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Home My WebLink AboutYOUNG PEOPLES LEARNING CENTER - PDP W/ADDITION OF PERMITTED USE - PDP140012 - CORRESPONDENCE - (3)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 September 26, 2014 Heather Griffith Young Peoples Learning Center 209 E Plum Fort Collins, CO 80524 Comment Summary: Department: Planning Services Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: Building Elevations 09/23/2014: The response narrative mentions some proposed changes to the building design, but the changes are not reflected on the Building Elevations that were submitted. We will need to see the proposed changes, including trim, variation in materials and color, changes to the roof of the front porch, and any other change on the elevations. 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 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: 9 Comment Originated: 08/19/2014 09/23/2014: I am comfortable with the proposed changes on the east side of the building, as mentioned in the response narrative. The elevations need to reflect the proposed changes. 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: 10 Comment Originated: 08/19/2014 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. RE: Young Peoples Learning Center PDP with Addition of a Permitted Use, PDP140012, Round Number 2 Page 1 of 6 09/23/2014: The elevations do not show the total wall height, but the site plan notes the maximum building height is 24 feet, which complies with the building height standards for the NCM zone district. 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: 11 Comment Originated: 08/19/2014 09/24/2014: I am still concerned that the proposed color of the building is not fully compatible with the neigborhood as a whole. A brief survey of this neighborhood and other neighborhoods near Old Town yielded a number of houses in various shades of blue. Based on this assessment, a more muted shade of blue might be more appropriate for this area. Blue stucco buildings are not prevalent in this neighborhood, so architectural features like trim, variation in materials, the use of columns or railings on the porch, a pitched roofline for the porch, and other embellishments will help the building fit into the surrounding context. Comment Number: 15 Comment Originated: 09/24/2014 Topic: General 09/23/2014: Thank you for the additional information from your parking occupancy study. 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: 5 Comment Originated: 08/18/2014 09/23/2014: Thank you for submitting your request for the Modification of Standard. This will be incorporated into the staff report when the projec is presented to the Planning & Zoning Board. 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: 6 Comment Originated: 08/19/2014 Topic: Planning Objectives 09/24/2014: Thank you for clarifying that approximately 2-5 appointments per week would be generated from YPLC's other location. 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: 13 Comment Originated: 08/19/2014 09/24/2014: Thank you for clarifying the intended use of the offices and rationale for the size of the expansion. 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. Comment Number: 14 Comment Originated: 08/19/2014 Page 2 of 6 Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General 09/24/2014: The plans show what appears to be a property line boundary, however this does not coincide with the property boundary as shown with the "pin marking property line at 48" off of sidewalk" indication. The pin would presumably be indicative of the property boundary and should be shown as such on the plans. The fence would need to be relocated and shown along (or west of) the property pin. (The indication of the east front fence to be at 24" off of the sidewalk would not be allowed). 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: 1 Comment Originated: 08/19/2014 09/24/2014: Carried over for reference, as the payment will be required prior to approval of the development plan. 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: 3 Comment Originated: 08/19/2014 Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans 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. Comment Number: 1 Comment Originated: 08/20/2014 Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Page 3 of 6 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 can not 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 Comment Number: 1 Comment Originated: 08/20/2014 Page 4 of 6 Building Services Plan Review 416-2341 Department: Outside Agencies Contact: Xcel Energy, , Topic: General 08/15/2014: From Xcel Energy: 14" WC max gas pressure Comment Number: 1 Comment Originated: 08/15/2014 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 09/24/2014: FIRE CONTAINMENT A portion of the building is currently shown as being fire contained however, it appears the remaining area of the building continues to exceed 5,000 square feet. If the building cannot be fire contained, a fire sprinkler system will be needed. Comment Number: 2 Comment Originated: 09/24/2014 Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 08/19/2014: No comments if no site improvements are proposed. Comment Number: 1 Comment Originated: 08/19/2014 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 09/19/2014: No comments. 08/14/2014: No comments. Comment Number: 1 Comment Originated: 08/14/2014 Topic: General 09/19/2014: FLOOR PLAN: There are line over text issues. See redlines. Comment Number: 5 Comment Originated: 09/19/2014 Topic: Site Plan 09/19/2014: There are line over text issues. See redlines. Comment Number: 6 Comment Originated: 09/19/2014 Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Page 5 of 6 09/22/2014: We always appreciate applicants that try to address neighbor comments and look for workable solutions for everyone. The request was related to operational elements of parking (not infrastructure). Given the response that no changes will be made, we have no further comment and will address operational parking issues on a complaint and enforcement basis. 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? Comment Number: 1 Comment Originated: 08/19/2014 Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: General 09/26/2014: Based upon a site visit, it appears that the sewer is under the portion of the building that has a basement. Please call me (221-6854) to schedule a meeting onsite to review the plans in more detail and discuss the situation. Comment Number: 2 Comment Originated: 09/26/2014 Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General 09/24/2014: Please label the site plan as a combined site and landscape plan. 08/19/2014: Where is the Landscape plan? This can be a combined site/landscape plan. Comment Number: 3 Comment Originated: 08/19/2014 09/24/2014: Please label the trash and recycling enclosre surface as a concrete pad. 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: 6 Comment Originated: 08/19/2014 09/24/2014: On the signature block for Planning please change out the Director of Planning to Director of Community Development and Neighborhood Services. Comment Number: 9 Comment Originated: 09/24/2014 Page 6 of 6