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HomeMy WebLinkAboutBLOCK 19 LOTS 1-6 BOHEMIAN OFFICE BUILDING 260 EAST MOUNTAIN AVENUE - Filed GC-GENERAL CORRESPONDENCE - 2011-09-19From: 'Bob Hosanna" <bob.hosanna@neenan.com> To: PBARNES@fcgov.com Date: 08/06/2008 1:43:27 PM Subject: Parking Garage Information Peter, as per your request please find the attached garage layout showing the dimensions and numbered stalls. Regarding the security and controls for the garage: 1. Access to the garage will be controlled by remote sensors in the clients vehicles. Controls will open and close garage entrance overhead door. 2. Control lights will be provide at both the top and bottom of the ramp indicating vehicles entering or leaving the garage. 3. Warning lights and auditable signals will be installed at the sidewalk for pedestrian warning. 4. Garage will be secured from public access at all times. CC: stu@everittcompanies.com to discuss deconstruction methods that decrease the amount of material destined for the landfill. Neenan: We will be recycling as much of the existing buildings as possible during the demolition of the existing site. 32. Be sure to preserve all existing trees that are located in the right-of-way. The landscape plan should include the standard Tree Protection Notes. BHA: Bruce Hendee meet with the city forester and it was decided that the trees should be removed. Larger 4" caliper trees will be required to mitigate for the existing Honey locust Trees. 33. The City offers design services to promote energy conservation. Please contact Gary Schroeder, 221-6395, to discuss the services and financial incentives offered by the Integrated Design Assistance Program. Neenan: Neenan has met with Gary and are currently discussing assistance program. 34. Light and Power will require a separate electrical service for the fire pump. It is likely that a new transformer will be needed and that the location will have to be determined based on the building's configuration. A Commercial One ("C-1") Form and a One Line Diagram will need to be completed by a licensed electrical contractor to determine entrance capacity. Normal development charges and fees will apply but credit will be given for existing facilities. Please contact Rob Irish, 221-6750, for further information regarding electrical service and transformer capacity. Neenan/Northern: Neenan is tracking this issue. 35. The area to the north that is devoted to the new electrical transformer and other utility appurtenances should be attractively screened. Please contact Chip Steiner, Downtown Development Authority, 484-2020, to discuss joint funding opportunities for such screening. Neenan/BHA: Very attractive screening is in the current design. 36. Because of this projects proximity to historic buildings, Section 3.4.7 of the Land Use Code will apply. Additionally, if the new construction touches any portion of property designated within the Historic Old Town Landmark district (including Food Co-op or EDAW buildings) then the Landmark Preservation Commission would also need to review the proposal, to determine its affect on the designated historic structures [Municipal Code, 14-46(1)]. N/A Even if not required, staff recommends bringing the proposal to the Landmark Preservation Commission for a complimentary review. The Commission meets twice monthly, on 2"d and 4th Wednesdays. Please contact Karen McWilliams at kmcwilliams E fcgov corn or 970-2246078 to schedule a meeting. BHA: The Landmark Preservation Commission has reviewed the proposal The new construction will literally be adjacent to buildings within the Old Town Landmark District, designated on the National and State Registers, as well as Fort Collins registry. Architectural design will be critical, especially massing and building details. A high level of compatibility with the historic will be sought. Neenan: Karen McWilliams had been actively involved in the current design. There is concern about increasing the height above that allowed. It would be difficult to support a variance on the basis of either hardship or equal to or better. Support for a variance on the basis of nominal and inconsequential will depend greatly on the building's design. Neenan: Project has been reviewed and variances have been granted by the ZBA to include additional 4'-0" of building height to 60' total. The city strongly supports your intentions to preserve the existing Pepsi- Cola/Rogers Plumbing and Heating ghost sign, located on the east wall of the Food -Coop building. It would be the city's preference to see the ghost sign restored, and the Historic Preservation staff will assist you in identifying funding and by providing technical information on ghost sign preservation. Neenan: This is an ongoing issue that Neenan is tracking. The historic window located on the east wall of the Food -Coop building will not be affected by this project. The potential impact on the sandstone quoins on the Walnut Street elevation of the EDAW building will need to be addressed in the building design. Possible solutions, recommended by staff on the Otter project, are a set -back or a reveal, to maintain the visibility of these quoins and to further distinguish the historic construction from the new. Neenan: Proposed will not impact existing sandstone quoins. 37. Please note that Capital Improvement Expansion Fees are due at the time of building permit issuance. These fees are adjusted annually. Credit will be given for the existing structures. For an estimate of these fees, please contact Felix Lee, 416-2337. Neenan: Neenan will track this issue. 38. A Demolition Permit (and fee) will be required for both buildings. The Historic Preservation Planner must sign off on this permit. Another component of this permit is a certification from a State -authorized asbestos inspector indicating that there is no asbestos over a specific percentage. If asbestos over this amount is found, then abatement procedures must be followed. This State certification (and fee) is administered by the State of Colorado Department of Health and the Environment, Air Pollution Division. If time is of the essence, this process should begin expeditiously. Asbestos abatement can potentially cause significant delay. After abatement (if needed), the building(s) must be re- inspected before the State will sign off. Neenan: We have complied with the asbestos aspect and are working on the demolition permit process. 39. Staff is willing to assist the project team in any discussions with surrounding property owners regarding utilities, easements, historic preservation, parking or any other issue that may arise. Please feel free to contact Ted Shepard, Current Planning Department, 221-6750, to set up any meeting or facilitation as may be needed. [HU r"A I H. U I H RESPONSE TO COMMENTS JULY 30, 2008 ITEM: Mixed -Use Building — 252 and 262 East Mountain Avenue MEETING DATE: March 3, 2008 APPLICANT: Mr. Stuart MacMillan, Everitt MacMillan c/o Mr. Bruce Hendee, BHA Design, 1603 Oak Ridge Drive, Fort Collins, CO 80525. LAND USE DATA: Request to demolish two existing buildings and construct a new four or five -story, mixed -use building at 252 and 262 East Mountain Avenue, directly east of the Food Co-op. The new building would include office, retail or restaurant on the first floor and office space on the upper three or four floors. As proposed, the building would contain approximately 35,000 square feet. The height would range from 56 feet for four stories to 70 feet for five stories. There is an existing 10-inch wide utility easement for conduit running along the length of the west property line for the benefit of the Food Co-op. Other utilities are located at the north end of the lot. For reference, 252 East Mountain Avenue was previously brought before the Conceptual Review team on March 8, 2006. COMMENTS: 1. The site is located in the Downtown zone district and within the Old City Center sub -district. All three proposed uses are permitted subject to Basic Development Review. The maximum allowable building height is four stories and the fourth floor is required to be stepped back by a distance defined by a 35-degree angle. Since the proposed height exceeds four stories, a variance must be submitted to the Zoning Department for consideration by the Zoning Board of Appeals. The Z.B.A. meets once per month. Please note that the criteria by which the Z.B.A. may grant a variance is found in Section 2.10(H) and that this criteria differs slightly from the criteria granted to the Planning and Zoning Board. For further information regarding the processing of a Basic Development Review and applications to the Z.B.A., please contact Peter Barnes, 221-6750. Neenan/BHA: Project has been reviewed and variances have been granted by the ZBA to include additional 4'-0" of building height to 60' total. 2. Most, if not all, of the site is already impervious. If it is possible to greater than 5000 square feet, then onsite detention increase the impervious area, and there is an increase in imperviousness is required with a 2 year historic release rate for water quantity. Water quality treatment is provided for in the Udall Natural Area and Water Quality Treatment facility. However, additional water quality treatment is encouraged as described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best Management Practices (BMPs). Parking lot detention for water quantity is allowed but only if it is not deeper than one foot. If there is less than 5000 but more than 350 square feet of new imperviousness, a site grading plan is all that is required. Northern: The current site is completely impervious, therefore no detention is required. 3. There are storm sewers in both Walnut and Mountain if there is a desire to tie roof drains into it. There are also inlets so that a roof drain could tie into it rather than having to tie into the main. Please refer to the Otter Products construction plans to see how the roof drains from adjacent buildings can tie into the storm sewer system. Northern: We are proposing to tie the Co-op into the projects storm drain system. The proposed storm drain system ties directly into the reconstructed inlet at the corner of Mountain. 4. A drainage and erosion control report and construction plans are required and must be prepared by a Professional Engineer registered in Colorado. In the Old Town drainage basin, these are required if there is an increase in imperviousness greater than 5000 square feet. Northern: The drainage and erosion control report is included with the submittal. 5. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. Northern: The proposed design conforms with the drainage basin design of the Old Town Master Drainage Plan and the City's Design Criteria. 6. The city wide development fee is $4,420/acre ($0.1015/sq.ft.) for new impervious area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. For further information regarding storm water issues, please contact Glen Schlueter, 221-6700. Neenan/Owner: We are not creating any additional impervious area. 7. Existing mains: 10-inch water main and 12-inch sewer in Mountain, 8-inch water and 6-inch sewer in Walnut. There are two existing water services to the site. Both services (252 and 262 E. Mountain) are 3/-inch. All existing water/sewer services to the site must be used or abandoned at the main. Water Utilities will provide assistance in locating these services. Northern: The existing utilities are shown appropriately on the plans and all existing services are to be abandoned at the main. 8. Grease interceptor(s) will be required for any restaurant(s) included in the project. The monthly wastewater billings for restaurants include a wastewater surcharge. The developer may want to consider a separate water tap for any restaurant(s). Northern: There are no proposed restaurants within the scope of this building. 9. Backflow prevention devices will be required and must be located in a room with a drain having capacity for the device discharge. Neenan: Backflow device will be designed to handle the requested capacity. 10. If there is a residential component in the project, separate water/sewer services are normally required for the commercial and residential portions of the building. Response: No residential component 11. Development fees and water rights will be due at time of building permit. Credit will be given for existing services to the buildings. For further information regarding water and sewer issues, please contact Roger Buffington, 221-6700. Neenan/Owner: Neenan to manage 12. There are three fees associated with the Engineering Department: A. The City's Street Oversizing Fee is assessed on a square footage basis per land use. Retail, restaurant and office are all assessed at different rates. For an estimate of these fees, please contact Matt Baker, Street Oversizing Coordinator, 221-6605. These fees are collected at the time of building permit issuance and are adjusted annually based on the Denver -Boulder Consumer Price Index. Neenan/Owner: Neenan to manage B. The City also collects the Larimer County Road Impact Fee on behalf of the County. This fee is also collected at the time of building permit issuance. An estimate of this fee can also be provided by Mr. Baker. Neenan/Owner: Neenan to manage C. The Engineering Department also charges the Transportation Development Review Fee. This fee is paid at the time of submittal of the Basic Development Review application. Please refer to the explanatory brochure for details on how this fee is calculated. Response: TDR fee paid at time of submittal 13. The Engineering Department will require the submittal of civil engineering plans referred to as the Utility Plans. These plans will show any grading associated with the new building, the removal of the existing curb cuts, construction of new curb, gutter and walk, and the installation of any new service lines. Please note that if any existing sidewalk, curb and gutter is in disrepair, then these public improvements need to be repaired or replaced as needed. Northern: Utility Plans are included with this submittal. 14. No additional right-of-way will be needed. The existing sidewalk ramp at the corner may need to be upgraded to current standards. Northern: The existing ramp at the corner of Mountain Ave. and Walnut St. has been installed recently and is viewed as sufficient. All sidewalks leading up to the remodeled ramp will be installed with the proposed project. 15. If the building features a cantilever over the electrical transformer, then an air space easement encroachment permit will be required. Neenan/Northern/Chuck Poison: The cantilever will exist. Neenan will track. 16. The foundation of the new building is not allowed to extend into the right- of-way. In addition, doors must be recessed sufficiently so they do not swing open onto the public sidewalk. Neenan: Current design meets this condition. 17. The Engineering Department has experienced high ground water in some areas of the Downtown. If a basement is being proposed, a Hydrology Study will be required. It is possible that sump pumps may be needed. If so, be sure that the water is discharged into the storm sewer system. Neenan: Hydrology study exists and sump pumps will be included in the design and will discharge to storm sewer system. 18. The Engineering Department coordinates the easement vacation process. In order to vacate the 10-inch wide utility easement, the owner of the easement needs to be notified. Any easement vacation includes the air space above so a three-dimensional legal description would be required. There is a separate $400 fee for an easement vacation, plus $10 per sheet that needs to be recorded with the Larimer County Clerk and Recorder. Neenan/Northern: At this point in time Neenan does not believe that vacation of the tenant easement is necessary. 19. Awnings are allowed to encroach over the sidewalks. An Encroachment Permit is available from the Engineering Department independent of the Basic Development Review process. Neenan/Northern: Neenan will track this issue. 20. The closure of the curb cuts will result in new public parking becoming available on the street. This is a bonus for Downtown customers. The striping of the new spaces will be the responsibility of the City. Please contact Randy Hensley, Transportation Parking Manager, 416-2058, for further details. Neenan: Neenan will track this. 21. Engineering recommends that a utility coordination meeting be conducted with your civil engineering consultant prior to submittal of the Utility Plans. To set this meeting up, and for further information on design and construction of public improvements, please contact Sheri Langenberger, 221-6605. Northern: More than one meeting has occurred between Northern and Randy Maizland with the City of Fort Collins Engineering. In addition, a meeting has occurred with Roger Buffington with the City of Fort Collins Utilities. 22. The Poudre Fire Authority will require that the building be equipped with an automatic fire extinguishing system served by a minimum six-inch diameter fire line. The standpipe and pump system must be capable of delivering a minimum of 100 p.s.i. to the fourth. floor. This system must be automatically monitored by an alarm company. Neenan: Neenan will meet all requirements. 23. A restaurant will need an approved hood and duct system and a grease trap on the sanitary sewer. Neenan: A restaurant will not be included in this project. 24. If the building exceeds 75 square feet, then it will be classified as a high rise. Stair towers and elevator bulkheads are exempt from the height calculation. Neenan: Building will not exceed 75 ft. 25. The building must be within 300 feet of a fire hydrant capable of delivering 1,500 gallons per minute at 20 p.s.i. residual pressure. A Knox Box will be needed at the front door. Neenan/Northern: Neenan will be in compliance with the fire hydrant and will coordinate the Knox Box with the local fire authority. 26. The address numerals must be a minimum of six inches in height and placed on a contrasting background. For example, bronze numerals on a brick background are not allowed. If a separately leased storefront is provided facing Walnut Street, then this tenant space may require its own separate address. For further information regarding fire protection issues, please contact Cade Dann, 221-6570. Neenan/Northern: Neenan will track this. 27. The Transportation Planning Department recommends that the applicant meet with the City's Traffic Engineer to determine whether a Transportation Impact Study is needed or if such study can be reduced in scope to a Memorandum. (Please contact Eric Bracke, 221-6820.) Since all public streets and sidewalks are in place, and since off-street parking is provided in the parking structure, a Memorandum may be appropriate in this case. Be sure that the Level of Service analysis is performed for bicycles and pedestrians. A bike rack should be provided near the entrance. If a restaurant is provided, then a delivery/loading zone area may be needed and striped accordingly. If so, then maybe such an area can be used jointly with the Food Coop. For further information regarding transportation issues, please contact Denise Weston416-2643. Response: TIS report included with submittal 28. For information regarding provision of handicap accessible parking, please contact Randy Hensley, 416-2058. Northern: Two handicap parking stalls with ramps have been designed for the proposed project. 29. For a restaurant tenant, be sure to consider architecturally sensitive solutions or proper screening for compliance with venting range hoods and other kitchen equipment. Neenan: A restaurant will not be included in this project. 30. The Environmental Planner encourages recycling of materials. The trash enclosure should provide sufficient area for containers for recyclable items. An area that is shared with other users would be appropriate. Neenan: Recycled are included in the current design. 31. The Department of Natural Resources encourages that the removal of the existing buildings be done in a way that recycles as much re -usable building material as possible. Please contact John Armstrong, 416-2230