HomeMy WebLinkAboutPROSPECT STATION - PDP130004 - CORRESPONDENCE -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 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 projects 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
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2003.
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.
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.
City of Fort Collins
Building Services
Plan Review
416-2341
fees plus system modification fees will apply.
Current Planning
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
1. Entrances shall face the street per Sec. 3.10 (A).
2. A plaza feature shall accompany the transit stop ajacent to the site. (Sec. 3.10(B).
3. No parking shall be located at the side of the building per Sec. 3.10.4(C).
4. Is development being proposed on the lot to the west?
5. The corner unit and patio encroach onto the Mason trail and the other retail units are very close. A certain
clear area will need to be established to avoid conflict. This should be discussed further with staff.
6. The proposed development project is subject to a Type 1 review and public hearing, the decision maker
for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is
not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to
notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and
location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid
potential hiccups that may occur later in the review process.
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 3 General Development Standards. The entire LUC is available for your review on
the web at http://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 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.
hdp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. 6/28/2012 - Transportation Staff has met and discussed the future Right of Way needs for Prospect
adjacent to this project. It has been decided that the 102' of constrained arterial right of way will be
sufficient for this project. 6/22/2012 - This project is responsible for dedicating any right-of-way and
easements that are necessary for this project. Additional Row along Prospect will be needed to meet
arterial standards (115 foot row section).
7. Construction plans will be required.
8. A Development Agreement is required and will be recorded once the project is finalized with recordation
costs paid for by the applicant.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
10. 6/28/2012 - Transportation Staff has met and discussed the future Right of Way needs for Prospect
adjacent to this project. It has been decided that the 102' of constrained arterial right of way will be
sufficient for this project. This should accommodate full 12' travel lanes, 8' parkway, 7' bike lane and 6'
sidewalk in the future. This will also reserve enough space for a future transfort bus pullout. 6/22/2012 -
Prospect is classified as an enhanced travel corridor and will need to have right of way dedicated for this
project. The right of way for a 4-lane arterial is 1156 and this project will be responsible for dedicating its
half of this requirement.
11. The Mason Tail easement will need to be discussed further and it will not be allowed to be vacated by
plat and if it is determined that a portion can be vacated it will need to be addressed by separate
document. Furthermore, this easement was purchased by the City of Fort Collins so it is likely that fee
will need to be collected to vacate a portion to this project.
12. Easements other than the Mason Trail can be vacated via plat for this project provided that there is
verification in the form of a letter that adjacent property owners (mainly southern) do not require these
easements for future development or property needs.
13. Parking setbacks will need to comply with LCUASS standards, figure 19-6.
14. It appears from the site plan that this project is proposing improvements to the access and parking west
of the site along the west side of the access. These improvements will require an offsite construction
easement from the adjacent -property owner to construct.
15. Staff wants to convey that they are willing to meet offline to continue discussions regarding Prospect
Right of Way Dedication, Mason Trail Easements, vacation of easements, etc.
16. The 6' sidewalk along Prospect will need to be constructed with the back of the sidewalk on the right of
way line. Additionally, a transfort shelter easement will need to be dedicated behind the right of way.
Please contact Emma McArdle with Transfort at 970-221-6197 to coordinate the location of the easement.
Department: Electric Engineering
Contact: Janet McTague, 970.224.6154, jmctague fcgov.com
1. Currently the property is served with single-phase power. There is three-phase power available to the
west, but we would need to intercept an existing three-phase line and install an electrical vault. We'll
need to coordinate a transformer location within 10' of a paved surface. We'll need to coordinate the
electric meter bank to ensure that there isn't a conflict with the gas meter bank. Normal development
must be compatible with the historic character of any such historic property, whether on the development
site or adjacent thereto.
LUC Division 5.1, Definitions, provides the definition of Maximum Extent Feasible: Maximum extent
feasible shall mean that no feasible and prudent alternative exists, and all possible efforts to comply with
the regulation or minimize potential harm or adverse impacts have been undertaken.
3. The appllicant is encouraged to take advantage of free design assistance to help ensure compatibility
with LUC Section 3.4.7. Available is the Design Assistance Program, which provides up to $2,000,
provided the applicant selects a design consultant from the Design Assistance Program Consultant's
Master List, and the design meets the requirements of the city's building codes. This assistance is
available regardless of the building's age or eligibility for designation.
4. The applicant is encouraged to take advantage of free Complimentary Reviews with the Landmark
Preservation Commission Design Subcommittee very early in the project. These may be arranged by
contacting staff.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224.6143, lexcDfcgov.com
1. This project is approximately 500' from the Spring Creek Corridor. An Ecological Characterization Study
will not be required, but all landscaping and site design should emphasize the Spring Creek Corridor,
per 3.4.1(1)(1) of the Land Use Code.
2. 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. If any trees on 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 as the result of development
impacts.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerichat7fcgov.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.
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:
a
quality treatment may be provided by using a mechanical device. Mechanical devices are usually used
in a "train" of water quality treatment or in areas where there is no other possible way to provide
treatment. The parking lot medians or perimeter landscaped areas are preferred to be used for
treatment over a mechanical device. The landscaped areas are places that bio-retention or rain gardens
can be installed. Other methods can be found at:
(hftp://www.udfcd.org/downloads/down—critmanual—voll1l.htm)
10. The Bus Rapid System will be building a new storm sewer along the eastern property line that will be
deeper than the existing one. Just as a word of caution, the excavation may be disruptive to the site
especially considering how close the proposed building is to that future storm drain. The unused
easement for the trail may still be needed if the trail is moved to the west to accommodate the new storm
drain line.
11. A drainage and erosion control report and construction plans (which includes a grading plan) are
required and they must be prepared by a Professional Engineer registered in Colorado. The drainage
report must address the four -step process for selecting structural BMPs. Standard operating procedures
(SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final
site inspection required when the project is complete. The erosion control requirements can be found in
the Stormwater Design Criteria Section 1.3.3. If you need clarification concerning this section, please
contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
12. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/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
hftp://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-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 a minimum amount in
accordance with the Fort Collins Stormwater Design Criteria.
Department: Historical Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliamsofcgov.com
1. This project has the potential to affect a property that has been determined to be eligible for designation
on both the Colorado Register of Historic Properties and as a Fort Collins Landmark. Therefore the
project would be reviewed for compliance with LUC Section 3.4.7, Historic and Cultural Resources.
2. LUC 3.4.7(A) Purpose, states: This section is intended to ensure that, to the maximum extent feasible: (1)
historic sites, structures or objects are preserved and incorporated into the proposed development and
any undertaking that may potentially alter the characteristics of the historic property is done in a way that
does not adversely affect the integrity of the historic property; and (2) new construction is designed to
respect the historic character of the site and any historic properties in the surrounding neighborhood.
LUC 3.4.7(B) General Standard, states: If the project contains a site, structure or object that is [designated
or individually eligible for designation] then to the maximum extent feasible, the development plan and
building design shall provide for the preservation and adaptive use of the historic structure. The
development plan and building design shall protect and enhance the historical and architectural value of
any historic property that is: (a) preserved and adaptively used on the development site; or (b) is located
on property adjacent to the development site and qualifies under (1), (2) or (3) above. New structures
indicated in LCUASS suggests this pullout needs to be 180", but Transfort does have working pullouts
that are as small as 130', which can be accommodated in the area available. Please work through exact
placement of the bus stop and pullout dimensions with Andrew and myself. 6/21/2012 - This site is
directly adjacent to the Mason Corridor and the MAX bus rapid transit service planned to begin service in
May 2014. The Transfort Strategic Operating Plan indicates that a route will ultimately run on Prospect
Road as a feeder route into MAX. Section 3.6.5 of the LUC states that development proposals shall
accommodate planned or existing transit infrastructure needs. This project will need to provide a bus
pullout in accordance with drawing 711 of the Larimer County Urban Area Street Standards and provide a
transit easement for a future bus stop adjacent to the bus bay of at least 12' x 18'. 1 am unable to attend
the conceptual review meeting on the 25th, but am happy to talk about coordinating the exact location
with you. Feel free to contact me with questions.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter(a)fcgov.com
1. The eastern edge of this property abuts the FEMA regulatory 100-year Spring Creek floodplain. A Flood
Risk Map is attached. It isn't readily apparent if the floodway extends onto this property, so the floodway
should be mapped onto the site plan to determine if there is any overlap between the floodway
boundary and the property line for this address. Any development within the floodway (dark blue on the
Flood Risk Map) must conform to Chapter 10 of City Code.
2. Please contact Shane Boyle of Stormwater Master Planning at sboyle@fcgov.com for floodplain CAD
line work. This information will be needed to insert the floodway boundaries on the site plan.
3. Any development (buildings, sidewalks, landscaping, etc.) in the floodway must be preceded by a
floodplain use permit, no -rise certification, $25 permit fee, and approved plans.
4. A no -rise certification, documenting that there will be no change in the Base Flood Elevation or floodway
boundary must be prepared by a professional engineer.
5. Floodplain use permit forms, no -rise certification forms and development review checklists can be
obtained at http://fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize
these documents when preparing plans and permits for submittal.
6. The Floodplain Administrator for the Spring Creek Basin is Brian Varrella; 970.416.2217,
bvarrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com to
schedule a meeting at your convenience.
7. The narrative provided states that the amount of impervious area that will be removed will be about the
same as what will be installed. It is still important to document the existing impervious area on an exhibit
since drainage requirements and fees are based on new impervious area. If there is any increase,
detention is required for the increased area. The additional allowed on some projects does not apply to
sites that are totally scraped for redeveloped.
8. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan
and the Spring Creek Basin Master Drainage Plan as well the City's Stormwater Criteria Manual. The
purple line on the topographic map provided is the line between the two basins. The design engineer
will need to address the shifting of the southern portion of the site to the Old Town drainage basin as
proposed in the narrative and show that the inlet in Prospect is sized to take the additional flow. Water
cannot pond on Prospect any more that it already does.
9. Water quality treatment of the runoff needs to be for 100 percent of the site. The narrative stated water
3. Since the project does not have access off a street there is possibility to develop the current access
easement as a street like private drive. Doing this will ensure the multi -modal access to the other
properties that share the access easement.
4. LUC 3.2.5 Trash/Recycling enclosures need to be designed with a walk-in access without having to
open the main service gate, on a concrete cement pad, and at least 20ft from a public sidewalk.
5. LUC 3.2.2(K) Parking standards, Like the applicant stated there is no minimum parking requirements in
the TOD Overlay zone. However there are new requirements for bicycle parking that are in the process
of being adopted.
When providing any off street parking accessibility spaces are required, For 47 vehicle spaces at least
two of those shall be accessibility spaces that a located as close to the primary entrance. On of these
spaces shall be van accessible. These spaces are required to be designated by a sign.
6. LUC 3.2.1 This section requires that a Landscape plan be provided (see section for requirements).
LUC 3.2.4 This section requires that a Lighting plan be provided (see section for requirements)
7. Mechanical/Utility equipment (vents, flues, conduit, meters, and units...) locations shall be identified on
plans (Site, Elevations, and Landscaping) with a note on how they are to be screened/painted.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington(a)fcgov.com
1. Existing water mains and sanitary sewers in this area include an 8-inch water main and a 10-inch sewer in
Prospect and a 6-inch water main in Tamasag Drive.
2. The existing building on the site has a Y4-inch water service connecting to the main in Tamasag and a
sewer service connecting to the sewer in Prospect. If not used, these services must be abandoned at
the main.
3. Separate water and sewer services will be required for the commercial and residential portions of the
building.
4. . This project will be required to install an 8-inch sewer main in Tamasag from the sewer in Prospect to
the south property line on the site.
5. Grease interceptors will be required for any restaurants included in the mixed -use building.
6. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
7. Development fees and water rights will be due at building permit. Credit will be given for the existing
established account on the site.
Department: Transfort
Contact: Emma McArdle, 970-221.6197, emcardle(a)fcgov.com
1. 6/28/2012 - Please refer to Andrew Gingerich's comment regarding the ROW and the location of this Bus
Pullout, he indicates that the pullout will fit in the ROW to be provided by the project. The sizing
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r Fort Cotths -i
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
June 29, 2012
Dave Derbes
Brinkman Partners
3003 E. Harmony Road, Suite 300
Fort Collins, CO 80528
Re: 223 West Prospect Road
Description of project: This project proposes a 4 story, 35,000 s.f., mixed -use building with 3 - 5,000 s.f. of
commercial on the ground floor and the remainder as 36 multi -family dwelling units and 47 parking spaces
between surface and "tuck under" parking. The site is a 0.73 acre lot in the Community Commercial (CC) and
TOD Overlay Districts. The proposed uses are permitted subject to administrative review (Type 1). The site is
not in any specific plan area but is directly adjacent to the railroad and the Mason Corridor/MAX.
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, Seth Lorson, at 970-224-6189 or slorson@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals(a)fcgov.com
1. Land Use Code (LUC) 4.18(B)(2) Mixed -use dwellings is a permitted use in the Community Commercial
(CC) zone district that is processed by a Type 1 review (public meeting with an administrative hearing
officer).
2. LUC 4.18(E)(2)(d) In the CC zone district all buildings shall be at least 20ft in height but limited to 5
stories.
LUC 4.18(F) TOD Overlay projects shall be subject to requirement in Division 3.10
LUC 3.5.3 This section does apply. This section does include build -to -line standards.