City Hall City Development Department 9500 Civic Center Drive 303-538-7295 Thornton, Colorado 80229-4326 FAX 303-538-7373 www.cityofthornton.net Zach Lauterbach Evergreen Devco, Incorporated 2390 East Camelback Road, Suite 410 Phoenix, AZ 85016 Re: Second review of submittal materials for Tract D, Stargate Charter School Subdivision, Conceptual Site Plan (CSP), Project #PLCSP201701305, located at the northeast corner of East 144 th Avenue and Washington Street Dear Mr. Lauterbach: The intent of this review letter is to help you effectively revise the submittal documents, and provide direction regarding any supplemental information that is requested. When the revisions have been completed, please resubmit the documents for review. In order to ensure that your submittal is complete and ready for immediate distribution for review, the following should be noted: 1. A cover letter giving specific responses to each comment must be included with the submittal. 2. The city will not accept partial or incomplete submittals. 3. All red-lined plans must be returned with your resubmittal (submittals will otherwise be considered partial or incomplete). I recommend a review meeting with staff prior to resubmittal of your plans. Red-lines are attached and additional comments are shown below. CURRENT PLANNING Principal Planner (Brian Garner, 303-538-7278) DEVELOPMENT ENGINEERING (DE) Project Manager (Nate Hatleback, 303-538-7583) LANDSCAPE ARCHITECT (LA) Senior Landscape Architect (Heidi Feigal, 303-538-7363)
Page 2 THORNTON FIRE DEPARTMENT Fire Protection Engineer II (David Lanning, 303-538-7658) 1. The Fire Department Fire Prevention Division has reviewed the Conceptual Site Plan in accordance with International Fire Code Section 503 and 507. 2. The submitted site plan depicts a very involved network of drives, which are to serve as fire apparatus access to a number of buildings; however, these plans lack information and detail needed to determine Section 503 compliance. Therefore, the submittal is not approved. 3. Some information, such as fire truck turning templates and all required dimensions for the various elements of the access system is needed at this time. Other less rigid components such as NO PARKING FIRE LANE signs can be specified in future referrals such as Development Permit and Infrastructure Construction submittals. 4. The following comments pertain to Ware Malcomb Sheet 3 of 10. a. The Utilities depicted on sheet 3 were not reviewed for code compliance. However, comments pertaining to site utilities as shown on Sheet UT1 are noted below. b. Approved fire department access roads shall be provided to all structures. c. At least two points of fire department access is required to each building. d. Fire department access roads shall be extended to within 150 feet of all portions of all structures. i. Except where buildings are equipped with an approved NFPA 13 sprinkler system, fire department access may be extended to within 150 feet of one approved side of the building. e. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet except where aerial apparatus access is required. f. Buildings exceeding 30 feet in height shall be provided with at least one aerial apparatus road 26 feet in width. Aerial apparatus access roads shall be positioned parallel to the longest side of the building and located in accordance with Subsection 503.2.1.1 as amended. g. The required minimum turning radii for apparatus, 25 feet inside and 50 feet outside, shall be demonstrated by submitting turning exhibits which depict apparatus entering/exiting through all points of access and maneuvering throughout site drive aisles to each building.
Page 3 h. Print only one maneuver per area per sheet. Do not stack maneuvers. i. Include a note similar to the following on the Development Permit Application Site Plan: i. Fire apparatus access roads shall be permanently signed NO PARKING FIRE LANE in accordance with municipal sign/traffic standards and the following specifications. j. Access roads less than 26 feet wide (32 feet for aerial access roads) shall be marked as fire lanes on both sides of the road. k. Access roads at least 26 feet wide but less than 32 feet wide (32 and 38 feet for aerial access roads) shall have at least one side of the road marked as a fire lane. l. Access roads at least 32 feet (38 feet for aerial access roads) wide need not have fire lane markings. m. The grade of fire access roads shall not exceed seven perecent. The grade of aerial roads shall not exceed five percent. n. Dead-end access roads over 150 feet long require an approved area for turning around the fire apparatus. 5. The following comments pertain to Ware Malcomb Sheet UT1. a. IFC required fire-flow needs to be determined to establish the number and location of fire hydrants. The required fire-flow is based on the total fire flow calculated area (FFCA) including, the total floor area, in square feet, of all floor levels (including basements) within the exterior walls, and under the horizontal projections of the roof of the building (such as entrance canopies and soffits) and the type of construction. i. In order for TFD to verify FFCA, provide: complete dimensioned plans, information regarding number of stories, construction type and fire sprinkler system type (none or NFPA 13). b. Once FFCA is established the required Fire-flow is determined from Table B105.1. c. The number, and spacing, of fire hydrants required to provide the fireflow is ascertained from Table C105.1 and footnotes. d. Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems, fire hydrants shall be provided at spacing not to exceed 1,200 feet to provide for transportation hazards.
Page 4 e. Existing fire hydrants on adjacent properties will not be considered available unless appropriate fire apparatus access road is in close proximity and easements are established to prevent obstructions of such roads and hydrants TRAFFIC ENGINEERING Senior Civil Engineer (Marta Benavente, 720-977-6486) POLICY PLANNING Senior Policy Planner (Robert Larsen, 303-538-7442) 1. Policy Planning has reviewed the above-mentioned referral and has the following comments regarding the 2012 Thornton Comprehensive Plan and other long-range planning documents, as they pertain to this application. a. Comprehensive Plan: i. The above noted parcel has a future land use classification of Urban Village on the Future Land Use Map. This classification provides for high intensity mixed-use development in a compact, pedestrian oriented environment. The Urban Village is characterized by retail, office, restaurant, educational, civic, and entertainment uses on the street level, with residential uses on upper floors. Pedestrian activity is of the highest priority ii. The Urban Village concept originally displayed on the Future Land Use Map has been bifurcated by a school site, disconnecting the proposed development site from the balance of the land area north of the school still identified as Urban Village. The necessary interconnectedness of uses, both residential and non-residential in nature, has been lost. In essence, 14410 Washington Street has become a remnant parcel, upon which commercial uses are appropriate. b. North Washington Subarea Plan (NWSA): i. Similar in nature to the Urban Village classification noted in the Comprehensive Plan, adopted language in the NWSA plan states that developments proposed within Urban Village designated areas have some community celebration space, strong architectural controls and consistent architectural theming. People should be able to work, live, and be entertained in a pedestrian oriented area. 2. In summation, Policy Planning supports the proposed development, as long as the developer submits a comprehensive plan amendment changing the future land use classification from Urban Village to Commercial. In addition, the developer must ensure that all individual structures located within the resultant
Page 5 commercial development maintain a consistent architectural theme, while providing a community celebration space and strong architectural controls as identified in the North Washington Subarea Plan. INFRASTRUCTURE ENGINEERING City Surveyor (Steve Dynes, 720-977-6269) XCEL ENERGY Right of Way Referral Processor (Donna George, 303-571-3306) 1. Please see attached letter. TRI COUNTY HEALTH DEPARTMENT Environmental Health Specialist (Kathy Boyer, 720-200-1575) 1. Please see attached letter. END OF SUMMARY Please feel free to contact me at 303-538-7278 with any questions. Sincerely, Brian Garner Principal Planner Enclosures cc Zach Lauterbach zlauterbach@evgre.com Jason O Shea, Development Director Grant Penland, Current Planning Manager Robert Larsen, Senior Policy Planner Nate Hatleback, Project Manager Steve Dynes, City Surveyor Marta Benavente, Senior Civil Engineer Heidi Feigal, Senior Landscape Architect David Lanning, Fire Protection Engineer II Brian Garner, Principal Planner File: Stargate Commercial PLCSP201701305 V:\PROJECTS\Stargate\Stargate Commercial\CSP\Stargate Commercial PLCSP201701305\2 nd Submittal\Issue Letter