HomeMy WebLinkAboutBEAUCAIRE TREATMENT CENTER - 04-03 - CORRESPONDENCE -Project: BEAUCAIRE TREATMENT CENTER - TYPE I (LUC) #4-03
Project Development Plan
REQUEST FOR EXPANION OF AN EXISTING RESIDENTIAL TREATMENT CENTER LOCATED AT 302 CHERRY ST. PROPOSED
EXPANSION WILL CONSIST OF 3,300 SQ. FT. ADDED TO THE FACILITY AND 3820 SQ FT. OF THE SURROUNDING PARKING AREA TO
BE PAVED. TOTAL FLOOR AREA WILL BE 6,000 SQ. FT.
Project Type:
Project Desc:
File ID: 04-03 Planner: Bob Barkeen DMS Project Num: CP031384
ID Topic Issue Status Round Comment By Initial Date
1 zoning The site plans (before, phase 1, phase 2, phase 3, and the improvement
location certificate) must be to scale and large enough to read clearly. It
appears that they've been reduced. The scale that is used must be indicated
on the plan.
Resolved 1 Peter Barnes 01/30/2003
2 zoning The permiter of the 3820 sf parking area must be landscaped in compliance
with Sec. 3.2.2(J), and screened in compliance with Sec. 3.2.1(E)(4).
10-2-03: The 2nd submittal still doesn't show compliance with the above
sections. Fence? Trees?, etc. Are the trees they show existing or proposed?
Active 1 Peter Barnes 01/30/2003
3 zoning The interior of the parking area must be landscaped in compliance with
Sections 3.2.1(E)(5) and 3.2.2(M)(1).
10-2-03: The 2nd submittal still doesn't contain the required interior
landscaping. The landscape areas shown are really perimeter landscaping.
Active 1 Peter Barnes 01/30/2003
4 zoning Parking stalls must be at least 18' in depth per Sec. 3.2.2(L). Resolved 1 Peter Barnes 01/30/2003
5 zoning The site plans must show the front property line. According to the
improvement location certificate, it appears that the lot line is about 2' behind
the sidewalk.
Resolved 1 Peter Barnes 01/30/2003
6 zoning All new construction must comply with the required setbacks in Sec. 4.8(D)
(3). It seems like they are proposing a 5' side setback for the new addition,
which is OK. However, the required front setback is 15', and it doesn't look
like they will meet that. If not, a modification will be required.
10-2-03: The 2nd submittal contains a "land use statistics" table that states
that the building setback is 15'. However, the site plan shows only a 7' front
setback. Therefore a modification is required.
Active 1 Peter Barnes 01/30/2003
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Project: BEAUCAIRE TREATMENT CENTER - TYPE I (LUC) #4-03
ID Topic Issue Status Round Comment By Initial Date
7 zoning 3 parking spaces may not be enough to comply with the minimum number of
parking spaces required in Section 3.2.2(1)(e). It's not clear to me how many
employees/supervisors will be on site in addition to the 16 residents. The 16
residents alone will require 4 parking spaces unless they're prohibited from
owning or operating a vehicle. This information (how many staff people
present, whether residents can drive) needs to appear on the plan
somewhere.
Resolved 1 Peter Barnes 01/30/2003
8 zoning In order to have 16 residents, the lot area has to be a minimum of 10,000 sf
per Sec. 3.8.6(B). 5000 sf for the first 6 residents, and 500 sf for each of the
additional 10 residents. Their lot of 9855 sf is large enough for only 15
residents.
10-2-03: The 2nd submittal states that the lot area is 9105 sf. This is less
than the 9855 sf indicated on the original submitted. Based on the revised lot
area, only 14 residents are allowed per the above-cited code section.
Active 1 Peter Barnes 01/30/2003
9 zoning Some additional clarification is needed with regards to the "office" use that
will be conducted in the building. Is Beaucaire moving their office/day
treatment from 406 N. College to 302 Cherry? There will be 5 individual
offices in the building at the completion of Phase 3. What is the purpose of
that much office space? It seems to me that this will no longer just be a
"group home" at that point. (Even at the Phase 2 level it is becoming
questionable). If we determine that this is a mulit-principal use building
(Group home/office/clinic) then this will have to be processed as a Type 2
review per Section 4.8(B)(3)(C)(1).
Resolved 1 Peter Barnes 01/30/2003
10 zoning No issues at this time. Resolved 1 Doug Moore 01/30/2003
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Project: BEAUCAIRE TREATMENT CENTER - TYPE I (LUC) #4-03
ID Topic Issue Status Round Comment By Initial Date
11 General This is an incomplete submittal and cannot be reviewed until a complete
submittal is received. To repeat the comments given in the original
Conceptual Review dated March 4, 2002:
1. Street Oversizing and Larimer County Road Impact Fees apply. Please
Contact Matt Baker for amounts at 221-6605.
2. A Traffic Impact Study may be required. Contact Eric Bracke at 224-6062.
3. Repair and replace any existing damaged curb/gutter/sidewalk.
4. The driveway cut and all other improvements must be in accordance with
LCUASS standards (for example, driveway must be straight for a minimum of
25' from flowline). There are issues w/the driveway conflicting with the
existing stormwater inlet. Suggested sharing driveway access with the
neighbor to the east. If access is not shared, then the driveway location must
maintain the minimum separation distance of 30' between neighboring
driveway edges.
5. Driveway and parking area must be paved.
6. Utility plans are required, see LCUASS for submittal requirements.
Possible Development Agreement and/or Development Construction Permit.
10/7/3: This comment is being carried forward to keep the history. The
actual issues will be discussed separately for clarity in the following new
comments.
Active 1 Susan Joy 02/03/2003
12 General Show and label locations of existing water/sewer services and location of
existing curbstop/meter pit. Maintain four feet of separation between
curbstop/meterpit and future building envelope. If existing meter is located
inside existing house it will need to be relocated outside in a meter pit. Curb
stop and meter pit may not be located in a drive.
See site, landscape and utility plans for other comments.
Active 1 Jeff Hill 02/18/2003
13 General Are existing water and sewer services adequate for this size of facility? Will a
fire line be required for this type of facility?
See site plan for other comments.
Active 1 Jeff Hill 02/18/2003
14 General No comments regarding Transfort service Active 1 Garold Smith 02/18/2003
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Project: BEAUCAIRE TREATMENT CENTER - TYPE I (LUC) #4-03
ID Topic Issue Status Round Comment By Initial Date
15 General Please provide at least one bike rack located near the entrance in a visible
secure location and designed to the standards as outlined in the Land Use
Code. (LUC 3.2.2 (C.4a,b,c)
Resolved 1 Tom Reiff 02/18/2003
16 General Natural Resources requests that trash enclosures for this project be built to
large enough to accommodated recycling services. Suggested layout for the
enclosure would be 12' x 14' in size and include a walkway door for people to
walk through. 1-10 90 gal. Carts (2 co-mingled 1:1 ratio).
Active 1 Doug Moore 02/19/2003
17 General Existing Trees- Tree Preservation Standards 3.2.1 of the Fort Collins Land
Use Code must be followed, sited and show on relevant plans, including
details.
Active 1 Doug Moore 02/19/2003
18 General No Comments. Active 1 Joseph Gerdom 02/21/2003
19 General No Issues Active 1 Doug Moore 02/24/2003
20 General Please provide plans showing all the improvements that will be done on this
site. The currently provided plans do not adequately show the grading that
will be done. Please note since there will be a significant amount of
impervious area added, a drainage report is required for this site, while none
was submitted.
The existing inlet that is currently in the driveway needs to be converted to a
v-shaped open area inlet to allow traffic from the street into the driveway.
Please show that on the plans once these are prepared.
Active 1 Basil Hamdan 02/24/2003
21 General Permanaent parking areas may jnot be located between the front face of the
building and the adjacent street. Parking must ber located along the sides or
rear of the building.
Active 1 Bob Barkeen 03/14/2003
22 General Building setbacks from the adjacent property lines will need to be included
within the site plan.
Active 1 Bob Barkeen 03/14/2003
23 General Any additional fences proposed on the site must be labelled and an elevation
provided on the site plan.
Active 1 Bob Barkeen 03/14/2003
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Project: BEAUCAIRE TREATMENT CENTER - TYPE I (LUC) #4-03
ID Topic Issue Status Round Comment By Initial Date
24 General The property may contribute to a potential National Register of Historic
Places district, this will require a Setion 106 Review, since federal funds are
involved. Applicant would need to contact Mark Wolfe at the Colorado
Historical Society in Denver. Property status as potentially eligible for
designation as a contributing property in a National Register district would not
effect development eview process. Property is not individually eligible for
designation, so Section 3.4.7 does not apply, However, I am not sure how
well this design fits the neighborhood.
Active 1 Bob Barkeen 03/14/2003
25 General see comments of 1/24/03 by Doug Martine Active 2 Janet McTague 10/01/2003
26 zoning Since perimeter and interior landscaping is required, a lanscape plan is also
required.
Active 2 Peter Barnes 10/02/2003
27 zoning The handicap space has to be a van accessible space and must be 8' wide
with an 8' wide access aisle per Section 3.2.2(K)(5)(d) of the land use code.
Active 2 Peter Barnes 10/02/2003
28 zoning The site plan "land use statistic" table states that phase 2 will consist of
storage, laundry, 4 BEDROOMS, 2 BATHROOMS, OFFICES, etc. Yet their
latest project description letter has no mention of phase 2 including
bedrooms, bathrooms or offices. Which description is correct? The site plan
or the letter? If it's the site plan, then there is an issue with the offices. If they
are going to be locating their offices and/or day treatment use in the building,
then this will be a mixed-use building and will have to be processed as a Type
2.
Active 2 Peter Barnes 10/02/2003
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Project: BEAUCAIRE TREATMENT CENTER - TYPE I (LUC) #4-03
ID Topic Issue Status Round Comment By Initial Date
29 General As previously required in conceptual review and the first round of comments:
The driveway cut and all other improvements must be in accordance with
LCUASS standards (for example, driveway must be straight for a minimum of
25' from flowline). There are issues w/the driveway conflicting with the
existing stormwater inlet. Suggested sharing driveway access with the
neighbor to the east. If access is not shared, then the driveway location must
maintain the minimum separation distance of 30' between neighboring
driveway edges.
10/7/3: There are two options for the driveway location, both of which are
mentioned above. You will need shared access with the neighbor to the east
or move the driveway to the west. Either option may eliminate the need to
move the inlet and the existing water meter pit (not currently shown on the
plans). If you share the driveway access with the neighbor, both property
owners would need to dedicate an access easement to each other. If you
move the driveway to the west, you would need to submit a variance request
for the minimum separation distances between driveway edges.
In order to go to hearing, a few things need to be provided depending on
which option is chosen. If the driveway is shared with the neighbor, then
either the actual access easement or a signed Letter of Intent from the
neighbor stating they will grant the easement will need to be submitted.
If the driveway moves west, a variance will need to be submitted by a
licensed engineer and approved prior to hearing.
If the driveway stays where it is, then a design showing how the inlet and the
driveway will work together. Some type of shared driveway is still necessary
due to the proximity of the neighboring drive (along with the necessary
easements).
Active 2 Susan Joy 10/07/2003
30 Site Remove the landscaping from the site plan. Active 2 Susan Joy 10/07/2003
31 Site Hatch Phase 2 like the utility plans so that it is very clear what is being done
in each phase.
Active 2 Susan Joy 10/07/2003
32 Site Show the neighbors driveway to the east. Active 2 Susan Joy 10/07/2003
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Project: BEAUCAIRE TREATMENT CENTER - TYPE I (LUC) #4-03
ID Topic Issue Status Round Comment By Initial Date
33 Site The driveway area doesn't match the utility plans. Active 2 Susan Joy 10/07/2003
34 Site Some of the existing barbed wire fence between this property and the
property to the east will need to be removed if these two properties share the
driveway access.
Active 2 Susan Joy 10/07/2003
35 Utility Show where the existing electrical unit located in the future driveway is being
relocated to and label with what phase if not phase 2.
Active 2 Susan Joy 10/07/2003
36 Utility Show locations of neighboring driveways and the house to the east. Active 2 Susan Joy 10/07/2003
37 Utility Front addition is shown in the 15' setback, will need a modification. Active 2 Susan Joy 10/07/2003
38 Utility Show the existing water and sewer lines from the mains to the house. Show
the sewer main.
Active 2 Susan Joy 10/07/2003
39 Utility Change the title preamble to "Utility Plans for " Active 2 Susan Joy 10/07/2003
40 Utility Provide a note that driveway must be concrete to property line (this will apply
to the shared portion of the driveway as well).
Active 2 Susan Joy 10/07/2003
41 Utility A new checklist has been attached with additional redlines. The shaded
areas are what is required before going to hearing. The unshaded line items
can wait until final compliance. You can email me at sjoy@fcgov.com if you
would like the new appendix emailed to you.
Active 2 Susan Joy 10/07/2003
42 Utility Provide detail 1601. Active 2 Susan Joy 10/07/2003
43 General Because this property is no longer just a single family house, it falls under the
multi-family/commercial requirements for driveway widths. Therefore, the
driveway width must be 24' min and 36' max. A variance would be required
for anything less than 24'.
Active 2 Susan Joy 10/07/2003
44 General Contact the City Forester for approval and mitigation requirement for the loss
of existing trees. Tree preservation standards may apply. 3.2.1(F)
Active 2 Doug Moore 10/09/2003
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Project: BEAUCAIRE TREATMENT CENTER - TYPE I (LUC) #4-03
ID Topic Issue Status Round Comment By Initial Date
45 Drainage Detention will most likely not be required for this site due to the parking lot
being reduced and the site impervious being below 50%. A final
determination will be made at the next submittal with the changes to the site
plan.
Active 2 Wes Lamarque 10/09/2003
46 Drainage Water quality should be provided at the next submittal. An alternative design
to the 40-hour extended detention is open for consideration.
Active 2 Wes Lamarque 10/09/2003
47 Drainage New comments may be applied once a drainage report is submitted as well
as the modified plans.
Active 2 Wes Lamarque 10/09/2003
48 Erosion/Sediment
Control
Please put City of Fort Collins standard erosion control noted on the plan.
Delete the notes under the heading Grading and Erosion Control Notes:
Active 2 Wes Lamarque 10/09/2003
49 Erosion/Sediment
Control
[10/20/03] The applicant is proposing to redesign the site plan by demoloting
the existng building and replacing it on the east side of the lot. While this new
location should help with a number of issues previously identified, the
proposed building must fully comply with the Land Use Code. Particular
emphasis will be on compatibilty with other structures adjacent to the site.
The new building must comply with Section 3.5.1, 3.5.2 and 4.7 of the Land
Use Code (Attached). A copy of the Neighborhood Character Design
Guidelines for the East and West Side Neighborhoods in Fort Collins is
included as well. This provides examples of preffered building design for the
area around downtown. This is only a guideline documnet, but can be helpful
in meeting the compatability criteria within the Land Use Code.
Active 2 Bob Barkeen 10/20/2003
50 Erosion/Sediment
Control
[10/20/03] Any parking areas may not be located between the front of the
building and the adjacent street.
Active 2 Bob Barkeen 10/20/2003
51 General ADDRESS NUMERALS:
Address numerals shall be visible from the street fronting the property, and
posted with a minimum of 6 inch numerals on a contrasting background.
(Bronze numerals on brown brick are not acceptable). 1997 UFC 901.4.4
.
Active 2 Michael Chavez 11/03/2003
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Project: BEAUCAIRE TREATMENT CENTER - TYPE I (LUC) #4-03
ID Topic Issue Status Round Comment By Initial Date
52 General WATER SUPPLY: Commercial
No commercial building can be greater then 300 feet from a fire hydrant.
Fire hydrants are required with a maximum spacing of 600 feet along an
approved roadway. Each hydrant must be capable of delivering 1500 gallons
of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2
[11/3/03]
Active 2 Michael Chavez 11/03/2003
53 General BUILDING AREA:
When a proposed building exceeds 5000 square feet of type V construction it
must be fire contained or fire sprinklered. 1997 UBC Table 9B
These two conditions, if not met would require the instillation of a fire sprinkler
system.
1) Water Supply - If a hydrant, when required can not be provided for
whatever reason, a fire sprinkler system shall be provided.
2) Fire Apparatus Access - When any portion of the facility or any portion of
an exterior wall of the first story of the building is located more then 150 feet
from fire apparatus access as measured by an approved route around the
exterior of the building or facility it shall be fire sprinklered.
Buildings that are required to be fire sprinklered shall have a minimum 6-inch
fire line unless hydraulic calculations can support a smaller fire line.
[11/3/03]
Active 2 Michael Chavez 11/03/2003
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