HomeMy WebLinkAboutYOUNG PEOPLES LEARNING CENTER - PDP W/ADDITION OF PERMITTED USE - PDP140012 - CORRESPONDENCE - (6)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:
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.
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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.
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.
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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.
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.
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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
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.
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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.
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.
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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 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
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
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