Loading...
HomeMy WebLinkAboutALPINE DENTAL HEALTH (718 SOUTH COLLEGE AVENUE) - PDP - PDP150015 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWJoeArchitect, Inc | 1422 delgany street, suite LL1 denver co 80202 | 720.946.3228 • denver | 888.497.7467 • toll free | www.joearchitect.com Alpine Dental Health Fort Collins - Statement of planning objectives 22 July 2015 Department: Water-Wastewater Engineering 1. Existing water mains and sanitary sewers in this area include an 8" water main in College and an 8" sewer main in the alley. a. Acknowledged 2. There is an existing ¾" commercial water service and an existing sewer service serving the site. These services must be reused with the proposed development or abandoned at the main. a. Acknowledged 3. Separate water and sewer services are required to service the commercial and residential components of the project. a. Acknowledged 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards a. Acknowledged 5. Development fees and water rights will be due at building permit. a. Acknowledged Department: Traffic Operations 1. The anticipated change in traffic volume 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. a. Acknowledged 2. The only issue related to traffic will be to establish the appropriate access location. Engineering is providing comments related to this and the coordination with CDOT that will need to occur. a. Access is provided off the alley Department: Stormwater Engineering 1. It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. a. Existing impervious cover is 14,764 SF, proposed impervious cover is 18,464 SF. Therefore the increase in impervious cover is +3,700 SF. 2. If there is an increase in imperviousness greater than 5,000 square feet a drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer. If there is less than 5,000 square feet of new impervious area on an existing development, a drainage letter along with a grading plan should be sufficient to document the existing and proposed drainage patterns. If there is less than 5,000 but more than 350 square feet of new impervious area; a site grading and erosion control plan is required instead of a complete construction plan set. JoeArchitect, Inc | 1422 delgany street, suite LL1 denver co 80202 | 720.946.3228 • denver | 888.497.7467 • toll free | www.joearchitect.com 2 a. Because the increase is less than 5,000 SF, a drainage letter along with a grading plan is included with this submittal. 3. When improvements are being added to an existing developed site onsite detention is only required if there is an increase in impervious area greater than 5000 square feet. If it is greater, onsite detention is required with a 2 year historic release rate for water quantity. a. Noted 4. Water quality treatment is also required as described in the Fort Collins Stormwater Criteria Manual. Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms- guidelines-regulations/stormwater-criteria) In this case disconnection of impervious areas and directing the down spouts into landscaped areas are two acceptable methods. a. Noted 5. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. This requirement will apply for all new impervious area and any area of the existing parking lot that is removed and replace. For more information please refer to the City's website where additional information and links can be found at: http://www.fcgov.com/utilities/what-we- do/stormwater/stormwater-quality/low-impact-development a. Noted 6. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment- development-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. a. Noted 7. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Manual. a. Noted Department: Historical Preservation 1. The buildings at 718, 724, and 726 South College Avenue were recently reviewed under Municipal Code Section 14 and determined to not qualify for individual designation as Fort Collins Landmarks. Therefore, there will be no further review of their demolition by the Historic Preservation Department. However, since the project site is adjacent to the Laurel School Historic District, the project will be reviewed for compliance with LUC Section 3.4.7. a. Acknowledged 2. LUC 3.4.7(A) Purpose, states: This section is intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or objects are preserved and incorporated into the proposed development and any undertaking that may potentially alter the JoeArchitect, Inc | 1422 delgany street, suite LL1 denver co 80202 | 720.946.3228 • denver | 888.497.7467 • toll free | www.joearchitect.com 3 characteristics of the historic property is done in a way that does not adversely affect the integrity of the historic property; and (2) new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. LUC 3.4.7(B) General Standard, states: If the project contains a site, structure or object that is [designated or individually eligible for designation] then to the maximum extent feasible, the development plan and building design shall provide for the preservation and adaptive use of the historic structure. The development plan and building design shall protect and enhance the historical and architectural value of any historic property that is: (a) preserved and adaptively used on the development site; or (b) is located on property adjacent to the development site and qualifies under (1), (2) or (3) above. New structures must be compatible with the historic character of any such historic property, whether on the development site or adjacent thereto.LUC 3.4.7(B)(b) states, “…to the maximum extent feasible… the development plan and building design shall protect and enhance the historical and architectural value of any historic property that is…located on property adjacent to the development site and qualifies [as an individual landmark]. New structures must be compatible with the historic character of any such historic property, whether on the development site or adjacent thereto. a. After reviewing the adjacent landmarks of the neighborhood we have revised our window configuration and patterning to be more in keeping with, and sensitive to, the surrounding historical structures. We have paid careful attention to their proportion and rhythm in the overall and subdivided facades. We have thickened wall bases with planters at the bases and articulated/ corniced parapets at the wall tops. The parapets are also stepped, as they drop down at each vertical window well. We have made a special effort to ensure the rear (east) of the building is as thoughtfully designed as the front with the same compatibility as all other sides. LUC Division 5.1, Definitions, provides the definition of Maximum Extent Feasible: Maximum extent feasible shall mean that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been undertaken. Department: Fire Authority 1. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 a. Acknowledged 2. AUTOMATIC FIRE SPRINKLER SYSTEM This mixed-use building will require an automatic fire sprinkler system under a separate permit. a. Acknowledged GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS > IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR JoeArchitect, Inc | 1422 delgany street, suite LL1 denver co 80202 | 720.946.3228 • denver | 888.497.7467 • toll free | www.joearchitect.com 4 where located beneath other groups. Exception: Enclosed parking garages located beneath Group R3 occupancies. a. Acknowledged BALCONIES AND DECKS > IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. a. Acknowledged FDC > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. b. Acknowledged Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868 3. WATER SUPPLY Fire hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is needed within 300' of the building and on the east side of College Ave. It is understood that recent upgrades to water utilities occurred in the area during the summer of 2014 and some additional hydrants were installed at that time. It is therefore likely that this code requirement has been already met however, it is the responsibility of the applicant to research and verify this information. Code language provided below. a. Fire Hydrant located at NE corner of College and Plum approximately 135’ from SE corner of project. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. c. Acknowledged 4. FIRE ACCESS REQUIREMENTS All portions of the building are required to be within 150' of a fire access road, as per the 2012 IFC. This condition has been modified locally to adjust for arterial roads and state highways. As such, fire access cannot be measured from College Ave, which is both a state highway and city arterial. This modification exists to limit the added risk to both firefighters and motorists when fire apparatus are parked in pass through lanes of traffic. An Emergency Access Easement on the property is needed in order to satisfy the code requirement. Fire access will be further compromised if a connection cannot be made with College Ave. a. Fire Access easement is provided, accessed from alley. See revised Site Plan. When typical fire access cannot be achieved due to site constraints, alternative means shall be required in order to meet the intent of the code. The overall height of the building may play another determining factor in these considerations since additional access requirements kick into effect for buildings over 30' in height. Additional information is therefore needed and further study is required. If I can be of any help, you may contact me directly with follow-up questions or updated information. Fire lane specifications are provided below. JoeArchitect, Inc | 1422 delgany street, suite LL1 denver co 80202 | 720.946.3228 • denver | 888.497.7467 • toll free | www.joearchitect.com 5 FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. a. Site plan has been revised to provide fire lane meeting these specifications. See revised Site Plan. AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED 1012 IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH 2012 IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. b. After many iterations and discussions with Jim Lynxwiler, it was determined that a 20’ access road will be acceptable, given that roof access is also being provided. AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING 2012 IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. c. Access road is provided parallel to entire north side building. Department: Environmental Planning 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 within this site 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. a. Noted Looking down the road, please include a note on the tree mitigation plan or landscape plan, as appropriate, that requires a tree removal to occur outside of the migratory JoeArchitect, Inc | 1422 delgany street, suite LL1 denver co 80202 | 720.946.3228 • denver | 888.497.7467 • toll free | www.joearchitect.com 6 songbird nesting season (February 1-July 31), or that a survey be conducted prior to removal to ensure no active nests in the area. a. Noted 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. a. Noted Department: Engineering Development Review 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. a. Noted 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 a. Noted 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. a. Noted 4. 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. a. Noted 5. The alley adjacent to this site will need to be improved with this project. a. A 2” mill and overlay is proposed to improve the alley. 6. This site is adjacent to CDOT roadway. Plans will be routed to CDOT for review and approval. The proposed access onto College will not likely meet CDOT criteria for access and will not meet City spacing requirements. The best approach would be to utilize the alley for access to the site. a. Noted 7. CDOT standards do not allow any additional drainage to go out to College Avenue other than what already flows that direction. Any concentrated flows that may go out to College Ave will need to do so through a sidewalk chase. a. Noted 8. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. The parking off of College Ave doesn’t look like as designed is meeting this standard. a. Noted 9. The parking spaces directly off the alley are a possibility provided they meet engineering and planning’s standards and that the alley is wide enough to provide the turning and backing area that is needed. a. Noted JoeArchitect, Inc | 1422 delgany street, suite LL1 denver co 80202 | 720.946.3228 • denver | 888.497.7467 • toll free | www.joearchitect.com 7 10. 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 a. Noted 11. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. a. Noted 12. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. a. Noted 13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. a. Noted 14. In regards to the Trash Enclosure. Doors into the enclosure cannot swing out into the alley. A way to solve this is to use sliding gates. a. Noted Department: Electric Engineering 1. Light & Power has existing 3-phase electric facilities in the alley right-of-way. Power will most likely have to come from a switch cabinet on the east side of the alley right-of-way. Any modification or relocation of existing electric facilities will be at the applicants expense. a. Acknowledged. 2. Electric Capacity Fee, Building Site charges and any applicable system modification charges will apply. a. Acknowledged. 3. A C-1 form and One-line diagram will be required. Coordinate transformer location with Light & Power Engineering. Transformer must be within 10' of an all weather drive over surface accessible by a line truck. Transformer cannot be installed in the alley ROW. a. Acknowledged. One-line diagram to be provided. 4. Contact Light & Power Engineering @970-221-6700 with any questions/concerns or to discuss power needs or go to the following link. http://www.fcgov.com/utilities/business/builders-and-developers Planning Services 1. The parking lot does not show any landscaping. You will be required to landscape 6% of the interior space per Land Use Code section 3.2.1(E)(5). This can be provided through landscape islands and should be provided so that they do not impact driver visibility. a. See revised site plan and landscape plan. 2. You will also be required to provide perimeter landscaping/screening around the parking lot per Land Use Code section 3.2.1(E)(4). You can use a fence with vegetation to meet this standard. a. See revised site plan and landscape plan. 3. The proposed building will need to conform with the standards in Land Use Code section 3.5.3 - Building Standards for Mixed-Use, Institutional and Commercial Buildings. Some of these standards require the use of similar materials, architectural styles, massing and scale as its surroundings. a. The proposed building is of similar scale to the adjacent commercial building. A combination of masonry and stucco associate the building to its surroundings. JoeArchitect, Inc | 1422 delgany street, suite LL1 denver co 80202 | 720.946.3228 • denver | 888.497.7467 • toll free | www.joearchitect.com 8 4. All rooftop mechanical equipment shall be screened from public view per the standards in Land Use Code section 3.5.1(I). a. Acknowledged. 5. Staff is concerned with the streetscape and pedestrian experience given the current site plan and layout. The curb cut coming off College interrupts the pedestrian experience and provides a point of conflict for pedestrians and cars. The building overhang with the main entrances setback does not provide for the quality pedestrian environment envisioned in the TOD. Staff would like to discuss ways to improve this building's interaction with the street to improve the pedestrian experience of the site. a. The curb cut has been eliminated. We have made several modifications to increase the pedestrian orientation of the building and site. An example of this is the main entrance side walk. The widened entry way encompasses planters, benches and site walls to enhance pedestrian interest. To further create interest and demarcate the entrance we have added a steel awning over this area. Per LUC 3.5.3(E) we have added planters at the wall bases and articulated/ corniced parapets at the wall tops. The parapets are also stepped, as they drop down at each vertical window well. 6. Since this parcel is located within the planning area for the Old Town Neighborhoods Plan, staff recommends attending an upcoming meeting for this plan update. One of the main topics of the plan update will be how commercial uses transition to the neighborhoods. By attending a meeting, you will better understand the concerns of the surrounding neighborhood and come up with a development plan that addresses these concerns. The next meeting is March 30th at 215 N Mason in the Community Room. 7. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. a. Acknowledged. 8. 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. 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. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. a. Acknowledged. 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. a. Acknowledged. 11. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. a. Acknowledged. 12. 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 JoeArchitect, Inc | 1422 delgany street, suite LL1 denver co 80202 | 720.946.3228 • denver | 888.497.7467 • toll free | www.joearchitect.com 9 process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. a. Acknowledged. 13. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. a. Acknowledged.