HomeMy WebLinkAboutASPEN HEIGHTS STUDENT HOUSING - PDP - PDP110018 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCity of
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
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.
12. When you are ready to submit your formal plans, please make an
appointment with Community Development and Neighborhood Services at
(970)221-6750.
Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring,
early on in the design, that new multi -family projects are on track to comply
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 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 (/PC) 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 All 17.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1.Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC
Chapter 4.
2.Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3.Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
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Fo t Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
4. After the extension of two public streets into and through the site, the
development may be allowed to be served by the soon -to -be -adopted Street -
Like Private Drive. Please be aware that an important revision to the Land
Use Code was approved by the Planning and Zoning Board on July 21, 2011
and will be considered by City Council on August 16, 2011. This revision
creates a new definition of a private roadway called the street -like private
drive. (Please refer to the hand-out.) Buildings may front on these streets in
lieu of a public street. Such streets may be named and buildings may be
addressed off these streets in accordance with the Poudre Fire Authority and
LETA street -naming criteria for local streets.
5.Overall, the site planning approach must provide the buildings with a clear
street address and clear connections to the rest of the community so that
visitors, residents and emergency service providers can easily find their
way. Public streets and street -like private drives must be arranged to tie
this project and the surrounding area together in a town -like pattern.
6.Where buildings face Conifer Street and Redwood Street, there must be a
connecting walkway to the public sidewalk.
7. 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.
8. This development proposal will be subject to all applicable standards of the
Fort Collins Land Use Code (LUC), including Article Three General
Development Standards. The entire LUC is available for your review on the
web at:
hftp://www.colocode.com/ftcollins/landuse/begin.htm.
9. 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.
10. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
11. 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
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12
Ckyof Community Development and
F6r! Collins
81 North College
Services
v J 281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
Electric Engineering
Contact: Bruce Vogel, 970-224-6157, bvogel(a)fcgov.com
1. Power is available from existing facilities in Conifer Street, Redwood Street,
and Blondel
Street.
2. The units that are directly under the Platte River Power Transmission
overhead line (
115,000 volts) along Redwood Street will need to be relocated due to the
power line
easements that are in place along the O.H. line route.
3. Would highly recommend blanket utility easements and a utility
coordination meeting as
the site plan appears to be very tight for adequate space and separation for all
utilities.
4. Will need to coordinate meter and transformer locations.
5. Normal electric development charges will apply.
Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard�fcpov.com
1. Please carefully review Section 3.5.2 [C] — Relationship of Dwellings to Streets
and Parking and the definitions of Connecting Walkway and Major Walkway
Spine. These standards Work in conjunction with Section 3.6.3 — Street
Pattern and Connectivity Standards. Combined, these standards call for
residential housing complexes to be arranged in the traditional manner of
homes along neighborhood streets. In general, taken as a whole, the Land
Use Code requires a fabric of streets and blocks.
2. In order to comply with the above -referenced standards, Blondel Street should
continue as a public local street through the property and intersect with Conifer
Street in alignment with Blue Spruce Drive.
3. Current Planning would like to emphasize the comment made by
Development Review Engineering that a public local street stub needs to be
made at the west property line. Lupine Drive should strongly be considered as
this east -west public local street. Combined, Blondel and Lupine would form
the basis for the basis for the neighborhood streets.
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
imagine it as was done south of this site the trail shall be placed along the
west side of the property and serve as the sidewalk for the west side of the
street as well as a trail. The exact relocation of the trail is up to Parks.
9. Redwood and Conifer Streets are considered Collector streets on the MSP.
As such, upon construction of improvements along these roads the developer
will be eligible for street oversizing reimbursement for the oversized portion of
the roadways that are constructed by this development.
10. Upon construction of Redwood the developer can file a repay for the
portion of the east side of the road that this development constructs adjacent
to undeveloped property. (for the east curb and local portion on the east side).
11. Vine Drive is considered an Arterial Roadway on the MSP. As such, upon
construction of improvements along this road the developer will be eligible for
street oversizing reimbursement for the oversized portion of the roadway that
is constructed by this development to ultimate standards. Interim
improvements are not eligible for reimbursement.
12. Since there is not a median in Lupine Street the access point proposed
across from this street is not allowed to have a median in it at where it
intersects Redwood Street. The access point needs to match Lupine. Further
into the site the driveway can widen out and a median can be placed.
13. The proposed access point onto Vine Drive will most likely be a right -in
right -out access point only. This will need to be noted as such on the site and
utility plans.
14. If for some reason Vine or Redwood is not extended through to other
streets temporary turnarounds will need to be provided at the end of any street
that doesn't connect through.
15. In accordance with Section 3.6.3(F) of the Land Use Code this -
development needs to provide local street connections along the west property
line at spacing not to exceed 660 feet. This is currently not being
accommodated.
16. It appears that sight distance easements will need to be provided at the
Conifer/ Redwood intersection, and Lupine/Redwood intersection.
17. Utility plans will be required and a Development Agreement will be
recorded once the project is finalized.
18. This site is adjacent to CDOT roadway and the applicant may need to
obtain access permits from CDOT.
19. A Development Construction Permit (DCP) will need to be obtained prior
to starting any work on the site.
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10
City of Community Development and
FO■ t Collins Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573,
slangenbergerC&-fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at
the time of building permit. Please contact Matt Baker at 224-6108 if you have
any questions.
2. The City's Transportation Development Review Fee (TDRF) is due at the
time of submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as
well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed
due to construction of this project, shall be replaced or restored to City of Fort
Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance
of the first Certificate of Occupancy.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to
schedule a scoping meeting and determine if a traffic study is needed for this
project. In addition, please contact Transportation Planning for their
requirements as well. The TIS will help to determine what off -site
improvements are needed to serve this site and meet Level of Service
requirements.
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. Additional right-of-way maybe necessary to
accommodate the detached sidewalk along Conifer and Redwood Streets.
Right-of-way for the unbuilt portions of Redwood Street and Vine Drive shall
be dedicated with this project.
7. Improvements to Conifer Street, Redwood Street, and Vine Drive adjacent
to the site and any off -sites needed for the site to meet Level of Service
requirements will need to be constructed with 'this project. The frontage
adjacent to the pond at the NW comer of Redwood Street and Vine Street are
also considered this properties responsibility as per Stormwater the adjacent
property surrounding the pond is also responsible for this. This project is
responsible for the design and construction of these improvements.
8. Currently there is a Trail within the unbuilt portion of Redwood Street. I
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O
Collins of
Community Development and
FV■ CRYt C81 North College
Services
(,J 281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970.224.6134 - fax
fcgov.com
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 (riparian forests, prairie
dog colonies, and potential habitat for raptors and burrowing owls, etc.).
Please note the buffer zone standards of 50' for patches of riparian forest.
2. Within the 50' buffer zone (or as determined per the performance
standards), 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. The ECS should also discuss options for addressing the site's
population of prairie dogs (protection, relocation, etc.) and any other species
associated with this population, e.g., burrowing owls.
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 appear to 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:
hftp://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:
hftp://www.fcgov.com/conservation/biz-idap.php.
6. With respect to landscaping and design, Section 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.
6
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
- Have appropriate maintenance agreements that are legally binding and
enforceable.
- Be designated on the plat as an Emergency Access Easement.
- Maintain the required minimum width of 20 feet throughout the length of the
fire lane (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)
4. STREET NAMES
Street names shall be reviewed and verified by LETA (Larimer Emergency
Telephone Authority) prior to being put in service. PLEASE NOTE: This project
will probably require that the private drives be named.
2006 International Fire Code 505.2
5. 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:
- 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 B
6. 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
D 103.3
7. 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.
PLEASE NOTE: Some residences may be required to install address
numerals on both the front and rear of the structures.
2006 International Fire Code 505.1
F rt Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
Contact information is: Lake Canal Reservoir Company - Don Magnuson,
Superintendent (352-0222); Rodney Nelson, President, 6312 E. Harmony, Fort
Collins CO
80525 (482-4108); Dale Trowbridge, Office Manager, (352-0222).
11. The design of this site must conform to the drainage basin design of the
Dry Creek Master
Drainage Plan as well the City's Design Criteria and Construction standards.
12. 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/builders-and-developers/plant-investm
ent-development-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.
Fire Authority
Contact: Carle Dann, 970-219-5337, CDANN(a)poudre-fire.org
1. DEVELOPMENT REVIEW APPLICATION AND FEE
Poudre Fire Authority assesses development review fees for submitted
projects. Please contact Carie Dann for more information, at
cdann@poudre-fire.org
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:
- 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.
970.221.6750
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I
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
6. Where will bicycle parking be located? Please consider both short-term
visitor and long-term resident parking needs. The ideal location is on a hard
surface, well -lit, near the main building entrance, secure, and protected from
the elements. This can include both indoor and outdoor bike parking.
Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter(COCgov.com
1. Portions of this property in the south east comer of the lot are located in the
100-year FEMA regulatory flood fringe and floodway of the Dry Creek basin,
and are subject to the requirements of Chapter 10 of City Code.
2. An approved floodplain use permit is required prior to mobilization for any
site work in the floodplain such as detention ponds, bike paths, sidewalks,
roadway, utilities, landscaping, culverts etc.
3. No -rise certification is required for all site work within the floodway.
Re -certification of no -rise is required for as -built conditions.
4. No storage of materials or equipment shall be allowed in the floodway.
Whether temporary (during construction) or permanent.
5. Any change to the floodway boundary will require approval of a Conditional
Letter of Map Revision (CLOMR) and Letter of Map Revision (LOMR) by
FEMA.
6. The floodplain Administrator for the Dry Creek basin and this project is
Marsha Hilmes-Robinson, 970-224-6036, mhilmesrobinson@fcgov.com.
7. A drainage and erosion control report and construction plans are required
and' they must be prepared by a Professional Engineer registered in Colorado.
8. The Stormwater Utility and the URA purchased 9.425 acres of the site for a
regional detention pond as part of the NECCO project. As part of the sale,
Lagunitas Companies purchased an easement that will allow temporary
retention (at 2 times the total 100 year runoff volume) on the site for this
development. The applicant was given information on the NECCO project.
9. Water quality treatment is also required as described in the Urban Storm
Drainage Criteria
Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.udfcd.org/downloads/down critmanual_vollll.htm) A temporary
retention pond with a pump would qualify as extended detention if it meets the
40 hour drain time.
10. Since the NECCO project is not built the site will need to drain to a
temporary retention pond that needs to drain in 72 hours to meet state
requirements. A pumping system will be needed drain the pond to the Lake
Canal. There would need to be an agreement with the canal company.
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
2. Sewer depths in this area range from 5.5 to 7.5 feet deep depending on
location. This may
present some challenges to getting sewer service to portions of the site unless
significant fill is placed.
3. There is an ELCO water main in Conifer which may limit the access to the
sanitary sewer in
Conifer.
4. A 12-inch water main will be required in re -aligned Vine Drive which is
bordering the south side of the site with a connection to the 8-inch main in
Blondel.
5. A utility coordination meeting is strongly encouraged early in the site layout
process to insure that adequate space is provided for all underground utilities.
6. The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at:
hftp://www.fcgov.com/standards
7. Development fees and water rights will be due at building permit.
8. Separate water and sewer services will be required for each duplex unit.
Transportation Planning
Contact: Matt Wempe, 970-416-2040, mwempe(cDfcgov.com
1. Realigned Vine Drive is designated as a four -lane arterial and enhanced
travel corridor on the Master Street Plan. Redwood Street is designated as a
collector street on the Master Street Plan. Please see the Larimer County
Urban Area Street Standards for necessary right-of-way and designs.
2. Providing a local street connecting Blondel Street and Blue Spruce Drive
would bepreferable to the internal driveway network given the size of the
property and the need for vehicle, bicycle, and pedestrian connections across
Vine Drive and north to Larimer County social service providers.
3. Realigned Vine Drive is designated as an enhanced travel corridor. There
is the potential for a transit stop in this area. Please coordinate with Kurt
Ravenschlag, Transfort, kavenschlag@fcgov.com, 970.221.6386, on any
necessary transit improvements.
4. An internal bicycle and pedestrian network will be necessary to meet level
of service standards within the property. The network will need to provide
connections to adjacent streets at various points and nearby existing bicycle
and pedestrian facilities.
5. A bicycle and pedestrian level of service analysis will be required as part of
the traffic impact study. Please contact Matt Wempe, Transportation Planner,
mwempe@fcgov.com, 970.416.2040, to scope the study.
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
at least 15' (30' from an arterial street). If the proposed 10' setback is along a
local or collector street, then that can only be
approved through the alternative compliance described in Sec. 3.5.2(13l)(2)(a). In
the phone conversation with the applicant, it was disclosed that they are
proposing to plat The site as one large lot, rather than as one lot per building.
The code would allow just the one large lot, and required building setbacks would
only apply to the perimeter lot lines of the lot.
3. Required parking for the Extra Occupancy Rental Houses is .75 spaces per
occupant. Required parking for the duplexes is based on bedrooms (1.5
spaces per one bedroom unit, 1.75 spaces per two bedroom unit and 2 spaces
per three bedroom unit. Please be aware that Section 3.2.2(K)(1)(b) allows for
parking along public or private streets that are internal to the project may be
counted to meet minimum parking requirements.
4. Where parking and/or driveways are located adjacent to a perimeter side or
rear lot line, a minimum 5' wide landscape buffer area is required along the lot
line. Where a drive or parking is adjacent to the perimeter lot line along
Conifer or Redwood, the required landscape area is a minimum of 10'. If the
parking lot contains more than 100 spaces, at least 10% interior parking lot
landscape islands is required. If the parking lot contains less than 100 spaces,
then the amount is 6%.
5. The project must provide trash enclosures and bike racks.
6. Handicap parking spaces required. The number of such spaces is based
on the total number of parking spaces provided (see table in Sec. 3.2.2(K)(5)
of the LUC.
7. Per Section 3.5.2(B) of the LUC, the project must have at least 4 different
types of housing models (i.e. different floor plans, exterior materials, roof lines,
footprint, etc).
Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington(c_fcgov.com
1. Existing water mains and sanitary sewers in the area include an 8-inch
water main and a 10-inch sewer in Conifer and a 12-inch water main and a
15-inch sewer in Redwood.
Cky. Of Community Development and
ces
Flirt 81 North College
a Avenue
CollinsJ 281 North College Avenue
PO Box 560
Fort Collins, CO 60522
Meeting Date:
Item:
Applicant:
Land Use Data:
CONCEPTUAL REVIEW STAFF COMMENTS
August 1, 2011
Aspen Heights Student Housing
Deanne Frederickson
7711 Windsong Rd.
Windsor, CO
deanne@tfgcolorado.com
970.221.6750
970.224.6134 - fax
fcgov. com
This is a request to develop a student housing complex on 31 acres south of Conifer Street,
west of Redwood Street and north of Old Town North subdivision. The development features
247 dwelling units divided between 33 single family detached units and 214 two-family
dwellings (duplexes). All single family detached dwellings would include four bedrooms and
would be classified as Extra Occupancy Rental Houses. For the two-family dwellings, there
would be a mix of two and three bedroom options. There would be a total of 702 bedrooms.
All buildings would be two -stories. All internal drives are proposed to be private.
Comments:
Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes(&-fcgov.com
1. In a phone conversation with the applicant, it's my understanding that the
single family homes are actually going to be Extra Occupancy Rental Houses,
intended for occupancy by 4 or 5 people. In the CCN zone, this use is allowed
by Basic Development Review. However, the duplexes are allowed subject to a
Type 1 Review. Therefore, the entire project must be processed as a Type 1,
Administrative public hearing review. The site data table needs to clearly state
the intended land uses.
2. Residential building setbacks for this zone are regulated by Sec. 3.5.2(D) of
the LUC. The 'prototypical lot layout' shows a 10' front setback. Per Sec.
3.5.2(D)(2), a front setback (building setback to a street right-of-way line) must be
I
2
F6t`t'rCollins
August 2, 2011
Deanne Frederickson
7711 Windsong Rd.
Windsor, CO
RE: Aspen Heights Student Housing
Dear Deanne,
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
Aspen Heights Student Housing, 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 970-221-6343.
Sincerely,
Ted Shepard
Chief Planner