HomeMy WebLinkAboutZIEGLER - HARVEST PARK ODP - ODP120004 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWGftyof
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 fcgov.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 proiects 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
Accessibilitv: State Law CRS 9-5 & ICC/ANSI A 117.1-2003.
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
I. Single Family; Duplex; Townhomes: 2009 IRC Chapter I I or 20091ECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 2009IECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 20091ECC Chapter 5.
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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
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.
11. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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Community Development and Neighborhood Services
F6Cft281 North College Avenue
.y. f l VVllins PO Box 580
Fort Collins, CO 80522
970.221.6750 970.224.6134 -fax fcgov.com
2. Light and Power development charges will apply.
3. Contact Light and Power to coordinate transformer locations and submit C-1 form.
CURRENT PLANNING
Contact: Emma McArdle, 970-221-6206, ern card le(a)fcgov.com
1. Please design this plan keeping in mind the context. I've attached the section of Harvest
Park that surrounds this site. A connection from County Fair and Saber Cat Drive will be
required. Please design this with an emphasis on the pedestrain as it may be used as a
cut through to the park and school to the east.
2. I've attached a few sections from the Fort Collins' Design Manual. Please take into
consideration these ideas when you design the site. Buildings should face the street as the
conceptual plans are showing.
3. How will you be addressing the creek to the south? A buffer will be required, please design
the site to make this an amenity.
4. The gas station located directly east of thehomes in Harvest Park may not go over well. I
would suggest re -organizing your layout to provide some distance/buffer between the
existing residential and the gas station.
5. 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.
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.
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
http://www.colocode.com/ftcollins/landuse/begin.htm.
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.
9• Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
s
Community Development and Neighborhood Services
Ckyof 281 North College Avenue
Fort Collins PO Box 580
f. Fort Collins, CO 80522
970.221.6750 970.224.6134-fax fcgov.com
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), and the Transportation
Planning Department (416-2040) to schedule a scoping meeting and determine if a traffic
study is needed for this project.
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. Known dedications are: Ziegler Road (for placement of
detached sidewalk in accordance with minor arterial standards) and the extension of
County Fair Lane from Harvest Park to Ziegler Road in accordance with local street
standards.
7. County Fair Lane will need to be extended through the site out to Ziegler Road. The
roadway should be aligned with Saber Cat Drive in accordance with design criteria in
LCUASS.
8. The 30 foot width of a local street as built with the existing County Fair Lane should provide
some additional widening approaching the Ziegler Road intersection to a width of 36' feet
in order to provide more of an ability to allow for a three lane cross section at the
intersection. We've looked to have this provided wherever local streets intersect with
arterial streets. Existing examples of this include Northern Lights Drive intersecting with
Kechter Road in the Willow Brook/Observatory Village subdivision and Mountain Home
Drive intersecting with Lemay Avenue in the Lemay Avenue Estates subdivision.
9. It should be verified with Matt Baker in Engineering Capital Projects Street Oversizing as to
whether any repays are due to the City for the Ziegler Road widening project that was
previously done in the early 2000s.
10. Harvest Park was built with a subdrain system that looked to address high groundwater for
both the public street system and basement foundations. The soils report required with the
project should address whether similar mitigation measures might be needed with the
extension of County Fair Lane.
11. Construction plans will be required for this project.
12. A Development Agreement will be required with this project with recording fees to record
the development agreement at Larimer County being required of the applicant.
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
ELECTRIC ENGINEERING
Contact: Alan Rutz, 970.224.6163, arutz(&fcgov.com
1. Three phase power is available from Ziegler Rd.
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Fo`'`rt 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 `
within 500 feet of a known natural habitat (McClelland's Creek). Please note the buffer zone
standards of 100' for tributaries that drain to Fossil Creek, as identified in Section 3.4.1(E)
of the Land Use Code, as you proceed with your site design process.
2. Within the 100' buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to
determine if the existing landscaping within the buffer zone is incompatible with the
purposes of the buffer zone. Please ensure that your ECS discusses the existing
vegetation and identifies potential restoration options. If it is determined to be insufficient,
then restoration and mitigation measures will be required.
3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6)
requires that "natural areas and natural features shall be protected from light spillage from
off -site sources." Thus, lighting from the parking areas or other site amenities shall not spill
over to the buffer areas.
4. 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. As several of the trees within this 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 that could result
from the proposed development.
5. 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.
6. 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.
ENGINEERING DEVELOPMENT REVIEW
Contact: Marc Virata, 970-221-6667, mvirata&fcQov.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
s
ryt 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
3. 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:
6 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.
6 Have appropriate maintenance agreements that are legally binding and enforceable.
4 Be designated on the plat as an Emergency Access Easement.
4 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
4. 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
5.
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. 2006 International Fire Code
503.2.5 and Appendix D103.3 and D103.4
6. 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). If the numerals are mounted on a side of the building other than
the side off of which it is addressed, the street name is required to be posted along with the
numerals.
2006 International Fire Code 505.1
7. DEVELOPMENT REVIEW FEE
PFA is now assessing development review fees for submitted projects. For information, go
to our website, www.pfafireprevention.org. Under Quick Links, click on Development
Review Application.
ENVIRONMENTAL PLANNING
Contact: Lindsay Ex, 970-224.6143, lexofcgov.com
1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is
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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
5. In the McClellands drainage basin onsite detention is required 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.
6. Water quality treatment is 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; however the use of any of the BMPs is
encouraged. (http://www.udfcd.org/downloads/down_critmanual_volil1.htm)
7. 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.
8. The city wide new development fee (PIF) is $6313.00/acre 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. Please contact Jean Pakech at 221- 6375 for questions on fees.
9. The southern portion of this property is located in a City -regulatory floodway for
McClellands Creek. Any future grading, landscaping, fencing, or other development in this
area defined by Chapter 10 of the City Municipal Code must be preceded by an approved
floodplain use permit and no -rise certification.
10. The Floodplain Administrator for McClellands Creek is Marsha Hilmes-Robinson;
970-224-6036, or mhilmesrobinson@fcgov.com. All development review checklists for
floodplain requirements can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
FIRE AUTHORITY
Contact: Carle Dann, 970-219-5337, CDANN(&poudre-fire.ora
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
2. WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district having
jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum
requirements based on type of occupancy. Minimum flow and spacing requirements
include:
• Commercial 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
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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
1. Water and wastewater service in this area is provided by the Fort Collins -Loveland Water
District and the South Fort Collins Sanitation District. The Districts may be contacted at
226-3104.
TRANSPORTATION PLANNING
Contact: Matt Wempe, 970-416-2040, mwemaena.fcgov.com
1. Transportation Planning staff would not support an indirect private drive connection to
Zeigler Road. The Harvest Park PDP shows a direct public street connection to Zeigler
and Fossil Ridge High School. I think this is the expectation of the neighborhood to have
this important connect when the property develops.
2. Some sort of enhanced pedestrian crossing will likely be required at the
Zeigler/Sabercat/County Fair intersection. Please address this issue as part of the Traffic
Impact Study, using the guidelines starting on page 48 of the Pedestrian Plan. Traffic
Operations is aware of this requirement and will incorporate it into the overall TIS scope.
b
3. Sidewalks must be installed along the west side of Zeigler per the Larimer County Urban
Area Street Standards
4. On option 2 - please add pedestrian connections to the Zeigler Road sidewalk south of
County Fair Lane.
5. Where will bicycle parking be located for the retail portion of the development? The ideal
location is well -lit, on a hard surface, near the main entrace, and protected from the
elements.
6. The site design and landscaping on the north side of the property should not preclude future
pedestrian connections to the undeveloped property to the north.
STORMWATER ENGINEERING
Contact: Glen Schlueter, 970-224-6065, gschlueter(a)fcgov.com
1. A drainage and erosion control report and construction plans are required and they must be
prepared by a Professional Engineer registered in Colorado.
2. The site does extend to McClelland Creek so the 100 year floodplain needs to be
dedicated as a drainage easement or it can be deeded to the City so that the City is
responsible for the maintenance of the channel and floodplain as it is in Harvest Park.
Please contact the City's Real -Estate Services Manager for the process and fees required.
Helen Matson 221-6276.
3. The site to the north drains across this site so the drainage design will need to pass the
existing 100 year flows through this site but they do not need to be detained or treated. The
offsite flows need to be routed around the detention and water quality system to
McClellands Creek so they won't add to the maintenance burden of the onsite detention
and water quality pond.
4. Spill containment is required for the gas pump and storage tank filling areas. There is a
schematic detail available in the criteria. The containment is to be sized to capture 100
gallons of gasoline. Manufactured or built in place containment is acceptable.
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I
City of
Fort Collins
CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: April 4, 2011
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
Item: 5305 Zeigler Road - Multifamily/ Mixed Use Development
Applicant: Steve Steinbicker
Fort Collins, CO 80525
steve@architecturewestllc.com
Land Use Data:
This is a proposal for a multifamily, mixed use retail and/or gas station with a maximum of 36 units in
4 buildings. The site is zoned LMN and the use is permitted subject to a Planning and Zoning Board
Review and public hearing.
Comments:
ZONING
Contact: Peter Barnes, 970-416-2365, pbarnes(cDfcgov.com
1. The neighborhood center must comply with the requirements of Sec. 4.5(D)(3) of the LUC,
which, among other things, requires that C-stores with gas be at least 3/4 mile from any
other such use. Retail is limited to 5000 s.f.
2. 2 of the site plan options label the residential as "townhomes", the other as "condos".
Neither term is a defined or permissable term. A townhome is a zero lot line attached
dwelling. If they are truly townhomes, then each unit must be on it's own platted lot.
Otherwsie the townhomes will be apartments (multi -family buildings). A condo is an
apartment (multi -family building).
3. Each 1 bedroom unit will require 1.5 parking spaces, each 2 bedroom unit needs 1.75
spaces, and each 3 bedroom needs 2 spaces.
4. Will need the normal site amenities - bike racks, trash enclosures, landscaping, etc.
5. One of the site plans shows a garage building along the west lot line. This multi -family
garage must comply with the design standards in Sec. 3.5.2(F) of the LUC.
6. The site plan option showing the c-store/gas on the west side of the property would seem
not to be preferred since it abuts the residential lots to the west.
WATER -WASTEWATER ENGINEERING
Contact: Roger Buffington; 9.70-221-6854, rbuffingtonlofcgov.com
�. 2
City of '
ElbrtCollins
April 04, 2011
Steve Steinbicker
Fort Collins, CO 80525
RE: 5305 Zeigler Road - Multifamily/ Mixed Use Development
Dear Steve,
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 5305
Zeigler Road - Multifamily/ Mixed Use Development, which was presented before the
Conceptual Review Team on April 4, 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
281 North College Avenue -P.O. Box 580 -Fort Collins, CO 80522 - 0580 -- (970) 221-6750 -FAX (970) 224-6134