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HomeMy WebLinkAbout210-212 W. MAGNOLIA ST., URBAN LIVING LOFTS - PDP - 24-05 - CORRESPONDENCE - (10)2. 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 3. This project will be subject to a Type I (Administrative Hearing Officer) review unless the proposed height exceeds 56 feet or the total floor area exceeds 50,000 sf, in which case it will be subject to a Type II (Planning and Zoning Board) review. 4. A Neighborhood Meeting is required if the project is a Type II Review, and though not required of a Type I Review project, I would recommend a meeting even if it is a Type I review since you are proposing a pretty tall, building in close proximity to existing single family residential areas. These meetings are facilitated by your project planner (me) and are typically scheduled before formal submittal to Current Planning to give neighbors a chance to comment on the project before it is too far along the process. Call me to arrange a time, and place for the meeting. 5. When developing your plans, 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 • 3.5.3 Mixed -use Institutional and Commercial Buildings, especially sections on architectural compatibility, connecting walkway, variation and massing, using quality materials on all sides, and base and top treatments. Look also at 3.5.1 for general compatibility standards and 3.5.2 since the project is largely residential. • 4.12 (E)(2) Development Standards for Facades. 4. 1 will have more detailed comments once I have more detailed plans)to review. 5. You will need to set up an appointment to submit your PDP application with Shelby Sommer, our Planning Tech at 221-6750. Incomplete submittals will not be accepted. Please let me know if you have any questions about the requirements for your submittal. 7 • Please see section 10-38 of City Code for complete floodproofing requirements. • A pre -project floodproofing certificate by an engineer or architect is required. A floodplain use permit and $25 fee will be required An as -built FEMA floodproofing certificate signed by an architect or engineer will be required for the Certificate of Occupancy if it is a substantial improvement. 100-year flood elevation For your reference, the 100-year flood elevation at the upstream side of your building is 4994.7. Based on our topographic information, this means the flood depth is approximately 2.7 feet deep. Floodproofing design information We will be happy to assist in brainstorming ideas for the floodproofing design. Copies of plans for other floodproofing projects may also be useful to you and are available in our office. Several FEMA publications on floodproofing are also available. Please contact Marsha Hilmes-Robinson at 224-6036 for assistance. Transportation Planning Contact Info: Kurt Ravenschlag, kravenschlag@fcgov.com 1. Please provide a connecting walkway from Mountain Avenue to your residential front door. 2. The sidewalk along Magnolia needs to be a minimum of 4'/2 feet wide. 3. If a TIS is required, it will need to address all modes of transportation including bicycle and pedestrian. 4. Please provide bike racks in a location that is convenient to potential users. Advance Planning Contact Info: Karen McWilliams, 224-6078, kmcwilliams@fcgov.com 1. Please provide photos of all four elevations of existing building so that a determination about historic significance can be made. You may email digital photos. When a determination is made, I will send you a letter and place a copy in the project file. Natural Resources Contact Info: Doug Moore, 224-6143, dmoore@fcgov.com 1. Contact the City Forester to discuss existing trees on the site in regards to assessing whether they are worthy of protecting and if so, protection and mitigation strategies. You can reach Tim Buchanan 221-6361 or tbuchanan@fcgov.com. 2. This project must meet our new trash and recycling standards, which can be found at http://fcgov.com/recycling/pdf/enclosure-guidelines0804.pdf Current Planning Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com 1. 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 4.12 Downtown —Canyon Avenue Subdistrict. C. o Existing Non-residential structure — These notes are based on the assumption that the footprint of this structure is not going to change. No residential use allowed in any portion of this structure. The amount of remodeling/repair work done on this structure will determine if the structure is required to be floodproofed. The stairway going from this existing structure to the new structure is considered to be part of the improvements to the existing structure and will need to be included in the valuation of improvements. A detailed cost list of all 'improvements will be required. Please see attached list of items to be included and excluded from the cost evaluation. Even if the structure is not required to be floodproofed, we advise you to still consider floodproofing this building. The assessor's value for this structure (not including the land) is $154,000. A certified appraisal may be obtained to show a more accurate market value for the structure. This appraisal must include only the structure value and not the land value. If the improvements and repairs are more than 50% of the value of the structure, then it will be considered a substantial improvement. If it meets the substantial improvement threshold, then the structure must be floodproofed 6 inches above the 100-year flood elevation. • Any exterior wall or fagade that is being altered or exposed must be floodproofed using waterproof sealants or membranes. • All doors will need to either be floodproof doors or have closure shields for the doorways. • All window wells must also be floodproofed by building mini -walls or sealing any openings that are to be filled in. • All HVAC, hot water heater, and electrical must be either elevated 6 inches above the flood elevation or floodproofed 6 inches above the flood elevation • The vent on the east side of the structure must be floodproofed 6 inches above the flood elevation. • Any exterior stairways must be floodproofed to 6 inches above the flood elevation. This may be done by enclosing the stairway and having a waterproof gate at the entrance or steps up before going down. 5 • 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 FEMA handout TB 6-93, Below -Grade Parking Requirements). • No critical facilities such as daycares, nursing homes, etc. are allowed in the floodplain. • A floodplain use permit ($25 fee) is required prior to release of a building permit. • If floodproofing, a floodproofing certificate is required prior to release of building permit. • A completed and approved Elevation Cert. or F000dproofing Cert. is required prior to the release of a CO. • This project can basically be divided into two projects. One is construction of a new mixed -use structure and the second is a remodel of an existing non-residential structure. The two will be connected by a stairway going from the existing structure to the second story of the new structure that is suspended on piers over the existing structure. Therefore, the floodplain requirements for each structure are as follows: o New Mixed -Use structure — This structure will have a basement that will be used for limited storage. This storage area will be below the at -grade parking lot. There will be an elevator going to the upper floors of the structure. • No residential use allowed in the basement or in areas to be floodproofed. • The basement must be completely floodproofed to 18 inches above the flood elevation. This may include using waterproof sealants or membranes for the walls as well as floodproof doors or closure shields for the doorways. Please see section 10-38 of City Code for complete floodproofing requirements. A pre -project floodproofing certificate by an engineer or architect is required. • The elevator must meet the requirements of FEMA Technical Bulletin 4-93. • Any enclosed first floor locations of the building (ex. stairway entrances) must be floodproofed to 18 inches above the flood elevation. • All HVAC, hot water heater, and electrical must be either elevated 18 inches above the flood elevation or floodproofed 18 inches above the flood elevation • There are no floodplain requirements for the at -grade parking area. • A floodplain use permit and $25 fee will be required • An as -built FEMA floodproofing certificate signed by an architect or engineer will be required for the Certificate of Occupancy. 0 Light and Power Contact Info: Janet McTague, 224-6154, jmctague@fcgov.com 1. If you require an increased load, kVa and electrical charges will apply. Any system modifications will be your responsibility. 2. You will need to dedicate an easement along the north side of the property within 10' of pavement if a new transformer is required, which it probably is since you are showing elevator service which requires 3 phase power. 3. Contact Janet to coordinate transformer location. Water / Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com 1. Existing mains: 4-inch water main and 8-inch sanitary sewer in Magnolia 2. Provide separate water/sewer services for the commercial and residential portions of the building. 3. Determine fire sprinkler system flow requirements early in project. The 4- inch water main may not have adequate capacity and may need to be replaced. 4. The water conservation standards for landscape and irrigation will apply to the project. 5. Development fees and water rights will be due at time of building permit. Stormwater Contact Info: Glen Schlueter, 224-6065, gschlueter@fcgov.com Floodplain Administrator: Marsha Hilmes-Robinson, 224-6036 1. 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. 2. 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. 3. 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 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 a grading plan is all that is required. If it can be shown that the total imperviousness, including one-half any adjacent streets or alleys, is equal to or less that the master planned imperviousness of 90%, the report and detention requirements are waived. 4. The closest storm sewer is the inlets at the northwest corner of Mason and Magnolia. 5. The entire site is in the Old Town floodplain (flood fringe). • Mixed -use is allowed in the 100-year flood fringe. • 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. 3 j 4y"3` 73 CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins ITEM: A 15 unit residential loft addition atop the existing commercial space (to be refaced) at 210 and 212 W. Magnolia Street MEETING DATE: April 6, 2005 APPLICANT: Alan Strope Urban Living Concepts, LLC 3201 E. Mulberry St, Unit B Fort Collins, CO 80524 LAND USE DATA: Request to add fifteen residential lofts to the existing one story office building. The property is within the City of Fort Collins and is currently zoned D— Downtown Canyon Avenue Subdistrict. The following departmental agencies have offered comments for this proposal based on some conceptual plans which were presented to the review team. COMMENTS: Engineering Contact Info: Katie Moore, 221-6605, kamoore@fcgov.com 1. 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. 2. A Traffic Impact Study is required for this project. Contact Eric Bracke at (970) 224-6062 to discuss. 3. Right -of way along Magnolia looks sufficient. You'll need to dedicate any required utility easements. 4. Utility plans, a Development Agreement, and a Development Construction Permit will need to be prepared for this project. 5. A utility coordination meeting is suggested because of the tight nature of the units. 6. Applicant is responsible for undergrounding any existing overhead lines. 7. Applicant is responsible for repairing or replacing any damaged curb, gutter or sidewalk. 8. All public improvements need to be made in accordance with Larimer County Urban Area Street Standards (LCUASS) 9. Please clarify the ownership of the former alley right-of-way. 10. Diagonal parking as shown has problems. Restripe the lot to avoid cars backing into other cars. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 221 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT Comn .ity Planning and Environment. services Current Planning City of Fort Collins I� Apri , 2005 Alan Strope Urban Living Concepts, LLC 3201 E. Mulberry St, Unit B Fort Collins, CO 80524 Alan: For your information, attached is a copy of the Staff's comments for your proposal for a residential loft addition to the existing office building (to be refaced) at 210 and 212 W. Magnolia St, which was presented before the Conceptual Review Team on March 21, 2005. The comments are offered by staff to 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. I will be coordinating the review process for 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 970-221-6750. Sincerely, Anne H. Asp n City Planner Cc: project file VProject-Planner Cc via email: Karen McWilliams Katie Moore Marsha Hilmes-Robinson Kurt Ravenschlag Janet McTague Glen Schlueter Roger Buffington Doug Moore 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020