.

c. CSP Application Requirements: A CSP application should be made including a Letter of Intent for the desired project and the change to the allowed hours of operations, application fee, and plan set including a cover page, proposed site plan, and proposed landscape plan. A high level of detail is expected on CSP submittals. Architectural elevations are not required for the CSP submittal.

d. Design Standards:

i. Project will be reviewed under the design standards for general commercial development under five acres, Sec. 18-500 – 18-510.

ii. Project will be reviewed under the Architectural Design Guidelines in the Cherrywood Park Commercial Center CSP (attached).

e. Architecture

i. Style, materials, colors, and details should be compatible with the style of the nearby shopping center buildings, particularly the anchor tenant (Walgreens).

ii. Aluminum panel is not a desirable material for this shopping center and its use should be limited to an accent material.

iii. Per CSP 2005-004, all buildings must have all sides finished with a combination of at least three of the following materials: Face brick; accent brick; rock faced block; cultured limestone; standing seem metal roofing. See CSP for additional detail.

iv. Per CSP 2005-004, the roof design should include at minimum one element with a 4/12 pitched roof. See CSP for additional detail.

v. The height and/or scale of the tower element should be reduced to better fit the scale and context of the existing shopping center buildings and the nearby residential areas. (Walgreens is 27’ to highest parapet.) Illumination of the tower is not desirable for this location near residential homes.

vi. We are happy to provide feedback on potential architecture prior to a formal submittal.

f. Site Plan:

i. Setbacks: The building location appears to meet setback requirements (25’ front, 0 or 15’ side, 0 or 15’ rear).

ii. Sidewalks: Provide a sidewalk access into the site from the west.

iii. Trash and Mechanical Enclosures: The style and material of the enclosures should be consistent with the building. Please note CSP requirements.

iv. Parking Requirements: For a 6,500 square foot medical clinic, 20 parking spaces are required (1 space per 333 square feet). Show bike parking at an appropriate location and include bike rack detail in DP drawings.

v. Signs: All signs are approved by separate building permit and not by the DP. Wall signs facing west and north should not be illuminated to ensure the signs do not illuminate the nearby residential area. There is no sign package for the overall shopping center, so this lot is free to have a monument sign along the 136th Avenue frontage; see Article VII for requirements.

g. Prairie Dog Ordinance: If no prairie dogs exist on the site, please check that box on the DP application.

h. 2013 Water and Sewer Connection Fee Schedule: Please see .

DEVELOPMENT ENGINEERING (DE)

Civil Engineering Technician (Natalie Pittenger, 303-538-7694)

1. Water System

a. This development will require a sprinkler system to be installed on a looped water main. Currently, the line to the east of the proposed development is a dead end line, so a connection will be required to the waterline in 136th Avenue.

b. The existing 1 ½” irrigation tap and/or 1” water tap on the site will need to be abandoned per the City requirements if they are not going to be used for this development.

2. Drainage

a. Development shall drain to the existing detention pond to the West. The developer shall show that the pond is sufficient for detaining the site’s flows.

b. The existing detention pond will need to be functioning (repair trash rack) before the site drains to the pond.

3. Required Reports

a. Traffic conformance letter

b. Drainage conformance letter

4. Reimbursement Agreements: The development is part of the Big Dry Creek fee reimbursement area and fees will be taken into account for the tap and meter fees specific to that area.

5. Additional Considerations: Contact Justin Nielsen, Plans Examiner II, by email at Justin.Nielsen@ or via phone at 303-538-7289 for tap and meter sizing information.

THORNTON FIRE DEPARTMENT (TFD)

Fire Protection Engineer II (David Lanning, 303-538-7658)

The following comments are based on project material submitted May 28, 2013 as part of 2013-05-28 FCER 136th & Colorado narrative.pdf as discussed during the pre-application meeting held on June 6, 2013

1. Fire apparatus access roads shall be provided in accordance with International Fire Code (IFC) Section 503 as amended by the City of Thornton.

a. Fire apparatus access roads 20 to 26 ft. wide shall be permanently signed NO PARKING(FIRE LANE in accordance with municipal sign/traffic standards and the following specifications:

Fire apparatus turning radius: minimum 25 feet inside and 50 feet outside as defined by the American Association of State Highway and Transportation Officials B-40R turning template.

Turning Exhibits that simulate swept path vehicle maneuvers in accordance with AASHTO B-40 R turning template shall be provided. The product needs to be similar to AutoTURN.

The grade of the fire apparatus access shall not exceed 7percent.

2. Fire protection water supply.

a. Determination of fire-flow requirements for proposed structures will be in accordance with IFC Appendix B. The fire-flow will be based on the largest fire fire-flow calculated area (FFCA) and the construction type.

The required fire-flow for a single story, no basement, Type II-B building with a FFCA of 5,901 to 7,900 square feet is 1,750 gallons per minute.

Exception: a reduction in required fire-flow of up to 50 percent is allowed when the building is provided with an approved automatic sprinkler system in accordance with Section 903.3.1.1. The resulting fire-flow shall not be less than 1,500 gpm

b. The locations of existing fire hydrants satisfy the requirements of Appendix C.

3. The Pre-Application Narrative, dated May 28, 2013, submitted by Civil Resources, LLC states that the structure will be fully sprinklered.

a. The automatic sprinkler system shall comply with the IFC Chapter 9.

4. A fire alarm system shall be provided in accordance with IFC Chapter 9.

5. Building Permit requirements

a. Fire sprinkler and fire alarm system permit applications shall be submitted to the Fire Department prior to the issuance of building permits.

6. New Code adoption

a. It is anticipated that affective date of the newly adopted 2012 Edition of the International Fire Code will be August 5th of this year.

LANDSCAPE ARCHITECT (LA)

Senior Landscape Architect (Heidi Feigal, 303-538-7363)

1. The property is subject to Planned Development Zoning and should meet the requirements of the zoning.

2. The Planned Development Zoning for the property requires 25% of the lot to be landscaped.

3. The head in parking that faces 136th Ave. should have a 2’ vehicle overhang and a screening planting bed with shrubs that will block headlights.

4. The overall site cannot exceed a Moderate water-demand as defined in the Code. There is an extensive plant list with plants categorized by water needs on the Development Website.

5. Utility boxes, loading areas and trash areas must be screened as much as possible See Code, PD Standards and Commercial Design Standards for details.

6. A bike rack is required and the City encourages the applicant to add a bench near the front door considering that many patrons of this building may need to sit while waiting to be picked up.

7. If retaining walls are necessary please attempt to match the blocks in the adjacent detention pond.

8. Irrigation Construction Drawings are required to be submitted with the Construction Drawings and must be approved by the City Landscape Architects before the Construction Drawings will be stamped. (The Development Permit landscaping can proceed to DPAB before the Irrigation CDs are approved).

9. The landscaping can be irrigated off the domestic water meter for this project as long as the meter is sized to allow the irrigation without getting into the upper rate tiers (tier 3 or 4). The applicant should weigh the costs of the larger domestic vs. using a separate irrigation meter. Irrigation meters are charged based on the size of the meter; the tap can exceed the size without incurring the higher fee.

10. Prior to issuance of the Certificate of Occupation, the City usually requires verification of a contract with the overall Business Owner’s Association (or equivalent) so this lot can participate in the shared maintenance on the detention pond tracts and the right-of way landscaping of the center. But, this center is currently experiencing the dilemma of the original developer (who still owns the detention pond tracts) not forming a BOA and also not performing maintenance obligations, paying City water bills etc. There is an outstanding water bill of $6,579.00 (at the time of this writing) that would need to be paid to restore the center’s irrigation meter to the vault. Further complicating the issue is that almost 100 percent of the common landscaping is now dead and the irrigation system may not be operational without some repairs. The existing businesses in the center were interested in forming an Association on their own but it appears to have gone nowhere. This would require the delinquent developer to transfer the tracts to the new BOA, which we would anticipate he would be amenable to doing but the City cannot guarantee anything.

11. I mentioned at the meeting that there is the possibility of the common meter expiring and needing to be re-purchased. Because the meter was used for a very short time period in 2011, the clock was re-set and it will not expire until 2021. There is always the possibility of the City doing this again to re-set it in the future as the problems at the center are not caused by the existing businesses.

12. Given the issues outlined in the previous comment, this project is welcome to landscape and irrigate the right-of-way adjacent to the lot. We would just request that the common mainline be preserved so the right-of-way to the west can be irrigated when all the problems are resolved.

13. The Certificate of Occupation will not be issued for the building until the landscaping is installed. If weather does not allow landscape installation at the time of the C.O. a cash surety (150% of the cost of landscaping and irrigation) is required.

14. We encourage the applicant’s Landscape Architect to schedule a pre-design meeting with the City Landscape Architects before submitting the Development Permit landscape plans to get further details on specific requirements for the submittal. Review the Development Code Section 18 for further landscape details and requirements that will be needed down the road.

END OF COMMENTS

Please feel free to contact me at 303-538-7278 with any questions. I look forward to hearing from you soon.

Sincerely,

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Shannon Williams

Planner I

SW/

cc: Jim Brzostowicz, Civil Resources (jim@)

Steve Meier, Mays & Company (steve@)

Mike Mallon, Current Planning Manager

Chris Molison, Development Director

Natalie Pittenger, Civil Engineering Technician

Matthew Swenson, Civil Engineering Intern II

Jason O’Shea, Development Engineering Manager

Heidi Feigal, Senior Landscape Architect

David Lanning, Fire Protection Engineer II

File: pre-app file: Cherrywood Park First Choice

V:\PLANNING DIVISION\Pre-Applications\Cherrywood Park First Choice\Meeting Summary.doc

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