HomeMy WebLinkAboutSIGMA PHI EPSILON RENOVATION & ADDITION - NON-CONFORMING USE - NCU150001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW318 East Oak Street + Fort Collins, CO 80524 + 970.493.1220 tel + 970.224.1314 fax
Conceptual Review Response Letter
Sigma Phi Epsilon Fraternity House
121 East Lake Street
Fort Collins, CO 80524
Comment Summary:
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
Department: Zoning
The fraternity is a legal nonconforming use. Any expansion to the building is regulated by Section 1.5.5
of the LUC, which means that a P&Z Board hearing is required and the parcel needs to be brought into
compliance with the applicable standards in Articles 3 and 4 of the LUC
1. If there isn't already an enclosure for trash and recycling that complies with Sec. 3.2.5 of the
LUC, one will be required.
Response: A new trash enclosure is addressed on the proposed site plan
2. Bike parking will be required in compliance with Sec. 3.2.2(C)(4) of the LUC. This means that
there needs to be one bike parking space per bed, with 60% of them in an enclosed area.
Response: Bicycle parking is addressed on the proposed site plan
3. Will the interior renovation result in an increase in the number of bedrooms? If so, additional
off-street parking will be required.
Response: There will be NO increase in the number of bedrooms.
4. The site plan submitted with the development application will need to include a notes and data
table including information about the existing building square footage, proposed square
footage, number of bike parking spaces, number of bedrooms, etc.
Response: Noted and in process.
5. It looks like the addition will displace existing roof-top mechanical units. Where will they be
relocated to? If they will be ground-mounted, please show location and screening.
Response: Noted and in process.
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
Existing water mains and sanitary sewers in this area include a 16-inch water main in Lake, a 12-inch
water main in Remington and an 8-inch sanitary sewer in the N/S alley west of the site.
1. The existing water service to the site is a 1-inch service connecting to the main in Remington.
The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
Response: Noted and in process.
2. If a larger water service is needed, development fees and water rights will be due at building
permit.
Response: Noted and in process.
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
Department: Park Planning
1. 1. 9/19/2013: No comments
318 East Oak Street + Fort Collins, CO 80524 + 970.493.1220 tel + 970.224.1314 fax
Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com
Department: Historical Preservation
This property has been determined individually eligible for designation as a Fort Collins Landmark, per
the process outlined in Municipal Code Section 14-72.
1. The eligibility of a property for landmark designation does not, in any way, designate the
property as a Landmark; it does define which of the various City review processes the
development application would be reviewed under. If any of the buildings or structures are
found to be individually eligible for Landmark designation, then the project would be reviewed
for compliance with LUC Section 3.4.7. Section 3.4.7. is intended to ensure that, to the
maximum extent feasible: (1) historic sites, structures or objects are preserved and
incorporated into the proposed development and any undertaking that may potentially alter the
characteristics of the historic property is done in a way that does not adversely affect the
integrity of the historic property; and (2) new construction is designed to respect the historic
character of the site and any historic properties in the surrounding neighborhood.
Response: The project has been submitted for review to the Landmark Preservation
Commission. The Commission has approved the submittal.
2. Properties that are, or become, designated as Fort Collins Landmarks, and/or on the National
or State Registers of Historic Places, qualify for financial incentives, for both interior and
exterior work. These include Historic Structure Assessment grants, State Historic Fund grants,
both 20% State and 20% Federal Tax Credits, and 0% -interest City Rehabilitation Loans.
Response: Noted
3. The applicant has met multiple times with a Design Review Subcommittee of the Landmark
PreservationCommission to ensure the proposed addition is compatible with the historic
building, and that the addition will uphold the building's significance and integrity.
Response: Completed
4. Prior to obtaining Historic Preservation approval, detailed plans for the addition, as well as for
the restoration of shutters, railings, windows, etc, will need to be reviewed by staff.
Response: Completed
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
1. Remodel and expansion of the fraternity house will not affect existing water supply and fire
access available to the property. As long as the fraternity house remodel will include the
addition of a fire sprinkler system, PFA has only minor comments at this stage. The FDC
location needs to be coordinated with the fire department, a Knox Box is required, and
appropriate premise identification is required. If not already provided, the kitchen will require a
hood and duct system under a separate permit. PFA may have other comments at the time of
building plans review.
Response: Noted and in process.
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that
"...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as
a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this
site may have a DBH of greater than six inches, a review of the trees shall be conducted with Tim
Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation
requirements that could result from the proposed development.
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1
(E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping
and reduce bluegrass lawns as much as possible.
Response: Noted
318 East Oak Street + Fort Collins, CO 80524 + 970.493.1220 tel + 970.224.1314 fax
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
Department: Engineering Development Review
Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
1. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see: http://www.fcgov.com/engineering/dev-
review.php
Response: Noted
2. Any 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 to City of Fort Collins standards at the Developer's
expense prior to the acceptance of completed improvements and/or prior to the issuance of the
first Certificate of Occupancy.
Response: Noted
3. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting
and determine if a traffic study is needed for this project. In addition, please contact
Transportation Planning for their requirements as well.
Response: Noted
4. Any public improvements must be designed and built in accordance with the Larimer County
Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Noted
5. Depending on the width of the existing sidewalk, widening of the sidewalk along Lake St may
be required with this project. 4.5 ft wide sidewalk is the minimum width required however,
when sidewalk is attached to the curb and gutter and cars parking overhang on the sidewalk,
greater sidewalk width may be necessary.
Response: Proposed site plan indicates an 8’ wide sidewalk to accommodate heavy pedestrian
traffic in the neighborhood
6. This project is responsible for dedicating any right-of-way and easements that are necessary
for this project. Depending on the extent of construction proposed in the right-of-way,
construction and utility plans will be required with the project.
Response: Noted
8. A Development Agreement may be required and will be recorded once the project is finalized.
Response: Noted
9. A Development Construction Permit (DCP) may need to be obtained prior to starting any work
on the site.
Response: Noted
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Department: Electric Engineering
1. Contact Light and Power Engineering, 970-221-6700, if changes need to be made to the
electric service.
Response: Noted
318 East Oak Street + Fort Collins, CO 80524 + 970.493.1220 tel + 970.224.1314 fax
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Current Planning
It would be helpful to know how many total members there are and then how many reside within the
facility and how many would commute in for the various functions and activities. Also, please indicate
how many staff would be on the premises and during what hours. And then, please indicate how many
off-street parking spaces are available.
1. As mentioned at the Conceptual Review meeting, the rooftop mechanical equipment would be
relocated to one of the walls. Please note that in the past, wall-mounted mechanical
equipment, especially kitchen and range exhaust fans, has prove to be problematic for
neighboring properties. Per the City's sound ordinance, the property to the south is zone N-C-L
and has a maximum decibel allowance of 55 from 7:00 a.m. to 8:00 p.m., and 50 from 8:00
p.m. to 7:00 a.m. The property to the west is zoned C-C and has a maximum decibel allowance
of 60 from 7:00 a.m. to 8:00 p.m. and 55 from 8:00 p.m. to 7:00 a.m. All decibels are
measured at the receiving property line of the neighborhing property. You may have to
consider sound buffering for equipment depending on location and proximity to neighboring
property.
Response: Noted
2. We have guidelines for trash and recycling enclosures. Please refer to
www.fcgov.com/recycyling/enclosures.php
Response: Noted
3. Please refer to Article Five, Definitions, for definitions for "Bicycle Parking, Enclosed" and
"Bicycle Parking, Fixed." Such parking may be distributed around the site and not centrally
located at your option.
Response: Noted and in process.
4. As mentioned, a neighborhood information meeting is required. A good idea for the meeting
would be to have a fact sheet as a hand-out, which also contains contact information. Please
let us know when you would like to have the meeting. Generally, we need two-weeks notice for
the mailing. The mailing will be based on a geographic notification area that we prepare for
you. Then you provide the mailing labels of all property owners within the mailing area. We will
mail out the letters.
Response: Neighborhood meeting was conducted November 12, 2014. (1) attendee was
present.
5. The project would be eligible for the Small Project Submittal Fee. Please call in advance of the
submittal to determine the exact amount of this fee.
Response: Noted
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
Mitch Christ
September 27, 2013
Sigma Phi Epsilon
7400 E. Orchard Rd., Suite 270
Greenwood Village, CO 80111
Re: 121 E Lake - Fraternity Addition
Description of project: This is a request to construct an addition to the Sigma Phi Epsilon Fraternity located at 121
East Lake Street (Parcel # 97133-31-019). A new second-story addition would be constructed on the western portion
of the existing building. The site is located in the Neighborhood Conservation Low Density (N-C-L) Zone District. The
fraternity is a non-conforming use and expansion is subject to Planning & Zoning Board (Type 2) review.
Please see the following summary of comments regarding the project request referrenced above. The comments
offered informally by staff during the Conceptual Review will 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. If you have any questions regarding these comments or the next steps in the review process, you may
contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343
or tshepard@fcgov.com.
Comment Summary:
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
Department: Zoning
The fraternity is a legal nonconforming use. Any expansion to the building is regulated by Section 1.5.5 of
the LUC, which means that a P&Z Board hearing is required and the parcel needs to be brought into
compliance with the applicable standards in Articles 3 and 4 of the LUC
1.
If there isn't already an enclosure for trash and recycling that complies with Sec. 3.2.5 of the LUC, one will
be required.
2.
Bike parking will be required in compliance with Sec. 3.2.2(C)(4) of the LUC. This means that there needs to
be one bike parking space per bed, with 60% of them in an enclosed area.
3.
Will the interior renovation result in an increase in the number of bedrooms? If so, additional off-street
parking will be required.
4.
The site plan submitted with the development application will need to include a notes and data table
including information about the existing building square footage, proposed square footage, number of bike
parking spaces, number of bedrooms, etc.
5.
It looks like the addition will displace existing roof-top mechanical units. Where will they be relocated to? If
they will be ground-mounted, please show location and screening.
6.
Page 1 of 4
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
Existing water mains and sanitary sewers in this area include a 16-inch water main in Lake, a 12-inch water
main in Remington and an 8-inch sanitary sewer in the N/S alley west of the site.
1.
2. The existing water service to the site is a 1-inch service connecting to the main in Remington.
The water conservation standards for landscape and irrigation will apply. Information on these requirements
can be found at: http://www.fcgov.com/standards
3.
4. If a larger water service is needed, development fees and water rights will be due at building permit.
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
Department: Park Planning
1. 1. 9/19/2013: No comments
Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com
Department: Historical Preservation
This property has been determined individually eligible for designation as a Fort Collins Landmark, per the
process outlined in Municipal Code Section 14-72.
1.
The eligibility of a property for landmark designation does not, in any way, designate the property as a
Landmark; it does define which of the various City review processes the development application would be
reviewed under. If any of the buildings or structures are found to be individually eligible for Landmark
designation, then the project would be reviewed for compliance with LUC Section 3.4.7. Section 3.4.7. is
intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or objects are
preserved and incorporated into the proposed development and any undertaking that may potentially alter
the characteristics of the historic property is done in a way that does not adversely affect the integrity of the
historic property; and (2) new construction is designed to respect the historic character of the site and any
historic properties in the surrounding neighborhood.
2.
Properties that are, or become, designated as Fort Collins Landmarks, and/or on the National or State
Registers of Historic Places, qualify for financial incentives, for both interior and exterior work. These
include Historic Structure Assessment grants, State Historic Fund grants, both 20% State and 20% Federal
Tax Credits, and 0% -interest City Rehabilitation Loans.
3.
The applicant has met multiple times with a Design Review Subcommittee of the Landmark Preservation
Commission to ensure the proposed addition is compatible with the historic building, and that the addition
will uphold the building's significance and integrity.
4.
Prior to obtaining Historic Preservation approval, detailed plans for the addition, as well as for the restoration
of shutters, railings, windows, etc, will need to be reviewed by staff.
5.
Page 2 of 4
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
Remodel and expansion of the fraternity house will not affect existing water supply and fire access available
to the property. As long as the fraternity house remodel will include the addition of a fire sprinkler system,
PFA has only minor comments at this stage. The FDC location needs to be coordinated with the fire
department, a Knox Box is required, and appropriate premise identification is required. If not already
provided, the kitchen will require a hood and duct system under a separate permit. PFA may have other
comments at the time of building plans review.
1.
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having
DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site may have a
DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester
(221 6361) to determine the status of the existing trees and any mitigation requirements that could result from
the proposed development.
1.
With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
2.
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
Department: Engineering Development Review
Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
1.
The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
2.
Any 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 to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
3.
Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for
their requirements as well.
4.
Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
5.
Depending on the width of the existing sidewalk, widening of the sidewalk along Lake St may be required
with this project. 4.5 ft wide sidewalk is the minimum width required however, when sidewalk is attached to
the curb and gutter and cars parking overhang on the sidewalk, greater sidewalk width may be necessary.
6.
Page 3 of 4
7. This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
Depending on the extent of construction proposed in the right-of-way, construction and utility plans will be
required with the project.
8.
9. A Development Agreement may be required and will be recorded once the project is finalized.
10. A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site.
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Department: Electric Engineering
1. Contact Light and Power Engineering, 970-221-6700, if changes need to be made to the electric service.
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Current Planning
It would be helpful to know how many total members there are and then how many reside within the facility
and how many would commute in for the various functions and activities. Also, please indicate how many
staff would be on the premises and during what hours. And then, please indicate how many off-street
parking spaces are available.
1.
As mentioned at the Conceptual Review meeting, the rooftop mechanical equipment would be relocated to
one of the walls. Please note that in the past, wall-mounted mechanical equipment, especially kitchen and
range exhaust fans, has prove to be problematic for neighboring properties. Per the City's sound
ordinance, the property to the south is zone N-C-L and has a maximum decibel allowance of 55 from 7:00
a.m. to 8:00 p.m., and 50 from 8:00 p.m. to 7:00 a.m. The property to the west is zoned C-C and has a
maximum decibel allowance of 60 from 7:00 a.m. to 8:00 p.m. and 55 from 8:00 p.m. to 7:00 a.m. All
decibels are measured at the receiving property line of the neighborhing property. You may have to
consider sound buffering for equipment depending on location and proximity to neighboring property.
2.
We have guidelines for trash and recycling enclosures. Please refer to
www.fcgov.com/recycyling/enclosures.php
3.
Please refer to Article Five, Definitions, for definitions for "Bicycle Parking, Enclosed" and "Bicycle Parking,
Fixed." Such parking may be distributed around the site and not centrally located at your option.
4.
As mentioned, a neighborhood information meeting is required. A good idea for the meeting would be to
have a fact sheet as a hand-out, which also contains contact information. Please let us know when you
would like to have the meeting. Generally, we need two-weeks notice for the mailing. The mailing will be
based on a geographic notification area that we prepare for you. Then you provide the mailing labels of all
property owners within the mailing area. We will mail out the letters.
5.
The project would be eligible for the Small Project Submittal Fee. Please call in advance of the submittal to
determine the exact amount of this fee.
6.
Page 4 of 4