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HomeMy WebLinkAboutZIEGLER - HARVEST PARK PDP - PDP120033 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW10. The request will be subjee..a the Development Review Fee Schedul..,at 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. NOTED, FEES SUBMITTED. 11. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. NOTED. Pre -Submittal Meetings 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 oroiects 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. NOTED. Applicants of new commercial or multifamily oroiects 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. NOTED, WILL COORDINATE. Construction shall comply with the following adopted codes as amended: NOTED. 2009 International Building Code (IBC) 2009 International Residential Code (IRC) 2009 International Energy Conservation Code (fECC) 2009 International Mechanical Code (IMC) 2009 International Fuel Gas Code (IFGC) 2009 International Plumbing Code (IPC) as amended by the State of Colorado 2011 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICCIANSI Al17.1-2003. Snow Load Live Load: 30 PSF I 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; Town homes: 20091RC Chapter 11 or 2009 fECC Chapter 4 2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4. 3. Commercial and Multi -family 4 stories and taller: 20091ECC Chapter 5. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. NOTED. City of Fort Collins, Building Services, Plan Review, 416-2341 Department: Electric Engi.—wring Contact: Alan Rutz, 970-224-6153, arutzL@fcaov.com 1. Three phase power is available from Ziegler Rd. NOTED. 2. Light and Power development charges will apply. NOTED. 3. Contact Light and Power to coordinate transformer locations and submit C-1 form. NOTED. Current Planning Contact: Emma McArdle, 970-224.6197, emcardlena.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. NOTED, DESIGN COORD. W/STAFF, NEIGHBORHOOD &ARCHITECTURE WEST. 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. NOTED, DESIGN COORD. W/STAFF, NEIGHBORHOOD &ARCHITECTURE WEST. 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. NOTED, DESIGN COORD. W/STAFF, NEIGHBORHOOD & ARCHITECTURE WEST. 4. The gas station located directly east of the homes 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. N/A, NOTED, NORTH LOT 1 WILL BE SUBMITTED FOR SEPARATE PDP / FDP APPROVALS. 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. NOTED, COORD. STAFF & NEIGHBORHOOD MEETINGS, FEEDBACK, INPUT AND ADJUSTMENTS. 6. Please seethe Development Review Guide atwww.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. NOTED. 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/ftcollinsAanduse/begin.htm. NOTED, COORD. W/STAFF INPUT. 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. NOTED. 9. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. NOTED. 2. The City's Transportation wevelopment Review Fee (TDRF) is due at we time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php NOTED. 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. NOTED. 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. NOTED, COORDINATED BY DELI CH ASSOC'S.. 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 NOTED, COORD. BY INTERWEST CONSULT'G. 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. N/A, NOTED, 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. NOTED, COORD. BY INTERWEST & KING SURVEYORS. 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. NOTED, COORD. W/STAFF & INTERWEST CONSULTING. 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. NOTED. 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. NOTED, GEO-TECH. REPORT PROVIDED BY EEC. 11. Construction plans will be required for this project. NOTED, INTERWEST CONSULTING. 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. NOTED. 13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. NOTED. 2006 International F.. _ Code 505.1 NOTED. 7. DEVELOPMENT REVIEW FEE PFA is now assessing development review fees for submitted projects. For information, go to our website, www.pfafiireprevention.org. Under Quick Links, click on Development Review Application. NOTED. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex(a.fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (McClelland's Creek). Please note the buffer zone standards of 1 00'far 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. NOTED, REPORT PROVIDED, COMPLIANCE WITH RECOMMENDATIONS. 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. NOTED, COORD. W/STAFF AND ARCHITECTURE WEST, DISTANCE VARIES WITH CREEK. 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. NOTED, PROVIDED. 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. NOTED, EXISTING AND MITIGATION PLAN PROVIDED. 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. NOTED & CONTACTED. 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. NOTED & PROVIDED, REFERENCE PLAN. Department: Engineering Development Review Contact: Marc Virata, 970.221.6567, mvirata(o).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. NOTED. 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 NOTED & PROVIDED. 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. L Have appropriate maintenance agreements that are legally binding and enforceable. g Be designated on the plat as an Emergency Access Easement. g 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 NOTED & PROVIDED. 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 NOTED & PROVIDED. 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 N/A, REVIEWED, INCL. WITH BUILDING FIRE PROTECTION SYSTEM / HYDRANT LOCATIONS, AS NOTED. 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. Department: Stormwater..jineering Contact: Glen Schlueter, 970.224-6065, gschluetera()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. NOTED & PROVIDED. 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. NOTED & PROVIDED. 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. NOTED & INCLUDED. 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. N/A, NOTED. 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. NOTED & PROVIDED. 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. (htt)://www.udfcd.org/downloads/down_ critmanual_vollll.htm) NOTED & PROVIDED. 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. NOTED & PROVIDED. 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. NOTED. 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. NOTED. 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 hftp://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. NOTED & COORDINATED. Department: Fire Authority Contact: Carie Dann, 970.219-5337, CDANN(a)Doudre-fire.org (NOTED, COORD. W/ RON GONZALES) 1. 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 NOTED. 3. Each 1 bedroom unit will inquire 1.5 parking spaces, each 2 bedroom ,..,it needs 1.75 spaces, and each w 3 bedroom needs 2 spaces. NOTED, WE EXCEED THE REQUIRED PARKING REQ'TS. 4. Will need the normal site amenities - bike racks, trash enclosures, landscaping, etc. NOTED, BIKE RACKS & LANDSCAPING PROVIDED, PRIVATE TRASH SERVICES, WILL BE PROVIDED. 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. N/A 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., N/A, NOTED, NORTH LOT 1 WILL BE SUBMITTED FOR PDP/ FDP APPROVALS, SEPARATELY. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffingtonna.fcgov.com 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 maybe contacted at 226-3104. NOTED, DESIGN COORDINATED WITH APPLICABLE UTILITIES. Department: Transportation Planning Contact: Matt Wempe, 970.416.2040, mwempe(a)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. NOTED, COUNTY FAIR CONNECTION PROVIDED.. 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. NOTED, PEDESTRIAN CONNECTIONS PROVIDED. 3. Sidewalks must be installed along the west side of Zeigler per the Larimer County Urban Area Street Standards NOTED, SIDEWALKS PROVIDED. 4. On option 2 - please add pedestrian connections to the Zeigler Road sidewalk south of County Fair Lane. NOTED, PEDESTRIAN CONNECTIONS PROVIDED. 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. N/A, NOTED, NORTH LOT 1, SUBMITTED SEPARATELY FOR PDP/ FDP APPROVALS. 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. N/A, NOTED, NORTH LOT 1, SUBMITTED SEPARATELY FOR PDP/ FDP APPROVALS. 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 April 4, 2011 DECEMBER7.2012- RESPONSE COMMENTS STEVE STEINBICKER, ARCHITECTURE WEST LLC Steve Steinbicker Architecture West, LLC Fort Collins, CO 80525 Re: 5305 Zeigler Road -Multifamily/ Mixed Use Development Description of project: 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. Please see the following summary of comments regarding the project request referrenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Emma McArdle, at 970-224-6197 or emcardle@fcgov.com. Comment Summary: Department: Zoning Contact: Peter Barnes, 970.416.2355, pbarnes(a fcoov.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 beat least 314 mile from any other such use. Retail is limited to 5000 s.f. NOTED, LMN DISTRICT, ODP DEVELOPMENT FOR NORTH LOT 1, WOULD ALLOW FOR ANY PERMITTED COMMERCIAL USES COMPLYING WITH THE APPLICABLE DEVELOPMENT STANDARDS. THIS LOT WILL BE SUBMITTED SEPARATELY FOR PDP/FDP APPROVALS. 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 its own platted lot. Otherwsie the townhomes will be apartments (multi -family buildings). A condo is an apartment (multi -family building). NOTED, SOUTH LOT 2 PDP IS REQUESTING MULTI -FAMILY DEVELOPMENT.