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HomeMy WebLinkAboutYOUNG PEOPLES LEARNING CENTER - PDP W/ADDITION OF PERMITTED USE - PDP140012 - CORRESPONDENCE -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/developmentreview August 25, 2014 Heather Griffith Young Peoples Learning Center 209 E Plum Fort Collins, CO 80524 RE: Young Peoples Learning Center PDP with Addition of a Permitted Use, PDP140012, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, 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: Department: Planning Services Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: Building Elevations Comment Number: 9 Comment Originated: 08/19/2014 08/19/2014: LUC Section 3.5.1 outlines the requirements for building mass and scale, materials, color, and general compatibility with adjacent properties (and throughout the neighborhood). The proposed design for the second story addition could benefit from additional review regarding compatibility, particularly given that it is located in the Laurel School Historic District. The Landmark Preservation Commission has a subcommittee that meets with applicants to brainstorm potential design options, in case you are interested. Comment Number: 10 Comment Originated: 08/19/2014 08/19/2014: The design and scale at the eastern end of the building does not match that of the adjacent property to the east. Considerations should be made for the privacy of neighbors through the placement of windows and doors. A step back in height along the eastern end of the building would mirror the step back on the adjacent property. Comment Number: 11 Comment Originated: 08/19/2014 08/18/2014: What is the wall height on the east end of the addition? The elevations note that the finished ceiling is 17 feet, 11 inches, but the height of the wall is not noted. Comment Number: 12 Comment Originated: 08/19/2014 08/18/2014: Please confirm the width and depth of the covered front porch. The porch should be a minimum of 6 feet deep and 8 feet wide (See LUC 4.8(F)(h) and Figure 17.6). Topic: General Comment Number: 5 Comment Originated: 08/18/2014 08/19/2014: Thank you for providing the initial results of the parking occupancy study. Please continue to collect information once CSU is back in session to gain a complete understanding of the parking capacity and demand in the vicinity of the center. Comment Number: 6 Comment Originated: 08/19/2014 08/19/2014: Off-street parking is required for child care centers per LUC section 3.2.2(K)(1)(h). For the number of employees described in the Planning Objectives (10-12), 8 parking spaces are required. You may choose to justify a reduced number of parking spaces using the Alternative Compliance review specificed in Section 3.2.2(K)(3)(c). Alternatively, you can pursue a Modification of Standard to exempt the project from the parking requirements (per Section 2.8.2). A Modification of Standard would be preferred by staff, as it is generally more definitive than Alternative Compliance. If you choose to pursue either of these options, a description of how the proposed project meets the criteria for Alternative Compliance or a Request for Modification of Standard should be included with the next submittal. Comment Number: 7 Comment Originated: 08/19/2014 08/19/2014: Please provide the Letter of Intent for the parking lease agreement for review. Comment Number: 8 Comment Originated: 08/19/2014 08/18/2014: Conversations with Parking Services indicate that there have been no known complaints about the presence of a loading zone in front of the child care center. There have not been any recent complaints regarding parking availability in the vicinity of this property, either. Topic: Planning Objectives Comment Number: 1 Comment Originated: 08/18/2014 08/19/2014: This project is being processed as an Addition of Permitted Use (APU), as described in LUC Section 1.3.4. The Planning Objectives should clearly state how each requirement in this section is met by the proposed medical office use. Note that the Planning and Zoning Board may choose to impose conditions and requirements related to the medical office use if they choose to approve the APU. Comment Number: 13 Comment Originated: 08/19/2014 08/19/2014: The Planning Objectives state that 60-80 percent of the appointments in the new offices would be YPLC clients. How many of those clients would be located at the Plum Street location, and how many would be traveling from other YPLC locations? Comment Number: 14 Comment Originated: 08/19/2014 08/19/2014: The Planning Objectives state that the office uses would receive approximately 10 visits per day, combined. Does this mean that some providers would only be seeing one client per day? If that is the case, is there an opportunity for shared office spaces for those providers, rather than a dedicated office? I am wondering if the size of the expansion is necessary given the amount of use anticipated for the offices. Topic: Site Plan Comment Number: 2 Comment Originated: 08/18/2014 08/18/2014: A full-sized (24" x 36") combined site and landscape plan will need to be provided for the proposed development. Examples will be provided at the staff review meeting. Comment Number: 3 Comment Originated: 08/18/2014 08/18/2014: Please label the width of the side yard setback on the east side of the building. All other setbacks comply with the standards in LUC 4.8(E). Comment Number: 4 Comment Originated: 08/18/2014 08/19/2014: LUC Section 3.2.5(C) specifies the requirements for trash and recycling enclosures. Specifically, trash and recycling must be enclosed and screened from public view, which does not appear to currently be the case. See the Land Use Code for design criteria for trash enclosures. Examples and design guidelines can be found here: http://www.fcgov.com/developmentreview/pdf/trash_enclosure_design_guidelines.pdf Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/19/2014 08/19/2014: The site plan sheets need to have property line boundary information depicted to ascertain how the existing improvements and new proposed improvements are situated in relation to the property boundary. For instance the relocated fence will need to be shown as being outside of the right-of-way and located on private property. In addition, the indication of dumpsters and trash located outside of the fence, appears to be depicted in alley right-of-way and is not allowed. Comment Number: 2 Comment Originated: 08/19/2014 08/19/2014: Please add the following note to the site plan: 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. The limits of the repairs will be identified in the field by the City Engineering Inspector prior to and over the course of the project and will not be shown on the plans. Comment Number: 3 Comment Originated: 08/19/2014 08/19/2014: Under the premise that the site plan shows that vehicular access to the alley will not (and cannot) occur with the operation of the development, City Engineering will not require the paving of the alley abutting the property and the extension of that paving to a public street, subject to the development providing for payment in lieu of constructing the alley in order to satisfy the local street portion obligation for the alley abutting the property. By providing to the City a payment in the amount of $168 per linear foot of frontage (it appears that the property has about 100 feet of frontage along the alley, which would be a total $16,800) then the paving of the alley would not be required. Comment Number: 4 Comment Originated: 08/19/2014 08/19/2014: The plans indicate vehicular parking along Plum Street being for loading. This indication should not be on the plans as it implies that this is required of the development and/or the City would ensure this in perpetuity. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 08/20/2014 08/20/2014: It does not appear that any existing significant trees will be impacted by the proposed construction. If any significant trees will need to be removed due to construction then please contact the City Forester for an on-site meeting to evalaute. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 08/20/2014 08/20/2014: Building Permit Pre-Submittal Meeting 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: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 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 A117.1-2009. 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 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. 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. YPLC – project specific concerns: 1. A building cannot be built over a property line even when owned by the same owner. 2. 2nd flr addition must be 10ft from property line or fire-rated construction required. 3. If the total 2nd flr sq. footage exceeds 3k sq.ft. then must be accessible. 4. Building code and State statute CRS 9-5 requires project provide accessible units. 5. New Green Code requires: a. Upgraded insulation is required for buildings using electric heat or cooling. b. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. c. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. d. Special combustion safety requirements for natural draft gas appliances. e. Low VOC interior finishes. City of Fort Collins Building Services Plan Review, 416-2341 Department: Outside Agencies Contact: Xcel Energy, , Topic: General Comment Number: 1 Comment Originated: 08/15/2014 08/15/2014: From Xcel Energy: 14" WC max gas pressure Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 08/19/2014 08/19/2014: FIRE ACCESS Fire access shall be provided to all exterior portions of the building. The need for security and child safety is understood however it is unclear if the fencing plan for the property will allowing firefighter access to the building's perimeter. Please provide further details. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/19/2014 08/19/2014: No comments if no site improvements are proposed. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 08/14/2014 08/14/2014: No comments. Topic: General Comment Number: 2 Comment Originated: 08/14/2014 08/14/2014: FLOOR PLAN: No comments. Topic: Plat Comment Number: 3 Comment Originated: 08/14/2014 08/14/2014: The Plat provided is incorrect for this property. This property is located on Lots 8 & 9, Block 138, Resubdivision of Blocks 138 & 139. Topic: Site Plan Comment Number: 4 Comment Originated: 08/14/2014 08/14/2014: Why is there no Site Plan being filed for this project? Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/19/2014 08/19/2014: A note was made earlier that traffic operations and/or parking may need to be adjusted along Plum Street. Its not entirerly clear from the submittal whether any changes are proposed to address the concerns raised in the neighborhood meeting regarding sight distance? Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/25/2014 08/25/2014: The plat information which has been requested from Larimer County has not arrived. When received, I will be in touch with comments or questions. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/19/2014 08/19/2014: Land Use Code (LUC) section 3.8.4 requires a certain amount of outdoor play area for a Child care center. On the site plan please include a Land Use table that includes such things as the use, parking, bicycle parking, capacity of the child care center, sq. ft., size of play area.... Comment Number: 2 Comment Originated: 08/19/2014 08/19/2014: A cover sheet with the signature blocks and sheet index should be included for the planning documents (site, landscape, elevations) Comment Number: 3 Comment Originated: 08/19/2014 08/19/2014: Where is the Landscape plan? This can be a combined site/landscape plan. Comment Number: 4 Comment Originated: 08/19/2014 08/19/2014: On the east side of the building there is a label that say Gated storage enclosure? What does this mean? An enclosure would need to meet setbacks. The other structures labeled are they existing or to be built? If what size are they and height? This will determine if they require a building permit. If so these structures will need meet setbacks (typically 5ft for side and rear setback). The bicycle covering may not be able to located in the front yard depending upon the size. Comment Number: 5 Comment Originated: 08/19/2014 08/19/2014: What is the screening that is being provided for the outdoor storage areas? Comment Number: 6 Comment Originated: 08/19/2014 08/19/2014: A trash and recycling enclosure is required. Such enclosure shall be designed with walk-in access and located on a concrete pad at least 20ft from a public sidewalk. Comment Number: 7 Comment Originated: 08/19/2014 08/19/2014: Please provide a note on the site plan that talks about the need or lack thereof for lighting. The Land Use Code requires a minimum average lighting for playgrounds.