HomeMy WebLinkAboutSAINT ANDREWS APARTMENTS (300 WHEDBEE ST.) - MOD - 14-10 - CORRESPONDENCE -L�
Fit
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.
s. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm. Please pay particular attention to
Article 3 and Division 4.8 Neighborhood Conservation Medium Density. This development
proposal will be - - —
4. 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 for Project Development Plans (PDPs). This guide includes links to just
about every resource you need during development review.
S. The applicant for this development request is not required to hold a neighborhood
information meeting prior to formal submittal of the proposal but it is suggested.
Neighborhood meetings offer an informal way to get feedback from your surrounding
neighbors and discover any potential hiccups prior to the formal hearing. If you decide to
hold a neighborhood meeting please contact me; Emma McArdle, at 221-6206, to assist
you in setting a date, time, and location. I and possibly other City Staff would be present to
facilitate the meeting.
e. If the proposal does not meet any standards of the Land Use Code (LUC), a Modification of
Standards Request will need to be submitted with the formal application. Please see
Section 2.8.2 of the LUC, which outlines the criteria for review of a Modification of
Standard. A modification will most likely be needed to Section 3.2.2(K)(1)Residential and
Institutional Parking Requirements and for the lot size.
7. 1 will have more detailed comments on the PDP once I have more detailed plans to review.
a. Please contact me with any questions as you prepare your submittal documents.
9• C-ontact Russ Hoveland regarding required access into and out of the building, at
416-2341.
Page 7 of 7
Fort Collins
7. This project is responsible for dedicating any easement necessary to serve the site. There
MAY be the need for utility or drainage easements. If this is true, then the easements can
be dedicated by separate document (Transportation Development Review fees and County
filing fees apply). If a Utility Easement is required through the property to the east, a Letter
of Intent is required from that property owner prior to scheduling the public hearing. The
actual dedication (dedication statement, legal description and exhibit) must be submitted
and approved prior to the final plan approval.
a. Utility plans will be needed for this project if driveway improvements, upgrades to the
utilities or street cuts are required.
9. A development agreement may be required with this project.
10• A Development Construction Permit (DCP) may be needed prior to starting any work on
the site.
• 1 could not tell from the exhibits submitted if there was an existing driveway or where its
located. If the driveway is not up to current standards, then it must be reconstructed and
paved in accordance with Drawing 706 of LCUASS. If parking is proposed off the
driveway, setbacks and parking stall dimensions apply. See chapter 19 of LCUASS. If the
existing driveway is to be closed, the driveway opening must be removed and replaced to
match the existing vertical curb. Street Cut repairs must be made in accordance with
LCUASS, chapter 25.
12. All changes to on street parking must be approved by Randy Hensley in Parking
(416-2058) and the Transportation Planning Department. Please contact the
representative from Transportation Planning contained within this letter.
Electric Engineering
Contact: Alan Rutz, 970-224-6153, arutz &fcgov.com
Normal light and power development charges will apply for change of use to multi -family.
2. Additional system modification charges will apply to bring power to the site. This will
include a new electric service and possibly a dedicated transformer set on the property.
3. Submit C-1 Commercial Load form with voltage and power requirements.
4. Show any existing easements on or adjacent on the site.
Current Planninq
Contact: Emma McArdle, 970-221-6206, emcardle(cDfcgov.com
�• This proposal requires a Type 1 review. A proposal of this kind is known as a Project
Development Plan (PDP). Please see the Submittal Requirements tab on the Current
Planning website, http://fcgov.com/currentplanning and see the PDP Submittal Checklist
and Requirements.
2. The request will be subject to the Development Review Fee Schedule that is available in
the CDNS office and on the Current Planing website. The fees are due at the time of
Page 6 of 7
FLt` C
S. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3
shall be provided throughout all buildings with a Group R (Residential) fire area. Residential
or quick -response standard sprinkler heads shall be used in dwelling units and guest -room
portions of the building. Fire sprinklers must comply with NFPA 13R Standards. 2006
International Fire Code 903.2.7
Environmental Planning
Contact: Dana Leavitt, 970-224-6143, DLeavitt(cDfcgov.com
I. The City's green building program has many programs that may benefit your project. Use
the following link to look over the Green Building web page:
hftp://wvM.fcgov.com/greenbuilding/
2• Of particular interest may be the Integrated Design Assistance Program, which offers
financial incentives and free technical support to those interested in delivering
high-performance buildings that exceed building code requirements for energy
performance. Gary Schroeder is the contact person for this program. This is the direct link
to the web page for this program: http://www.fcgov.com/conservation/biz-idap.php .
I This project has great potential to apply deconstruction methods versus standard
demolition practices for the interior of the building. John Armstrong is a good contact to
research and provide guidance on this process. He can be reached at 970-416-2230.
4. An trash and/or recycling enclosures shall be compatible with y y g p the style of architecture of
the building, per Section 3.2.5 of the LUC.
Engineering Development Review
Contact: Susan Joy, 970-221-6581; ,'%siovCa fcgov.com
If the utilities go through the neighboring property to the alley, then a utility easement will be
needed.
2• 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.
3• Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see
hftp://www.fcgov.com/engineering/dev-review.php
4. 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 Developer6s
expense prior to the acceptance of completed improvements and/or prior to the issuance
of the first Certificate of Occupancy.
5. Please contact Joe Olson in Traffic Engineering to schedule a scoping meeting and
determine if a traffic study is needed for this project.
6. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS).
Page 5 of 7
rtCollins
part of the City's Demolition/Alteration Review Process (City Code Section 14-72).
4• As an investment project, the work can qualify for all of the financial incentives, including the
20% State Tax Credit, 20% Federal Tax Credit, the City's Landmark Rehabilitation Loan
Program, Historic Structure Assessment grants, and State Historic Fund Grants. Please
contact staff for more information.
5. The applicant is encouraged to take advantage of a Complimentary Review with the
Landmark Preservation Commission very early in the project. This may be arranged by
contacting staff.
s. The Landmark Preservation Commission meets the 2nd and 4th Wednesday's of each
month.
Fire Authority
Contact: Carie Dann, 970-219-5337, cdann(o)poudre-fire.org
�• WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district having
jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum
requirements based on type of occupancy. Minimum flow and spacing requirements
include:
- Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to
the building, on 600-foot centers thereafter
- Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter
-Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not
further than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic fire sprinkler
systems.
PLEASE NOTE: Two existing hydrants are located at NW comer of Whedbee and Olive,
and NW corner of Whedbee and Magnolia.
2006 International Fire Code 508.1 and Appendix B
2. KEY BOXES REQUIRED
Poudre Fire Authority requires a key box (Knox Box) to be mounted in approved location(s)
on every new building equipped with a required fire -sprinkler system or fire -alarm system.
2006 International Fire Code 506.1; PFA BUREAU POLICY 88
I FIRE DEPARTMENT CONNECTION
Fire department connections shall be installed remote from the buildings, and located on
the street or fire lane side of buildings, fully visible and recognizable from the street or
nearest point of fire department vehicle access or as otherwise approved by the fire code
official. 2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy
4• ADDRESS NUMERALS
Address numerals shall be visible from the street fronting the property, and posted with a
minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown
brick are not acceptable). 2006 International Fire Code 505.1
Page 4 of 7
rat` Collins
Whedbee and an 8-inch sewer in the alley to the east.
2. The existing water service to the property is a %-inch service. Most 4-plexes in the City's
service area have 1-inch services. If the intent is to try and use the %-inch service, provide
service sizing calculations for.review. Residential development fees are based upon the lot
size and the number of living units; therefore the size of service does not affect the
development fees for residential.
3• Development fees and water rights will be due at time of building permit. Credit will be
given for the existing non-residential service.
Transportation Planning
Contact: Jennifer Petrik, 970-416-2471, jpetrik(oDfcgov.com
1. Bicycle parking is required convenient to the entrance for both residents and visitors, on a
hard surface, and out of the elements if possible. Detached sidewalks with directional
ramps currently exist.
Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter(a1)fcgov.com
1• A change of use triggers bringing the site into compliance with the current LUC which
requires water quality treatment of site runoff. This can be very challenging on a site with
very little space to make changes. Water quality treatment methods are described in the
Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices (BMPs).
Some suggestions would be a rain garden, disconnection of impervious surfaces, or
discharging the building downspouts into planting areas or planter boxes.
2. Most of the drainage requirements are based on an increase of impervious area. In the
Old Town basin, 5000 sq :ft. of impervious area can be added before drainage report
requirements apply. It doesn't appear that this is being proposed; therefore, this will not be
addressed at this time.
3• Stormwater development fees are $6313/acre ($0.1449/sq.ft.) for new impervious area
over 350 sq. ft. In addition, there is a $1,045.00/acre 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/builders-fees.php or by contacting Jean Pakech at 221- 6375.
Historical Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliams(cDfcgov.com
�• No significant Historic Preservation issues are foreseen, and the Preservation Office
strongly supports this adaptive reuse project.
2. As the property is designated on the National and State Registers as part of the Laurel
School National Register District, Land Use Code Section 3.4.7, Historic and Cultural
Resources, will apply to the review of this project.
3• The building is more than 50 years old, so all exterior alterations would also be reviewed as
Page 3 of 7
-.q,
CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: January 11, 2010
Item: 300 Whedbee - Change of Use
Applicant: Bob King
2200 Topaz Dr
Boulder, CO 80304
lotusking@indra.com
Land Use Data:
City of
ort Co ins
A proposal to convert an existing church at 300 Whedbee Street into a multi -family facility (4
semi -high end 3 bedroom apartments). The applicant is not proposing any exterior changes to the
site, only internal to the building. The site does not have room to add parking onsite, the applicant is
inquiring with the City's Parking Services Department about the possibility to change the parallel
parking around the site to diagonal to accomodate the additional parking the residences would
require. The site is in the NCM (Neighborhood Conservation Medium Density) zone district. The
proposed multi -family use is permitted subject to a Type 1 (administrative) review and hearing in the
NCM zone district if the proposed number of units is 4 or less and there are no structural additions or
changes to the exterior of the building.
Comments:
Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes(cDfcgov.com
i. Conversion to 4-plex without additions or significant exterior alterations requires a Type 1
review.
2• Two parking spaces required for each 3 bedroom unit, for a total of 8 spaces required, one
of which has to be van accessible. A modification will be needed to reduce the number of
spaces.
I A minimum lot size of 6000 sq. ft. is required. If the lot is smaller than that, a modification
will be required.
4. , Zoned NCM, Neighborhood Conservation Medium Density.
Water -Wastewater Engineerinq
Contact: Roger Buffington, 970-221-6854, rbuffington(a)fcgov.com
Existing water mains and sanitary sewers in the area include a 4-inch water main in
Page 2 of 7
4
•
City of
Fort Collins
January 11, 2010
Bob King
2200 Topaz Dr
Boulder. CO 80304
RE: 300 Whedbee - Change of Use
Dear Bob,
• Community Development and
Neighborhood services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224.6134 - fax
kgov. com/currentplanning
Attached, please see a copy of Staffs comments concerning the request referred to as the 300
Whedbee - Change of Use, which was presented before the Conceptual Review Team on
January 11 m 2010.
l
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 should have any questions regarding these comments or the next steps in the review
process, please feel free to contact me at 970-221-62.06.
Sincerely,
'4
Emma McArdle,
City Planner
I J�CQ.
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 — (970) 221-6750 - FAX (970) 224-6134