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Home My WebLink AboutREGENCY LAKEVIEW - PDP & APU - PDP120013 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWFart Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com 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. 19. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Pre -Submittal Meetinss for Building 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) 2009 International Fuel Gas Code (IFGC) 2009 International Plumbing Code (IPC) as amended by the State of Colorado 2008 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003. 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: 2009 IRC Chapter 11 or 2009 IECC Chapter 4 2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4. 3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com their implementation. A hand-out will be provided. Generally, these standards call for three distinctly different building designs, three color schemes, roof variety, architectural articulation on all four sides, and a variety of exterior building materials. 7. Since the proposed use is multi -family, please note that in the M-M-N zone, there is a requirement that the common amenity area contain a minimum of 10,000 square feet. 8. Section 3.2.4 will requirea Lighting Plan. Please note that there can be no more than one -tenth (0.1) foot candle as measured 20 feet off the property line. 9. Section 3.2.5 requires trash enclosures to be constructed of the predominent exterior building and should not be located along the east or south property lines. 10. Since the original construction of the stormwater detention pond, there are new standards for landscaping. 11. Section 3.5.2(F) contains architectural standards for the rear elevation of the detached garages. 12. Please note Section 3.2.2(K)(1)(h) allows for places of worship to share parking with adjacent uses. For multi -family, the minimum parking requirements are in Section 3.2.2(K) (1)(a). 13. 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. 14. 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. 15. 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. 16. 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. 17. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 18. 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 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of Community Development and F6■ t 28i North Neighborhood ju�j Collinsv 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Electric Engineering Contact: Bruce Vogel, 970-224-6157, bvogel(Wcgov.com 1. Power is available from existing electric line on the south side of Drake Road. 2. Development charges for square footage and front footage was paid by the church at time of construction. The new project will be responsible for primary service charges on site and modification costs to get power to the site. 3. Due to the tightness of the site, a utility coordination meeting is recommended. A blanket easement for the site would be helpful. 4. Gas and electric meter locations will need to be coordinated. 5. Transformer locations will need to coordinated and cannot be placed more than 10' from a paved surface. Current Planning Contact: Ted Shepard, 970-221-6343, tshepard(aD_fcgov.com 1. As an Addition of a Permitted Use, the request for multi -family at the proposed density will be reviewed by Section 1.3.4(A) (1 - 5). 2. The P.D.P. will be reviewed by the compatibility standards in Section 3.5.1. Please note that Section 3.5.1(H) addresses transitional issues between differing uses. 3. The location of Building Three and its proximity to the east property line may need to be reconsidered or significant buffering would need to be installed. Perhaps it can be pulled away from the property line and replaced with parking instead. Or, perhaps additional land area west of the stormwater detention, in the existing church parking lot, could be utilized for a building envelope. Or, consider lowering the height of Building Three to two stories. 4. Section 3.5.2(C) requires buildings to have a relationship to the public street. Or, buildings must be within 200 feet of a public sidewalk or 350 from a major walkway spine (as specifically defined in Article Five). Please be aware that the Planning and Zoning Board recommended to City Council that a "Street -Like Private Drive" may be used to satisfy connectivity standards. A hand-out describing this change is provided. 5. If the existing north -south parking lot drive aisle is to be converted to a Street -Like Private Drive, then it needs to feature a minimum six foot wide parkway, street trees and a detached sidewalk at least 4.5 feet wide. Preferably, the parking along this drive would be parallel or diagonal. The head -in parking as shown diminishes the effectiveness of the Street Like Private Drive. 6. The Planning and Zoning also recommended approval to City Council several design improvements for multi -family buildings in the M-M-N zone. Since you are seeking the Addition of a Permitted Use, Staff recommends that you review these standards consider 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of Community Development and FV■ t 281 North Neighborhood Collins�/ 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirataCaD_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/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 the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study 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.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. No right-of-way dedication is anticipated for the proposal, however easement dedications for utilities, access, and emergency access is likely. These can be done by replat or by separate document, though note that easement dedication by separate document requires a TDRF of $250 per easement dedication. 7. Any potential street cuts to Drake Road or Lemay Avenue for utility installation will require a street cut permit with street cut penalty fees if the roadways are within 5 years from a re -pavement. 8. Construction plans will be required showing grading, utilities and additional construction design and details. 9. A Development Agreement was previously done on the overall property in 1980. A new development agreement specific to the proposed. development and/or an amendment to the previous development will be required and then recorded at Larimer County once the project is finalized with fees for therecordation paid by the applicant. 10. A Development Construction Permit (DCP) will likely be needed prior to starting any work on the site. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 Gwty of Fort Collins . Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s) on every new building equipped a required fire -sprinkler system or fire -alarm system. 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. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. (Exceptions: Detached one- and two-family dwellings and multiple single-family dwellings (townhomes) not more than three stories above grade plane in height with a separate means of egress). 2006 International Fire Code 903.2.7 and 2006 International Building Code 101.2. 8. HAZARDOUS MATERIALS Toxic, corrosive, or reactive materials, or flammable/combustible liquids (as defined in the International Fire Code) if used, stored, or handled on site, must have a Hazardous Materials Impact Analysis (HMIA) completed and supplied to the Planning Department and the Fire Department. (What do you have? How much? How do you prevent it from being a public threat?) PLEASE NOTE: This applies to the swimming pool. FCLUC3.4.5 9. ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). The address numerals shall be mounted on the side of the building off of which the structure is addressed; if the address numerals are mounted on other side(s) of the building, the name of the street off of which the building is addressed is also required to be mounted along with the numerals. 2006 International Fire Code 505.1 10. TURNING RADII Minimum turning radii for emergency apparatus is 25 feet inside, 50 feet outside. Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex(aD_fcgov.com 1. 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. Reveille Bluegrass is one option for having bluegrass lawns and using less water. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 ilty 0f Community Development and Neighborhood ServicesFlirt Collins 28North College Avenue e PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com Fire Authority Contact: Carie Dann, 970-219-5337, CDANN(ftoudre-fire.org 1. DEVELOPMENT REVIEW FEES Poudre Fire Authority charges a fee for submitted development review plans. For specific cost information, contact Hayley Spurrier at hspurrier@poudre-fire.org. 2. 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 structures 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 3. WATER SUPPLY Fire hydrants must be the type approved by the City of Fort Collins and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Multi -family residential structures with three or more units, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Distance is measured as a hose would lay out from a fire engine, not necessarily in a direct line. A hydrant located across an arterial street cannot be "counted" unless the structure is equipped with an approved, automatic fire -sprinkler system. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 2006 International Fire Code 508.1 and Appendix B 4. 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 5. KEY BOXES REQUIRED 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of Community Development and F6r.t Collins 281 North Neighborhood PO North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Stormwater Enciineerinct Contact: Glen Schlueter, 970-224-6065, gschlueterCar_fcgov.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. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. 3. The design of most of this site must conform to the drainage basin design of the Foothills Drainage Master Drainage Plan, and part of it must conform to the Spring Creek Drainage Master Plan. The design must also comply with the City's Drainage Design Criteria and Construction standards. 4. Normally onsite detention is required with a 2 year historic release rate for water quantity. In this case the release rate is probably limited by the pipe size out of the Eastborough pond; so the design engineer will need to analyze the outfall system capacity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. 5. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices (BMPs). (hftp://www.udfcd.or.g/downloads/down_critmanual_vollll.htm) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. 6. The portion of the site in the Spring Creek basin has four outfalls that all end up draining into Parkwood Lake. The portion in the Foothills basin appears to surface flow to the southeast corner of the site and into the Eastborough detention pond. There is one pipe shown draining into the pond. There is also sub -drain crossing the site that also drains into the Eastborough detention pond. Due to the amount of increased runoff from this proposal a storm sewer system from the site to the outfall of the Eastborough pond is needed so that all the runoff does not have to drain through the pond. 7. The city wide Stormwater 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 hftp://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developm ent-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 or erosion control measures shown on the site construction plans. 281 North Collecie Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City Cif//�+�� Community Development and F6r} Collins 281 North Neighborhood Services ` 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Water -Wastewater Enaineerina Contact: Roger Buffington, 970-221-6854, rbuffinaton(aD_fcgov.com 1. Existing water mains and sanitary sewers include a 12-inch water main and a 27-inch sewer in Drake, a 16-inch water main and a 12-inch sewer in Lemay and an 8-inch water main in the existing drive extending south from Drake (east of the church). 2. For purposes of reliability, it is important to have the water system well looped for a development of this size. An additional connection to a major line is needed, preferably in Lemay. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fegov.com/standards 4. Development fees and water rights will be due at building permit. Transportation Planning Contact: Matt Wempe, 970-416-2040, mwempe(abfcgov.com 1. The current plans have good internal pedestrian connectivity. The north -south pedestrian spine cutting through parking areas will need to have ramps or some other method to achieve at -grade crossings. 2. Are there are planned uses for the undeveloped area west of the church at Drake and Lemay? If so, connection to future improvements on the internal pedestrian network should be considered as part of this development. For example, are the east -west pedestrian crossings shown in ideal locations for direct pedestrian connectivity? 3. Is there a need to flair the driveway aprons so much to access the internal north -south access drive? Since this is an access drive internal to the property, you could narrow the driveway flair and create a direct sidewalk crossing. 4. It would likely be safer and easier for vehicles in the parking lot to align the current access drives and future access drives. 5. How wide is the access drive on the south side of the site? There may be opportunities to do a more formal bicycle and pedestrian path than the cross -hatch path currently shown. 6. Where will bicycle parking be located? The ideal location is on a hard surface, well -lit, near the main entrances, secure, and protected from the elements. This can include both indoor and outdoor bike parking. Transportation Planning staff would be happy to discuss opportunities for enhanced bicycle parking. 7. There does not appear to be a pedestrian connection to the south as shown on the plans. This appears to be a concrete drainage way. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 r. FCity of art Collins CONCEPTUAL REVIEW STAFF COMMENTS Meeting Date: August 22, 2011 Item: Regency at Parkwood Lake Applicant: Land Use Data: Lisa Evans 4949 S. Syracuse, Ste 320 Denver, CO 80237 lisa@regencyres.com Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com This is a request for an Addition of a Permitted Use and Project Development Plan for a multi -family project consisting of 238 units divided among nine buildings. The buildings would be three -stories. The project includes both surface and garage parking for a total of 381 spaces. Amenities include clubhouse, pool, volleyball court and walking trail. The site is 11 acres and located on the east side of the Christ Center Community Church at 2700 South Lemay Avenue. The site is currently an athletic field and zoned R-L, Low Density Residential District. Comments: Zonin Contact: Gary Lopez, 970-416-2338, glopez(aD_fcgov.com 1. An Addition of a Permitted Use, combined with a P.D.P., would be a Type Two review subject to consideration by the Planning and Zoning Board. 2. A pre -submittal meeting is recommended with the Building Inspection Division to review the applicable building and energy codes along with the locally adopted amendments. 3. The required minimum number of parking stalls is based on the number of units on a per bedroom basis. Please refer to Section 3.2.2(K)(1)(a) of the Land Use Code. 4. The minimum number of bicycle parking spaces is 5% of the total number of vehicle spaces per Section 3.2.2(C)(4). For guest parking standards, please refer Section 3.2.2(D)(3). 5. Parking lot landscaping is required in the form of islands and there can be no more than 15 spaces in a row without an island. 6. Be sure that there is sufficient area within the trash enclosures to provide containers for recycling. For guidance, please see www.fcgov.com/recycling/enclosures.php. 7. Be sure to provide sufficient area for the U.S.P.S. cluster boxes for mail delivery and that these boxes are adjacent to a sidewalk. Or, for larger projects, the U.S.P.S. may deliver to central point within a building. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 I of F6tyrt Collins /0010�� August 22, 2011 Lisa Evans 4949 S. Syracuse, Ste 320 Denver, CO 80237 RE: Regency at Parkwood Lake Dear Lisa, Community Development and Neighborhood Services 281 North College Avenue Po Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com Attached, please see a copy of Staffs comments concerning the request referred to as the Regency at Parkwood Lake, which was presented before the Conceptual Review Team on August 22, 2011. 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, I Ted Shepard Chief Planner 281 North Colleae Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134