HomeMy WebLinkAboutCSU - WASHINGTON SCHOOL - APU - SPA110001 - CORRESPONDENCE - (5)City of
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9. Construction plans will be needed for this project.
10. A Development Agreement will be required with this project.
11. A Development Construction Permit (DCP) must be obtained prior to starting any work on
site.
CURRENT PLANNING
Contact: Ted Shepard, 970-221-6343, tsheaard(&fcaov.com
1. The proposed addition of permitted use is subject to Section 1.3.4 Addition of Permitted
Uses, of the LUC. The proposed use is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request will be required to
hold a neighborhood information meeting prior to formal submittal of the project. Type 2
development proposals are subject to the neighborhood meeting requirement, per Section
2.2.2 of the LUC. Please contact me at 221-6750, to assist you in setting a date, time, and
location for a meeting. A planner and possibly other City staff, would be present to facilitate
the meeting.
2. 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.
3. 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
hftp://www.colocode.com/ftcollins/landuse/begin.htm.
4. 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.
5. Please see the Submittal Requirements and Checklist at:
hftp://www.fcgov.com/currentplanning/submiftals.php.
6. 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.
7. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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fire -alarm system. Knox Boxes are required to be installed approximately 60 inches above
grade and no higher than 72 inches above grade. 2006 International Fire Code 506.1; PFA
BUREAU POLICY 88-20
6. FIRE DEPARTMENT CONNECTION
Fire department connections shall be installed remote from the buildings, and located on
the street or fire lane side of buildings, fully visible and recognizable from the street or
nearest point of fire department vehicle access or as otherwise approved by the fire code
official. 2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy
7. FIRE LINE REQUIREMENT
Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line
unless hydraulic calculations can support a smaller fire line. NFPA 13 (2007) 23.1.3
8. COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM
With the production of grease -laden vapors, an approved, automatic fire -extinguishing
system shall be provided for the protection of commercial -type cooking equipment. 2006
Intemational Fire Code 904.2.1; 609.2; 904.11.2
ENGINEERING DEVELOPMENT REVIEW
Contact: Marc Virata, 970-221-6567, mvirata(a)fcgov.com
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.
2. Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see
hftp://www.fcgov.com/engineering/dev-review.php
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.
4. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and
determine if a traffic study is needed for this project.
5. All public improvements must be designed and built in accordance with the Larimer County
Urban Area Street Standards (LCUASS).
6. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. Known dedications are for Shields Street, as this roadway is
identified as a 4 lane arterial and also a project on the City's Prioritized Bicycle Capital
Improvement Project List to add bike lanes.
7. Section 3.6.2(J)(2) would require that as part of the development proposal that the alley
behind the property be paved, with design and construction of the alley required by the
applicant.
8. Sidewalk along Scott Street would need to be constructed by the applicant in accordance
with Larimer County Urban Area Street Standards.
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facility, 5 or more persons) OR an A-3 if all occupants are capable of self-preservation
without staff assistance. Because of the change in occupancy, the structure shall be brought
up to current fire code requirements.
2. AUTOMATIC FIRE SPRINKLERS
Fire sprinklers are required in all Group I occupancies, and Group A-3 occupancies that
are more than 12,000 SF, have an occupant load of 300 or more, or any fire areas that are
located on a floor other than the level of exit discharge.
3. WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district having
jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum
requirements based on type of occupancy. Minimum flow and spacing requirements
include:
- Commercial and multi -family dwellings 1,500 gpm at 20 psi residual pressure, spaced
not further than 300 feet to the building, -on 600-foot centers thereafter
- Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced
not further than 400 feet to the building, on 800-foot centers thereafter
- Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced
not further than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic fire sprinkler
systems.
2006 International Fire Code 508.1 and Appendix B
4. REQUIRED ACCESS
Fire access roads (fire lanes) shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the PFA's jurisdiction when any
portion of the facility or any portion of an exterior wall of the first story of the building is
located more than 150 feet from fire apparatus access as measured by an approved route
around the exterior of the building or facility. This fire lane shall,be visible by painting and
signage, and maintained unobstructed at all times. 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:
- Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of
supporting fire apparatus weights. Compacted road base shall be used only for temporary
fire lanes or at construction sites.
- Have appropriate maintenance agreements that are legally binding and enforceable.
- Be designated on the plat as an Emergency Access Easement.
- Maintain the required minimum width of 20 feet throughout the length of the fire lane (30
feet on at least one long side of the building when the structure is three or more stories in
height).
If the building is equipped throughout with an approved automatic fire -sprinkler system, the
fire code official is authorized to increase the dimension of 150 feet.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D
5. KEY BOXES REQUIRED
Poudre Fire Authority requires a key box (6Knox Box6) to be mounted in approved
location(s) on every new building equipped with a required fire -sprinkler system or
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permit.
5. A grease interceptor may be required.
STORMWATER ENGINEERING
Contact: Glen Schlueter, 970-224-6065, cischlueter(cDfcgov.com
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 is required.
2. In the Old Town drainage basin a drainage and erosion control report and construction
plans are required if there is an increase in impervious area greater than 5000 square feet.
These must be prepared by a Professional Engineer registered in Colorado. If there is
less than 5000 square feet of new impervious area, a drainage letter should be sufficient to
document the existing and proposed drainage patterns. The 5000 square feet of new
impervious area is a one time allowance and is cumulative over time so it is important to
document it. A grading plan is required for all new construction with over 350 square feet of
new impervious area.
3. If there is an increase in impervious area greater than 5000 square feet, onsite detention is
required with a 2 year historic release rate for water quantity. Parking lot detention for
water quantity is allowed as long as it is not deeper than one foot. If the gravel parking lot is
paved it will require detention and water quality treatment. If the site is subdivided into
more lots, the detention area for the lots needs to be in a separate track of land (not on a
private lot) that is owned and maintained by all lots draining to it.
4. Water quality treatment is also required as described in the Urban Storm Drainage Criteria
Manual, Volume 3 - Best Management Practices (BMPs). Extended detention is the usual
method selected for water quality treatment; however the use of any of the BMPs is
encouraged.
5. There is a storm sewer in Shield St. if there is a need for a deeper drainage outlet.
6. 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.
7. The city wide development fee (PIF) is $6,313.00/acre ($0.1449/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/builders-fees.php or contact Jean Pakech at 221- 6375 for
questions on fees.
FIRE AUTHORITY
Contact: Carle Dann, 970-219-5337, CDANN[aaoudre-fire.ora
1. OCCUPANCY TYPE
The proposed occupancy type will change from an E (Education) to either an 1-4 (day care
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CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: September 13, 2010
Item: Washington School - 223 South Shields Street
Applicant: Tom Kalert
318 East Oak
Fort Collins, CO 80521
Land Use Data:
City of
F6rt Collins
This is a request for a change of use from an educational facility to an adult day respite care
(Elderhaus) facility. Any improvements made to the building (ADA accessibility, etc) will respect the
Secretary of the Interior's Standards for the Treatment of Historic Properties. The site is zoned NCL
and the use is not permitted within the NCL District, so an "Addition of a Permitted Use" will be
necessary.
Comments:
ZONING
Contact: Peter Barnes, 970-416-2355, pbarnesna fcgov.com
1. The property is located in the NCL zone. An 'adult day/respite care' use isn't allowed in the
zone. Therefore, this use will require approval as an "addition of a permitted use", which
will have to be processed as a Type 2, Planning and Zoning Board review.
2. The change of use will require that the property be brought into compliance with teh
applicable regulations of the Land Use Code (i.e. parking lot, landscaping, etc.).
WATER -WASTEWATER ENGINEERING
Contact: Roger Buffington, 970-221 6854, rbuffington(a)fcgov.com
1. Existing water and sewer mains in the area include a 10-inch water main and a 10-inch
sewer in Shields, a 6-inch water main and an 8-inch sewer in Olive, a 4-inch water main in
Scott and an 8-inch sewer in the alley to the north.
2. The existing water service to this property is a 2-inch service.
3. If new lots fronting on Scott Avenue are created, a sanitary sewer must be installed in Scott,
and utility plans will be required.
4. If there is a change to the existing water and sewer services or additional services are
needed for newly created lots, development fees and water rights will be due at building
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.
September 13, 2010
Tom Kalert
318 East Oak
Fort Collins, CO 80521
RE: Washington School - 223 South Shields Street
Dear Tom,
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970.224.6134 - fax
kgov. com/cunentplanning
Attached, please see a copy of Staffs comments concerning the request referred to as the
Washington School - 223 South Shields Street, which was presented before the Conceptual
Review Team on September 13, 2010.
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 should have any questions regarding these comments or the next steps in the review
process, please feel free to contact me at 970-221-6343.
Sincerely,
Ted Shepard
City Planner
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 — (970) 221-6750 - FAX (970) 224-6134