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HomeMy WebLinkAboutVIALE COLLEGIO 2ND FLOOR REMODEL - MAJOR AMENDMENT - MJA150007 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSMajor Amendment Statement of Planning Objectives Viale Collegio Building 706 South College Avenue Fort Collins, Colorado October 6, 2015 PROJECT OVERVIEW The intent of the project is to convert a portion (approx. 8,300 sq. ft.) of the existing 2nd floor commercial office space to for-rent residential apartments. There will be fourteen (14) studio apartments similar to what currently exists on the 3rd floor. The corridors and stairwells will stay in the same configuration. A new electrical closet will be constructed using leftover circulation space with the exit corridor without reducing the required width. The property is 140’ long (E/W) by 150’ (N/S) with College Avenue on the west, an alley on the east and existing structures on the north and south. These buildings on the north and south are built right to the property lines. The primary building dimensions are approximately 130’ x 144’ with 33 parking spaces and a partial building footprint for retail space on the first floor below the 2nd and 3rd floors. Vehicular access to parking is available off College Avenue on the west and the alley on the east. ORIGINAL CONSTRUCTION Building Codes According to the Larimer County property records and archive building permit, the building was built in 2003 constructed under the 1997 UBC, which was the adopted code of the City of Fort Collins at the time. Original building permit number was B0207557. The new construction will need to follow the codes currently adopted by the City of Fort Collins including the 2012 International Building Code with local amendments. Based on the archive set of drawings attained from the CFC Building Department, the building specifics are as follows: Construction Types Per Floor - Foundation: Drilled concrete piers and concrete grade beams. - 1st Floor: Slab-on-grade concrete floor and concrete-encased steel columns - 2nd Floor: Elevated concrete slab on metal deck on steel girders and beams. Exterior walls supporting 3rd floor are light-gage steel studs at 16” o.c. - 3rd Floor: Elevated structural concrete slab on steel girders and beams. Interior 2x4 and 2x6 wood framing bearing on structural slab. - Roof: Pre-engineered wood trusses at 24” o.c. bearing on LVL beams and wood framing. Occupancy Types, Area & Setbacks - A mixed used building with M (mercantile), S-2 (open parking garage), B (business) and R-2 (residential, apartment) occupancies. - Construction type “5H1”; which would be equivalent to type V-A, ie. one-hour construction in 2012 IBC. - 3 stories, 40 high and 39,227 sq. ft. - Setback 0’ at front, 8.5’ at rear, 0.5’ at left side (north), and 5’ on right side (south). Square Footage Main Level: 4,720 sq. ft. retail; plus 14,300 sq. ft. of open-air covered parking and building services. 2nd Level: 18,070 sq. ft.; all commercial office space. 3rd Level: 16,437 sq. ft.; all residential space. Total Area: 39,227 sq. ft.; total conditioned space. Viale Collegio Major Amendment Project Narrative - 2 PARKING AND SITE Vehicular Parking Main Level: 4,720 sq. ft. retail; plus 14,300 sq. ft. of open-air covered parking and building services. The new distribution of square footage among the various uses will be as follows: Main Level: 4,720 sq. ft. retail; plus 14,300 sq. ft. of open-air covered parking and building services. 2nd Level: 18,070 sq. ft.; 6,000 sq. ft. of gross leasable commercial office, 7,460 sq. ft. of residential, and 4,610 sq. ft. of circulation, restrooms, courtyard and service spaces. 3rd Level: 16,437 sq. ft.; all residential space including circulation and service spaces. Total Area: 39,227 sq. ft.; total conditioned space. There are 33 existing on-site vehicular parking space with right-in only access off of College Avenue and full access off the alley on the east. The intent is the leave the existing site configuration, including the parking layout, unchanged. Per the Land Use Code (TOD overlay zone), each one-bedroom or studio apartment requires 0.75 parking spaces. When the remodel is complete there will be a maximum of 34 studio or one-bedroom apartments, thus requiring a base compliance of 25.5 parking spaces. However, under Land Use Code Section 3.2.2 Access, Circulation and Parking - Demand Mitigation Strategy Table, a 10% reduction is allowed if each tenant is provided a Transit Pass; which is the intent of the owner. In addition, another 10% reduction is allowed since the most remote building entry is within 1,000 ft. of a MAX station (see attached map). Thus 25.5 x 0.8 = 20.4 spaces required for residential use. For general retail, the minimum required parking is 2 spaces/1,000 sq. ft. and for general office it is 1/1,000 sq. ft. The first floor retail is 4,720 sq. ft. requiring 9.44 stalls. The remaining 2nd floor office space will be 6,000 sq. ft. (Suite 205 at 1,030 sf & Suite 207 at 4,970 sf) requiring a base compliance of 6 stalls. The 10% reduction for proximity to MAX station also applies to non-residential uses. Parking calculations are as follows: Multi-Family; 34 studio dwellings x 0.75 spaces per DU = 25.5 - 10% reduction; transit pass for each tenant - 10% reduction; within 1,000 feet walking distance of MAX station - 25.5 x 80% = 20.4 General Retail; 4,720 sq. ft. / 500 sq. ft. per space = 9.44 - 10% reduction; within 1,000 feet walking distance of MAX station - 9.44 x 90% = 8.496 General Office; 6,000 sq. ft. / 1,000 sq. ft. per space = 6.00 - 10% reduction; within 1,000 feet walking distance of MAX station - 6.01 x 90% = 5.409 Total – 20.4 + 8.5 + 5.4 = 34.3 required / 33 provided However, there is an exception in the Land Use Code for the TOD Overlay Zone that allows up to 5,000 sq. ft. of gross leasable area to be exempt from minimum parking requirements. This exemption must be distributed proportionally among the different uses. If you apply 2,500 sq. ft. of this exemption to the general retail then the new equation is 4,720 sf – 2,500 = 2,220 / 500 = 4.44 spaces required; then apply the remaining 2,500 sq. ft. to the general office with a new equation of 6,000 – 2,500 = 3,500 / 1000 = 3.5 spaces required. New total; 20.4 + 4.44 + 3.5 = 28.34 ~ 29 spaces required / 33 provided Two of the 33 spaces are currently designated for handicapped accessibility with an access ramp up to the adjacent sidewalk. Immediate access is then provided for into a secured lobby with elevator access to the upper levels. Sidewalk access is provided from the stalls to the front of the building for access to the retail spaces. Viale Collegio Major Amendment Project Narrative - 3 Bicycle Parking Bicycle parking requirements per development standards are as follows: Multi-Family Residential 1 per bedroom 60% enclosed / 40% fixed General Retail 1 per 4,000 SF 0% enclosed / 100% fixed General Office 1 per 4,000 SF 20% enclosed / 80% fixed There are currently two bike racks within the covered parking garage area near the southwest corner, providing 13 spaces for the retail & office uses. The 14 new residential units on the second floor will each have bike hanging racks provided within each unit. In addition, a secured space on the second floor will be included in the design to provide 25 additional spaces for a total of 39 for residential use. New total; 13 existing within covered parking garage + 14 within new units + 25 in secured room = 52 Trash / Recycling Trashing and recycling is provided for in an existing 7’ high masonry/stone veneer enclosure with opaque steel- framed/wood slat gates on the southeast corner of the building with trash truck access off the alley. One half of the enclosure is designated for recycling and the other half for trash with a pair of pedestrian sized gates on each opening. Usage will be monitored closely and the pick-up frequency/schedule will be adjusted as needed. BUILDING CORE AND SHELL CHANGES Utility Modifications Water Service: The existing building is fed by two separate water services, a residential 1.5" from the east and a commercial 0.75" from the west. The modifications to the building will only impact the residential meter. Calculations, prepared by the mechanical engineer, indicate that the existing 1.5" residential meter is adequate to service all apartments, new and existing. No water service changes will be required. Sewer Service: Similar to the water services, the building is equipped with a residential and a commercial waste system. Both waste lines leave the building in a 4" pipe to the east. With this remodel we are asking that we share the load of the residential and commercial sewers on the (2) 4" lines that are existing. There is enough capacity in the (2) 4" lines to serve the entire buildings needs. If the city will not allow us to share the load of the residential and commercial systems in each 4" line, then the existing 4" line for the residential service will need to be improved and upgraded to a 6" line. Electrical Service: The main distribution panel (MDP), located in the covered parking area, is sized at 2500A, 208/120V/3-phase and is comprised of four main disconnects; one for each of the three floors and one for the house panel. The second floor is currently served from a 600A main switch in the MDP. Second floor distribution is accomplished via 600A rated meter distribution gear located in the 2nd floor electrical closet. There are currently eight meters and disconnect switches serving the 2nd floor office tenant spaces. It is expected that two or three commercial meters will remain to serve the remaining office spaces. The remaining 2nd floor space will be converted into 14 residential studio apartments. Each unit will be served from a new 60A meter/disconnect and will have its own 60A/208/120V/1ph load center. New meters will be housed in a new meter stack assembly located adjacent to the existing meter equipment. A new electrical closet will be created adjacent to the current 2nd floor electrical closets using leftover space in the circulation paths. The existing 600A metering equipment will be tapped to feed the new meter sections. The 600A switch will be more than adequate to serve residential loads since the new residential loads will be less than the previous office loads. This lower load is due to the use of the space and the diversity of the occupant load. Viale Collegio Major Amendment Project Narrative - 4 Window Modifications Per section 1029, each sleeping room below the 4th floor in R-2 occupancies require at least one exterior emergency escape and rescue opening with a net clear opening of 5.7 sq. ft. The minimum net clear height shall be 24” and the net clear width shall be 20”. These minimum requirements will be provided with the conversion of office space to residential dwelling units. Currently, there are fixed hollow metal window frames with wire glass in the second floor office suites facing to the north. The exterior wall plane is 5’-0” off the north property line per the original building permit. Per table 705.8, unprotected openings (ie. operable windows) can only make up 15% of the wall plane when the building is between 3’ and 5’ of the property line. If it is 5’ to 10’ then the allowable limit increases to 25%. Our calculations, based on archive drawings and field measurements of the existing windows, are as follows: 2nd Floor North Exterior Wall Plane – 130’ long x 11’-2” high (floor-to-floor) = 1,451 sq. ft. 2nd Floor Existing HM Windows – Conf. 12’ x 4’ = 48 sf; (2) Offices 12’ x 5’ x (2) = 120 sf; Corridor 8’ x 5’ = 40 sf 208 sf of opening / 1,451 sf of exterior wall area = 14.33% The fixed windows will be replaced with operable windows meeting the minimum opening sizes noted above. Reference the building elevations included in the drawing submittal package. Fire Sprinkler Modifications Per the building permit information, the existing building is fully-sprinkled with a NFPA 13 system. This will be modified to work with the new 2nd floor layout including heads in all bathrooms and closets. Handicapped Accessibility Per 1107.6.2, in group R-2 occupancies containing more than 20 dwelling units, at least 2%, but not less than 1, shall be a type A fully accessible unit and since an elevator is provided, all remaining units shall be a type B readily adaptable unit. Per the archive permit drawings, existing Units 324 and 327 on the south side of the 3rd floor were built as a Type A unit, thus exceeding the 2% requirement.