HomeMy WebLinkAbout800, 808 & 814 W. PROSPECT RD. MIXED-USE (OBSERVATORY PARK) - FDP - 41-02B - CORRESPONDENCE - (6)10:30 - Replace single family home with multi -family units (approx. 20)
Location - 730 W. Prospect
Applicant - Jeff Evans
Phone - 303-725-4706
Planner - Ted Shepard
Grid W
Stormwater comments:
1. This site is in the Old Town drainage basin where the new development fee is $4,150.00/acre
which is subject to the runoff coefficient reduction. This fee is to be paid at the time the building
permit is issued and is charged only when there is an increase in imperviousness greater than 350
square feet.
2. A drainage and erosion control report and construction plans are required and they must be
prepared by a Professional Engineer registered in Colorado. In the Old Town drainage basin
these are required if there is an increase in imperviousness greater than 5000 square feet.
3. Onsite detention is required with a 2 year historic release rate for water quantity and extended
detention is required for water quality treatment. Parking lot detention is allowed as long as it is
not deeper than one foot. If there is 5000 square feet or less of new imperviousness, water
uired nor is water quality extended detention. If there is an increase
quantity detention is not req
in imperviousness greater than 350 square feet, but less than 5000 square feet, a grading plan is
all that is required.
4. The drainage outfall can be Prospect Rd. but a similar project to the west needed to get an
offsite easement to the north to outfall into Lake St. Their proposal is to build a trench drain
through the parking lot of the property to the north which is just west of The Farm House
property.
Water/Wastewater comments:
1. Existing mains: 6-inch water and 6-inch sanitary sewer in Prospect.
2. The 6-inch sewer in Prospect has limited capacity. The project proposed on the property to
the west is planning to extend a sewer service to Lake Street. If enough properties along
Prospect are redeveloping, it may be feasible to investigate replacing the sewer in Prospect.
3. Separate water/sewer services are required for each building on the site.
4. The water conservation standards for landscape and irrigation will apply to the project.
5. Development fees and water rights will be due at time of building permit.
11. This development request will be subject to the Development Review Fee
Schedule that is available in the Current Planning Department office.
The fees are due at the time of submittal of the required documents for
the appropriate development review process [overall development plan (if
applicable), project development plan, and final compliance plan] by City
staff and affected outside reviewing agencies.
12. The City's Current Planning Department will coordinate the development
review process. The required submittal package will be submitted to this
department and distributed accordingly to other City departments and
outside reviewing agencies involved in development review.
13. The proposed multi -family residential use is permitted in the HMN District
as an administrative, Type I, review and public hearing. The developer /
applicant for this development request is not required to hold a
neighborhood information meeting prior to submittal of the project;
however, because of the proposed number of dwelling units proposed on
an existing single-family property, staff is strongly recommending that a
neighborhood meeting be held before any formal submittal of a PDP for
this property is made to the City. If a meeting is held, letters to all Affected
Property Owners within the required notification area as set forth in
Section 2.2.6 of the LUC (in this case being at least 750 feet in all
directions from the property boundaries) would apply. In front of the
hearing officer at the required administrative public hearing would be an
awkward / inappropriate time for concerned neighbors to become involved
for the first time. Please contact Steve Olt, at 970-221-6341, to assist you
in setting a date, time, and location for a meeting, if one is to be held.
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• This development proposal is subject to the requirements as set
forth in the City's LUC, specifically Article 2 - Administration
(Development Review Procedures).
• The request will have to comply with all the applicable regulations
and standards set forth in Article 3 - General Development
Standards and the Permitted Uses, Land Use Standards and
Development Standards in Division 4.24 - High Density Mixed -
Use Neighborhood District of the LUC. Copies of Article 3 and
Division 4.24 are available in the Current Planning Department or
on the City of Fort Collins website @ www.fcgov.com. Go to
Departments, then the Current Planning Department.
Please review the requirements set forth in Section 3.2.1 -
Landscaping and Tree Protection of the LUC.
Please review the requirements set forth in Section 3.2.2 -
Access, Circulation and Parking of the LUC.
Please review the requirements set forth in Section 3.5.1 -
Building and Project Compatibility of the LUC. Also, if the
building is to be more than 40' in height then the
development request is subject to a Building Height
Review as set forth in Section 3.5.1(G) of the LUC.
Please review the requirements set forth in Section 3.5.2 -
Residential Building Standards of the LUC.
Please review the requirements and standards set forth in
Section 3.5.3 - Mixed -Use, -institutional and Commercial
Buildings of the LUC and how they may apply to this
development request. Building setback requirements from
streets are set forth in this section.
Please DIVISION 3.6 - TRANSPORTATION AND
CIRCULATION of the LUC for requirements that may apply
to this development proposal.
There are Land Use and Development Standards specific
to the HMN District the may / will apply to this development
proposal.
All sections of the LUC could apply. The above are just the more
critical sections and standards that the developer / applicant
absolutely must be aware of and adhere to.
s
have to be retained or properly mitigated for if proposed to be
removed. Please see Sections 3.2.1(F) & (G) of the LUC.
b. There are new standards set forth in Section 3.2.5 of the LUC
relating to the trash enclosures and the requirement that they be
designed and sized to accommodate recycling.
Please contact Doug, at 970-224-6143, if you have questions about these
comments.
8. The Poudre Fire Authority will require that there be at least one 30-foot
wide fire lane along side the building, preferably the long side if shaped as
a rectangle. A fire hydrant must be within 300 feet of the building capable
of delivering a minimum of 1,500 gallons per minute. Fire lanes must
feature no less than 25-feet inside and 50-feet outside turning radii. Fire
lanes must be platted as "Emergency Access Easements." An addressing
kiosk is required along Prospect Road for both buildings. An automatic
fire extinguishing system is required. For further information, please
contact Mike Chavez, 221-6570.
9. Karen McWilliams, a historic preservation planner with the Advance
Planning Department, offered the following comments:
a. The existing house is individually eligible for historic designation.
According to the Landmark Preservation Commission, the house
has architectural significance. Moving the house to the front of the
property would be supported as preserving the historic significance
of the house.
b. Please see Section 3.4.7 of the LUC for criteria applicable to
historic preservation and how they relate to this development
proposal.
C. New development on the property in the area around the historic
building must be compatible with the building.
d. Please see the attached letter from Karen McWilliams, dated
2/25/05, and the attached LANDMARK PRESERVATION
COMMISSION Staff Report, dated 2/23/05.
Please contact Karen, at 970-224-6078, if you have questions about
these comments.
10. Current Planning has some specific comments regarding this proposed
development:
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Please contact Bruce Vogel, at 970-224-6087, if you have questions
about these comments.
6. Kurt Ravenschlag of the Transportation Planning Department offered
the following comments:
a. A Transportation Impact Study (TIS), addressing all modes of
transportation, will be required with your Project Development Plan
(PDP) submittal. Please contact Eric Bracke of the Traffic
Operations Department, at 970-224-6062, to determine if the
automobile portion of this study may be waived. Please contact
Kurt Ravenschlag of the Transportation Planning Department, at
970-416-2643, to determine what information will be needed in the
TIS pertaining to Level of Service analysis for pedestrian, bicycle,
and transit modes of transportation.
b. The access north to Lake Street should be wide enough to
accommodate both emergency vehicles and a six-foot wide, grade -
separated sidewalk for pedestrians. The applicant is encouraged
to discuss sharing this access with the developer to the west —
Frazier Subdivision.
C. Adequate bicycle parking on -site must be provided. While the
minimum number is set forth as 5% of the vehicle parking, the
applicant is encouraged to provide additional bike parking to
accommodate the needs of C.S.U. students.
d. The existing sidewalk along West Prospect Road appears to be
substandard. All damaged curb, gutter, and sidewalk along the
property frontage must be repaired or replaced by the property
owner. The new sidewalk should align with the sidewalk designed
for the Frazier Subdivision.
e. The entrance to both buildings should be connected to Prospect
Road by a walkway.
Please contact Kurt Ravenschlag, at 970-416-2643, if you have questions
about these comments.
7. Doug Moore of the Natural Resources Department offered the following
comments:
a. There are existing trees on this property. Please contact Tim
Buchanan, the City Forester, to schedule a site visit and determine
if any of the trees are considered to be significant. If so, they may
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C. The standard drainage and erosion control report and construction
plans are required and they must be prepared by a professional
engineer registered in the State of Colorado. In the Old Town Basin
these are required if there is an increase in imperviousness greater
than 5,000 square feet.
d. On -site detention is required, with a 2-year historic release rate for
water quantity. Extended detention is required for water qualit
treatment. Water quantity detention can be accommodated in the
parking lot as long as its depth is not more than one foot.
e. It appears that the outfall for the site is probably the curb and gutter
at the southeast corner of the site along West Prospect Road.
Please contact Glen, at 970-224-6065, if you have questions about these
comments.
5. Bruce Vogel of the Light & Power Department offered the following
comments:
a. The City has existing single-phase electric power at the southeast
corner of this property. It may be necessary, however, to provide
three-phase power due to the elevator and the long term
operational costs for the tenants. If three-phase is desired, it is
available on the north side of Lake Street. An easement would be
needed from all intervening property owners to extend three-phase
power from the source to the electrical transformer on the site. For
further information regarding extending three-phase power, please
contact Doug Martine at 221-6700.
b. Please coordinate the transformer location with Light & Power. It
should be sized to serve both the re -use of the house as well as
the new building. It must be located within 10-feet of a paved
surface and screened from view from Prospect Road.
C. Please coordinate the locations of both electrical and gas meters
with Light & Power and Xcel Energy.
d. The standard electric development charges will apply to this
development request.
e. Because this development site will be very tight, a utility
coordination meeting should be held prior to or shortly into the
development review process.
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street. A variance procedure is available and must be prepared by
a civil engineer. This procedure is administrative in that it is
considered by the Director of Engineering, not the Hearing Officer
of the Planning and Zoning Board.
Please contact Susan Joy, at 970-221-6605, if you have questions about
these comments.
3. Roger Buffington of the Water/Wastewater Department offered the
following comments:
a. There is an existing 6" water main in West Prospect Road.
b. There is an existing 6" sanitary sewer main in West Prospect Road.
This main has limited capacity.
C. There may be existing water and sanitary sewer services for the
existing house. These may be used or abandoned at the mains.
The commercial re -use of the existing house and the proposed
building must be on separate services.
d. Plant investment fees and the raw water acquisition charge will
apply to this development request. They will be collected at the
time of issuance of building permits. Please contact Mary Young, at
416-2630, for an estimate of the fees.
e. The City's water conservation standards for landscaping and
irrigation systems will apply to this development request.
f. Because this development site will be very tight, a utility
coordination meeting should be held prior to or shortly into the
development review process.
Please contact Roger, at 970-221-6854, if you have questions about
these comments.
4. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The site is located in the Old Town Drainage Basin, where the new
development fee is $4,150 per acre, which is subject to the runoff
coefficient reduction. The fee is to be paid at the time of issuance
of building permits.
b. The site is on Stormwater Inventory Map #6J. A copy of the map
can be obtained from the Utility Service Center at 700 Wood
Street.
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Level of Service (LOS) for vehicle, pedestrian, bicycle, and transit
modes of transportation.
e. West Prospect Road is a four -lane arterial street. In this location, it
is considered "constrained" which calls for only 102 feet of total
right-of-way versus the standard 115 feet. Staff estimates that the
subject property will have to dedicate an additional 21 feet of street
right-of-way. Also, the necessary 15-foot wide utility easement
behind the ROW for the street must be dedicated with the
subdivision plat.
f. All street -related improvements are subject to the requirements set
forth in the Larimer County Urban Area Street Standards
(LCUASS). Please familiarize yourself with Appendix E-4, the
complete construction documentation checklist in LCUASS, as this
development request will be subject to the requirements.
• Please contact the Poudre Fire Authority (PFA) for their
requirements associated with this development. With a 3-story
building PFA requires a 30' fire lane width on the site (they will
not serve off of West Prospect Road).
• The parking setbacks, widths, etc. must be to LCUASS
standards.
• The sidewalk on West Process Road must meet LCUASS
standards.
g. The property owner will be responsible for repairing and/or
replacing any damaged curb, gutter, and sidewalk along the
property frontage.
h. The property owner will be responsible for undergrounding any
existing overhead utilities on or adjacent to the property.
A Development Agreement (between the developer/property owner
and the City) and a Development Construction Permit will be
required with development on this property.
Because this development site will be very tight, a utility
coordination meeting should be held prior to or shortly into the
development review process. Marc Virata of the Engineering
Department will help you schedule this meeting.
k. The two driveways (one existing and one proposed) are not
separated by the required 460 feet as called for along an arterial
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d. The house, as a commercial use, will have to be setback from the
future property line (after dedication of additional right-of-way) by
distancing ranging from 10 to 25 feet. The allowable non-
residential land uses for the re -use of the house would be limited to
that which is permitted in the HMN zone. An office is a Type One
permitted use.
e. The minimum parking requirements for all residential development
are set forth in Section 3.2.2(K)(1) of the LUC. There must be a
minimum number of spaces on the development site, based on the
number of bedrooms in each dwelling unit. One bedroom units
require 1.5 spaces, and two -bedroom units require 1.75 spaces.
For the proposed mix of units, a minimum of 48 parking spaces are
required. There are no minimum required spaces for the proposed
commercial re -use of the existing house, with the exception of the
handicap parking space.
Please contact Jenny, at 970-416-2338, if you have questions about these
comments.
2. Susan Joy of the Engineering Department offered the following
comments:
a. The standard utility plan submittal requirements will apply to this
development request.
b. The Street Oversizing Fee will apply to this development request.
For the new commercial use in the existing house, the fee is based
on vehicle trip generation for the proposed land use. For the
dwelling units, the fee is based on the size of the units. Please
contact Matt Baker of Engineering, at 970-224-6108, for detailed
information on the fees. The fees will be collected at the time of
issuance of building permits.
C. The Larimer County Road Impact Fee will also apply to
development on this property.
d. A Transportation Impact Study (TIS), addressing all modes of
transportation, will be required with your Project Development Plan
(PDP) submittal unless waived by Traffic Operations and
Transportation Planning. Please contact Eric Bracke of the Traffic
Operations Department, at 970-224-6062, and David Averill of the
Transportation Planning Department, at 970-416-2643, to
determine what information will be needed in the TIS pertaining to
CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
MEETING DATE: August 22, 2005
ITEM: Multi -Family Housing - 730 West Prospect Road
APPLICANT: Mr. Don Smith and Jeff Evans
c/o Observatory Park Realty
2474 South Cook Street
Denver, CO 80210-5529
LAND USE DATA:
Request for a new multi -family residential building on a property located at 730
West Prospect Road and re -use of the existing house. The site is located on the
north side of the street between South Whitcomb Street and South Shields
Street and is approximately one acre in size. The proposed building would be
three stories in height but located above under -structure on -grade parking so the
building would read as if it were a four-story building. The building would contain
30 dwelling units. These units would be divided between 12 two -bedroom units
and 18 one -bedroom units. The property is in the HMN - High Density Mixed -
Use Neighborhood Zoning District. The existing house could be moved closer to
Prospect Road.
COMMENTS:
Jenny Nuckols of the Zoning Department offered the following
comments:
a. This property is in the HMN - High Density Mixed -Use
Neighborhood Zoning District. The HMN District in the Land Use
Code (LUC) permits office uses, subject to an administrative (Type
One) review and public hearing.
b. The request will have to comply with all the regulations and
standards set forth in Article 3 - General Development Standards
and the Permitted Uses, Land Use Standards and Development
Standards in Division 4.24 - High Density Mixed -Use
Neighborhood District of the LUC.
C. The Dimensional Standards as set forth in Section 4.24(D)(2) of the
LUC are critical to the design of this development.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Comn. _,ity Planning and Environmenta -services
Current Planning
City of Fort Collins
August 26, 2005
Mr. Jeff Evans
Observatory Park Realty
2474 South Cook Street
Denver, CO 80210 — 5529
Dear Mr. Evans:
For your information, attached is a copy of the Staff's comments for the
Redevelopment of 730 West Prospect Road which was presented before the
Conceptual Review Team on August 22, 2005.
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,
Ted Shepard
Chief Planner
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020