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HomeMy WebLinkAboutSEASONAL OVERFLOW SHELTER - 117 N MASON STREET - FDP240011 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview August 02, 2024 RE: Seasonal Overflow Shelter - 117 N Mason Street, FDP240011, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Seasonal Overflow Shelter - 117 N Mason Street. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau Topic: General Comment Number: 1 07/31/2024: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design Response: Thank you, Marissa! Comment Number: 2 07/31/2024: SUBMITTAL: As part of your submittal, a response to the comments provided in this letter and a response to plan markups is required. The final letter is provided to you in Microsoft Word format. Please use this letter to insert responses to each comment for your submittal, using a different font color. Please use the markups to insert responses to each comment on plans. Please do not flatten markup responses. Provide a detailed response for any comment asking a question or requiring an action. Any comment requesting a response or requiring action by you with a response of noted, acknowledged etc. will be considered not addressed. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley Design Response: We have responded to all comments in this comment letter. Thank you. 2 Comment Number: 3 07/31/2024: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Ripley Design Response: We have named the files according to the file naming standards. Comment Number: 4 07/31/2024: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Ripley Design Response: All files have been flattened into a PDF format for submittal. Comment Number: 5 07/31/2024: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Ripley Design Response: Thank you, we will plan to resubmit on Wednesday prior to noon. Comment Number: 6 07/31/2024: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design Response: Thank you, Marissa. We will resubmit before the expiration date. Comment Number: 7 07/31/2024: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design Response: Thank you, noted. Comment Number: 8 07/31/2024: NOTICE: A Development Review sign will be posted on the property. This sign will be 3 posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Ripley Design Response: Understood. Thank you. Comment Number: 9 07/31/2024: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Ripley Design Response: Understood. Thank you. Comment Number: 10 07/31/2024: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). Ripley Design Response: Understood. Thank you. Comment Number: 11 07/31/2024: FOR RECORDING - PLAT: Could you please update the City signature blocks on the plat? Instead of using "this _______ day of ______, 20____," could you opt for "on this day, _____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. Ripley Design Response: There is no plat associated with this project, but we have updated the signature block on the site plan to align with this format. Comment Number: 12 07/31/2024: INFORMATION: According to LUC 2.211, the Term of Vested Right allows a maximum of three (3) years following the approval of a final plan or other site -specific development plan. During this period, the applicant is required to undertake, install, and complete all engineering improvements, including water, sewer, streets, curb, gutter, streetlights, fire hydrants, and storm drainage, in accordance with city codes, rules, and regulations. This timeframe constitutes the 'term of the vested property right.' Failure to complete the required engineering improvements within this term will result in the forfeiture of the vested property right. In such cases, resubmission of all materials and reapproval will be necessary, following the requirements outlined in the Land Use Code. It's important to note that all dedications as outlined on the final plat remain valid unless vacated in accordance with the law. Ripley Design Response: Noted, thank you. There are no public improvements associated with this project. 4 Department: Planning Services Contact: Jill Baty jbaty@fcgov.com Topic: General Comment Number: 1 07/18/2024: INFORMATION: ZONING CONTEXT: This property is in the Downtown Zone District. The purpose of this district is to provide a concentration of retail, civic, employment and cultural uses in addition to complementary uses such as hotels, entertainment, and housing, located along the backdrop of the Poudre River Corridor. The development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for high quality development that maintains a sense of history, human scale, and pedestrian-oriented character. The Downtown District is divided into 9 subdistricts. This property is in the Civic Subdistrict. The purpose of this subdistrict is to serve as an important element of the Downtown District and as the primary location for new civic uses and buildings. This property has a Mixed-Use street frontage type. Ripley Design Response: Noted. Thank you, Jill! Comment Number: 2 07/18/2024: FOR NEXT ROUND: TRASH & RECYCLING: Please ensure trash and recycling storage is provided on-site. Recycling capacity must be at least 50% of the proposed trash capacity. Ripley Design Response: Trash and recycling have been located on-site. They will meet the required capacities and be screened by plantings. Comment Number: 3 07/18/2024: FOR HEARING: ADDITIONAL DOCUMENTATION: Please provide a statement of homeless shelter management experience. Ripley Design Response: A statement of homeless shelter management experience from The Rescue Mission has been provided in this submittal. Comment Number: 4 07/18/2024: FOR HEARING: ADDITIONAL DOCUMENTATION: An operating Agreement must be provided in the application prior to consideration by the Planning and Zoning Commission. Ripley Design Response: The operating (lease) agreement is currently being drafted and will be submitted prior to the deadline for the hearing. Comment Number: 5 07/18/2024: FOR HEARING ADDITIONAL SITE PLAN ITEMS: • Please provide all buildings and land uses on the property in the land use table. This will include any other (i.e., off-season) uses in the building at 117 N. Mason as well as the uses in the building at 200 Mountain, to the south. • Please add a note to the site plan regarding the proximity to transit. • Please add a note to the site plan stating that a neighborhood meeting shall be held preceding each operating season that the shelter is functioning. • Please add a note to the site plan stating how many other seasonal overflow shelters are currently operating in the city and that no more than 3 seasonal overflow shelters may operate in the City at any given time. 5 Ripley Design Response: • Both buildings and land uses on the property shall be displayed in the land use table. • A note has been added to the site plan regarding the proximity to transit • A note has been added to the site plan stating that a neighborhood meeting shall be held preceding each operating season that the shelter is functioning • A note has been added to the site plan stating that no more than 3 seasonal overflow shelters may operate in the city at any given time. Comment Number: 6 07/18/2024: INFORMATION: BICYCLE PARKING: The Land Use Code parking table does not outline bike parking requirements for Seasonal Overflow Shelters, nor does it provide similar uses nor any guidance. These application materials suggest providing 19 spaces to cyclists, including off-site city-owned spaces in the ROW within 100 feet of the building entrance. Conversations with the applicants indicate that an additional temporary rack had been provided during previous operating seasons. This rack provided an additional 14 spaces, for a total of 33 spaces available to clients within 100 feet. It sounds like this amount of parking was sufficient on most nights. With 70 beds, this comes to a ratio of 0.47 spaces per bed. The permanent 24-7 shelter that is proposed for N. Mason Street looks like it will have a 40 spaces for 250 beds, coming to a ratio of 0.16 spaces per bed. The Rescue Mission's current shelter on Jefferson has quite a large number of bike parking spaces that accommodate shelter clients as well as users of other nearby properties. With 106 beds and 60 nearby spaces, this comes to a ratio of 0.56 spaces per bed. Given this range and knowing that the Rescue Mission has a track record of adding or subtracting bike parking to meet the needs of their clients, I am comfortable with the 19 - 33 spaces proposed/ previously provided. Maybe we can just add a note on the site plan (that shows 19 spaces) indicating that more bike parking will be added if necessary to meet demands. Ripley Design Response: A note has been added to the site plan indicating that more bike parking will be added if necessary to meet demands. Comment Number: 7 7/29/2024: INFORMATION: HANDICAPPED PARKING: If reasonably feasible, or upon restriping of the parking lot, please ensure that the handicapped parking space is accessible by van, meaning that the space must be a minimum of 8 feet wide and adjoin a minimum eight-foot-wide access aisle. Ripley Design Response: This project does not propose any exterior changes, so the parking lot will not be restriped at this time. This comment was forwarded on to Carole Herrick in the City Operations Dept to notify them that if the parking lot ever gets restriped, there will need to be a van accessible parking space. Comment Number: 8 07/18/2024: INFORMATION: 6 This site does not comply with all the standards of the Land Use Code. In order to operate as a seasonal overflow shelter, this site does not need to come into compliance, per LUC Section 4.3.2(C)(3)(g). However, please be advised that these sections of the code could apply in any other instances: 1. All exterior lighting must comply with LUC section 5.12.1, Exterior Site Lighting. 2. Trash and recycling enclosures must meet the requirements of Land Use Code Section 5.11, Trash and Recycling Enclosures. 3. Screening must be provided for trash collection areas, service areas, loading docks and blank walls. Screens must be provided in the form of plantings, walls, fences, screen panels, topographic changes, buildings horizontal separation. 4. Chainlink fencing is not allowed and shall be removed and replaced with permitted screening materials. 5. Parking Lot Interior Landscaping: 6% of the interior space of all parking lots with less than 100 spaces shall be landscape areas. 6. Trees shall be planted at a ratio of at least 1 canopy shade tree per 150 square feet of internal parking lot landscaped areas. 7. Enhanced east-west pedestrian connections will be provided between Civic Center Park and Mason Street. 8. When building materials are updated, the use of local sandstone is required in all civic buildings to establish a visual continuity and local sense of place. 9. The handicapped parking space will need to be accessible by van, meaning that the space must be a minimum of 8 feet wide and adjoin a minimum eight-foot-wide access aisle. Ripley Design Response: Thank you, this project does not propose any site changes so it is our understanding that these code sections will not apply at this time. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 07/15/2024: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. Ripley Design Response: Noted. Thank you, Jim. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 07/08/2024: No Development Agreement or Development Construction Permit will be required for this project. No new construction occurring. Engineering has no comments. Ripley Design Response: Thank you, Tim. 7 Department: Stormwater Engineering Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 07/16/2024: INFORMATION: No Comment from Erosion Ripley Design Response: Thanks, Andrew. Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 07/29/2024: FOR INFORMATION: No comment from Stormwater. The application indicates no changes to impervious areas or site grading. If this changes, please contact us to discuss any requirements. Ripley Design Response: Thank you, Matt. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 07/29/2024: FOR INFORMATION: No comment from Water/Wastewater. The application indicates no changes water or sewer servicing. If this changes, please contact us to discuss any requirements. Ripley Design Response: Thank you! Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 1 07/08/2024: INFORMATION: No comments. Ripley Design Response: Thank you, Scott. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 07/29/2024: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 Comment Number: 2 07/29/2024: FOR HEARING: Is there to be any staging of materials, construction traffic to and from temp trash receptacle, or anything else in or across the landscape areas? There's Parks' owned and maintained irrigation infrastructure in all landscape areas to north and west of the project building. If yes, we'll need to talk with Parks about what is acceptable in order to protect 8 landscaping. If no, I'll have a note to add to Site Plan for Final Approval. Thanks! Ripley Design Response: There shall not be any staging of materials or construction traffic created by the temp trash receptacle that would affect the landscape areas north / west of the project building. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 07/29/2024: PFA has no comments for this project. Ripley Design Response: Thank you, Marcus. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 07/29/2024: The 2023 temporary shelter permit is expired and the applicant did not have the permit issued therefore the use was never approved and should not be used as a shelter. All temp shelter permits must be issued and can only be approved for 180 days once a calendar year. Ripley Design Response: Thank you. The Rescue Mission intends to apply for a temporary shelter permit for the 2024 -2025 season. Comment Number: 2 07/29/2024: If its desired to use this building as a permanent shelter, the applicant should apply for a change of occupancy permit to approve it as a R -1 occupancy and then no more temp permits would be necessary. Ripley Design Response: Noted, thank you. The Rescue Mission does not intend for this to be converted to a permanent shelter at this time. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 07/09/2024: FOR FINAL APPROVAL: Please spell out the words in the legal description. See markups. Ripley Design Response: Understood, words in legal description shall be spelled out. Department: Outside Agencies Contact: Jacy McNulty, Larimer County Planning Topic: General Comment Number: 1 07/16/2024: INFORMATION: Larimer County has no comments on this proposal. Ripley Design Response: Thank you!