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Home My WebLink AboutSOLAR VILLAGE MAPLE PDP TYPE I - 23-07 - CORRESPONDENCE - (12)a Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 1 Created: 6/1 /2007 [6/1/07] The residential units are classified as mixed -use dwelling units, and are allowed as a Type 1 review. Commercial uses will be subject to a Type 1 or Type 2 review depending on the specific use (per the table in Section 4.16(B)(2) of the Land Use Code). Number: 2 Created: 6/1/2007 [6/1/07] Parking required for dwelling units. 1.5 spaces per 1 bdr. Unit, 1.75 spaces per 2 bdr. Unit and 2 spaces per 3 bdr. Unit. If the garage spaces are 2 car garages, then It's ok, if 1 car garage, then more parking is required. NOTE: If City Council passes a code change on Second Reading on June 19th regarding residential parking in the TOD area, then no off- street parking for the residential units will be required and the parking count will comply with the code. Your next steps will be to hold a neighborhood meeting and submit your formal application for development review. Contact me to schedule the neighborhood meeting. Refer to http:/tfcgov.com/file-gateway/?id=39&ts=20070424123955 for a list of submittal requirements. Refer to http://fcgov.com/file-gateway/?id=39&ts=20070424123955 for the submittal checklist. If you have any questions regarding the submittal or any other issues related to this project, please feel free to call me at (970) 221-6206. Sincerely, Anne H. Aspen City Planner Page 8 Number: 34 Created: 6/6/2007 [6/6/07] Any structure in the 100-year floodplain must have the lowest floor and all HVAC and mechanical elevated or floodproofed 18" above the flood elevation. If units are attached and are not separate buildings, then all units in that building must meet this requirement. Number: 35 Created: 6/6/2007 [6/6/07] An option is to change the configuration of that building, so as to not be in the floodplain and therefore not have to elevate the structure. Number: 36 Created: 6/6/2007 [6/6/07] No critical facilities are allowed in the floodplain. Number: 37 Created: 6/6/2007 [6/6/07] Any work done in the floodway (landscaping, etc.) must be at or below the existing elevations or show no -rise by hydraulic modeling. A no -rise certification will be required. Number: 38 Created: 6/6/2007 [6/6/07] A floodplain use permit will be required for each structure in the floodplain and for the site work in the floodplain or floodway. Each permit is $25. Number: 39 Created: 6/6/2007 [6/6/07] Any structure built in the floodplain will have a hold on the CO until a FEMA elevation or floodproofing certification is approved based on as -built conditions. Number: 40 Created: 6/6/2007 [6/6/07] See Chapter 10 of City Code for complete floodplain regulations. See also the attached Quick Guide to floodplain regulations. Number: 41 Created: 6/6/2007 [6/6/07] Floodplain Admin contact is Marsha Hilmes-Robinson, 224-6036. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 59 Created: 6/7/2007 [6/7/07] Existing water/sewer mains include the following: 16-inch water and 12-inch sewer in Maple; 8-inch water and 6-inch sewer in Meldrum. Number: 60 Created: 6/7/2007 [6/7/07] Separate water/sewer services are required for each building, and within each mixed -use building, separate water/sewer services are required for the commercial and residential portions of the building. Number: 61 Created: 6/7/2007 [6/7/07] Grease interceptors are required for any restaurants in the project. Number: 62 Created: 6/7/2007 [6/7/07] Development fees and water rights will be due at building permit. Credit will be allowed for existing service accounts. Page 7 Number: 25 Created: 6/6/2007 [6/6/07] FIRE SPRINKLERS FOR GARAGES/STUDIOS: If the two buildings shown as garages also have second -floor studio units, the buildings shall be equipped with approved fire -sprinkler systems, including the garages. Number: 26 Created: 6/6/2007 [6/6/07] FIRE NOTIFICATION SYSTEMS: Horn/strobe notification of fire alarm may be required for common areas. Approved smoke detectors shall be required for residential areas. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 27 Created: 6/6/2007 [6/6/07] 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. Number: 28 Created: 6/6/2007 [6/6/07] The city-wide development fee is $3,070.00/acre ($0.0705/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. It is important to document all existing impervious area since it is grandfathered. Therefore the fees are only charged for new impervious area and it affects the requirements of onsite detention Number: 29 Created: 6/6/2007 [6/6/07] A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. Number: 30 Created: 6/6/2007 [6/6/07] In the Old Town drainage basin water quantity detention is required if there is an increase in imperviousness greater than 5000 square feet. Since this project will have less than that, water quality treatment is all that is needed. Forty hour extended detention is the preferred method. Number: 31 Created: 6/6/2007 [6/6/07] There is a storm sewer in Maple with inlets on the west side of Meldrum St. This could serve as a lower outfall. Number: 32 Created: 6/6/2007 [6/6/07] It appears the court yard is to be used for water quality treatment. The roof design seems to work to direct the runoff to the court yard. However the outlet flow control structure shown will require an outflow in an easement to the public ROW. The water quality extended detention pond area will also need to be in an easement. Number: 33 Created: 6/6/2007 [6/6/07] A portion of the site is in the Old Town floodplain. There are two splits that are shown on the floodplain map. We have looked at these to make sure the mapping is accurate. It appears that the split in the alley to the east of Meldrum that shows flood fringe to the north is not valid. The floodway line will also be the flood fringe line. However, the floodplain and split at Meldrum is valid. Therefore floodplain regulations do apply to that portion of the floodplain. This floodplain appears to impact Unit D. Page 6 Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 17 Created: 6/6/2007 [6/6/07] APPLICABLE FIRE CODE: The project will fall under requirements of the 2006 International Fire Code and applicable local amendments. Number: 18 Created: 6/6/2007 [6/6/07] DEMOLITION: The project shall comply with 2006 IFC Chapter 14 Fire Safety During Construction and Demolition. Number: 19 Created: 6/6/2007 [6/6/07] AUTOMATIC FIRE SPRINKLERS: The three-story, mixed use buildings shall comply with automatic fire sprinkler requirements as specified in NFPA 13. Per PDR discussion, this includes all attic spaces, etc. All balconies shall also be equipped with sprinkler heads. Number: 20 Created: 6/6/2007 [6/6/07] 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, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. Number: 21 Created: 6/6/2007 [6/6/07] FIRE LINE: All fire sprinkler lines shall be a minimum of 6 inches in diameter, unless hydraulic calculations show that a smaller diameter line can supply sufficient water to the system: Number: 22 Created: 6/6/2007 [6/6/07] 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. (We can discuss FDC locations when you have the final site plan/building occupancy and location.) 2006 International Fire Code 912.2.1 and PFA Bureau Policy Number: 23 Created: 6/6/2007 [6/6/07] KNOX BOX REQUIRED: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. PFA BUREAU POLICY 88-20 Number: 24 Created: 6/6/2007 [6/6/07] ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). Commercial occupancies will be numbered as suites and residential occupancies will be numbered as units. Contact Carie Dann for more information on addressing. Page 5 Number: 53 Created: 6/7/2007 [6/7/07] Maple Street - no doors shall open into the ROW. No part of the building including foundations shall encroach into the ROW. An encroachment permit may be obtained for possible awning structures and will require an agreement with the City that includes necessary insurance be provided. Number: 54 Created: 6/7/2007 [6/7/07] Maple Street - The sidewalk on Maple shall be constructed as a detached walk in the ultimate location. Due to the zero set back proposed for the building, the walk must be attached to the building at the ROW line. When sidewalks are attached to buildings, they must then be widened to a minimum of 8 or 10 feet or as directed by Transportation Planning. The proposed site plan does not accommodate any outdoor seating or sidewalk dining. The existing newly constructed ramps at Maple and Meldrum may be used with the new design. Standard curb and gutter shall be constructed along the entire street frontage on Maple and Meldrum. Any new striping for angle parking that may be gained will be at the developer's expense and should be shown on the utility plans. Number: 55 Created: 6/7/2007 [6/7/07] Given the need for some ROW dedication at the alley intersection flare and several potential easements for emergency access, utilities and drainage, it is recommended that the property is re -platted, however, all dedications may be done by separate document at a City fee of $250 per document for review and processing. Number: 56 Created: 6/7/2007 [6/7/07] All sidewalk, curb and gutter shall be constructed on Meldrum per LCUASS standards (local residential). Number: 57 Created: 6/7/2007 [6/7/07] Any existing broken (or damaged during construction) sidewalk, curb and gutter shall be replaced at the direction of the City Engineering Inspector with this project. Number: 58 Created: 6/7/2007 [6/7/07] All applicable Transportation Development Review Fees (TDRF) shall be paid at the time of submittal. Department: Light & Power Issue Contact: Janet McTague Topic: General Number: 14 Created: 6/6/2007 [6/6/07] Credit will be given for the existing services. Our maps indicate that there are four services, one of which is three-phase. Normal development charges will apply. Number: 15 Created: 6/6/2007 [6/6/07] Three-phase power is available to this site. We'll need to coordinate a transformer location that is within 10' of a paved surface. Number: 16 Created: 6/6/2007 [6/6/07] All units will need to be individually metered. We request that you gang the meters on each building in one location. Electric and gas meters will need to either be on separate walls or have a minimum of three feet of separation. Page 4 Number: 45 Created: 6/7/2007 [6/7/07] A complete PDP submittal is required for review with a Type I or Type II process. The developer will be required to enter into a Development Agreement (DA) with the City and a development construction permit (DCP) must be obtained prior to starting construction. Number: 46 Created: 6/7/2007 [6/7/07] A utility coordination meeting is strongly recommended for this site due to the limited space for services. Please contact me at 970-416-2292 to schedule this coordination meeting with at least one week advance notice. Number: 47 Created: 6/7/2007 [6/7/07] Full alley improvements will be required in compliance with LCUASS street standards. There are two alley design options. The alley must be constructed along the property frontage and a minimum of 500 feet of off -site preliminary design must be provided to the north. It was discussed at the meeting that alley improvements have been completed to the north for another development. You will need to obtain the as -built conditions and show how the alley design for your development will tie into the existing improvements. The same alley design option should be used for consistency and all drainage must be adequately conveyed. Number: 48 Created: 6/7/2007 [6/7/07] A temporary construction easement may be required to the east of the alley for alley construction. Any proposed sidewalk adjacent to the alley shall be located outside the min. 20 feet of asphalt or concrete paving and within ROW or a public access easement dedicated to the City. Number: 49 Created: 6/7/2007 [6/7/07] Please carefully review the LCUASS alley standards regarding corner cuts and garage setbacks. The site plan submitted for this meeting does not provide for the necessary corner cuts/flares at the intersection to the street and garage set backs of 8 feet or 20 feet minimum. Number: 50 Created: 6/7/2007 [6/7/07] No more than 750 sf of alley surface area may drain over the sidewalk into the street. Given the proposed water quality pond outfall to the alley, it is highly likely that an inlet will be needed at the far south end of the alley to collect all of the drainage and convey it to the storm drain line on Maple. Number: 51 Created: 6/7/2007 [6/7/07] It appears that no additional ROW dedication will be required for this project (except flares at alley intersection). However, LCUASS standards do require utility easement dedication behind the ROW on private property. It is not likely that the utility easements will be needed given the in -fill development conditions, however, a formal variance request must be submitted and routed for approval. Maple, Meldrum and the alley will need an approved variance for an 8 foot utility easement behind the ROW. Number: 52 Created: 6/7/2007 [6/7/07] The drive approach at the alley intersection with the street will need to be reconstructed to current LCUASS standards. Page 3 Number: 6 Created: 6/5/2007 [6/5/07] Street trees must be placed on 30-40 foot centers. Clearly and graphically differentiate between existing and proposed trees on site. Number: 7 Created: 6/5/2007 [6/5/07] Garages on the alley must meet the backing dimension standards. Number: 9 Created: 6/5/2007 [6/5/07] Please incorporate bike parking and amenities in your site plan. Number: 10 Created: 6/5/2007 [6/5/07] If the building is over 40 feet tall, a special height review will be required as described in Section 3.5.1 of the Land Use Code. Topic: Architecture Plans Number: 8 Created: 6/5/2007 [6/5/07] Because this site is in a predominantly existing residential neighborhood with a strong sense of identity, please pay special attention to the compatibility standards in Section 3.5.1 of the Land Use Code. Also, consider how you will buffer the project from existing abutting residential properties. Department: Environmental Planning Issue Contact: Dana Leavitt Topic: General Number: 63 Created: 6/13/2007 [6/13/07] As this is a brownfield site, identify previous uses and any hazmat related issues. Topic: Architecture Plans Number: 64 Created: 6/13/2007 [6/13/07) Great to see a green building project come into the city from start to finish. The City has begun the process of developing a city-wide green building program. I am available to discuss any thoughts or ideas you have for this project. Be sure to also contact Gary Schroeder in the Utility Department for information on our Integrated Design Assistance Program (IDAP) which provides technical and monetary assistance with building sustainable projects. His contact info is gschroeder@fcgov.com or 221-6395. Number: 65 Created: 6/13/2007 [6/13/07] If the trash enclosure and the transformer share the same space, ensure that both functions can operate independently in the allocated space. Refer to Section 3.2.5 of the Land use Code and http://fcgov.com/recycling/pdf/enclosure-guidelines0804.pdf for design guidelines relating to trash enclosures. Department: Engineering Issue Contact: Randy Maizland Topic: Engineering Number: 43 Created: 6/7/2007 [6/7/07] Standard comment - Larimer County Road Impact Fees and City Street Oversizing Fees will apply. Contact Matt Baker in Street Oversizing at 224-6108 for an estimate of both fees. Number: 44 Created: 6/7/2007 [6/7/07] A transportation impact study (TIS) will be required. Please contact the City Traffic Engineer, Eric Bracke, 224-6062 to set up a TIS scoping meeting. Page 2 - City of Fort Collins Justin Larson JCL Architecture 201 S College Ave Fort Collins CO 80524 STAFF PROJECT REVIEW Date: 06/13/2007 Staff has reviewed your submittal for Solar Village Maple Preliminary Design Review, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General In answer to the questions you posed: #1: Existing ROW and utility easements are adequate, but please see Randy Maizland #51 below for more information. #2: Yes. #3: Please refer to the following comments below: Anne Aspen #4, Randy Maizland #49, 53, 54, 56 and 57. #4: Please refer to Janet McTague's comments below. #5: Please refer to Carie Dann's comments below. #6: This may need further discussion as you progress with the design. Please contact Carie Dann to discuss. #7: Please refer to Glen Schlueter's comments below. #8: Please refer to Roger Buffington's comments below. Number: 3 Created: 6/5/2007 [6/5/07] Please put a north arrow and scale on all drawings. Number: 11 Created: 6/5/2007 [6/5/07] This project represents a big change for this established neighborhood so you'll need to have a neighborhood meeting early on in the design process to share your plans with the neighbors. Please contact me to arrange this meeting. Number: 12 Created: 6/5/2007 [6/5/07] As you develop the design, please keep mechanical equipment in mind --either locate it on the roof or provide adequate space and buffering for it on the ground level. Topic: Site Plan Number: 4 Created: 6/5/2007 [6/5/07] 1 don't understand the proposed streetscape. Why is there a 2.5 foot attached sidewalk/curb? And why is there a widened patch on the east end of the Maple frontage? Please consider using a more urban streetscape (wide sidewalks with trees in grates) transitioning to detached sidewalk to north and east. Number: 5 Created: 6/5/2007 [6/5/07] Please show proposed on -street parking scheme. Please also show at least part of adjacent buildings on site plan or overall site context map. Page 1