HomeMy WebLinkAboutTHE DISTRICT @ CAMPUS WEST - PDP - PDP120003 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCftyof
F6rt Collins
Pre -Submittal Meetings for Building Permits
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
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 Enemy 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 Al17.1-2003.
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: 2009IRC Chapter 11 or 2009IECC 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.
Acknowledged.
15
Response Letter Generated: 8/1612011 at 8:09 am
>a
City of Community Development and Neighborhood Services
�/1`` �V..Vh Cofti1M s 281 North College Avenue
V // ^V PO Box 580
�•/ Fort Collins, CO 80522
970.221.6750 970.224.6134 - fax fcgov.com
9. Please see the Submittal Requirements and Checklist at:
hftp://www.fcqov.com/develol)mentreview/appliGations.php.
Acknowledged.
10. 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.
Acknowledged.
11. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Acknowledged.
14
Response Letter Generated: 8/16/2011 at 8:09 am
City of Community Development and Neighborhood services
Fort Collins 281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750 970,224.6134 - fax fcgov.com
- Parking structure standards in 3.10.4.(D).
Quantitative standards to look into include:
- Street trees and other landscaping in 3.2.1,
- Lighting Plan standards in 3.2.4, LLF shall be equal to 1,
- Trash and Recycling Enclosure requirements in 3.2.5,
- Building Height Review is needed for any structure over 40', see Section 3.5.1(G),
- Building relationship to streets in Section 3.5.2(C)(1) and (2),
- Setbacks for residential buildings off the street are 15', or see the alternative compliance
section in 3.5.2(D)(2)(a), as previously applied,
- Side setbacks are F and rear setbacks are 8',
- Also see the Extra occupancy rental section in 3.8.16 for any units with 4 or more
bedrooms, this was previously applied for in the Plum Street project.
Acknowledged (all of the above under #3).
4. My references to code sections may not be all encompassing, they are just the code
sections that I thought you might need to provide more information on. In'PDR and/or
formal PDP review more things may come up as more detail is available.
Acknowledged. The Applicant hopes that the PDR meeting can be more a collaborative
work -session rather than strictly a monologue of review comments and presentation of known
problems. An early and integrated approach will yield the best solutions. Details lacking
with the PDR submittal documents can be further discussed and brainstormed during the
August 31sr meeting.
5. 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 Neighborhood Meeting has been scheduled for the evening of Aug. 315r
6. 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.
Acknowledged.
7. 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
htti)://www.colocode.com/ftcollins/landuse/begin.htm.
Acknowledged.
8. 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.
Acknowledged. Formal requests will come after the PDR work -session.
13
Response Letter Generated: 8/16/2011 at 8:09 am
City of Community Development and Neighborhood Services
Flirt Collins 281 North College Avenue
'w`V�'t �.+�PO Box 580
Fort Collins, CO 80522
970.221.6750 970.224.6134-fax (cgov.com
4. Will need utility plans to make more in-depth comments. A utility coordination meeting is
highly suggested for this site as there may not be enough room for all futures utilities.
A Utility Coordination Meeting was held on August 16, 2011.
5. Additional utility easements may be required.
The only easements identified at the Utility Coordination Meeting as possibly being required
are pocket easements for telephone and cable pedestals.
Building Inspection
Contact: Russ Hovland, ,
1. Existing Fort Collins building codes now include many elements that support green
building. The building code green amendments represent next steps along the path of
integrating green building practices into mainstream construction. More information about
these requirements can be found at:
http://www.fcgov.com/utilities/residential/green-building/amendments
Acknowledged.
Current Planning
Contact: Emma McArdle, 970-221-6206, emcardle(a_fcgov.com
1. All structures planned to be demoed have been cleared by Historic Preservation through
the Demolition Alteration Review Process.
Acknowledged.
2. Questions related to the Plan:
-What is planned for around the pool area? Fencing, wall? Both
Concepts are still being developed, and additional input is welcome at the PDR meeting.
- Is the garage planned to be 5 stories now? I didn't find any specific information for it.
The garage is proposed to be 5 stories, containing 6 parking levels (including the roof).
- Any interest in having a small convenience story on the site? Could be an opportunity with
all the student residential there.
At this time the viability of leasing commercial space is questionable, at best. The
clubhouse, community rooms, and other non-residential amenities should add to the fabric of
the urban streetscape, while also providing the residents with desired services and
accommodations.
3. With the level of detail provided on the plan, I will definitely have more detailed comments
with further review, but here are a few Qualitative Standards to consider:
- Full tree stocking in 3.2.1(D)(1),
- Screening of areas of low interest in 3.2.1(E)(6),
- Site Amenities in 3.2.2(C)(3) and (4),
- Building and Project Compatibility in Section 3.5.1, and
12
Response Letter Generated: 8/16/2011 at 8:09 am
s
Qt), of Community Development and Neighborhood Services
Fort Collins 281 North College Avenue
PO Box 580
Fort Collins. CO 80622
970.221.6750 970.224,6134 - fax Icgov.com
8. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
The Utility Coordination Meeting held on August 16, 2011 appears to indicate that no
additional utility easements are necessary. However, additional right-of-way dedication to
the back of new sidewalk is a possibility. This issue is expected to be further discussed at the
August 31 st PDR meeting.
9. Construction plans will be required and a Development Agreement will be recorded once
the project is finalized with recordation costs for the Development Agreement required from
the applicant.
Acknowledged.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Acknowledged.
11. A utility coordination meeting on this site might be beneficial. Utility coordination meetings
if requested are typically scheduled after the preliminary submittal of the project, but can be
scheduled prior to submittal upon request. Please provide a site plan with preliminary utility
layout for routing with the meeting notice. If you are interested in having a utility
coordination meeting, please contact the development review engineer for scheduling.
A Utility Coordination Meeting was held on August 16, 2011.
12. Given the previous iteration of development and the fairly broad information provided for
the conceptual review, detailed comments don't seem necessary with this review.
Additional questions and comments will be forthcoming in conjunction with further detail.
Acknowledged.
Electric Engineering
Contact: Bruce Vogel, 970-224-6157, bvogel(cDfcgov.com
1. Power is available from existing electric facilities in and around the site.
Acknowledged.
2. Future transformers must be accessible by line trucks for maintenance. Coordination will
be required for locating these transformers. Also, meter locations will need to be
coordinated.
Acknowledged.
3. System modifications charges will apply along with additional electric development
charges.
Acknowledged.
11
Response Letter Generated: 8/16/2011 at 8:09 am
Fort Collins
Engineering Development Review
Community Development and Neighborhood services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750 970.224.5134-fax fcgov.com
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.
Acknowledged.
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
Acknowledged.
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.
Acknowledged.
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.
ELB Engineering has contacted both City departments, and has already prepared a draft TIS.
5. The process to vacate Daisy and Columbine Street as part of this proposal is complicated
by the status of these roadways not apparently being right-of-way. City CDNS staff will need
to coordinate verification with the City's Attorney's Office and City Real Estate in order to
verify the appropriate process(es) involved.
The Applicant would appreciate a status update on this item, and is willing to do whatever is
necessary to ensure that no delays are encountered.
6. The site development should ideally look to place all improvements considered private,
outside of public right-of-way. Any proposed encroachments would need to be reviewed
against Chapter 23 of the City Code along with potential review by the City Attorney's
Office.
Acknowledged.
7. 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
Acknowledged.
10
Response Letter Generated: 8/16/2011 at 8:09 am
;
City of ;ommunity Development and Neighborhood Services
Fort Collins 281 North College Avenue
Po Box 580
Fort Collins, CO 80522
970.221.6750 970,224.6134 - fax fcgov.com
with criteria established by Poudre Fire Authority.
PFA Fire Prevention Bureau Administrative Policy 07-01
Acknowledged.
7. DEAD-END FIRE APPARATUS ACCESS ROADS
Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus. The turn -around at the end of the
fire apparatus access road must have an outside turning radius of 50 feet or more, and an
inside turning radius of 25 feet. 2006 International Fire Code 503.2.5 and Appendix
D103.3 and D103.4
Acknowledged.
8. TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of 25 feet
inside and 50 feet outside. 2006 International Fire Code 503.2.4 and Appendix D103.3
Acknowledged.
Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex(a-)fcgov.com
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 trees on 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 as the result of development impacts.
A field survey has recently been completed. Ripley Design will be contacting Tim Buchanan
to schedule a site visit with the expectation that any trees of value can be identified on the
survey drawing, and that proper mitigation measures can be incorporated into the plan.
2. The City's green building program has many programs that may benefit your project.
Resources are available at the Green Building web page:
http://www.fcgov.com/greenbuilding/. Of particular interest may be the Integrated Design
Assistance Program, which offers financial incentives and free technical support to those
interested in delivering high-performance buildings that exceed building code requirements
for energy performance. Gary Schroeder (970-221-6395) is the contact person for this
program. This is the direct link to the web page for this program:
http://www.fcgov.com/conservation/biz-idap.php.
This information has been passed onto the Developer and Architect. Thanks.
3. 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.
Acknowledged.
Response Letter Generated: 8/16/2011 at 8:09 am
Cityof Community Development and Neighborhood services
Fort Collins 281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750 970.224.6134 - fax lcgov corn
• 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
Acknowledged.
5. 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:
i 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.
i Have appropriate maintenance agreements that are legally binding and enforceable.
6 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 (26
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; FCLUC
3.6.2(L)
Acknowledged. City planning staff and the Applicant would like to explore alternate concepts
for Scott Ave. This can be a topic of discussion at the PDR work -session.
6. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
Where adequate radio coverage cannot be established within a building, public -safety
radio amplification systems shall be installed in the following locations:
1. New buildings greater than 50,000 SF in size or addition(s) to an existing building that
cause the building to be greater than 50,000 SF. For the purpose of this section, fire walls
shall not be used to define separate buildings.
2. All new basements greater than 10,000 SF where the designed occupant load is
greater than 50, regardless of the occupancy classification.
3. Existing buildings meeting the criteria of Items 1 and 2 of this section undergoing
alterations exceeding 50 percent of the aggregate area of the building.
Public -safety radio amplification systems shall be designed and installed in accordance
8
Response Letter Generated: 8/16/2011 at 8:09 am
Ctty of
Fort Collins
Historical Preservation
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
Contact: Courtney Rippy, 970-416-2283, crippyCaD_fcgov.com
1. Please see Emma McArdle's comments regarding the properties and their historic
significance.
Acknowledged.
Fire Authority
Contact: Carie Dann, 970-219-5337, CDANN(a_)poudre-fire.orq
1. AUTOMATIC FIRE SPRINKLERS
The proposed structures shall be equipped with an approved fire -sprinkler system.
2006 International Fire Code Section 903
Acknowledged.
2. FIRE STANDPIPE SYSTEM
Standpipe systems shall be provided in new buildings and structures in accordance with
Sections 905 and 913 of the 2006 International Fire Code. Approved standpipe systems
shall be installed throughout buildings where the floor level of the highest story is located
more than 30 feet above the lowest level of fire department vehicle access, or where the
floor level of the lowest story is located more than 30 feet below the highest level of fire
department vehicle access. The standpipe system shall be capable of supplying a
minimum 100 psi to the top habitable floor; an approved fire pump may be required to
achieve this minimum pressure. 2006 International Fire Code Sections 905 and 913
Acknowledged.
3. KEY BOXES, FDCs and FIRE LINE
Poudre Fire Authority requires a key box ("Knox Box") to be mounted in approved
location(s) on every new building equipped with a required fire -sprinkler system or
fire -alarm system. Knox Boxes are required to be installed approximately 60 inches above
grade and no higher than 72 inches above grade. Fire department connections shall be
installed remote from the buildings or in an approved location, 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. 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.
2006 International Fire Code 912.2 and 506.1; PFA Fire Prevention Bureau Policy; and
NFPA 13.
Acknowledged.
4. 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:
7
Response Letter Generated: 8/16/2011 at 8:09 am
a
Cftyof Community Development and Neighborhood services
Fort Collins 281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750 970,224,6134 - fax tcgov.00m
4. This area is not in a designated floodplain. The drainage criteria manual defines the
criteria for development. The design engineer will need to further define the flooding using
more detailed topography. There are models available from the master plans, but there
may need to be more detail added to better define the existing site conditions. The
engineer can use that base information to show no impact with the redevelopment. The
Canal Importation Master Plan does discuss spills from the Larimer #2 and the New
Mercer ditches that flow down Plum Street, but these are being addressed by other City
projects. The model used in that master plan may be useful to the design engineer. The
flooding in this area is due to local runoff.
The design engineer intends to utilize the City's modeling as an additional tool to help ensure
the projects' minimum opening elevations are not subject to local flooding.
5. There is a private storm sewer in the driveway of the apartments to the north of the site.
The amount of drainage to the area from this site cannot be increased unless it can be
documented the storm sewers have the capacity for it and it is in a public drainage
easement.
There is no intention at this time to increase runoff to this storm sewer.
6. If the parking structure is to be built below grade that could present some challenges. The
criteria manual requires that the building openings be one foot above the depth of flow in
the street. Other than elevation, an option might be to use a flood gate to meet that criteria.
There are no below grade levels currently contemplated in the parking structure design.
7. The water quality requirements for the parking structure are that any fluids used in washing
of the floors not be discharged into the storm sewer. Instead it must be washed into a vault
or Stormceptor so that it can be collected and disposed of offsite.
The parking structure will include such a facility.
8. 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.
Acknowledged.
9. 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
http://www.fcgov. com/utilities/business/bu ilders-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.
Acknowledged.
6
Response Letter Generated: 8/1612011 at 8:09 am
Ot,of Community Development and Neighborhood services
Fort Collins 281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750 970.224.6134-fax kgov.com
Please see the response to Zoning comment #4 above. The Applicant remains open to
further suggestions and welcomes the input of Transportation Planning staff.
7. Please consider adding bike parking spaces in excess of the minimum required 5 percent
of vehicle parking. The development will be very dense, near the CSU main campus, and
an attractive place for students who want to walk or bike to school.
While the specific number of bike parking spaces is unknown at this time, it is safe to say that
this project will well exceed the code minimum of 5 percent of vehicle parking (likely closer to
50 percent of vehicle parking).
Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueteria)-fcgov.com
1. A drainage and erosion control report and construction plans are required and must be
prepared by a Professional Engineer registered in Colorado.
Acknowledged.
2. Normally an increase in impervious area of 5000 square feet is allowed in the Old Town
Drainage basin without providing onsite detention; however in this case, there has been
frequent flooding in the area of the intersection of Aster and Plum. Therefore, the design
engineer will need to prove that there are no adverse impacts due to redevelopment of the
site. That means there may be a need for onsite detention with a 2 year historic release
rate for water quantity, or the site may have to detain more than normal to show no adverse
impacts. 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. Parking lot detention for
water quantity is allowed as long as it is not deeper than one foot. The information
submitted doesn't indicate what is proposed for water quantity detention and water quality
treatment.
Raised bioretention planter boxes along the buildings (outside of the public right-of-way) are
the primary method of both water quantity detention and quality treatment being investigated
at this time.
3. The storm sewer in Plum is undersized and it acts as a bubbler at its connection to the
storm sewer in Shields Street. In an effort to relieve the flooding at Plum and Aster, the City
did lower the curb and gutter on the north side of Plum but was restricted by the grade of
Shields St. to completely relieve the flooding situation. The master plan identifies the depth
of flooding to be one foot.
The Applicant would also like for the City to investigate the possibility of extending a new
public storm sewer with increased depth at capacity to the referenced intersection of concern.
5
Response Letter Generated: 8/16/2011 at 8:09 am
a
Ctty of Community Development and Neighborhood services
Fort Collins81 North College Avenue
M �' 1PO Box 580
Fort Collins, CO 80522
970.221.6750 970,224,6134 - fax fcgov.wrn
2. The previously submitted plans included a variation to the typically sidewalk design
standards to include tree wells, and water quality areas. The current plans do not indicate
how the sidewalk would be designed. Transportation Planning staff would like to be a part
of any future conversations about right-of-way design.
The streetscape design remains an ongoing exercise. The input and collaboration of
multiple City departments, including Transportation Planning, is expected to be part of that
process. The current concept has detached sidewalks along Plum St. and oversized
attached sidewalks with tree wells along Bluebell and Aster. The primary stormwater
detention and water quality facilities are envisioned at this point to be raised planter boxes
adjacent to the buildings, located outside of the public right-of-way.
3. One of the City's busiest transit routes runs down Plum Street, and there are opportunities
to provide enhanced transit stops in this area. Please contact Kurt Ravenschlag, Assistant
Transfort General Manager, 970.221.6386 or kavenschlag@fcgov.com to discuss
potential improvements.
Transfort will be part of the design discussions. The PDR Site Plan shows the potential
location of an enhanced transit stop.
4. At a minimum, the existing pedestrian connection through the fence along the north property
line near Columbine Street must be maintained and connect into any sidewalk
improvements down to Plum Street. Ideally the pedestrian connection at Daisy Street
would also be integrated into the building design and connect to Plum Street. The need for
these connections will be addressed in the pedestrian level of service analysis.
The pedestrian level of service analysis did not identify the need to maintain either of these
connections. However, the proposed plan does maintain a pedestrian connection from
Sunstone Condos at the north end of the private drive between BLDG 02 and the parking
garage.
5. The existing pedestrian connection and fence cut in the southwest corner of the property
(south of Plum, west of Scott) must be maintained and connect into any sidewalk
improvements on Scott Avenue. This area appears to be under the control of this
development. If so, an access easement should be provided to ensure permanent
pedestrian connectivity to the south.
The pedestrian level of service analysis did identify this as a necessary connection.. The
proposed plan contains a paved sidewalk, and the subdivision plat will include an access
easement.
6. Where will bicycle parking be located? Please consider needs for both short-term visitor
and long-term resident bike parking. The ideal location is on a hard surface, well -lit,
secure, near a main building entrance, and protected from the elements. This can include
both indoor and outdoor bike parking. Please particularly consider indoor or parking
garage bike parking given the density of the project. Transportation Planning staff would
be happy to consult on the multitude of options available.
4
Response Letter Generated: 8/16/2011 at 8:09 am
C� af . ommunity Development and Neighborhood services
rf Collins 281 North College Avenue
� t Collins PO Box 580
_•/ Fort Collins. CO 80522
970.221.6750 9M224.6134-fax ic9ov.00m
Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington(a)fcgov.com
1. Existing water mains and sanitary sewers in the area include: 20-inch water main and
8-inch sewer in Plum; 6-inch water main and 6-inch sewer in Aster; 6-inch water main and
8-inch sewer in Blue Bell; 6-inch water main and 6-inch sewer in Columbine; and 6-inch
water main and 6-inch sewer in Daisy.
Acknowledged.
2. Each building must have separate water and sewer services. In addition, commercial
spaces within the project must have separate water and sewer services.
Acknowledged.
3. Existing water/sewer services to these properties and water/sewer mains in Daisy and
Columbine must be used or abandoned at the main.
Acknowledged.
4. Downstream sanitary sewer capacity will be evaluated. More information will be provided
when that work is complete.
The City's wastewater staff is still evaluating this. The Applicant hopes to have additional
information in the very near future.
5. A utility coordination meeting is strongly encouraged early in the site layout/design to insure
there is adequate space for all underground utilities.
A Utility Coordination Meeting was held on August 16, 2011.
6. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fc-gov.com/standards
Acknowledged.
7. Development fees and water rights will be due at time of building permit. Credit will be
given for existing accounts where services are abandoned.
Acknowledged.
Transportation Planning
Contact: Matt Wempe, 970-416-2040, mwempe(a)fcgov.com
1. A bicycle and pedestrian level of service analysis will be required as part of the traffic
impact study. Please contact Matt Wempe, Transportation Planner, 970.416.2040 or
mwempe@fcgov.com to scope the analysis.
A draft TIS has been completed by ELB Engineering, and it includes both bicycle and
pedestrian level of service analyses.
M
Response Letter Generated: 8/1612011 at 8:09 am
Cirty of
Fort CoRins
Land Use Data:
Community Development and Neighborhood services
281 North College Avenue
PO Box 580
Port Collins, CO 80522
970.221.6750 970.224.6134-fax tcgovoom
This is a request for a 265,500 sq. ft., 4 & 5 story, student housing complex on West Plum Street
from Aster St. to City Park Ave and to demolish the 20 existing single family houses and construct
215 new dwelling units with a total of 732 bedrooms as well as a clubhouse and a 614 space, 5 story
parking garage on the north side of Plum St., west of Bluebell St.
Comments:
Zoning
Contact: Peter Barnes, 970-416-2355, pbarnesca-)_fcgov.com
1. In the CC zone, the proposed use is subject to a Type 1 review.
Acknowledged.
2. The parking layout in the garage (stall and drive aisle size) must comply with the standards
in Sec. 3.2.2(L) of the Land Use Code.
Acknowledged.
3. Are Unit Types D1 and D2 4 bedrooms? If so, applicant needs to comply with Sec.
3.8.16(E)(2), meaning part of the submittal must be a written request to allow 4 unrelated
people to live together in one dwelling unit.
Yes, D1 and D2 units are 4 bedrooms/4 baths. Formal written requests for additional
occupancy will be provided after the PDR meeting.
4. Are all the. bike parking spaces in the garage? If so, that's probably going to result in
tenants locking their bikes to trees, balconies, and other locations closer to their unit. Can
there be some bike racks in the courtyard or elsewhere?
The parking garage will include secure bike parking, sheltered from the elements; however, it
will not provide all of the bike parking. Additional outdoor bike parking will be provided in the
courtyard areas and at locations convenient to the main entrances to each building.
5. The garage is indicated to be 5 stories, but how many stories is the MF building?
Buildings over 40' tall are subject to the Building Height Review criteria in Sec. 3.5.1(G).
Buildings 01, 02, and 04 will be 4 stories, and Building 03 will be 5 stories. At this point, it is
assumed that all buildings (including the parking garage) will be subject to the Special Height
Review. A shadow analysis is currently being performed.
6. The MF building is subject to the minimum setback standards in Sec. 3.5.2 (15' from a
street ROW line, 8' from a rear lot line, F from an interior side lot line). The parking
structure/office building is subject to the build -to -line standards in Sec. 3.5.3 (no more than
15' from a street ROW.
Acknowledged. Alternative compliance to the front setbacks will be sought.
2
Response Letter Generated: 8/16/2011 at 8:09 am
Fort Col[ins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
lcgov.com
August 2, 2011
August 17, 2011 (Applicant Responses)
Nick Haws
200 S. College Ave. St. 100
Fort Collins, CO
RE: District at CSU
Dear Nick,
Attached, please see a copy of Staffs comments concerning the request referred to as the
District at CSU, which was presented before the Conceptual Review Team on August 1, 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 970-221-6206.
Sincerely,
Emma McArdle
City Planner
CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: August 1, 2011
Item: District at CSU
Applicant: Nick Haws
200 S. College Ave. St. 100
Fort Collins, CO
nick@northernengineering.com
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134