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HomeMy WebLinkAboutISLAMIC CENTER OF FORT COLLINS - PDP - PDP110011 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWApril 20, 2011 Ted Sheppard, Chief Planner Community Development & Neighborhood Services 281 N College Avenue PO Box 580 Fort Collins, CO 80522 RESPONSE TO CONCEPTUAL REVIEW COMMENTS Islamic Center of Fort Collins, 925 W. Lake Street The following includes the text from the Conceptual Review Comments dated 23 July, 2007 (in italics) and corresponding responses to those comments. LAND USE DATA: Request to develop the vacant property at 925 W. Lake Street as a 10,000sf Islamic Center. The property is in the City of Fort Collins and is zoned HMN—High Density Mixed-Use Neighborhood District. The following departmental agencies have offered comments for this proposal: COMMENTS: Zoning Contact Info: Peter Barnes, 416-2355, pbarnes@fcgov.com 1. The proposed use (identified in our Land Use Code as a place of worship or assembly) is permitted, subject to Administrative (Type I) review. No response needed 2. The parking lot must meet the standards found in Section 3.2.2 (K). Institutional parking requirements are minimums. This project must provide a minimum of 1 parking space per 4 seats in the auditorium. Since there are no seats in a mosque, provide a minimum of 1 space per 4 rated capacity. This may require you to either seek a modification or arrange for shared parking. A written shared parking agreement will count towards your minimum parking requirement and is in fact encouraged by the City. All required parking is provided on site. Any shared parking agreement with the adjacent church would be for supplemental parking, that agreement has yet to be pursued. The Prayer Hall, including the Prayer Hall Mezzanine includes approximately 4,285 square feet. A load factor of one worshiper per 11.25 square feet offers a Prayer Hall capacity of 381 worshipers. The required minimum parking (381/4) is 95 spaces. 3. A trash enclosure with room for trash and recycling facilities needs to be provided on site and enclosed with materials similar to the building. Done. See site plan. The enclosure will utilize similar finish materials as the building exterior. 4. Per Section 4.10(D)(2)(b) of the Land Use Code, there is a 30-foot setback from the property line on Lake Street. There cannot be any building or parking within this setback. There will be additional setbacks for buildings over 35 feet in height. This setback may give you an opportunity to provide some sort of turn around or drop off site that will add convenience for your members and keep traffic moving smoothly. Page 1 of 7 LOCKWOOD ARCHITECTS, INC., 1027 W Horsetooth Rd., Ste 200B, Fort Collins, Colorado 80526 p: 970.493.1023 Page 2 of 7 LOCKWOOD ARCHITECTS, INC., 1027 W Horsetooth Rd., Ste 200B, Fort Collins, Colorado 80526 p: 970.493.1023 The Land Use Code has changed over time. The 15 foot build-to-line now applies to this zone. However, the project is designed with the building setback at 60 feet from Lake Street. The larger setback allows for needed area to provide a detention pond which would not be possible with a 15 foot or less setback. Also, we feel that the larger setback is more appropriate and aesthetically superior to 15 feet, for this project. A direct pedestrian connection to Summer Street has been maintained. 5. A plat will be required with this project. See Engineering comments. Current Planning Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com 1. 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 No response needed. 2. 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 4.10 HMN— High Density Mixed-Use Neighborhood District. No response needed. 3. I would be happy to facilitate a meeting between you and those working on the Plymouth addition to talk about shared parking and any other common issues. Contact me to arrange a time and place. No response needed. 4. When developing your plans for submittal, 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 • 3.5.1 and 3.5.3 Building Standards • 3.8.7 Signs No response needed. 5. I will have more detailed comments once I have more detailed plans to review. No response needed. 6. Contact Tim Buchanan, the City Forester, at 221-6361 or tbuchanan@fcgov.com to schedul a site visit with him to assess the existing trees onsite and to discuss street trees needed on your front e age. ng A meeting was scheduled and conducted with Tim Buchanan on site. 7. Please provide bike parking in a rack affixed to concrete in a location that is convenient to the primary entrance. The minimum required bike parking is 5% of the number of parki Page 3 of 7 LOCKWOOD ARCHITECTS, INC., 1027 W Horsetooth Rd., Ste 200B, Fort Collins, Colorado 80526 p: 970.493.1023 ng e chart. is a spaces provided. I encourage you to provide more than the minimum spaces required given the proximity to CSU and to the Spring Creek Trail. 5% of 95 parking spaces is (4.75) 5 bicycles. Two ribbon bike racks are proposed for a total bike parking capacity of 10 bicycles. 8. You asked about the possibility of constructing a part of the outdoor space before completi development review. According to Section 2.14.2(B), no changes to your land may be made prior to receiving a Certificate of Occupancy. The use would be considered a ‘place of worship or assembly’. That use is described as an indoor space. It is possible that the Director of the Development Review Center could write an interpretation of the code stating that an outdoor space could constitute a place of worship or assembly. Otherwise, the project would need to complete the project development plan prior to any construction. Once the PDP is approved, there is a precedent for holding outdoor services on site prior to the construction begins. This may be another option for you. No response needed. 9. I am attaching a flowchart of the development review process that shows how a project proceeds through both the development review process and the building permit process. Let me know if you have questions about th No response needed. 10. A n exhaustive list of submittal requirements for this type of project (Project Development Plan) is available at http://fcgov.com/currentplanning/pdf/project-dev-plan.pdf. There submittal checklist at http://fcgov.com/currentplanning/pdf/pdp.pdf. Please let me know if you have any questions about the requirements for your submittal. No response needed. 11. You will need to set up an appointment to submit your application with the front counter at 221-6750. Incomplete submittals will not be accepted. No response needed. Engineering Contact Info: Susan Joy, 221-6605, sjoy@fcgov.com 1. Larimer County Road Impact Fees and a City Street Oversizing Fee will apply to this project. The applicant may contact Matt Baker at (970) 224-6108 for an estimate of the fees. Matt can also help you estimate the escrow for the College improvements. No response needed. 2. The City’s Transportation Development Review Fee (TDRF) will apply to this project. You can get more information about these fees at http://fcgov.com/engineering/dev-review.php No response needed. 3. A Transportation Impact Study will need to be submitted for this project. The applicant will need to contact Eric Bracke at (970) 224-6062 for a scoping meeting. Page 4 of 7 LOCKWOOD ARCHITECTS, INC., 1027 W Horsetooth Rd., Ste 200B, Fort Collins, Colorado 80526 p: 970.493.1023 A scoping meeting was completed and a Transportation Impact Study has been completed for the project. 4. Dedication of right-of-way along Lake Street and Prospect Road will need to be made. Lake Street is classified as a minor collector and Prospect is classified as a 4-lane constrained arterial. The total amount of dedication needed for a minor collector is 38 feet from the center line of Lake, and for a 4-lane constrained arterial is 51 feet from the center line of Prospect. A 15-foot utility easement will also need to be dedicated on Prospect and a 9-foot utility easement on Lake behind the right-of-way. These dedications will be made on your plat. All required additional right-of-ways and easements have been provided for. 5. Utility plans, a development agreement (DA), a development construction permit (DCP) and a plat will need to be prepared for this project. A plat is not required but recommended for this project. It is the intent not to provide a new plat for the project. 6. Any public improvements must be made according to Larimer County Urban Area Street Standards. No response needed. 7. Design and build sidewalks to standard where none currently exist. Lake is a minor collector with parking (see Figure 7-5F) which requires an 8’ parkway and a 5’ detached walk. Prospect is a constrained arterial which requires an 8’ parkway and a 6’ detached walk. If the existing sidewalk on Prospect is in good shape and doesn’t need to be replaced, you may leave it as is, provided that the existing width is at least 6’. If not, the sidewalk must be widened a minimum of 4’. If the sidewalk is damaged and needs to be replaced, remove the existing and reconstruct to the ultimate. The existing curb line of Lake Street is to remain in place, existing curb cuts are to be removed and replaced with curb and gutter to match existing. A 5’ detached walk is to be provided as required ot Lake Street. The existing attached sidewalk on Prospect appears to be in good condition and meets the minimum width requirement. It is the intent to leave this walk in place. 8. Any damaged sidewalk, gutter or curb will need to be repaired or replaced. 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 in like kind at the Developer’s expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Understood. 9. The Code requires all dead-end streets to terminate in a cul-de-sac. We will accept the drive aisle through the parking lot with the condition that an access easement is provided through the drive aisle. A cul-de-sac is not proposed. Emergency vehicle access and access easements are proposed through the parking lot drive aisle connecting to Summer Street. Page 5 of 7 LOCKWOOD ARCHITECTS, INC., 1027 W Horsetooth Rd., Ste 200B, Fort Collins, Colorado 80526 p: 970.493.1023 hey d. r 10. Parking setbacks from Lake Street will apply to this project. Specific setbacks will be determined by your TIS. It is understood that a 50’ parking setback is required at Lake Street. The parking setback on Lake Street is proposed to be 54.5’ from the existing flow line to accommodate future street widening. It is our understanding that the parking setback at Summer Street will be 20’. 11. Standard parking stall dimensions are 19 feet. Alternatively, a 17-foot stall is allowed with an additional two feet of overhang. Where overhanging a sidewalk, the sidewalk must be increased by 2 feet. No response needed. 12. As proposed, the trash enclosure may cause sight distance triangle problems. Please consider other locations. The trash enclosure and location has been revised. Poudre Fire Authority Contact Info: Carie Dann, 416-2869, cdann@poudre-fire.org 1. An Emergency Access Easement will need to be dedicated with this project along the drive aisle. The easement will be dedicated on the plat. Minimum width is 20 feet. Maximum length is 150 feet. Future EAE for expansion can be dedicated at that time. This has been provided for. 2. Addressing must be visible from the street on which the building fronts (Lake). Numerals must be at least 6 inches high and a color which contrasts with the background to which t are affixe Understood 3. Automatic sprinklers may be required depending on the design of the site. Please contact me to discuss. If required, the automatic fire sprinkler system must meet Code requirements fo operations and monitoring. The sprinkler connection should be located on the fire lane or along the Lake frontage. It is the intent that the building will be provided with an automatic fire sprinkler system. The sprinkler connection is located as you request. 4. Minimum water supply flow and spacing requirements for this project are 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet from the building. We believe this is accommodated. Stormwater Contact Info: Wes Lamarque, 416-2418, wlamarque@fcgov.com or Glen Schlueter, 221-6065, gschlueter@fcgov.com 1. 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 since most of Page 6 of 7 LOCKWOOD ARCHITECTS, INC., 1027 W Horsetooth Rd., Ste 200B, Fort Collins, Colorado 80526 p: 970.493.1023 the site is in that basin. A small portion of the site is in the Canal Importation Basin on the southern side where future parking is proposed. The requirements are the same in both basins. Understood. To be further addressed by Storm Water Engineers. 2. The city wide development fee is $3,070/acre ($0.0705/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. No comment needed. 3. A drainage and erosion control report and construction plans are required. These 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. Understood. To be further addressed by Storm Water Engineers if needed. 4. Onsite detention is required with a 2-year historic release rate for water quantity. 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, but less than 5000 square feet, a grading plan is all that is required. Shall be further addressed by Storm Water Engineers. 5. The northern 90% of the site is in the Old Town Drainage Basin and currently drains north onto Lake Street. The proposed grading needs to direct the drainage to the north and into a proposed detention pond. The small portion along Prospect Rd. may require a separate detention pond that would discharge into Prospect Rd. when that parking area is developed. This is because it is in the Canal Importation Basin and it may be difficult to get that part of the site to drain to the north. Understood. To be further addressed by Storm Water Engineers if needed. 6. There is no storm sewer adjacent to the site in Prospect Road or Lake Street. This will require the detention pond to release into the curb and gutter on Lake Street which may require the site to be elevated. Understood. To be further addressed by Storm Water Engineers if needed. Water Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com 1. Existing mains: 6-water and 6-inch sewer in Prospect, 12-inch water and 10-inch sewer in Lake. No comment required. 2. Any water or sewer services that are stubbed into the site must be used or abandoned at the main. Page 7 of 7 LOCKWOOD ARCHITECTS, INC., 1027 W Horsetooth Rd., Ste 200B, Fort Collins, Colorado 80526 p: 970.493.1023 ce. Understood. 3. Development fees and water rights will be due at time of building permit. If fees have been paid for any water or sewer service(s) to this site, credit will be give in accordance with the size and type of service that previously existed. Understood. Light and Power Contact Info: Alan Rutz, 224-6153, arutz@fcgov.com 1. Please coordinate with us on the location of the transformers. A pad-mounted transformer will need to be within 10 feet of a paved surfa Understood. 2. No three-phase service is available on the site. The closest service is to the east. Understood. 3. System modifications will be at the developer’s expense. An easement through the Plymouth may be needed as well for the three-phase service. Understood. 4. Development charges will be assessed on new development only. A credit will be given for any existing service. Understood.