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HomeMy WebLinkAboutREMINGTON ANNEX - PDP - PDP110017 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWNumber: 5 Created: 12/29/2009 [12/29/091 The 5' side yard setback shown on the site plan on the Existing Conditions Site Plan, sheet A1.1, is only adequate if the wall height along the side lot lines doesn't exceed 18'. If it exceeds 18', then the minimum setback is increased by 1' for every 2' or fraction thereof of wall height in excess of 18' (Sec. 4.9(D)(6)(d)). Response: A variance request has been provided with this submittal. Number: 6 Created: 12/29/2009 [12/29/09] The lot size of 19,880 square feet means that the total floor area allowed is 19,880 s.f. per Sec. 4.9(D)(1) of the LUC. The basement doesn't count as floor area. The proposed building is considerable larger than allowed and a modification will be needed. Response: A variance request has been provided with this submittal. Number: 7 Created: 12/29/2009 [12/29/09] If the building is taller than 40', a building height review will be required per Sec. 3.5.1(G) of the LUC. Response: The total building height is 37'- 9" which is well below the 40' requirement. Number: 8 Created: 12/29/2009 [12/29/09] The minimum roof pitch allowed is 2:12 and the maximum pitch allowed is 12:12 per Sec. 4.9(E)(1)(g) of the LUC. Response: Although, all visible roof lines are compliant within the roof pitches, a variance request has been provided with this submittal for the non visible flat roof area. Department: Zoning Issue Contact. Peter Barnes Topic: Zoning Number: 1 Created: 1212912009 [12129109] Zoned NCB. Proposed multi -family building is greater than a 4-plex and density is greater than 24 du/acre — therefore a Type Z Planning and Zoning Board review is required. Response: Understood. Number: 2 Created: 1212912009 [12129109] Answers to applicant's 3 Zoning questions: 1) The maximum height allowed in the NCB is 3 stories. The proposed 4-story building will require approval of a modification request per Section 2.8 of the Land Use Code (LUC). A modification can be processed as a stand-alone application prior to the submittal of the PDP, or as part of the PDP application. A stand-alone application must go to the P&Z Board and will take approximately 2 months to process and go to hearing. If the modification is included with the PDP, then it will take however long it takes to get the PDP to hearing. Including the modification with the PDP will include a risk since much upfront engineering and design work will need to be done for the PDP, without knowing whether or not the 4 story modification will be approved. 2) This property turns out to NOT be in the TOD overlay. The TOD boundary line is the alley to the west of this property. Even if it were in the TOD, Section3.10 of the LUC applies only to developments south of Prospect. Therefore, 3.10.4 wouldn't apply. Of course, all other applicable LUC or city regulations will apply with regard to parking lot and building design and right-of-way improvements. 3) The same modification (variance) process described in 1) above would apply to a request to increase the maximum floor area ratio for the rear 50% of the lot from .33 to whatever the FAR turns out to be. Response: Understood, the project has been revised to be Number: 3 Created: 12/29/2009 [12/29/09] Since this is hot in the TOD overlay, the project must provide the required minimum number of parking spaces. The Parking Summary on drawing A1.1 has incorrect information for the required parking. A studio apartment is the same as a 1 bedroom in that the LUC requires 1.5 parking spaces for every dwelling unit containing 1 or LESS bedrooms (Sec. 3.2.2(K)(1)(a)) of the LUC. This means that the required number of spaces for the 26 studio apartments is 39 instead of 26. This also increases the total number required to 68. Your PDR plan indicates that 76 spaces are being provided, so at present, the required number of spaces is being met. Response: The parking summary has been updated on sheet PDP-1. Number: 4 Created: 12/29/2009 [12/29/09] The parking spaces and drive aisle widths in the parking structure must be designed to comply with the dimensions in Sec. 3.2.2(L) of the LUC. The dimensions for long-term parking stalls can apply since residential parking is considered long-term. Response: Understood. Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number. 54 Created: 11512010 [115110] The comments from January 26, 2009 Conceptual Review are still valid with updates to 4a and 4g. Update to comment 4a: Onsite detention is required only for the impervious area increase above 5000 sq.-ft. as long as the overall impervious percentage is equal to or less than 75%. It is an allowed one time increase from the date of the Drainage Master Plan which is 2003. The master plan impervious percentage does include % the adjacent street alley. Response: We met with Glen Schleuter, Wes Lamarque and Jon Haukaas to discuss drainage requirements for the site. As per those meetings we have included detention storage for the increase in imperviousness and water quality capture volume for the majority of the site where it is feasible. Number: 55 Created: 11512010 [115110] Update to comment 4g: The city wide development fee (PIF) is $6313.00/acre ($0.14491sq.ft.) for the new impervious area over 350 sq.-ft. and there is a $1,045.00/acre 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.fcaov.comlutilitieslbuilders-fees.Dhp or contact Jean Pakech at 221-6375 for questions on fees. Response: Noted, thank you. The increase in imperviousness at this time is 7789 sf. Department: Stormwater- Water- Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 52 Created: 11512010 [115110] Water mains and sanitary sewers in the vicinity of this site include a 6-inch water main in Remington, 8-inch water main and a 12-inch sewer in Laurel, and 8-inch sewer in alley to west and an fl- inch water main in alley to west from Laurel to lot line between 705 and 711. Response: This has been noted and included on the plans. Number: 53 Created: 11512010 [115110] Development fees and water rights will be due at building permit. Credit will be given for existing services. A summary of the water/wastewater fees and credits was emailed to the owner and applicant on 115110. Response: Noted, thank you. Number: 42 Created: 11412010 ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). If the address numerals are also mounted on a side of the building that is not on the side off of which the building is addressed, then the street name, as well as the numerals, also shall be mounted. 2006 International Fire Code 505.1 Response: Understood, please refer to address signage on PD13-3. Number. 43 Created: 11412010 NOEMERGENCY ACCESS EASEMENT. Just to clarify information from the previous conceptual meeting — PFA will NOT require an EAE in the city -owned alley. Response: Understood. Number. 44 MINIMUN OVERHEAD CLEARANCE Created: 11412010 Minimum overhead clearance for emergency apparatus is 14 feet. 2006 International Fire Code 5.3.2.1 Response: Understood. Department: Traffic Operations Topic: Traffic Number: 45 Issue Contact. Ward Stanford Created: 11412010 [114110] The applicant's Traffic Engineer needs to contact Traffic Operations to set up a Scoping Session. It is at this session that the parameters of the TIS will be determined. Their TE needs to come with basic info per Chapter Four of LCUASS, Scoping Session. Some of the basic info needed is the defined uses, square footage of each use, expected trips generated by the use, phasing if phased, and other data per Chapter Four, LCUASS. Response: The applicant has contracted Matt Dellich who has st up a scoping session with Traffic Operations. Department: Transportation Planning Issue Contact: Matt Wempe Topic: Transportation Number 14 Created: 1213112009 [12131109] A pedestrian and bicycle level -of -service study must be included as part of the traffic impact analysis. Please contact Matt Wempe at 416.2040 or mwempeCa fcoov.com for more information. Response: The applicant has contracted Matt Dellich who has been coordinating with Matthew Wempe. Number: 15 Created 1213112009 [121311091 Where will bicycle parking be located? The ideal location is secure and well -lit, a hard surface, easily accessible to residents, and reasonably protected from the elements. Bicycle parking on the first floor of the parking garage would be a great solution. Response: The bicycle parking is located within the parking garage as well as individual storage spaces within the building. Number: 39 Created: 11412010 KEY BOXES REQUIRED Poudre Fire Authority requires at least one 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. 2006 International Fire Code 506.1; PFA BUREAU POLICY 88-20 Response: Please refer to PDP 002 and PDP 003 for `Knox Box' location. Number. 40 Created: 11412010 COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM With the production of grease -laden vapors, an approved, automatic fire -extinguishing system shall be provided for the protection of commercial -type cooking equipment. 2006 International Fire Code 904.2.1; 609.2; 904.11.2 Response: There is no commercial cooking within this project. Number: 41 Created: 1 /4/2010 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 with criteria established by Poudre Fire Authority. PFA Fire Prevention Bureau Administrative Policy 07-01 Response: Total building square footage is at 48,632 which is below the designated amplification requirement. The lower parking area of the parking garage is at 10,656 square feet, however this is only one of the 2 requirements. Topic: Fire Number: 33 Created 0110412010 Address correction: The PDR application gives the address for the project 705-715 S. Remington St. However, there's neither a South Remington nor a North Remington. The name is Remington Street. Response: This has been corrected. Number 34: Created 0110412010 SPRINKLER REQUIREMENTS This proposed building shall be fire sprinklered. 2006 International Fire Code Section 903 Response: Building will be fire sprinklered per IFC Section 903. Number 35: Created 0110412010 WATER SUPPLY Fire hydrants, where required, must be the type approved by the water district having jurisdiction and Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: 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. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 2006 International Fire Code 508.1 and Appendix Response: Understood. Number 36: Created 0110412010 FIRE LINE REQUIREMENT Buildings that are required to be fired sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. NFPA 13 (2007) 23.1.3 Response: Understood. Number 37: Created 0110412010 FIRE DEPARTMENT CONNECTION Fire department connections shall be installed remote from the buildings, and located on the street of 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 Response: Understood. Number 38: Created 0110412010 FIRE STANDPIPE SYSTEM Structures four more stories in height and parking structures are required to be equipped with an approved fire standpipe system capable of supplying at minimum of 100 psi to the top habitable floor, a fire pump may be required to achieve the minimum pressure. 2006 International Fire Code sections 905 and 913 Response: Project height is now 3 stories. The need for a standpipe will be verified. . Number: 31 Created 0110412010 The building needs to be placed far enough away from the alley to allow for site distance. Site distance corner cuts are required at the garage and ramp openings. Response: Understood. Number. 32 Created 0110412010 Please show the roof drains on the grading plan in the Utility Plan set. Response: We have not shown the exact locations of roof drains and downspouts on the grading plans at this time. It is our intent to show those as the design of the roof progresses and certainly before final plans are submitted. However, we have provided for grades and features such as curb channels and pipes to adequately convey water to the alley to the west and Remington Street to the east. Department: Light & Power Topic: General Number: 9 [12129109] The City has existing 3-ph6se power in the alley. Response: Understood. Issue Contact: Justin Fields Created: 12/29/2009 Number. 10 Created: 1212912009 [12129109] An underground oil switch on Remington needs to be replaced. Please contact Light and Power engineering to look at possible locations for pad mounted switch to replace the oil switch on Remington. Response: Understood. Number. 11 Created: 1212912009 [12129109] The transformer and meter locations must be coordinated with Light and Power engineering. Response: Understood. Number. 12 Created: 1212912009 [12129109] The normal electric development charges will apply to this development. A fee estimator can be found at http://www.fcatov.com/electric/fee-estimate.php. Response: Understood. Number: 13 Created: 12/29/2009 [12129109] A utility coordination meeting is strongly recommended for this site due to the limited area for new utility facilities. Response: We would like to set up a utility coordination as soon as possible. We understand that Ms. Joy is no longer working for the City of Fort Collins. We would like to set up a meeting with the development review engineer that is assigned to this project. Department: PFA Issue Contact: Carle Dann Number. 26 Created: 0110412010 [114110] This development is responsible for designing and construction the alley to current standards alone it's frontage out to Laurel (it's closest stress intersection). This development is also responsible for preliminary design south of 500' or to Plum Street, whichever occurs first. The ally's current condition is basically just dirt and gravel with an asphalt layer placed down by the city several years ago to minimize the dust but it is not in any kind of shape to handle the additional traffic placed on it by this development and a complete reconstruction is required. The triangular row dedication at the alley's entrance will need to be obtained from the properties along Laurel so that you will be reimbursed for the frontage improvement costs at the time they redeveloped in the future. Matt Barker in Street Oversizing can help you with that when the time comes. Response: We have shown the design and construction of the alley from this property to the intersection at Laurel Street. We have also showed preliminary design from this property to Plum Street. We are seeking'a variance from the triangular right of way dedication for the alley at the intersection of Laurel Street. Please see separate variance letter. Number: 27 Created: 0110412010 [1141101 No structures of any kind (including footers, perimeter drains, overhang, act.) are allowed in either the public row of utility easements. Response: Understood. Number: 28 Created: 0110412010 [114110] A variance request must be submitted an approved by the utility companies agreeing that the utility easement is not required along the alley or Remington. Please see LCUASS section 1.9.4. If the utilities need the 8' UE to serve the area, then the building must be set back outside of the LIE with no portion of the structure inside of it (see comment 27) Response: This development is seeking a variance to not include the required utility easements. Please see separate variance letter. We understand that to finalize this variance we will need a utility coordination meeting to better understand the needs of all the utility companies. We are requesting a utility coordination meeting as soon as possible. Number: 29 Created 0110412010 [114110] The bridge across the alley requires approval of City Council. There are no fees inspection and insurance requirements in addition to the approval of the height, look, type, ect. If the Council approves the bridge, a revocable permit or agreement would then be issued. Response: The bridge across the alley has been deleted from project scope. There will not be a bridge. Number: 30 Created: 0110412010 [11412010] The basement needs to be designed and constructed in such a way that is preserves the trees in the parkway. Response: The lower level is for the parking garage and is located on the west side of the project a significant distance from the trees along the east side parkway. ,4 We are showing a 15' drainage easement along Remington Street on the preliminary plat. It is likely that the exact limits of this drainage easement will change and we understand this easement will need to be inclusive of the entire limits of the final detention pond and water quality pond limits. Number. 22 Created: 0110412010 [114110] Utility Plans and Development Agreement will be required for this project. Response: Understood. Please find utility plans attached. Development Agreement will be finalized after planning and zoning approval. Number: 23 Created: 0110412010 [114116] A development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Understood. Number: 24 Created: 0110412010 [1141101 A utility coordination meeting on this site is suggested. Utility coordination meetings are 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 interesting in having a utility coordination meeting, please contact the development review engineer for scheduling. Response: We would like to set up a utility coordination as soon as possible. We understand that Ms. Joy is no longer working for the City of Fort Collins. We would like to set up a meeting with the development review engineer that is assigned to this project. Number: 25 Created: 0110412010 [114110] All offsite construction or staging requires permission from the adjacent property owners. No construction or staging may take place in public right of way without the proper permits of permission for the appropriate city department. You may contact Randy Hensley in Parking Services to discuss the rental of parking stalls on the street (416-2058) and Syl Mireles (221-6815) to obtain a permit to work in the alley. Both permits cannot be departments in advance as timing will be an issue with CSU traffic, etc. Response: Understood. Department; Engineering Topic: General Number: 16 Issue contact: Susan Joy Created: 0110412010 [114110] 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. Response: Understood. Number: 17 Created:0110412010 [114110] Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see http://www.fcgov.corn/engineering/dev-review.php Response: Understood. Number. 18 Created: 0110412010 [114110] 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. Response: Understood. Number: 19 Created. 0110412010 [114110] Please contact Joe Olson in Traffic Engineering to schedule a scoping meeting for the Traffic Study and Matthew Wempe in Transportation Planning to discuss Pedestrian Level of Service requirements of the study. Response: The applicant has contracted Matt Dellich who has ee coordinating the traffic study with Joe Olson and Matthew Wempe. Number. 20 Created: 0110412010 [114110] Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). Response: Understood. Please refer to Civil Drawings for compliance. Number: 21 Created: 0110412010 [114110] This project is responsible for dedication any right-of-way and easements that are necessary for this project. Dedication may be required for the alley (if the existing row is insufficient) and utility and/or drainage easements, etc. See LCUASS Figures 7-11 f and 7-12f for the alley requirements and Figure 7- 3f for 2 Lane Arterial requirements for Remington. Response: There is sufficient right of way on the adjacent alley and Remington Street. There are not 8' utility easements in place as per the requirements of LCUASS. This development is seeking a variance to not include the required utility easements. Please see separate variance letter. We understand that to finalize this variance we will need a utility coordination meeting to better understand the needs of all the utility companies. We are requesting a utility coordination meeting as soon as possible. Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 49 [115110] The property is not included in the Transit -Oriented Development Overlay Zone. Therefore, this residential project is subject to the City's minimum parking requirements as set forth in Section 3.2.2(k)(1) of the Land Use Code. Response: Understood, the project meets the requirements by providing 64 spaces. Number: 50 [115110] The property is Zoned NCB — Neighborhood Conservation, Buffer District. The maximum building height is 3 stories in the district. The existing building directly to the west is partially 3 stories in height. There are no other buildings in the area that exceed 2 -3 stories. The proposed 4-story building would be out of context with the surrounding neighborhood. Response: The project has been revised to primary be a 2 story structure with a minimal third story located within the roof structure. The average eve height is at 21 feet and blends well with the context of the neighborhood. Number: 51 [115110] Regarding the Fee Schedule request, staff has prepared a complete package of information containing development review submittal requirements, development review fees, and Building Permit Fee Schedule for Water, Wastewater, Stormwater, and Electric. This package will be given to the applicant at the Preliminary Design Review meeting on January 6�h. Response: Thank you. Department: Current Planning Issue contact: Dana Leavitt Topic: General Number: 48 Created: 0110512010 [115110] Any trash and/or recycling enclosures shall be compatible with the style of architecture of the building, per Section 3.2.5 of the LUC. Response: The trash and recycling is contained within the building, which will be accessed from the south west corner of the alley. Please refer to sheet PDP-2 Number: 47 Created: 0110512010 [115110] It is unclear if you will be demolishing the existing buildings on the properties. If so consider deconstructing the buildings versus demolition. John Armstrong (contact#. 416-2230) is a go contact to provide information on this process. Response: Applicant has met with a deconstruction company to pursue both deconstruction and recycling of the existing structures. December 7, 2011 Response to Staff Project Review dated 01/06/10 for Remington Annex (South Remington Redevelopment) Preliminary Design Review. Issues: Departments: Advance Planning Issue Contact: Karen McWilliams Topic: Historic Preservation Number: 56 Created: 0110512010 [115110] Land Use Code Section 3.4.7, Historic and Cultural Resources, will apply to this project. All of the subject properties are located within the Laurel School National Register District, and are also designated on the State Register of Historic Properties. 3.4.7 (8), General Standard, states: "If the project contains a site, Structure, or object that... (3) is feasible, the development plan and building design shall provide for the preservation and adaptive use of the historic structure." Response: Applicant has met with LPC for an informal and formal review. Comments from both meeting have been incorporated into the revised submittal. Number: 57 Created 0110512010 [115110] LUC Article 5, Division 5.1 provides the definition of maximum extent feasible: "Maximum extent feasible shall mean that no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been undertaken. " Response: One property at 711 has significance. The applicant has reviewed several options. First to retain structure in existing location which would negate the ability to provide effective off street parking. Second to salvage part of the architectural character, which would be incorporated into the new building. Lastly, the applicant has reviewed structural and life safety with independent experts as well as the City building department. Although the duplex is in disrepair there is potential to move structure to a new location. Number: 58 - Created 0110512010 [115110] The development proposal would also need to go before the Landmark Preservation Commission as part of the City's Demolition/Alteration Review Process (City Code Section 14-72). Response: Applicant understands this requirement. Number: 60 Created 01105012010 [115110] Prior to the submittal of any Stand Alone Modifications, staff strongly advises the applicants to hold a Complimentary Review with the Landmark Preservation Commission. Please contact to arrange this. Response: Applicant has met with LPC for a Complimentary review. Comments from both meeting have been incorporated into the revised submittal.