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HomeMy WebLinkAboutHIDAYAH VILLAGE - Filed CS-COMMENT SHEETS - (4)Community Planning and Environmental Services Current Planning City of Fort Collins 23 July,2007 Tulu Toros 3500 Stratton Drive Fort Collins, CO 80525 via email to tulu.toros©archiform.net Tutu: For your information, attached is a copy of the Staffs comments on your proposal to build an Islamic Center at 925 W. Lake Street, which was presented before the Conceptual Review Team on July 16, 2007. The comments are offered by staff to assist you in preparing the detailed components of the formal 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, please feel free to call me at 970-221-6206 or email me at aaspen@fcgov.com. If email you send bounces back to you, you may need to fill out a quick form at http://fcgov.comiantispamOdepartments to get past our spam filter. Sincerely, ne H.Aspen City Planner Cc: project file Project Planner Cc via email: Peter Barnes Wes Lamarque Susan Joy Alan Rutz Cade Dann Dana Leavitt Glen Schlueter Tim Buchanan Roger Buffington 281 North College Avenue PO Box 580 Fort Collins, CO 80522-0580 * (970) 221-8750 FAX (9701 416-2020 CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins ITEM: Islamic Center at 925 W. Lake MEETING DATE: July 16, 2007 APPLICANT: Tulu Toros LAND USE DATA: Request to develop the vacant property at 925 W, Lake Street as a 10,000sf Islamic Center. The property is in the City of Fort Collins and is zoned FIMN--1-ligh Density Mixed- Use Neighborhood District. The following departmental agencies have offered comments for this proposal: COMMENTS: Zoning Contact Info: Peter Barnes,416-2355, pbames@fcgov.com 1. The proposed use (identified in our Land Use Code as a place of worship or assembly) is permitted, subject to Administrative (Type I) review. 2. The parking lot must meet the standards found in Section 3.2.2 (K). Institutional parking requirements are minimums. This project must provide a minimum of 1 parking space per 4 seats in the auditorium. Since there are no seats in a mosque, provide a minimum of 1 space per 4 rated capacity. This may require you to either seek a modification or arrange for shared parking. A written shared parking agreement will count towards your minimum parking requirement and is in fact encouraged by the City. 3. A trash enclosure with room for trash and recycling facilities needs to be provided on site and enclosed with materials similar to the building. 4. Per Section 4.10(D)(2)(b)of the Land Use Code, there is a 30-foot setback from the property line on Lake Street, There cannot be any building or parking within this setback. There will be additional setbacks for buildings over 35 feet in height. This setback may give you an opportunity to provide some sort of turn around or drop off site that will add convenience for your members and keep traffic moving smoothly. 5. A plat will be required with this project. Current Planning Contact Info: Anne Aspen 221-6206,aaspenclfcgov.com 1. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at httpAvww.colocode.corniftcollins/landuseibegin.htm 2. This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards,and Division 4.10 HMN—High Density Mixed-Use Neighborhood District. 3, I would be happy to facilitate a meeting between you and those working on the Plymouth•addition to talk about shared parking and any other common issues. Contact me to arrange a time and place. COMMUNITY PLANNING AND ENVIRONMINTAL str,v ICES 22,4 1 Alvgv 13<,‘;"8,C Tort Csantru,CO SO5224)580 OM 22 -6:751) PLAN INC DEPARIMEN 4. When developing your plans for submittal, pay particular attention to the following sections of the Code: 3.2.1 Landscaping and Tree Protection 3.2.2 Access, Circulation and Parking 3.2.4 Site Lighting 3.2.5 Trash and Recycling Enclosures 3.5.1 and 3.5.3 Building Standards 3.8.7 Signs 5. I will have more detailed comments once I have more detailed plans to review. 6. Contact Tim Buchanan,the City Forester, at 221-6361 or tbuchanantfcgov.com to schedule a site visit with him to assess the existing trees onsite and to discuss street trees needed on your frontage. 7. Please provide bike parking in a rack affixed to concrete in a location that is convenient to the primary entrance. The minimum required bike parking is 5% of the number of parking spaces provided. I encourage you to provide more than the minimum spaces required given the proximity to CSU and to the Spring Creek Trail. 8. You asked about the possibility of constructing a part of the outdoor space before completing development review. According to Section 2.14.2(B), no changes to your land may be made prior to receiving a Certificate of Occupancy. The use would be considered a 'place of worship or assembly'. That use is described as an indoor space. It is possible that the Director of the Development Review Center could write an interpretation of the code stating that an outdoor space could constitute a place of worship or assembly. Otherwise, the project would need to complete the project development plan prior to any construction. Once the PDP is approved, there is a precedent for holding outdoor services on site prior to the construction begins. This may be another option for you. 9 I am attaching a flowchart of the development review process that shows how a project proceeds through both the development review process and the building permit process. Let me know if you have questions about the chart. 10. An exhaustive list of submittal requirements for this type of project(Project Development Plan)is available at httplifcgov,com/currentplanning/pdf/project-dev- plan.pdf. There is a submittal checklist at http://fcgov.comIcurrentplanning/pdf/pdp.pdf. Please let me know if you have any questions about the requirements for your submittal. 11. You will need to set up an appointment to submit your application with the front counter at 221-6750. Incomplete submittals will not be accepted. Engineering Contact Info: Susan Joy, 221-6605, sjoy@fcgov,com 1. Larimer County Road Impact Fees and a City Street Oversizing Fee will apply to this project,The applicant may contact Matt Baker at(970)224-6108 for an estimate of the fees. Matt can also help you estimate the escrow for the College improvements. 2. The City's Transportation Development Review Fee (TDRF)will apply to this project. You can get more information about these fees at http://fcgov.corniengineering/dev- review.php 3. A Transportation Impact Study will need to be submitted for this project.The applicant will need to contact Eric Bracke at(970)224-6062 for a scoping meeting. 4. Dedication of right-of-way along Lake Street and Prospect Road will need to be made. Lake Street is classified as a minor collector and Prospect is classified as a 4-lane constrained arterial. The total amount of dedication needed for a minor collector is 38 3 feet from the center line of Lake, and for a 4-lane constrained arterial is 51 feet from the center line of Prospect. A 15-foot utility easement will also need to be dedicated on Prospect and a 9-foot utility easement on Lake behind the right-of-way. These dedications will be made on your plat. 5. Utility plans, a development agreement(DA), a development construction permit(DCP) and a plat will need to be prepared for this project. A plat is not required but recommended for this project. 6. Any public improvements must be made according to Larimer County Urban Area Street Standards. 7 Design and build sidewalks to standard where none currently exist. Lake is a minor collector with parking (see Figure 7-5F)which requires an 8' parkway and a 5' detached walk. Prospect is a constrained arterial which requires an 8' parkway and a 6' detached walk. If the existing sidewalk on Prospect is in good shape and doesn't need to be replaced, you may leave it as is, provided that the existing width is at least 6'. If not, the sidewalk must be widened a minimum of 4°. If the sidewalk is damaged and needs to be replaced, remove the existing and reconstruct to the ultimate. 8. Any damaged sidewalk, gutter or curb will need to be repaired or replaced. 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 in like kind at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 9. The Code requires all dead-end streets to terminate in a cul-de-sac. We will accept the drive aisle through the parking lot with the condition that an access easement is provided through the drive aisle. 10. Parking setbacks from Lake Street will apply to this project. Specific setbacks will be determined by your TIS. 11. Standard parking stall dimensions are 19 feet. Alternatively, a 17-foot stall is allowed with an additional two feet of overhang. Where overhanging a sidewalk, the sidewalk must be increased by 2 feet. 12. As proposed, the trash enclosure may cause sight distance triangle problems. Please consider other locations. Poudre Fire Authority Contact Info: Carle Dann, 416-2869,cdann@poudre-fire.org 1. An Emergency Access Easement will need to be dedicated with this project along the drive aisle. The easement will be dedicated on the plat. Minimum width is 20 feet. Maximum length is 150 feet. Future EAE for expansion can be dedicated at that time. 2. Addressing must be visible from the street on which the building fronts (Lake). Numerals must be at least 6 inches high and a color which contrasts with the background to which they are affixed. 3. Automatic sprinklers may be required depending on the design of the site. Please contact me to discuss. If required, the automatic fire sprinkler system must meet Code requirements for operations and monitoring. The sprinkler connection should be located on the fire lane or along the Lake frontage. 4. Minimum water supply flow and spacing requirements for this project are 1,500 gpm at 20 psi residual pressure,spaced not further than 300 feet from the building, 4 Stormwater Contact Info: Wes Lamarque, 416-2418, wlamarque@fcgov.com or Glen Schlueter, 221-6065, gschlueter@fcgov.com 1. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards since most of the site is in that basin. A small portion of the site is in the Canal Importation Basin on the southern side where future parking is proposed. The requirements are the same in both basins. 2. The city wide development fee is$3,070/acre (60,0705/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 each 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. In the Old Town drainage basin these are required if there is an increase in imperviousness greater than 5000 square feet. 4. Onsite detention is required with a 2-year historic release rate for water quantity. Extended detention is required for water quality treatment. Parking lot detention is allowed as long as it is not deeper than one foot. If there is 5000 square feet or less of new imperviousness, water quantity detention is not required nor is water quality extended detention. If there is an increase in imperviousness greater than 350 square feet, but less than 5000 square feet, a grading plan is all that is required. 5. The northern 90% of the site is in the Old Town Drainage Basin and currently drains north onto Lake Street. The proposed grading needs to direct the drainage to the north and into a proposed detention pond. The small portion along Prospect Rd. may require a separate detention pond that would discharge into Prospect Rd. when that parking area is developed. This is because it is in the Canal Importation Basin and it may be difficult to get that part of the site to drain to the north. 6. There is no storm sewer adjacent to the site in Prospect Road or Lake Street. This will require the detention pond to release into the curb and gutter on Lake Street which may require the site to be elevated. Water Wastewater Contact Info: Roger'Buffington, 221-6854, rbuffington@fcgov.com 1. Existing mains: 6-water and 6-inch sewer in Prospect, 12-inch water and 10-inch sewer in Lake. 2. Any water or sewer services that are stubbed into the site must be used or abandoned at the main. 3. Development fees and water rights will be due at time of building permit. If fees have been paid for any water or sewer service(s)to this site, credit will be give in accordance with the size and type of service that previously existed. Light and Power Contact Info: Alan Rutz,224-6153, arutz@fcgov.com 1. Please coordinate with us on the location of the transformers. A pad-mounted transformer will need to be within 10 feet of a paved surface. 2. No three-phase service is available on the site. The closest service is to the east. 3. System modifications will be at the developer's expense. An easement through the Plymouth may be needed as well for the three-phase service. 4. Development charges will be assessed on new development only. A credit will be given for any existing service. 5