HomeMy WebLinkAboutCARRIAGE HOUSE APARTMENTS - MOD - MOD120001 - CORRESPONDENCE - (6)• • Community Sopment and Neighborhood Services
City of 281 North College Avenue
F�ort Collins PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax /cgov.com
Pre -Submittal Meetiines 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 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:
2009International Building Code (IBC)
2009International Residential Code (IRC)
2009International Energy Conservation Code (IECC)
2009International Mechanical Code (IMC)
2009International Fuel Gas Code (IFGC)
2009International Plumbing Code (IPC) 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 Al 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: 2009IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 2009IECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 2009IECC Chapter 5.
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Comment Letter Generated: 6/8/2011 at 2:11 pm
• Community eopment and Neighborhood Services
City of 281 North College Avenue
/+F�ort Collins PO Box 580
Fort Collins. CO 80522
970.221.6750 970.224.6134 - fax fcgov.com
8. 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
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:
hftp://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 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.
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Comment Letter Generated: 6/8/2011 at 2:11 pm
• Community Apment and Neighborhood Services
City of'� 281 North College Avenue
Fort Collins PO Box 580
�- Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax /cgov.com
1. Project is subject to normal electric development charges. Please contact me for additional
detail.
2. There are two oval electric vaults on Springfield Dr one at the east end and one at the west
end of the project area. Show these vaults on the Utility Plan.
Advance Planning
Contact: Courtney Rippy, 970-416-2283, crippV(&fcgov.com
1. Please see West Central Neighborhood Plan located at:
http:/wwww.fcgov.com/advanceplanning/pdf/w-ce ntral-neighborhood-doc. pdf
Current Planning
Contact: Courtney Rippy, 970-416-2283, crippy(Mcgov.com
1. The property is located within the West Central Neighborhood Plan Subarea and within the
NCB - Neighborhood Conservation, Buffer Zone District (LUC 4.9(D)) The Land Use Code
standard calls for a 60' setback. The contextual front setback for the existing property on
1319 Shields is around 50'. The site plan submitted shows a 15' set back. Additionally, per
LUC 4.9(E)(5) a parking lot can not be located any closer to a public street than the
W distance by which the principal building is set back from the street.
2. Using South Sheilds Street as the front of the property, the rear Floor Area Ratio is greater
than the maximum .33 on the rear fifty percent of the property.
3. Parking lot screening with 6' fence and trees (must block 75% of headlights) is required
3.2.1(E)(4)(b).
4. Additional building height review LUC 3.5.1 (G) will apply.
5. The building on the southeast comer's side setback is showing 10', the minimum is 14' per
4.9(D)(6)(d).
6. 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.
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.
7
Comment Letter Generated: 6/8/2011 at 2:11 pm
• Community ftopment and Neighborhood Services
City of 281 North College Avenue
F�ort Collins PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax fcgov.com
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.
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:
hftp://www.larimer.org/engineeiing/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. For Shields Street there appears to be approximately 40 feet of
existing right-of-way for the west half of this street. If accurate at 40 feet, an additional 11
feet of right-of-way is required to be dedicated in order to meet the constrained arterial
standard half right-of-way width of 51'. In addition to the right-of-way dedication for Shields
Street, an additional 15' utility easement behind the right-of-way is required for dedication.
Along Springfield Drive, a 9' utility easement behind the existing right-of-way should be
dedicated.
7. The detached sidewalk should be placed such that the back of walk coincides with the
existing right-of-way in Springfield Drive and proposed right-of-way on Shields Street, with
appropriate transitions to the south and west respectively. Sidewalk on Springfield Drive
should be at a minimum of 4.5 feet and sidewalk on Shields Street should be at a minimum
of 6 feet per LCUASS. Note that sidewalk being installed is not eligible for street oversizing
reimbursement.
8. Access ramps in accordance with LCUASS criteria are required to be provided at the
Springfield Drive/Shields Street intersection.
9. With the existing Hollywood type curb gutter sidewalk on Springfield Drive, the curb and
gutter would need to be replace and built to a vertical curb standard.
10. The drive approach should be narrowed such that it comprises solely of the drive aisle
width. The additional width for what appears to be a trash location to back into off of
Springfield Drive needs to be reconfigured such that access is from the west, not the north.
11. A sight distance easement might be needed for the drive access to Springfield Drive in
accordance with sight distance criteria specified in the LCUASS.
12. Chapter 19 of LCUASS specifies setback requirements from the public street to the first
parking stall(s) in a drive aisles. The standard may require the removal of parking stalls
depending upon
information generated regarding the development's traffic generation.
13. Construction plans will be required and a Development Agreement will likely be required
and recorded once the project is finalized with recordation costs paid for by the applicant.
14. 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
6
Comment Letter Generated: 6/8/2011 at 2:11 pm
• • Community i0opment and Neighborhood Services
Foof 281 North College Avenue
rt Collins pa Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax fcgov.com
Fire Authority
Contact: Ron Gonzales, 970-221-6635, rgonzales(ftoudre-fire.org
1. 1. FIRE SPRINKLERS
Because this is a 50 unit, 3-story + bassement , MF R-Occupancy (student housing)
project, fire sprinklers are required. A remote fire department connection will be required.
2. 2. FIRE LANE
If the 3-story building exceeds a 30-foot height, then a fire lane at least 26' in width is
rerquired. 06 IFC APPENDIX D105. If the fire lane exceeds 150' in length, a turnaround will
be required with a 50' radius.
3. 3. WATER SUPPLY
A fire hydrant is required to be located within 300' of the building ... to supply 1500 gpm at
20 psi
Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex(&fcgov.com
1. 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.
2. 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, 970-221-6567, mvirataojcgov.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:
hftp://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.
5
Comment Letter Generated: 6/8/2011 at 2:11 pm
• Community Apment and Neighborhood Services
City of 281 North College Avenue
Fort Collins Po Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax /cgov.com
S. The design of this site must conform to the drainage basin design of the Old Town Master
Drainage Plan as well the City's Design Criteria and Construction standards.
6. 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:/twww.fcgov.com/util ities/b usiness/bu i lders-and-developers/plant-investment-developm
ent-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.
Historical Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliamsCa_fcaov.com
1. The existing structures at 1305 and 1319 S Shields were reviewed against Section 14-28
of the Municipal Code and the following determinations were made:
1305 S Shields - Front Single Family Residence
- Determined to be individually eligible for Local Landmark Designation
- The proposed demolition will impact that eligibility.
1305 S Shields - Additional Rear Residence
- A split decision was rendered regarding the individual eligibility, the final decision maker
would be the Landmark Preservation Commission. Contact Karen McWilliams at
kmcwilliams@fcgov.com if you would like to bring this item to that or a later meeting.
1319 S Shields
- A split decision was also rendered regarding the individual eligibility of this structure. The
final decision maker would be the LPC as outlined above. Please follow the same
instructions to determine this structure's eligibility.
A process flowchart is available at
http://www.fcgov.com/historicpreservation/pdf/ht_flowchart_3. pdf
2. Since one structure has been determined to be eligible for local landmark designation, the
project will need to comply with Section 3.4.7 of the Land Use Code.
3. You will need to contact me via e-mail or phone to set up a Design assistance meeting with
the Landmark Preservation Commission sub -committee. This meeting will help consider
appropriate designs that will help this project better meet the requirements of Section 3.4.7
of the Land Use Code
Forestry
Contact: Courtney Rippy, 970-416-2283, criaaya(U.fcgov.com
1. Please contact Tim Buchanan, City Forester, for more information regarding the existing
trees on site. His number is (970) 221-6361 and e-mail is tuchanan@fcgov.com
4
Comment Letter Generated: 6/8/2011 at 2:11 pm
Community0okpment and Neighborhood Services
City of 281 North College Avenue
Fort Collins PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax fcgov.com
density is greater than 24 dwelling units per acre, then this will be a Type 2. Based on
information provided at the Conceptual Review meeting, approximately 50 units are
anticipated to be proposed, which would require a Type 2, Planning and Zoning Board
public hearing.
Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington(&fcgov.com
1. Existing water mains and sanitary sewers in the area include a 6-inch water main and a
15-inch sewer in Shields and a 6-inch water main and a 10-inch sewer in Springfield.
2. All water and sewer lines extending to the site must be used or abandoned at the main.
3. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
4. Development fees and water rights will be due at building permit. Credit will be given for
services where accounts have previously been established.
Transportation Planning
Contact: Aaron Iverson, 970-416-2643, aiverson(cDfcgov.com
1. Springfield is identified as a designated bike route to Shields.
2. The conceptual plan doesn't show the crosswalk configuration across Springfield, we will
want to make sure this is done to current city standards
Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter(a_fcgov.com
1. It is important to document the existing impervious area since drainage requirements and
fees are based on new impervious area. An exhibit showing the existing and proposed
impervious areas is required.
2. In the Old Town drainage basin a drainage and erosion control report and construction
plans are required if there is an increase in impervious area greater than 5000 square feet.
They must be prepared by a Professional Engineer registered in Colorado.
3. The drainage outfall for the site is the inlet at the southwest corner of the intersection of
Springfield Dr. and Shields St as discussed in the drainage narrative.
4. Water quality treatment is also 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 BM Ps is
encouraged. (http://www.udfcd.org/downloads/down_cdtmanual_volill.htm) All of the
methods described in the drainage narrative are acceptable especially the use of
permeable pavers since that is also a Low Impact Development (LID) practice.
3
Comment Letter Generated: 6/8/2011 at 2:11 pm
Community Dikpment and Neighborhood Services
City of 281 North College Avenue
Fort Collins PO Box 580
Fort Collins, CO 80522
970.221.6750 970.224.6134 - fax fcgov.com
CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: September 19, 2011
Item: 1305 and 1319 S. Shields St. - Student Housing
Applicant: Chuck Bailey
7302 Rozena Dr.
Longmont, CO 80503
chades.baileyl @comcast.net
Land Use Data:
This is a request to demolish two existing single family dwelling units at 1305 and 1319 S. Shields
St. and develop five (5), residential scaled buildings with a mix of 1, 2 and 3 bedroom student rental
apartments plus 69 off-street parking spaces for the proposed community. Each building is
estimated to have 10 dwelling units for a total estimate of 110 beds. The site is zoned NCB,
Neighborhood Conservation Buffer.
Comments:
Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes(&fcaov.com
1. The property is in the TOD overlay zone. This means that no parking is required. However,
we encourage the developer to provide as much parking as possible.
2. 3 handicap parking spaces will be required for a parking lot with 69 total spaces. Need to
provide bike parking as well.
3. Need to show/label trash enclosure location. If the object shown on the site plan just off of
Springfield at the driveway entrance is a trash enclosure, the dumpster must be totally
screened from view. If this is the intended location, it's not ideal because tenants may stop
their car in the driveway when leaving or entering the project to deposit trash. Also, the
enclosure is required to be at least 20' from a public sidewalk.
4. The NCB zone has two lot area to floor area ratio requirements. The overall lot area has to
be at least as large as the total floor area of all buildings. This appears to be met. The
floor area ratio of the rear 50% of the lot (the west half) is limited to .33 (i.e. if the rear half
lot area is 30,000 s.f., then the maximum floor area allowed in the rear half is 9900 s.f.
S. The project description doesn't indicate how many dwelling units are proposed. The
number of units deterimines whether this project will be subject to a Type 1 or a Type 2
review. If the density is 24 dwelling units per acre or less, then this will be a Type 1. If the
2
Comment Letter Generated: 6/8/2011 at 2:11 pm
City of
�Fort Collins
June 08, 2011
Chuck Bailey
7302 Rozena Dr.
Longmont, CO 80503
RE: 1305 and 1319 S. Shields St. - Student Housing
Dear Chuck,
Community Development and
Neighborhood services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
Icgov.com
Attached, please see a copy of Staff's comments concerning the request referred to as the 1305
and 1319 S. Shields St. - Student Housing, which was presented before the Conceptual
Review Team on September 19, 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 970-416-2283.
Sincerely,
Courtney Rippy
City Planner
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134