HomeMy WebLinkAboutCHABAD-LUBAVITCH SUBDIVISION - FDP - 15-06/A - CORRESPONDENCE -FortiCollins
The standards for this location require a detached sidewalk, however the current sidewalk in front
of this property is consistent with the sidewalks along this street. This street is fairly short, and it is
not anticipated there will not be a large number of pedestrians beyond local traffic. No change to
the sidewalk configuration is required at this time.
WASTEWATER
Roger Buffington, (970)221-6854, rbuffinQtonna.fcgov.com
1. No changes are planned to the existing water/sewer services; therefore, no comments at this time.
of
Fort Collins
1. In the Old Town drainage basin, a drainage and erosion control report and construction plans are
required when there is an increase in impervious area greater than 5000 square feet. These must
be prepared by a Professional Engineer registered in Colorado.
2. If there is an increase in impervious area greater than 5000 square feet, onsite detention is
required with a 2 year historic release rate for water quantity. Parking lot detention for water
quantity is allowed as long as it is not deeper than one foot. If there is less than 5000 but more
than 350 square feet of new impervious area, a site grading plan is all that is required.
3. At this time, based on what was shown at conceptual, no more than 5000 square feet of
impervious area is to be added, thus only a grading plan would be required. If the site undergoes
future re -development, detention could be tied to the existing inlet located on the property.
4. 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.
5. The city wide development fee is $4,420/acre ($0.1015/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.
801 W Lake:
1. In the Old Town drainage basin, a drainage and erosion control report and construction plans are
required when there is an increase in impervious area greater than 5000 square feet. These must
be prepared by a Professional Engineer registered in Colorado.
2. If there is an increase in impervious area greater than 5000 square feet, onsite detention is
required with a 2 year historic release rate for water quantity. Parking lot detention for water
quantity is allowed as long as it is not deeper than one foot. If there is less than 5000 but more
than 350 square feet of new impervious area, a site grading plan is all that is required.
3. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual,
Volume 3 — Best Management Practices (BMPs).
4. The drainage outfall would have to be the curb and gutter. This site has a very limited amount of
slope. In order to drain, some of the runoff may have to be directed to the south across private
property. If this is the case, an easement is needed from those properties for any increase in flow
rate or volume.
6. 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.
7. The city wide development fee is $4,4201acre ($0.1015/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.
TRANSPORTATION PLANNING
Jennifer Petrik, (970)416-2471, jpetrik fcgov.com
1201 S Shields:
1. Bicycle parking facilities are required. Bike facilities should be on a hard surface, convenient to the
entrance and out of the elements if possible.
2. Sidewalks on this section of Shields are fairly new. No change to the sidewalk configuration is
required at this time.
801 W Lake:
1. Bicycle parking facilities are required. Bike facilities should be on a hard surface, convenient to the
entrance and out of the elements if possible.
z
Fort Collins
3. REQUIRED ACCESS - Fire access roads (fire lanes) shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the PFA's jurisdiction when any
portion of the facility or any portion of an exterior wall of the first story of the building is located
more than 150 feet from fire apparatus access as measured by an approved route around the
exterior of the building or facility. This fire lane shall be visible by painting and signage, and
maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to
installation. In addition to the design criteria already contained in relevant standards and policies,
any new fire lane must meet the following general requirements:
• Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of
supporting fire apparatus weights. Compacted road base shall be used -only for temporary
fire lanes or at construction sites.
• Have appropriate maintenance agreements that are legally binding and enforceable.
• Be designated on the plat as an Emergency Access Easement.
• Maintain the required minimum width of 20 feet throughout the length of the fire lane (30
feet on at least one long side of the building when the structures are three or more stories
in height).
If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire
code official is authorized to increase the dimension of 150 feet.
PLEASE NOTE: An Emergency Access Easement may be required for the Shields Street location,
in order to ensure emergency vehicles can stage off Shields Street (an arterial).
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D
4. 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-footcenters 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.
2006 International Fire Code 508.1 and Appendix B
5. 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
6. AUTOMATIC FIRE SPRINKLERS - If the building will have automatic fire sprinklers, the following
requirements will apply: FDC installed in a location approved in advance by PFA; at least one key
box (Knox Box) installed in pre -approved locations; minimum six-inch fire line, unless hydraulic
calculations show a smaller fire line will meet water -supply requirements.
STORMWATER
Glen Schlueter, (970)221-6065, gschluetera(_fcgov.com
1201 S Shields:
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General Comments:
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.
Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see http://www.fcgov.com/engineering/dev-review.php
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.
4. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and
determine if a traffic study is needed for this project.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban
Area Street Standards (LCUASS).
6. Utility plans, Development Agreement, or a Development Construction Permit may be needed for
this project depending on the extent of site work proposed.
7. If parking is proposed on site, the parking setbacks from LCUASS will apply.
1201 S Shields:
1. This project is responsible for dedicating any right-of-way and easements that are necessary for
this project. At this location Shields Street is considered a Constrained Arterial which has a total
ROW width of 120', or 51' from centerline.
2. Check with the Transportation Planning department regarding the sidewalk width on -site.
801 W Lake:
1. This project is responsible for dedicating any right-of-way and easements that are necessary for
this project. At this location, Lake Street is a Collector with Parking which required a total ROW
width of 76 feet.
LIGHT AND POWER
Robert Irish, (970)224-6167, rirish@fcgov.com
1. Any relocation or modification to the existing electric facilities will be at the owner's expense.
2. Owner does not anticipate and change to existing electric service.
3. No additional comments.
POUDRE FIRE AUTHORITY
Carle Dann, (970)416-2869, cdann(&poudre-fire.org
1. OCCUPANCY TYPE - The usable, occupiable space determines the occupancy type. This
occupancy would be an A-3 (Assembly use intended for worship) and/or B (Business). If it is an A-
3 occupancy, the structure must meet IBC/IFC requirements for means of egress.
2006 International Fire Code Section 202
2. AUTOMATIC FIRE SPRINKLERS - Please note that if there is a basement or second floor with an
occupant load of 50 or more, these areas will need to have automatic fire sprinklers (fire area is
located on a floor other than the level of exit discharge).
2006 International Fire Code 903.2.1.3
Fort Collins
in the future. He also wants to know how long his approved plans are good for - I told him I thought
it was five years, but that you would know for sure.) — Lets talk about these questions with Peter
Barnes Friday. — Emma McArdle
CURRENT PLANNING
Contact: Emma McArdle, (970)221-6206, emcardleanfcgov.com
General Comments:
t. The submittal requirements are available on the Current Planning website,
http://fcgov.com/currentplanning, see the Submittal Requirement tab on the right. When you are
ready to submit, please make an appointment with Neighborhood and Building Services at,
(970)221-6750.
2. The request will be subject to the Development Review Fee Schedule that is available in the
Current Planning Department 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 and this fee is paid directly to the Engineering Department.
3. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at
hftp://www.colocode.com/ftcollins/landuse/begin.htm.
4. Please see the Development Review Guide at www.fcgov.com/dr4. 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.
1201 S Shields
1. This development proposal will be subject to all applicable standards of the Fort Collins Land Use
Code (LUC), including Article 3 General Development Standards and Section 4.9 Neighborhood
Conservation Buffer District (NCB).
2. This property has not been platted. A plat was approved in August of 2006 but never was
submitted for Final Compliance. A letter requesting a 6-month extension is expected from the
applicant to utilize this approved plat and bring it to final plan compliance.
3. Please set up a meeting with Staff and your Engineer prior to Final Plan Submittal.
4. The change of use may be done through the Minor Amendment Process, which will be done
through the Zoning Department.
5. 1 will have more detailed comments when I have more detailed plans to review.
6. Please contact me with any questions along the way.
CURRENT PLANNING — ENVIRONMENTAL PLANNER
Dana Leavitt, (970)224-6143
1. Green building and design is encouraged. Please contact Gary Schroeder at (970)221-6395 if you
have questions about the City's Integrated Design Assistance Program (IDAP).
ENGINEERING
Andrew Carney, (970)221.6501, acarneyO-fcgov.com
3
Fort of
3. A Type 1 Administrative Hearing process will be required if the building is demolished and a new
building constructed.
4. One parking space for every 4 occupants in the main room is required. In lieu of providing parking
on the lot, we can probably allow parking to be provided on either the Seventh Day Adventist
School lot or the Plymouth Congregational Church lot if we have a parking agreement between the
parties.
ADVANCE PLANNING
Karen McWilliams, (970)224-6078, kmcwilliams &fcgov.com
1. General Comments: As this project has the potential to affect buildings or structures 50 years old
or older, a requirement is the evaluation of landmark eligibility of the buildings/structures on the
property. This review (often referred to as Demolition/Alteration Review) requires good
photographs showing each elevation of each building and structure, as well as any close-ups that
can indicate alterations and changes that have occurred. This initial review takes no longer than
two weeks, once the photographs have been received by the Historic Preservation Office. A sheet
explaining the process is attached. If all of the building(s) are found to not be Individually Eligible
for Landmark designation then there is no further historic preservation review.
2. If, instead, the building(s) are determined to be Individually Eligible, then the plans are reviewed by
Historic Preservation staff for compliance with Section 3.4.7 of the Land Use Code, Historic and
Cultural Resources. Staff will provide its recommendation to the Decision Maker, who ultimately
determines compliance or non-compliance with the code. Historic Preservation staff is always
willing to meet with applicants, to discuss requirements and design alternatives. Please contact
Karen McWilliams, kmcwilliams(a)fcgov.com, or 970-224-6078, to arrange a meeting.
3. Per our discussion with the applicants about this project:
The Determination of Eligibility the applicant has asked for is not yet complete; as soon as we have
the answer, I will contact the applicant. However, the eligibility of the property has been evaluated
twice before, in 2002 and in 2005; in 2005, the property was also taken to the Landmark
Preservation Commission for a Preliminary Hearing (the process for replacing a single family
residence with another single family residence) and the applicant argued that the house should not
be found Individually Eligible. The Commission disagreed, and upheld the Determination of
Eligibility.
4. Demolition of the garage - As the garage is also 50 years old or older, it also requires evaluation of
potential landmark eligibility (which will be done concurrently with the evaluation of the house);
however, this is a fairly undistinguished garage, and it is unlikely, in staffs opinion, that the garage
will have sufficient significance and historic integrity to qualify as Individually Eligible. Again, I will
let the applicant know as soon as I have an answer on eligibility.
5. Staff and the applicant discussed the possibility of an "appeal" of the Determination of Eligibility.
As this is not a "final decision," the determination cannot be appealed. As described above, the
process is that, if the house is found to be Individually Eligible, then staff would review the plans
under LUC Section 3.4.7, and provide its recommendation to the Decision Maker, who determines
compliance or non-compliance with the code. This decision may then be appealed. Emma
McArdle would be better able to provide answers to your questions on modifications or variances,
including "stand alone" modifications.
6. (Emma - per more phone calls, he wanted to know when/how he could get a modification or
variances, especially a "stand alone" modification that would let him demolish the house sometime
2
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CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: September 21, 2009
Item: 1201 S Shields — Jewish Center
Applicant: Rabbi Yerachmiel Gorelik
Chabad Jewish Center of Northern Colorado
PO Box 271756
Fort Collins, CO 80527
Land Use Data:
This is a request for a change of use from single-family residential to a house of worship. This is in the
NCB, Neighborhood Conservation Buffer zone district. The change of use is subject to a Basic
Development Review in the NCB zone district (Land Use Code (LUC) Section 4.9(B)(1)(b)1).
Comments:
ZONING
Contact: Peter Barnes, (970)416-2355, pbarnes(&fcgov.com
1201 S Shields:
1. Zoned NCB, Section 4.9 of the Land Use Code sets forth the district regulations for the NCB zone.
2. Proposed use is classified as a 'place or worship or assembly'. The change of use can be done by
minor amendment, but the change does require that the site be brought into compliance with the
applicable standards in 4.9 and in Article 3 of the LUC (parking, landscaping, bike racks, trash
enclosure, etc.). Also, the change of use requires that the property be platted since it's not
currently platted. The plat will require a Type 1 review and hearing.
3. Any new construction must comply with the required setbacks for the NCB zone. 15' front, 15' rear
and 25' sides.
.4. Taking down the building and constructing a new one, would require a Basic Development Review
process under the current code. All of the same issues that apply to changing the use of the
existing building would apply to constructing a new one.
5. One parking space for every 4 occupants in the main room is required. No parking can be located
closer to a street then the distance the building is setback from a street. I think we could allow
parking for this property to be provided on the St. John's the 23rd lot, provided we have a parking
agreement between the 2 parties. (per Section 3.2.2(D)(3)(a)(2).
6. For any addition or new building in the rear half of the lot, the Floor Area Ratio in the rear half is a
maximum of .33 (Sec. 4.9(D)(4)).
801 W Lake:
1. Zoned HMN.
2. Proposed use is a "place of worship or assembly". The change of use can be done as a minor
amendment, but the site must be brought into compliance with the applicable regulations in Sec.
4.10 and Article 3 of the Land Use Code.
of
City
Collins
September 29, 2009
Rabbi Yerachmiel Gorelik
Chabad Jewish Center of Northern Colorado
PO Box 271756
Fort Collins, CO 80527
Dear Rabbi Gorelik,
Current Planning
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
rcgov. com/currentplanning
Attached, please see a copy of Staffs comments concerning the request referred to as 1201 W Shields —
Jewish Center, which was presented before the Conceptual Review Team on September 21, 2009.
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 please feel free to contact me at 221-6206.
Sincerely,
Emma McArdle
City Planner
CC Peter Barnes, Zoning
Karen McWilliams, Advance Planning, Historic Preservation
Dana Leavitt, Environmental Planner, Current Planning
Andrew Carney, Engineering
Rob Irish, Light and Power
Cade Dann, PFA
Glen Schlueter, Stormwater
Jennifer Petrik, Transportation Planning
Roger Buffington, Wastewater