Loading...
HomeMy WebLinkAboutBELLE CLAIRE, 310 S. COLLEGE AVE. - PDP - 26-05 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWThere are several mature trees along the property that will be preserved and protected. Two smaller trees on Olive Street will be removed and relocated by the City Forester. There is one tree on College Avenue that was determined to be undesirable and will be removed. Additional mitigation trees will be planted on the site as per the City Forester's recommendation. 17. A replat is not required unless there is a desire to create new separate lots for the proposed building and Perkins restaurant. A plat allows easements to be dedicated or vacated without having to file separate legal documents. A replat is included with this submittal, creating two lots — one for the Belle Claire building and one for the Perkins building. 18. Be sure to provide bicycle parking for the non-residential land uses. For the dwelling units, there needs to be a minimum of 5% of the car parking provided for bike parking. There are two bike racks provided. 19. The new dwelling units will be subject to the two Parks and Recreation fees, due at building permit issuance. Please refer to the handout describing the fee schedule Acknowledged. 20. The new dwelling units may also be subject to the Capital Improvement Expansion Fee and the Poudre School District Impact Fee, due at building permit issuance. Please contact Building Inspection, 221-6760, for the fee schedule. Acknowledged. 21. For further information on possible leasing parking spaces within city -owned downtown parking lots, please contact Randy Hensley, 416-2058. The owner has contacted Randy and is currently on a waiting list for parking spaces in the Oak -Remington lot. 22. For neighborhood compatibility, the project will be evaluated by Section 3.5.1 of the Land Use Code. For architectural standards, the project will be evaluated by Section 3.5.3. Please be aware that there is a historic district across the street to the north and so the historic and cultural preservation standards of Section 3.4.7 will also be applicable. As presently illustrated, there may be an issue with height and mass of the building as it relates to the historic district. The two-story arch may be perceived as over -dominating the streetscape. The overall issue of contextual sensitivity may need to be addressed. In terms of height, the recently -adopted Downtown Strategic Plan designates this block as being eligible for up to five stories but this policy has not yet been placed into the Land Use Code. For further information regarding the Downtown Strategic Plan, please contact Clark Mapes, Advance Planning Department, 221-6376. There is adequate water supply and pressure needed for a building this high. 10. The Street Oversizing Fee and the Larimer County Road Fee will apply. Please check with Matt Baker, 221-6605 for an estimate of these fees. Acknowledged. 11. A Transportation Impact Study will be required. Please contact Eric Bracke, 221-6630, to determine the scope of this study. A traffic study is included. 12. The applicant is responsible for repairing any adjacent damaged sidewalk, curb, curb returns and gutter with the exception of the sidewalk improvements that were installed as part of the General Improvement District downtown project. Acknowledged. 13. No additional right-of-way is needed for College Avenue and Olive Street but utility and access easements may be required. These easements can be dedicated by separate legal documents or by a plat. Be sure to be aware of the requirement that doors are not allowed to open onto public right-of-way such as the sidewalk or the alley. Footers should be placed outside the right-of-way as well. As the concept gets further along and a consulting engineer is selected, a pre -submittal meeting is recommended to determine the scope of the Utility Plans, the Development Agreement, and Development Construction Permit. For further information, please contact Katie Moore, 221-6605. The developer is replatting the lots in order to create two separate lots — one for Belle Claire and one for Perkins. Any easements will be identified on the plat. The entry doors to the building are recessed and the foundation/footings will be stepped. 14. Please verify whether the alley is full -width and constructed of concrete with an inverted crown. Yes, it is a concrete. full -width alley. 15. Be sure that there is proper sight distance for cars exiting the underground garage. There is nothing impeding sight distance exiting the garage. The building is cantilevered over the ramp so there are no columns to obstruct views. The ramp is 8% for 10 feet at the top of the ramp. 16. Any potential loss of an existing tree should be evaluated by the City Forester. Please contact Tim Buchanan, 221-6360. The structure must be elevated to 18 inches above the BFE. If all residential use is above the ground floor, then the structure can be floodproofed to 18 inches above the BFE. For a mixed -use structure in the flood fringe, a basement (underground parking) is allowed as long as all residential use is above the ground floor and the basement is fully dry floodproofed (see handout T136-93, Below -Grade Parking Requirements). No critical facilities such as daycares, nursing homes, etc. are allowed in the floodplain. A floodplain use permit or Floodproofing Certificate is required prior to release of a building permit. A completed and approved Elevation Certificate or Hoodproofing Certificate is required prior to the release of a CO. The existing building on the site would be subject to the Substantial Improvement requirement of the floodplain regulations. If there is an improvement that increases the value of the building by more than 50%, the building would have to meet the floodplain requirements of elevation or floodproofing. Please contact the Floodplain Administrator for all the floodplain requirements. Contact: Marsha Hilmes-Robinson, 224-6036 The developer fully intends to comply with floodproofing regulations for both the building and the underground parking structure. 8. There is an existing four -inch diameter water main along the eastside of College Avenue and an eight -inch diameter water main along the west side of College Avenue. There is a six-inch diameter sanitary sewer in the alley to the east. A flow analysis will be needed to evaluate the sewer line capacity. New services will be subject to the Plant Investment Fees with credit allowed for any existing services. Water and sewer services and meters for the retail, office and residential should be separate. Meter pit locations must be coordinated with Water and Sewer. A "remote read" with the meter in the basement may be considered under special conditions. A grease interceptor will be needed for any restaurant. For further information, please contact Roger Buffington, 221-6681. Water services will be from Olive Street. There will be a meter vault and meter pit located in the landscape area between two existing trees at the northeast comer of the property. The 6" sewer in the alley will be upsized to an 8" from the alley north to the existing manhole in the Remington Street parking entrance. A grease interceptor will be located in the mechanical room in the below -grade parking structure. 9. The site will be served by the Poudre Fire Authority. Since the structure is greater than three -stories in height, the building must be equipped with an automatic fire extinguishing system. Water supply must be provided by a hydrant no further than 300 feet from the building and capable of delivering a minimum of 1,500 gallons per minute at 20 p.s.i. The location of the stand pipe and mechanical room should be coordinated with the Utilities and Poudre Fire Authority. For further information, please contact Ron Gonzales, 221-6570. charges will apply. Please be aware that there are three existing light fixtures featuring 1,000 watt metal halide lamps for downtown lighting. These fixtures may cause excessive illumination for the lower floors of the building. For further information. please contact Janet McTague, 221-6700. A new transformer is proposed to be located just south of the trash enclosure building, with two master electric meters on the south wall of the same building. Gas meters will be located on the north wall. 3. 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. Acknowledged. 4. 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 5,000 square feet. In this case, a letter report would be enough to document the existing drainage patterns and how the building will maintain those runoff patterns. The standard drainage report is being submitted with this PDP. 5. 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 nor is water quality extended detention. If there is an increase in imperviousness greater than 350 square feet a grading plan is all that is required. Since most of the site is already paved onsite water quantity detention is not required since it meets the requirements listed above. 5. Also the water quality extended detention is not required for two reasons; (1) There will not be an increase in imperviousness greater than 5,000 square feet and (2) the site presently drains to the Udall Natural Area which treats the runoff water from this area of town. It is our understanding that there will be no water quantity or quality detention required for this site. 7. The western most portion of this site is in the Old Town floodplain (flood fringe). The following comments are made assuming the revised floodplain regulations have been adopted prior to the approval of a building permit (end of March). Based on the site plan provided, it looks like the structure will encroach into the 100-year floodplain along College Avenue. Mixed -use is allowed in the 100-year flood fringe. ITEM: Downtown Mixed -Use Building at the Southeast Corner of South College Avenue and Olive Street MEETING DATE: January 24, 2005 APPLICANT: Mr. Archie Solsky c/o Mr. Bob Mechels, Vaught -Frye Architects, 401 West Mountain Avenue, Suite 200, Fort Collins, CO. 80521. LAND USE DATA: Request to redevelop the existing parking lot at the southeast corner of South College Avenue and Olive Street into a six story mixed -use building. The first floor would consist of 9,000 square feet of retail. The second floor would consist of 14,000 square feet of office. Floors three through six would consist of 31 dwelling units. An underground parking garage would feature 55 parking spaces. A new surface parking lot would contain 26 parking spaces for the retail and office tenants/owners. In the short term, the existing Perkins restaurant would remain with some fagade renovation. In the long term, the restaurant could be demolished in favor of a new land use. COMMENTS: 1. The site is zoned D, Downtown, and located within the Canyon Avenue sub -district. The project will be processed as a (Type One v. Type Two) since (mixed -use dwelling units and offices are a Type One use) or since (multi -family and retail are Type Two uses). As such, the project would be referred to the Hearing Officer v. Planning and Zoning Board for review. There would need to be the required number of handicap -accessible spaces and bicycle parking spaces. For further information, please contact Gary Lopez, 221- 6760. Acknowledged. 2. Electrical power will be provided by the City of Fort Collins Utilities. There is existing three-phase electrical power in the alley. Electrical transformers area available in the alley but may not be located to conveniently serve the project. Instead of moving an existing transformer, which can be expensive, it may be more practical to install a new one. The location of a new transformer should be carefully coordinated with Light and Power so it is accessible and yet screened from view. Electrical meters must be readable from the exterior or in a location that is accessible to the meter reader. Electrical meters must also be kept a minimum distance from gas meters. Any modifications to the existing electrical system will be at the developer's expense. Normal development