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HomeMy WebLinkAboutONE BOARDWALK PLACE - MOD. OF STAND. - MOD120003 - CORRESPONDENCE -Pre -Submittal Meetings for Buildinq Permits Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi -family Projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid -design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi -family Projects are advised to call 416-2341 to schedule a pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2009 International Building Code (IBC) 2009 International Residential Code (IRC) 2009 International Energy Conservation Code (IECC) 2009 International Mechanical Code (IMC) 20091ntemational Fuel Gas Code (IFGC) 2009 International Plumbing Code (/PC) as amended by the State of Colorado 2011 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI At 17.1-2003. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 20091RC Chapter 11 or 20091ECC Chapter 4 2. Multi -family and Condominiums 3 stories max: 20091ECC Chapter 4. 3. Commercial and Multi -family 4 stories and taller: 20091ECC Chapter 5. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services Plan Review 416-2341 17. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. if the Total Building Square Footage of 25,260 square feet as indicated on the application is the accumulative square footage for all 3 buildings. 6. Section 3.5.2 Residential Building Standards of the Land Use Code will apply to this development proposal. This section deals with relationship of dwellings to streets and parking, building setbacks from streets, side and rear yard setbacks, and garages (placement and orientation, size and articulation). 7. Building and Project Compatibility, as set forth in Section 3.5.1 of the Land Use Code, should not be of concern because of the nature of this development; however, if any or all buildings were to exceed 40 feet in height then the proposal would be subject to the criteria set forth in Section 3.5.1(G) Building Height Review. 8. Because this development proposal must be processed as a Planning & Zoning Board (Type 2) review a neighborhood meeting is required and must be held prior to submittal of a development request, per Sections 2.2.2(B), (C) and (D) of the Land Use Code. In this case, because the proposal is for 14 more dwelling units (almost double) than the previously approved Serrano Townhomes, and because the overall density will be increasing significantly, it is important to conduct this neighborhood meeting. Please contact Steve Olt, at 970-221-6341, to assist with the scheduling of the date, time and place for the meeting. 9. This development proposal must satisfy all applicable regulations and standards set forth in Article 3 General Development Standards of the Land Use Code. If any standard cannot or will not be satisfied then the applicant may use the criteria set forth in Division 2.8 Modifications of Standards to request modification(s), with the appropriate decision maker (in this case, the Planning & Zoning Board) granting approval or denial. 10. One Boardwalk Place can be processed as a Major Amendment to the previously approved Serrano Townhomes project (December, 2005) because that development has reached a state of "substantial completion" based on the improvements and infrastructure completed. 11. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. 12. Please see the Development Review Guide at www.fcgov.00m/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. 13. 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/ftoollinsAanduse/begin.htm. 14. 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. 15. Please seethe Submittal Requirements and Checklist at: http://www.fcgov.00m/developmentreview/applicabons.php. 16. 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. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata(rilfcaov.com 7. Revisions to the previously approved construction plans may be required. 8. An amendment to the development agreement of recorded on the property may also be required once the project is finalized. The development agreement and/or amendment to the development agreement would need to be recorded at Larimer County with recordation costs paid for by the developer. 9. A Development Construction Permit (DCP) or an excavation permit may be needed for any potential changes to the public infrastructure and would need to be obtained prior to starting any work on the site. Department: Electric Engineering Contact: Justin Fields, 970-224-6150, ifields(&fcaov.com 1. Electric development charges and system modification charges will apply. A credit will be provided for any previous development charges that were paid for this project. The existing system installed for the previous project will be used for this project to the extent possible, but with the additional dwelling units it is likely that this system will have to be substantially modified. Transformer and meter locations will need to be coordinated with Light and Power engineering (970)221-6700. Current Planning Contact: Steve Oft, 970-221.6341, solt(&fcaov.com 1. The property is located in the LMN, Low Density Mixed -Use Neighborhood District. Per Section 4.5(B)(3) (a)3 of the Land Use Code, multi -family dwellings containing more than 8 units per building are permitted, subject to a Planning & Zoning Board review. In this case, 2 of the 3 buildings are proposed to contain 12 units each. 2. Being located in the LMN District, the density range for residential development on this site is a minimum of 4 dwelling units per net acre and a maximum of 9 dwelling units per gross acre of residential land. With the site being 2.29 gross acres in size and the proposal being for 32 dwelling units, the resulting gross density would be 13.97 dwelling units per acre. Therefore, it will be necessary for the applicant to request a modification of the standard set forth in Section 4.5(D)(1)(b) of the Land Use Code. The criteria for supporting a modification is set forth in Section 2.8.2(H) of the LUC. City staff will evaluate the modification request and forward a recommendation on to the P&Z Board, and the Board is the ultimate decision maker. 3. Section 4.5(E)(4)(d) of the Land Use Code states that the maximum height of a multi -family building is three (3) stories. The application indicates that the buildings will be 2 stories in height. This section goes on to say that buildings with a setback of less that 50 feet facing a street or single family or two-family dwellings shall minimize the impact on that adjacent property by reducing the number of stories and terracing the roof lines over the occupied space. This may affect the design of the 12-plex building along South Lemay Avenue and the 8-plex building along Boardwalk Drive. 4. Section 4.5(E)(4) of the Land Use Code contains design standards for multi -family dwellings containing more than 8 dwelling units. 5. Section 4.5(E)(4)(i) states that the maximum gross floor area of a multi -family residential building shall be 14,000 square feet (excluding garages). This standard should not present a problem for the development Department: Stormwater Engineering Contact: Glen Schlueter, 970-224.6065, aschluster(&fcgov.com new impervious area over 350 sq.-ft. and 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 of building permit. Information on fees can be found on the City's web site at http:/Avww.fogov.com/ublites/business/builders-and- developers/plant-investment-development-fees or by contacting Jean Pakech at 221- 6375. 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 or erosion control measures shown on the site construction plans. Department: Park Planning Contact: Craig Foreman, 970-221-6618, ctoreman(&fcgov.com 1. 1.1/13/2012: No comments Department: Environmental Planning Contact: Lindsay Ex, 970.224-6143, lexOfcgov.com As per my comments for the June conceptual review on this project, from the drawings and application supplied, it appears the buffer zone applied during negotiations with Doug Moore have not changed. If this is the case, then I have no comments. If this assumption is incorrect, let's schedule a meeting to discuss how to move forward. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata(&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. 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/engineedng/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 the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study update is needed for this project. In addition, please contact Transportation Planning for their requirements as well. 5. 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.ladmer.org/engineering/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals(a)fcaov.com 4. LUC 3.2.1 Requires a full detail Landscaping plan LUC 3.2.4 Requires a full detail Lighting Plan including of fixture types that should be down directional. 5. Please provide location of mechanical/utility equipment on plans as they may be required to be painted or screened. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221.6854, rbuffington(a).fcgov.com 1. Water and sewer mains were installed within the site for the Serrano Townhomes project that included 6 buildings. 2. Water and sewer services installed with the original construction must be used or abandoned at the main. 3. Utility plans must be prepared to outline any adjustments to the facilities that were originally installed. 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.00m/standards 5. Development fees and water rights will be due at building permit. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, pschlueter(a)fcaov.com 1. The impervious surface may be increased by this proposal which would require additional detention. If the storm sewer system is modified, the report needs to include sizing calculations of the inlets and pipes. At a minimum, a drainage letter is needed to verify compliance with the approved drainage report. 2. The overall site certification has not been submitted. There are some modifications required to the pond in the Lodge at Miramont development to the north. Those improvements and the associated maintenance agreement were required. No documentation for either was ever received. A revised grading plan will be needed and approved prior to release of a building permit. In multifamily developments, no certificates of occupancy (CO) can be released until the overall drainage improvements have been certified. In addition, the grading around each building must be certified prior to a CO for that building. 3. Both water quantity detention and quality treatment requirements are being met in the Miramont pond to the north. If additional detention is needed, the requirement in the McClelland's/Mail Creek drainage basin for detention is it must be designed with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm. 4. The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the City's Design Criteria and Construction standards. 5. The Stormwater development fees include a $6,390.00/acre ($0.1467/sq.ft.) plant investment fee (PIF) for City of Fort Collins April 12, 2012 Jim Birdsall The Birdsall Group 444 Mountain Avenue. Fort Collins, CO 80513 Re: One Boardwalk Place Amendment and Modification Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax kgov.com Description of project: This is a request to change the approved PDP from 6 three (3) unit, 2 bedroom buildings (totalling 18 units) to 2-12 unit 2 bedroom amd 18 unit (2 bedroom) building totalling 32 units. The request is for a stand along modification to Section 4.5's density standards. The site is 2.24 net acres and the approved density is at 8 DU/Acre and the proposed density is 14.28 DU/Acre. This site is zoned Low Density Mixed Use Neighborhood district (L-M-N) and is subject to a Planning and Zoning Board (Type 2) hearing (LUC 4.5(D). Please see the following summary of comments regarding the project request referrenced above. 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 have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Steve Olt, at 970-221-6341 or solt@fcgov.com. Comment Summary: Department: Zoning Contact: Noah Beals, 970-416.2313, nbealsla7.fcaov.com 1. Land Use Code (LUC) 3.5.2(D)(1) Requires a 3Oft setback from an Arterial street right-of-way. LUC 3.5.2(D)(2) Requires 15ft setback from a non -arterial street right-of-way 2. LUC 3.2.2(K) Parking Requirements for 2 bedroom units is 1.75 per unit. With 32 units this requires at least 56 parking spaces. A minimum of 3 accessibility parking spaces And Bicycle parking is a minimum of 5% of the total number of parking spaces. Bike racks should be located close to the primary entrance of buildings on surface areas 3. LUC 3.2.5 Trash/Recycling Enclosures are required. Such enclosures shall be located on a cement pad setback at least 20ft from a public sidewalk and designed to allow walk-in access without having to open the main enclosure gate.