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HomeMy WebLinkAboutATRIUM SUITES - MOD - 7-04 - CORRESPONDENCE -22. There are two fees assessed by the Parks and Recreation Department at the time of building permit for Community Parkland and Neighborhood Parkland Development. Again, these fees are adjusted annually. 23. The Department of Natural Resources advises that any existing trees be preserved to the maximum extent feasible. If any trees are to be removed, then mitigation trees must be provided. The construction phase will require a Fugitive Dust Permit from the Larimer County Health Department. Also, trash enclosures should be sized to accommodate various containers for recycling. A single trash hauler should be used. For further information on natural resource issues, please contact Doug Moore, 221-6750. 24. Utility Plans will be needed at the time of submittal. A Development Agreement will be required prior to recording final documents. A Development Construction Permit will be required prior to beginning site work. For further information, please contact Katie Moore., 221-6605. 25. Additional right-of-way for Laurel Street may be needed. Laurel is classified as a constrained arterial with a total right-of-way of 102 feet. The project must dedicate sufficient right-of-way so that there is 51 feet from centerline of the roadway to the property line. In addition, a 15-foot wide utility easement must be dedicated beyond the property line. Along Sherwood Street, there must be a nine foot wide utility easement dedicated beyond the property line. 26. If the property is not platted, a plat will be required. 27. Please feel free to schedule pre -submittal meetings with Staff when the architectural character of the buildings is being designed. Windows, balconies, roofs, wall plane projections should all be incorporated into the design. 28. A neighborhood meeting will be required. Please contact the Planning Department when you are ready to proceed to this stage. We will prepare an area notification map. You are responsible for providing self-adhesive mailing labels for all property owners of record within the notification area. Also, please provide $0.50 cents per name to cover mailing expenses. Credit on the plant investment fees (tap fees) will be allowed for the existing services so the new services will pay for only the net increase over existing. The water conservation standards for landscape and irrigation will apply to the project. Development fees and water rights will be due at time of building permit. For further information, please contact Roger Buffington, 221-6681. 12. The site will be served by the Poudre Fire Authority. They will require that a fire hydrant be within 300 feet of the building capable of delivering a minimum of 1,500 gallons per minute at 20 p.s.i. An automatic fire extinguishing system will be required capable of delivering 100 p.s.i. to the roof. The parking structure must also be equipped with an automatic fire extinguishing system as well as a ventilation system. An automatic fire alarm system will be required. Access roads to buildings must be no less than 30 feet wide with no less than 25 feet inside and 50 feet outside turning radii. Designated fire lanes must feature curbs painted red and "No Parking — Fire Lane" signs. The address must be visible from the public street on which the building fronts. For further information, please contact Ron Gonzales, 221-6570. 13. According to the Uniform Building Code, if the parking structure is five feet or closer to the property line, then it must be completely enclosed with a solid wall. 14. The estimated Street Oversizing Fee is $1,120 per dwelling unit and payable at the time of building permit issuance. Keep in mind fees are adjusted annually. In addition, the City collects the Larimer County Road Impact Fee. For the exact fee amounts, please check with Matt Baker, Street Oversizing Administrator, 221-6605. 15. A Transportation Impact Study will be required. Please contact Eric Bracke, Traffic Operations Engineer, 221-6630, to determine the scope of the study. A T.I.S. must also address alternative modes such as bike, pedestrian and transit levels of service. 16. A radial driveway design will be needed if there are more than 350 trips per day at the driveway/Sherwood intersection. 17. An engineering variance will be required to allow the proposed driveway on Sherwood to be less than the required 175 feet from the Laurel/Sherwood intersection. 18. A double loaded drive aisle in a parking lot must be 24 feet in width. 19. The developer is responsible for the repair of any damaged sidewalk, curb and gutter along the frontages of the property. For further information regarding engineering issues, please contact Katie Moore, 221-6605. 20. For an estimate of the Capital Improvement Expansion Fee, payable at the time of building permit, please contact the Building Inspection Division, 221-6760. Keep in mind fees are adjusted annually. 21. If there are any overhead utilities on the site, they must be placed underground. The Code requires multi -family buildings to provide direct connecting walkways to public streets. In this case, sidewalks would need to be provided to both Laurel and Sherwood Streets. Please refer to Section 3.2.2 of the Land Use Code. 6. The minimum number of required parking spaces is based on the number of bedrooms per dwelling unit. For two -bedroom units, there can be no less than 1.75 spaces per unit. You may want to consider providing special amenities for visible and secured bicycle parking since the site is close to the C.S.U. campus. Be sure to provide the required minimum in accordance with Section 3.2.3. The source of electrical power is from the alley approximately 50 feet north of the lot. The existing secondary service line that serves the building will probably be inadequate to serve the proposed structure. The size and location of the transformer and meter must be coordinated with Light and Power. The transformer must be both accessible (within ten feet) to hard surface for emergency change -out and screened for aesthetic purposes, if visible from a public street. 8. A Commercial One ("C-1") Form must be completed by a licensed electrical contractor to determine entrance capacity. The construction phasing schedule should be coordinated with Light and Power. Normal electrical development fees and charges will apply. Any change to the existing electrical system or facilities will be at the developer's expense. Shade trees will be required in the parkway between sidewalk and curb along Lake Street. Street trees must be kept 40 feet from street lights and ornamentals must be kept 15 feet from street lights. For further information, please contact Bruce Vogel, 221-6700. 9. This site is in the Old Town drainage basin where the new development fee is $4,150/acre which is subject to the runoff coefficient reduction and due with building permit issuance. 10. Onsite stormwater detention is required for the amount of only the new impervious surface created by the proposed development. For detained flows, the release rate cannot exceed the two-year historic release rate. There is also a water quality extended detention requirement to treat the runoff. Storm flows that enter the under -structure parking lot must be accounted for. Water quality must be done in a grassy area, not on pavement. The standard drainage and erosion control reports and construction plans are required and they must be prepared by a professional engineer registered in Colorado. The applicant will need to consider a pumping system if storm flows are detained in a below -grade area. Detained storm flows cannot be released across the sidewalk and driveway along Sherwood Street. Rather, these flows must be released into the street via a pipe. Since the outfall is the street, this may determine how deep the detention/water quality pond can be. For further information, please contact Wes Lamarque, 221-6700. 11. There is an eight -inch diameter water main in Laurel. There is a six-inch sanitary sewer main in Sherwood and an eight -in sewer main in the east -west alley north of the site. There is no sanitary sewer in Sherwood Street. The developer shall use or abandon existing services which presently serve the site. Any abandonment shall be at the main. CONCEPTUAL REVIEW STAFF COMMENTS of Fort ITEM: 502 West Laurel Street — Apartment Project MEETING DATE: January 5, 2004 APPLICANT: Mrs. Barbara Siek c/o Mr. Dana McBride, 1510 Hillside Drive, Fort Collins, CO 80524. LAND USE DATA: Request for approximately 28 - 30 two -bedroom multi -family dwelling units in a three-story structure with a portion of the parking spaces located underneath the dwelling units on the ground floor. The ground floor would also contain four dwelling units that face Laurel Street. The balance of the dwelling units would be contained within the upper two stories. The lot size is 19,200 square feet. The site is located at 502 West Laurel Street at the northwest comer of Laurel Street and Sherwood Street. COMMENTS: The site is zoned N-C-B, Neighborhood Conservation — Buffer District. Multi -family that is greater than 24 dwelling units per acre is a permitted land use in this zone, subject to review by the Planning and Zoning Board. The maximum building height is three stories. If a Modification of Standard is requested, the request must be forwarded to the Planning and Zoning Board as either a stand-alone request or consolidated into a Project Development Plan (P.D.P.) 2. The minimum lot area shall be equivalent to the total floor area of the building. Therefore, if the lot is 19,200 square feet in size, the floor area for the building cannot exceed 19,200 square feet in area including (or not including) the area on the ground floor devoted to under -structure parking. The minimum front yard setback is 15 feet. The minimum rear yard setback is 15 feet. The minimum side yard setback is five feet for interior side yards except that whenever any portion of a wall or building exceeds 18 feet in height, such portion of the wall or building shall be set back from the interior side lot line an additional one foot beyond the minimum required for each two feet, or fraction thereof, of the wall that exceeds 18 feet in height. Minimum side yard width shall be 15 feet on the street side of any comer lot. 4. There are a variety of other development standards in the N-C-B zone relating to building design, site design, landscaping and access. These are found in Section 4.8(E) of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281N.College Ave. P.O.Box580 Fort Collins, CO 80522-0580 (970)221-6750 CURRENT PLANNING DEPARTMENT Commu y Planning and Environmental _ .rvices Current Planning City of Fort Collins January 9, 2004 Mr. Dana McBride 1510 Hillside Drive Fort Collins, CO 80524 Dear Mr. McBride: For your information, attached is a copy of the Staff s comments for 502 West Laurel Street Apartment Project which was presented before the Conceptual Review Team on January 5, 2004. The comments are offered by staff to 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 call me at 970-221-6750. Sincerely, 7 Ted Shepard Chief Planner cc: Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020