HomeMy WebLinkAboutVIALE COLLEGIO 2ND FLOOR REMODEL - MAJOR AMENDMENT - MJA150007 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
Christian Bachelet
May 05, 2015
Venturepro, LLLP
706 S College Ave
#202
Fort Collins, CO 80524
Re: 706 S College - Multi-family
Description of project: This is a request to convert office space to multi-family residential at 706 S
College (parcel #'s 9713219002, 9713219003 and 9713219004). 8,242 sq. ft. of office space will be
converted to 14 studio and 1-bedroom apartment units. 33 parking spaces will be provided on-site.
The parcels are located in the Community Commercial (CC) zone district. This proposal will be
subject to a Major Amendment.
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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
Department: Zoning
Will there be a need to increase the size of the trash enclosures. Any add'l built will need to
meet LUC 3.2.5. Existing trash/recycling enclosure is 7’ high constructed of masonry block walls and stone
veneer on a concrete pad. Each opening has a steel-framed/wood slat gate. The owner will closely monitor
the usage and adjust the frequency of pick up as needed.
1.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Department: Water-Wastewater Engineering
There is an existing 1-1/2" domestic water service and 6" fire line tapped from the 8" water
main in the alley and a 3/4" commercial and 3/4" irrigation service tapped from the 8" main in
College. There are two existing sewer services serving this site, both from the 8" sewer
main in the alley.
1.
Calculations from a mechanical engineer will be needed to assess the adequacy of the
existing services. In addition, internal plumbing modifications may be needed in order to
separate the commercial portions of the building from the proposed multi-family units. This
also applies to sanitary sewer service.
2.
3. The water conservation standards for landscape and irrigation will apply. Information on
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these requirements can be found at: http://www.fcgov.com/standards
4. Development fees and water rights will be due at building permit. Credits from commercial fees paid from original
development in 2003/2004 will be applied.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Department: Stormwater Engineering
No improvements or increases in impervious area are indicated in the application. Please
contact the Stormwater Utility if this changes.
1.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
AUTOMATIC FIRE SPRINKLER SYSTEM
Modifications to the buildings automatic fire sprinkler system are required under a separate
permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related
questions at 970-416-2868. Owners will make modifications to interior heads as needed to service new units.
1.
Contact: Kelly Kimple, , kkimple@fcgov.com
Department: Environmental Planning
As there are no proposed changes to the exterior of the building, including landscaping,
environmental planning has no comments.
1.
Contact: Sheri Langenberger, 970-221-6573, slangenberger@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. . Credits from commercial fees paid from
original development in 2003/2004 will be applied.
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. We are not aware of any damaged curb, gutter or sidewalk
3.
All public sidewalk, driveways and ramps existing or proposed adjacent or within the site
need to meet ADA standards, if they currently do not, they will need to be reconstructed so
that they do meet current ADA standards as a part of this project. The existing driveway will
need to be evaluated to determine if the slopes and width will meet ADA requirements or if
they need to be reconstructed so that they do. The building is currently handicapped accessible with two designated
parking stalls in the covered garage area, a ramp leading up to the sidewalk and building entries, and an elevator
provides service to the upper floors with type A and B units on the third floor.
4.
5. If needed the existing Development Agreement can be amended.
This site is adjacent to CDOT roadway. Plans will be routed to CDOT for review and
approval and if the traffic volumes at the driveway change with this proposal the applicant
may need to obtain an updated access permits from CDOT. Acknowledged. The traffic volume changes will be
negligible between the existing commercial use and proposed residential use. If anything it will go down slightly.
6.
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Contact: Coy Althoff, , CAlthoff@fcgov.com
Department: Electric Engineering
Currently there is power in this area. There is currently a 2000Amp main breaker servicing
this building. If no additional electrical capacity is needed, then electrical capacity charges
will not apply. However each unit will need to be individually metered. It is preferred to have
them gain metered on one side of the building beyond the main disconnect. Owners will provide individual meters or
submeter system.
1.
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Planning Services
This project is located in the Eastside Neighborhood, which is part of the Old Town
Neighborhoods Plan update. We encourage you to participate in this planning process as it
will deal with issues like architectural compatibility and density of development amongst
others. For more information about the project, please visit our website at fcgov.com/otnp or
e-mail me at cfrickey@fcgov.com. Only minor window reconfigurations are proposed on the exterior.
1.
How many parking spaces were dedicated to the office space you are removing as part of
this development plan? Will these spaces satisfy the minimum parking required per section
3.2.2(K)(1)(a)(1)? Your calculation is correct in that the 34 residential living units would
require 25.5 parking spaces (rounded up to 26), but how much parking does that leave for
the office suites and retail units on site? Staff is concerned this development could pose a
parking problem and would like to discuss this issue in further depth. The 33 existing parking spaces meet the Land
Use Code for a TOD overlay zone per the calculations outlined in the statement of planning objectives.
2.
You will need to provide one bicycle parking space per bedroom, per section 3.2.2(C)(4).
60% of these spaces must be covered with the remaining 40% provided as fixed racks. This
means at least 9 must be provided as covered bicycle parking with the remaining 5 provided
as fixed racks. Each of the 14 new apartments on the 2nd floor will be provided with bike hooks within the unit
as shown on the floor plans plus a bike storage room will be added to accommodate approximately 25 bikes.
There are also two existing bike racks within the covered parking garage for use by the retail and office users.
3.
Please submit a table showing the parking standards applicable to the original approval of the
Collegio building along with the proposed parking and how this proposal complies with
current standards.
The 33 existing parking spaces meets the current Land Use Code for a TOD overlay zone per the calculations
in the statement of planning objectives.
YEAR Required Parking Commercial Required Parking Residential Total #Parking Req
2003 0 .75*20 units= 15 spaces 15
2015 1 /4000sq.ft min.of 4 per use= 8 spaces .75 * 33 units = 25 spaces 33
4.
This project will likely need a modification to the parking standards. Land Use Code section
2.8.2 details the criteria you will need to apply for your modification request. Modification to the standards is not
required per the calculations in the statement of planning objectives.
5.
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. Per our discussion at neighborhood meeting, it will actually be a Type 1 review
and public hearing.
6.
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. Noted.
7.
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. Noted.
8.
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. Noted, however we do not anticipated any need for a modification to any standards.
9.
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Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
10.
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. Noted.
11.
When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750. Noted.
12.
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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 970-416-2341 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. ALM2S has already had a couple of phone conversations with Russ
Hovland to clarify the necessary work needed to comply with currently adopted codes. When we further
develop the construction drawings we will schedule a pre-submittal meeting with the Building Dept.
Construction shall comply with the following adopted codes as amended:
20012 International Building Code (IBC)
2012 International Residential Code (IRC)
20012 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
2014 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 Chapter 4.
2. Multi-family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Green Code Amendments effective starting 2/17/2014. 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
970-416-2341
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