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HomeMy WebLinkAboutYOUNG PEOPLES LEARNING CENTER - PDP W/ADDITION OF PERMITTED USE - PDP140012 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW30 Conceptual Review Letter: 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 June 25, 2014 Heather Griffith Young Peoples Learning Center 209 E. Plum St. Fort Collins, CO 80524 Re: 209 Plum St. - Young Peoples Learning Center Expansion Description of project: This is a request to expand the 2nd story of the Young Peoples Learning Center on 209 E. Plum Street (Parcel #9713221009). The proposed addition would add approximately 1700 square feet of office space to the second story of the building. The parcel is located in both the Neighborhood Conservation - Medium Density (NCM) zone district and the Neighborhood Conservation - Buffer (NCB) zone district. This project will be subject to Planning & Zoning Board (Type II) review. Please see the following summary of comments regarding the project request referenced 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, Rebecca Everette, at 970-416-2625 or reverette@fcgov.com. Comment Summary: 31 Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com 1. The east half of the property is NCM and the west half is zoned NCB. The office use does not appear to be an accessory use. As a principal use, it is allowed in the NCB zone as a Type 2 review because of the addition. The use is not allowed as a principal use in the NCM zone, and therefore an Addition of Permitted Use process would be required as a Type 2 review. 2. Show the outdoor play area on the site plan (location, dimensions, height and type of fence). 3. Is there any parking currently provided on the property? Is so, please show and dimension the parking area on the site plan. If there isn't any parking on the lot, where do employees/parents park? 4. The Planning Department comments cover other issues and regulations. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in the area include a 6-inch water main in Remington, a 4-inch water main in Mathews and an 8-inch north/south sewer that crosses 209 Plum (under the existing building). 2. The water service to the existing building comes from a ¾-inch line extending from Mathews. 3. If a fire sprinkler system is needed, schedule a meeting to discuss in more detail as there is currently no water main in Plum at this location. 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 5. If a larger water service is needed, development fees and water rights will be due at building permit. Credit will be given for the existing service. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. It doesn't appear that this project will change the impervious area so there is no increase in impervious area that will need to be detained. However there may be simple things that can be done to treat the runoff from the site. Please contact Basil Hamdan, the Water Quality Coordinator at 224- 6035 to discuss what may be required. 32 Department: Historical Preservation Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com 1. LUC Section 3.4.7 has been met. The building at 209 East Plum was evaluated for its eligibility as a Fort Collins landmark and was determined to not be individually eligible. While the property is located within the Laurel School National Register District, it is likely a non-contributing building due to previous alterations. Further, the proposed second level addition should not have a significant adverse effect on the adjacent properties or on the District as a whole. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. DEVELOPMENT REVIEW As there are no footprint changes proposed and no alterations affecting general building layout, there are no fire department comments relative to access and water supply. However, other comments relative to day care occupancies, including exiting requirements fire alarm systems, and occupancy loads, etc. may be applicable at time of building permit. 2. FIRE CONTAINMENT Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. 3. PREMISE IDENTIFICATION IFC 505.1: New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six- inch numerals on a contrasting background. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. 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. If any of the trees on the site may be impacted and 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. 33 2. 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. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com 1. 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. 2. 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 3. 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. 4. Please contact the City's Traffic Engineer, Martina Wilkinson (221-6887) 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. 5. 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 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. There will likely be no easements or right-of-way needed. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. 8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 9. The alley adjacent to this site is not paved or improved. The City code currently identifies that a property is responsible for the improving the adjacent roadways at such time a property develops or redevelops. 10. Fences are to be placed a minimum of 2 feet from the edge of a sidewalk or at the property line whichever is greater. It looks like the fenced area doesn’t meet this requirement. Department: Electric Engineering Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com 34 1. System modification charges may apply. If an upgrade to electric service is required, electric development charges will apply. If you have any questions please call Electrical Engineering at (970) 221-6700. Planning Services Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com 1. USE: Based on conversations at the conceptual review meeting on 6/16/14, it appears that the rented office/medical space would be a second, primary use in the building, rather than accessory to the existing child care use, as it would likely generate clientele and visits to the site in addition to the children/families currently served by the child care center. While the lot is divided between the NCB and NCM zones, the majority of the 2nd story addition would be located in the NCM zone, which does not include medical/office as a permitted use. As such, the 2nd story addition would be considered as an Addition of a Permitted Use (APU) in the NCM district (see LUC Section 1.3.4). Two neighborhood meetings are required based on the latest APU revisions to the LUC. 2. LOT DIMENSIONS: The Conceptual Review Application notes that the lot dimensions are 50x150. However, the County Assessor's office lists the property as 14,000 square feet in size. Please clarify the square footage of the lot, as it will affect the allowable floor area per LUC Section 4.8(D)(2). 3. BUILDING HEIGHT: What is the overall building height on the east side (with the addition)? If the building is taller than 18 feet, the second story wall may need to be stepped back per Section 4.8(E)(4). Measuring building height is defined in Section 3.8.17(A). 4. FRONT FACADE CHARACTER: This design appears to meet the front facade character standards in Section 4.8(F)(1)(h). Please confirm that the front porch element is at least 6 feet in depth and 8 feet in length. 5. BUILDING COMPATIBILITY: Ensure the project meets the building compatibility standards in Section 3.5.1. 6. CHILD CARE STANDARDS: Will the addition allow for an increase in the number of children accommodated by the child care center? If so, the standards in Section 3.8.4 must continue to be met. 7. PARKING: No off-street parking is currently provided. How many employees does the center currently have, and how many new employees would the addition bring? Section 3.2.2(K)(1)(h) specifies that child care centers provide a minimum of 2 off-street parking spaces per 3 employees or 1 parking space per 1,000 square feet of floor area, whichever is greater. 8. BICYCLE PARKING: Per section 3.2.2(C)(4), child care centers have a minimum bicycle parking requirement based on the square footage of 1/3,000 square feet, minimum of 4 spaces. All of these spaces could be fixed bicycle racks. 9. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards and Article 4 Districts. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. 35 10. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. 11. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 12. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 13. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. 14. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. 15. TRAFFIC OPERATIONS: This proposal is likely to have very limited change in traffic volumes. Based on that, the traffic impact is not expected to rise to the threshold of needing a TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be waived. 16. TRAFFIC OPERATIONS: Note that the proposal may generate some questions regarding parking and whether this change will impact street parking in the area. 17. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. 18. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 19. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. 20. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. 21. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 22. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff 36 and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. 23. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2009 International Building Code (IBC) 2009 International Residential Code (IRC) 2009 International Energy Conservation Code (IECC) 2009 International Mechanical Code (IMC) 2009 International Fuel Gas Code (IFGC) 2009 International Plumbing Code (IPC) as amended by the State of Colorado 2011 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 37 1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4 2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4. 3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services, Plan Review 416-2341 38 Answers to questions presented at Conceptual Review At the Conceptual Review meeting, concerns were expressed regarding positioning of offices within the building, bike parking, alley impact and paving, fire protection within the building, and fencing. We believe the new plans submitted clarify the square footage of the lot, confirm the front porch area and address the building step-back issues. Offices in NCM/NCB Concerns Since the time of the Conceptual Review, we have re-designed the space upstairs so that all provider offices are located in the NCB zoning perimeters. We understand that there are still community concerns about us moving the offices once the space has been built and Young Peoples is open to any recommended clauses written into documents which would ensure compliance with city requirements. Bike Parking We are planning multiple bike parking areas. We plan to have a covered parking area at the west most end of our property where parents can park bikes or child trailers for the day that should accommodate up to 10 bikes (or 4 bike trailers.) We also are working with Front Range Community College and their welding program to develop structures for 5 - 10 additional uncovered spots as a service learning project. In addition, we have created an incentive program for staff which includes rewards for riding their bikes to work consistently. Vehicle Parking There were two specific comment brought up at the community meeting: the amount of additional parking that may be required from the additional services provided, and the ability to see around our company vehicles when pulling out. We are conducting a parking availability study. Currently, during the summer, we see at least a 50% availability at all times of the day and evening. However we know that number will be somewhat impacted once the students return. This will be impacted on Plum Street both by fraternity and commuter students. Although we will provide hard data to support our position at the time of plan submittal, our experience is that we have rarely had to park anywhere other than in the 200 block of Plum Street, and when we have had to, have never had to park farther than the first 150 feet around the corner of the 800 block of Mathews Street. These comments apply to both our business vehicles and our staff vehicles. Again, we believe the hard data we will be able to provide in a few weeks will be invaluable in showing the minimal impact the current business has on parking availability. 39 When it comes to the parking requirements for the “new” clients of the professional services, this too will be minimal. Most of our current clients will be scheduling their times with these professionals when they drop-off or pick up their children, so this will require no more or less space than they are already using. For those coming during the middle of the day, there will be the space for them to park in the otherwise unused loading zone spaces in front of the center. These spaces are actively used during the hours of 8:00 to 9:00 am, and 4:00 to 5:30 pm. But even if there were to be zero spaces for these few Ft. Collins residents on Plum Street, as mentioned above, there will be ample space right around the corner on Mathews Street. Additionally, we have provided a Letter Of Intent for an agreement to purchase parking rights at the Schrader Country Store on the corner of College and Locust Streets. Please review that to see our level of commitment if we do ever reach a necessity for it. This private parking lot is located about a one block walking distance of our front door, allowing us to meet current standards for parking for Child Care Centers without adding a parking lot to our playground. Doing this also eliminates our impact on the alley. We are requesting our need for the alley to be paved to be waived, per City staff discussions in light of this. We are entering into this agreement and are requesting the waiver as opposed to putting parking on our premises. In order to create parking spaces on site, we would need to greatly reduce the size of our playground. We believe that the outdoor space we are able to provide to children is a great asset to the quality of our program and provides children in the community with much needed space to learn and grow. The quality of our services to children would suffer if this space was lost. Below is our current parking policy for our staff as well as our revised policy upon project approval. This parking policy would apply to employees of any office spaces as well. We request that staff only utilize the spaces along the north east side of Plum Street, not in front of the fraternity house or along the 800 block of Mathews nearest to our school. These are spaces which we know from experience are not used by neighborhood residents. We specifically request that our staff do not park in the spaces in front of the housing to the east or west of our school nor in front of the houses on the 700 block of Mathews, as we know these spaces are used by residents. Current policy: PARKING Young Peoples Learning Center does not maintain private parking facilities for employees. Employees must park in spaces that do not interrupt the available spaces for parents picking up and dropping off children. The only exceptions to this are opening staff and owners. At the Mathews Street location, staff may park in spaces two houses to the south or further, around the north side of 40 the block or across Mathews Street. At the Plum Street location, staff may park in the last one or two spaces on the ends of the block, across Plum Street or around the corner on the East side of the block. Young Peoples Learning Center employees are expected to comply with all local parking regulations and will be responsible for any fines incurred for violations. New policy: PARKING Young Peoples Learning Center does not maintain private parking facilities for employees. Employees must park in spaces that do not interrupt the available spaces for parents picking up and dropping off children. The only exceptions to this are opening staff and owners. At the Mathews Street location, staff may park in spaces two houses to the south or further, around the north side of the block or across Mathews Street. At the Plum Street location across Plum Street or around the corner on the East side of the block. Staff at Plum Street may also choose to park in the spaces on the South side of Schrader’s Country Store. If staff choose to park here, they must “sign in” with the manager in Schrader’s at the time of parking or they will be subject to fines or towing. Young Peoples Learning Center employees are expected to comply with all local parking regulations and will be responsible for any fines incurred for violations. Fire Protection In order to meet standards, we have 1 hour fire rated doors and wall barrier between the eastern most classroom and the rest of the building. The remaining part of the building is less than 5,000 square feet. Fencing We will be dismantling all current fencing on the front of the building, refinishing it and relocating it 2 feet back from the sidewalk. More Information Requested for Playground Layout We are not changing our current playground layout, but are providing the details of its current layout below:  Playground parts marked with a grey background are covered in pea-gravel. The rest of the playground is grass, with dirt in the natural rock and garden areas.  The blue areas mark our sidewalks, including the trike path.  The green indicates trees currently within the play space which provide plenty of shade cover. There are additional trees lining the property which add additional shade.  The fence is currently chain link with woven plastic creating privacy. We anticipate converting this to a natural growth vine and are looking into the best options at this point. Storage shed and 41 Tuana Parking 800 Block of Mathews Street Young Peoples 209 E. Plum Street Loading Zone