HomeMy WebLinkAboutESC OFFICE ADDITION - PDP - 6-06 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWand one roll -away trash can for co -mingled recyclables, and that only a single
gate will be required.
31. Please consider using native plants and grass to help to reduce the amount of
water needed for landscaping.
The project will use low water consumption landscaping wherever possible.
32. 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
The LUC has been reviewed in developing this PDP.
33. Demolition of the residential home at 210 W. Mulberry St. has been approved by
the Landmark Preservation Commission
Agreed.
34. This development proposal is subject to all applicable standards of the Fort Collins
Land Use Code, specifically Article 3 General Development Standards, and Division
4.12 Downtown District.
This project will comply with all applicable standards for the Fort Collins LUC.
35. Within the Downtown District, this property falls within the Canyon Avenue
Subdistrict. Dimensional standards for this subdistrict are outlined in Division
4.12(D)(2) of the LUC. Setbacks for new buildings shall align with the setbacks of
existing buildings. Maximum building coverage on the site should be no greater
than 75%. This office addition is subject to the standards established in Section
3.5.3 for commercial buildings.
All applicable standards set forth in the LUC for projects within the Canyon
Avenue Subdistrict will be adhered to. The setback of the addition aligns with
the existing building. Building coverage is 30.4%. The addition will comply
with the standards established in Section 3.5.3 for commercial buildings.
36. Your Project Development Plan submittal should include a new subdivision plat if
you intend to replat the two properties into one single property.
The properties are being replatted into a single property, and a new subdivision
plat is being submitted concurrent with the PDP.
37. You will need to set up an appointment to submit your application with Current
Planning at 221-6750. Incomplete submittals will not be accepted.
An appointment has been set prior to submitting the application.
Site work in the flood fringe is allowed but must have an approved Floodplain Use
Permit ($25) prior to the start of construction.
Site work in the floodway is allowed only if it can be shown there is no rise in the
100-year water surface elevation. This may require some floodplain modeling. A
No -Rise Certificate signed by a Professional Engineer must be submitted for any
work in the floodway.
Per a meeting with Marsha Hilmes-Robinson on February 15, 2006, the
new construction portions of this project will be required to have
floodproofing to 6" above the flood elevation of 4994.2', a floodproofing
certificate will be submitted with the PDP submittal, and the
manufacturer's cut sheets for the floodproofing material(s) are attached.
In addition, a second floodproofing certificate will be submitted at the
completion of construction activities. No connection between the
existing basement and the new basement is proposed; therefore, no
changes are required for the existing building at this time.
24. Existing mains: 16-inch water and 18-inch sewer in Mulberry, 8-inch sewer in alley
to north.
Agreed.
25. The existing water/sewer services to the property must be used or abandoned at
the main.
The existing water/sewer services to the property will be used or abandoned at
the main. Water and sanitary sewer services for the addition will be extended
from the existing building.
26. The water conservation standards for landscape and irrigation will apply to the
project.
The water conservation standards for landscape and irrigation will be
implemented.
27. Development fees and water rights will be due at building permit. Credit will be
allowed for the existing services.
Development fees and water rights will be paid at the time the building permit
is issued. -
28. Applicant will be responsible for any repairs to the existing sidewalk.
See response #13.
29. Transportation Planning is very interested in incorporating the pedestrian crossing
between buildings in the alley. Please continue to explore this idea and include it
on your site plan documents.
The Owner has decided not to pursue this portion of the project.
30. Trash enclosure needs to be designed to accommodate recycling services. The City
of Fort Collins Design Considerations Guidance Document may be found at
http://www.fcqov.com/recycLing/pdf/enctosure-Puidelines0804.pdf
Per a conversation with Doug Moore with the City on 2/23/06, the applicant will
provide a trash enclosure that will accommodate the owner's existing dumpster
which is based on a specific drainage basin. The new fee is $3,070.00/acre and it
will be in affect January 1, 2006.
The new development fee will be paid at the time the building permit is issued.
21. A drainage and erosion control report and construction plans are required and they
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.
The. proposed design increases the impervious area on the site by 2,923
sq. ft, less than the 5,000 sq. ft. allowed, therefore this report is not
required.
22. Onsite detention is required with a 2 year historic release rate for water quantity
and 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 5,000
square feet or less of new imperviousness, water quantity detention is not
required. Water quality extended detention for water quality treatment is not
required since this site drains to the Udall Natural Area and water treatment
facility. If there is an increase in imperviousness greater than 350 square feet, but
less than 5,000 square feet, a grading plan is all that is required. If that doesn't
work another option is to see if it can be shown that the total imperviousness,
including one-half any adjacent streets or alleys, is equal to or less that the
masterplan imperviousness of 90 percent, the report and detention requirements
are waived, but a grading plan is still required.
The proposed design increases the impervious area on the site by 2,923 sq. ft,
under the 5,000 sq. ft., therefore a grading plan is required, and is included in
the PDP submittal. Water quantity detention is not required.
23. Floodplain comments:
This site is in the Old Town 100-year floodplain. The front portion of the property,
on Mulberry, is in the High Risk zone. The back portion of the site is in the
Moderate Risk zone. The Floodway is confined to the street and does not encroach
onto the property.
The existing building is in the floodplain; therefore, the addition will be subject to
the floodplain regulations. The addition must be either elevated or floodproofed
to 6 inches above the base flood elevation. A new basement is allowed for a
commercial addition as long as it is floodproofed.
No critical facility use is allowed in the 100-year floodplain.
If remodeling is proposed for the existing building, it will be subject to the
Substantial Improvement limits. If the value of the improvements to the existing
building equal or exceed 50% of the value of the structure, then the floodplain
regulations must be met. For an existing commercial structure, floodproofing the
building to 6 inches above the base flood elevation would meet the requirements.
An approved Floodplain Use Permit ($25) or Floodproofing Certificate must be
obtained prior to the release of a building permit. After construction, an approved
Elevation Certificate or Floodproofing Certificate is required prior to the release of
the CO.
Site work in the Moderate Risk Zone is not subject to floodplain regulations.
11. Utility plans, a Development Agreement, a Development Construction Permit and a
Subdivision Plat are required for this development proposal.
Utility plans, a Development Construction Permit and a Subdivision Plat will be
provided for this development proposal. A Development Agreement will be
initiated during the FCP phase of the Type 1 Review.
12. The new Transportation Development Review Fees take effect on January 1, 2006
and will apply to this project. For more information visit
http: //fcqov.com/enpineering/dev-review. php.
The Transportation Development Review Fee will be paid at the time the
building permit is issued.
13. Applicant is responsible for repairing or replacing any damaged curb, gutter or
sidewalk.
Any damaged curb, gutter or sidewalk will be repaired or replaced by the
Applicant prior to application for Certificate of Occupancy.
14. Applicant may be responsible for undergrounding any existing overhead utilities.
The only aerial utility service impacted by this development is Qwest in the
east -west alley. This line will be undergrounded as part of this development.
15. Applicant may be responsible for alley improvements if it is in substandard
condition.
Understood.
16. All public improvements need to be made in accordance with Larimer County
Urban Area Street Standards (LCUASS).
No public improvements are required as a part of this development beyond #15
above.
17. Parking stall setback from the alley flowline is required per LCUASS Section19-6.
ALA contacted Marc Viratta, and per his instructions, TST is submitting a
variance based on a driver's expectations in an alley are not that of a driver on
a city street, existing conditions, and that the proposed design is not creating a
safety hazard. This variance request is attached.
18. The sidewalk/pedestrian crossing treatment across the alley will need to be
reviewed and approved by Engineering.
The Applicant has decided not to pursue this portion of the project.
19. Existing [light and power] service is from the rear. If the existing service needs to
be moved or modified, the applicant is responsible for the costs.
If the existing light and power service is moved or modified, the Applicant shall
bear the costs.
20. This site is in the Old Town drainage basin where the new development fee is
$4,150.00/acre which is subject to the runoff coefficient reduction. This fee is to
be paid at the time the building permit is issued and is charged only when there is
an increase in imperviousness greater than 350 square feet. The fee will change as
City Council approved a new city wide drainage fee instead of the present fee
proximity to the handicap ramp proposed for the building addition. At
least 6% of the interior of the parking lot has been designated as landscape
islands.
4. Perimeter landscaping requirements for parking lots are outlined in Sections
3.2.1(E)(4) and 3.2.2(J) of the LUC.
Perimeter landscaping is being provided as described in Sections 3.2.1(E)(4)
and 3.2.2(J) of the LUC.
5. Street trees are required as specified in Section 3.2.1(D)(2) of the LUC.
The portion of the parkway fronting the existing building obtained a
waiver, at time of construction, for the street tree requirements due to
the use of photovoltaics on that exposure of the building. The portion of
the sidewalk fronting the addition has one large, existing mature tree,
which will be preserved. It is not feasible to plant an additional tree
while maintaining the required 40' distance from an existing street light
and not blocking the photovoltaics.
6. All open off-street parking and vehicular use areas shall be surfaced with asphalt,
concrete or other material in conformance with city specifications.
All proposed parking areas are asphalt with concrete curb and gutter.
7. Bicycle parking must be provided in addition to automobile parking. The number
of bicycle parking spaces shall equal a minimum of five (5) percent of the total
number of automobile parking spaces, but not less than one (1).
The existing bicycle rack is to remain, and accommodates 2 bicycles, in
excess of the 5% required.
8. Trash enclosures are subject to the standards within Section 3.2.5 of the Land Use
Code and must be large enough to accommodate recycling services.
A trash enclosure is being provided in compliance with Section 3.2.5 of the LCU
which will accommodate both the dumpster and recycling containers.
9. Larimer County Road Impact Fees and Street Oversizing Fees for this site will
apply. Contact Matt Baker at (970) 224-6108 for an updated estimate of the fees
for this kind of use.
The Road Impact Fees and Street Oversizing Fees will be paid at the time of
building permit issuance.
10. A Traffic Impact Study may be required for this project. Contact Eric Bracke at
(970) 224-6062 to discuss.
Eric Bracke was contacted on 1/24/06, and he stated that no traffic study
would be required for this project.
ALLER • LINGLE
ARCHITECTS ,
P.C.
CRT Comments Response Letter
ITEM: Request to construct a two-story, 4,200 square foot office addition to the
Electrical Systems Consultants building located at 212 W. Mulberry Street.
MEETING DATE: December 12, 2005
APPLICANT: Electrical Systems Consultants, Inc.
c/o David Lingle
Alter -Lingle Architects, P.C.
712 Whalers Way, Building B, Suite 100
Fort Collins, CO 80525
970-223-1820
LAND USE DATA: Request to construct a two-story, 4,200 square foot office addition
to the Electrical Systems Consultants building located at 212 W. Mulberry Street. The
addition requires demolition of the existing house at 210 W. Mulberry St. and a replat of
the two adjacent lots to form one lot. The property is within the City of Fort Collins and
is zoned D - Downtown District and falls within the Canyon Avenue Subdistrict.
COMMENTS:
(responses in bold)
This request is a permitted use in the Downtown District, subject to a Type 1
(Administrative) Review.
The project will be proceeding through an Administrative (Type 1) Review.
2. Parking standards are available in the Fort Collins Land Use Code (LUC) in Section
3.2.2 - Access, Circulation and Parking. Parking for office uses is limited to a
maximum number of spaces. For general office, parking is limited to 3 spaces per
1000 square feet or .75 spaces per employee on the largest shift.
The maximum allowed parking spaces is 28; 18 are being provided for
the existing building and addition.
3. Handicap parking must be provided as close as possible to the nearest accessible
building entrance. The table in Section 3.2.2(K)(5)(d) of the LUC specifies the
minimum number of handicap accessible spaces. At least one of the handicap
spaces must be van -accessible and must be a minimum of 8 feet wide with an
adjoining 8-foot-wide access aisle. Six (6) percent of the interior space of all
parking lots shall be landscape areas (Sections 3.2.1(E)(5) and 3.2.2(M) of the
LUC).
A handicapped parking space which complies with the required
dimensions is being added at the location nearest to the existing
handicap ramp into the existing portion of the building and in close
712 WHALERS WAY BLDG. B, SUITE 100 • FORT COLLINS • COLORADO • 80525
(970) 223-1820 phone (970) 223-1833 fax • officeealler-lingle.com • www.aller-lingle.com ■