HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - PDP - 16-10B - CORRESPONDENCE - (92)Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax fcgov. com
Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designeribuilder by assuring, early on in the
design, that the new commercial or multi -family proiects 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 (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 & 1CC/ANSI At 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: 20091ECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
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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
4. The PDP is subject to the requirements regarding standards set forth in the applicable
sections of Section 3.4.1 Natural Habitats and Features of the Land Use Code.
5. Based on the current new site plan significant buffering must be priovided between the
west end of the development and the existing development to the west on Rolland Moore
Drive.
6. Section 4.6(E)(1)(a) identifies how to define the "block structure" in the MMN District.
7. 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.
8. 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.
9. 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.
10. 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.
11. Please see the Submittal Requirements and Checklistat:
hftp://www.fcgov.com/developmentreview/appliGations.php.
12. 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.
13. 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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Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax fcgov. com
14. All driveways must be designed according to LCUASS.
15. The parking setbacks in LCUASS apply.
16. A utility coordination meeting on this site may be of benefit with the design changes.
17. Private streets shall be designed and built to public street standards. Please refer to
3.6.2(K) of the Land Use Code. Private Street #2 may be viewed as providing "through
traffic" compared to the previous private drive design and perhaps would need to be a
public street based upon the drawing.
18. The neckdowns on the private streets intersecting Rolland Moore Drive will need to be
looked at to ensure that vehicular turning movements can be accommodated.
19. Sight distance will need to be looked at in greater detail for the access points onto Rolland
Moore Drive.
20. The applicant will need to pay for the cost of renaming existing Rolland Moore Drive.
21. The termination of existing Rolland Moore Drive will need to be looked at in more detail
given that the previous private drive design is apparently now a private (or public) street.
ELECTRIC ENGINEERING
Contact: Bruce Vogel, 970-224-6157, bvogel(@fcgov.com
1. As with previous proposal, all transformer and streetlight installation issues have been
resolved. This assumes, however, that the building and landscape layout has not changed.
2. Normal Electric Development Charges will apply.
CURRENT PLANNING
Contact: Steve Olt, 970-221-6341, solt(aafcgov.com
1. Per Section 3.2.5 Trash and Recycling Enclosures of the Land Use Code, the PDP must
ensure the provision of areas, compatible with surrounding land uses, for the collection,
separation, storage, loading and pickup of recyclable by requiring that adequate,
convenient space is functionally located at multi -family residential land use sites. All new
multi -family structures shall provide adequate space for the collection and storage of refuse
and recyclable materials. Areas for storage of trash and recyclable materials shall be
adequate in capacity, number and distribution to serve the development project.
2. The property is in the MMN and E Districts; therefore, the PDP is subject to the
requirements set forth in the Land Use Standards and Development Standards sections of
those 2 districts.
3. What is the acreage of the block contained within the proposed public and private street
network in the northeasterly part of the property? It can be no larger than 7 acres in size.
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ENGINEERING DEVELOPMENT REVIEW
Contact: Marc Virata, 970-221-6567, mvirata(aDfcgov.com
Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax fcgov. corn
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 221-6108 if you have any questions
regarding these fees.
2. Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees please see the development review bullet under
www.fcgov.com/engineering/
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 Joe Olson and Transportation Planning to schedule a scoping meeting and
determine the type of traffic study is needed for this project.
5. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS).
6. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. Presently known dedications are: Rolland Moore Drive.
7. Rolland Moore Drive is identified as a collector on the City's Master Street Plan. The
design of Rolland Moore Drive should be to collector standards. Similar to the previous
submittal, any aspect of the design that doesn't meet collector standards would require the
evaluation of a variance request per LCUASS requirements.
8. Construction plans will be needed for this project.
9. A development agreement will be done with this project.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
11. Per the agreement between the City and CSURF dated January 10, 2003, CSURF is
responsible for reimbursing the City of Fort Collins for one-half of the actual design and
construction costs of the existing Rolland Moore Drive that stubs off of Centre Ave.
12. Existing Rolland Moore Drive was built as a collector street and the oversized portion was
reimbursed by Engineering Street Oversizing. As a result of this previous reimbursement,
the City will not extend reimbursement right for a portion of the proposed new Rolland
Moore Drive equal to the length of the existing Rolland Moore Drive roadway that was
previously built.
13. This development is responsible for the design and construction of Rolland Moore Drive
from the existing stub to the East on Centre Ave. to where the new alignment will tie into
Centre Ave.
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Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax /cgov.com
calculations may change depending on this area calculation.
6. A 50' buffer is still required along the Larimer Canal.
7. As per Erica Saunders' comments this past fall, the client's proposed filling of the fox dens
is still awaiting comment from the Division of Wildlife. The City is in the process of sending
an official request to Shane Craig with the Division of Wildlife for this issue. In the
meantime, and as per Steve Olt's email dated 11/30/2010, no filling of the dens can be
conducted until without an approved development plan. .
8. 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.
9. In the original site plan, a trail was proposed along the north side of the project, with a fence
separating the trail/development from the buffer areas. Please indicate if this trail will still be
implemented and where the fence will be located.
10. Please note that any trash and/or recycling enclosures shall be compatible with the style of
architecture of the building, per Section 3.2.5 of the LUC.
11. Provide adequate space in the dumpster area to allow for recycling services.
12. The Ecological Characterization Study for this project needs to be modified to reflect the
changes in site design and natural resources impacts. Specifically, the ECS will need to
reflect the changes to the wetland impacts on the west side of the project, as well as the
potential impacts in the various options (retaining wall vs. wetland fill) proposed for the area
directly west of building 7. 1 would also request a schematic and cross section for each of
the proposed options for this area, illustrating the proposed development options.
13. Applicant will need to designate the area within buffer zone as a Natural Habitats Buffer
Zone. This area will need to be identified on the plat, site plan, landscape plans, lighting
plan, and utility plans, as applicable. A note with the following language will need to be
added to the plat, site plan, landscape plan, and utility plan: "See Article 3.4.1(E) of the
Land Use Code for allowable uses within the Natural Habitats Buffer Zone."
14. The City's green building program has many programs that may benefit your project.
Resources are available at the Green Building web page:
http://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.
15. In your submittal's Statement of Planning Objectives, please also address Principle WC-1,
in addition to those already addressed.
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Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax fcgov.com
6. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3
shall be provided throughout all buildings with a Group R (Residential) fire area. Residential
or quick -response standard sprinkler heads shall be used in dwelling units and guest -room
portions of the building.
PLEASE NOTE: The mixed -use structure (clubhouse and residential) will be required to
meet NFPA 13 standards. The residential -only structures must meet NFPA 13R
requirements.
2006 International Fire Code 903.2.7
7. FIRE DEPARTMENT CONNECTION
Fire department connections shall be installed remote from the buildings, and located on
the street or fire lane side of buildings, fully visible and recognizable from the street or
nearest point of fire department vehicle access or as otherwise approved by the fire code
official.
PLEASE NOTE: I have proposed FDC locations. Please arrange a meeting with me.
2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy
8. 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.
006 International Fire Code 505.1
ENVIRONMENTAL PLANNING
Contact: Lindsay Ex, , lex(&fcgov.com
Staff is pleased to see the impacts to the site's wetlands appear to be reduced.
2. The code allows for varying buffer widths within a project, with the goal of meeting the
average of the required buffer widths on the site. For this project, it was determined (memo
dated 10/19/2010) that 2.72 acres would be required for a straight 100' buffer. The
applicant will need to demonstrate that this acreage has been met.
3. In the original project, there was a very small buffer area (estimate of 8-10') around the
parking area north of the now proposed building V. While the code does allow for varying
buffer widths, we are concerned by what appears to be a 0' buffer width in this area and in
the wetland on the northeast corner of building 1.
4. As per Stormwater's comments on 8/6/2010, the City requires water quality mitigation for
site drainage before flows enter City -protected wetlands (see code Section 3.4.1(E)(e)).
We will need the applicant to demonstrate that this mitigation is provided prior to any
stormwater entering the site wetlands. Water quality solutions are an appropriate use of the
buffer zone adjacent to the wetlands.
5. What is the acreage of the wetland in the northwest corner of the site? The code stipulates
that wetlands less than 1/3 of an acre in size require a 50' buffer. The required buffer
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Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax fcgov. com
proposed locations we can discuss with you. Please set up a time to meet.
2006 International Fire Code 508.1 and Appendix B
2. STREET NAMES
Street names shall be reviewed and verified by LETA prior to being put in service. 2006
International Fire Code 505.2
Three new street names will have to be added: the two private drives and the currant
Rolland Moore Drive stub that will no longer be RMD. Tim Varrone from CoFC GIS and I
have discussed issues related to street names and agree that the private street on the
north side of buildings 8-11 is predominantly an east -west street and thus will be
addressed as such. He shared with me, street names that you had suggested to him and
we agreed that "Campus" is too close to the existing "Compass" and therefore cannot be
used. To streamline the process, you should me in suggested street names, so I can check
streets in the PFA jurisdiction, which includes the CoFC but also outlying areas in Larimer
and Weld counties.
3. HAZARDOUS MATERIALS
Toxic, corrosive, or reactive materials, or flammable/combustible liquids (as defined in the
Uniform Fire Code) if used, stored, or handled on site, must have a Hazardous Materials
Impact Analysis (HMIA) completed and supplied to the Planning Department and the Fire
Department. (What do you have? How much? How do you prevent it from being a public
threat?)
PLEASE NOTE: This pertains to the swimming pool.
4. 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 PFA6s 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:
6 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.
L Have appropriate maintenance agreements that are legally binding and enforceable.
6 Be designated on the plat as an Emergency Access Easement.
Z, Maintain the required minimum width of 20 feet throughout the length of the fire lane (30
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
5. 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 D103.3
4
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STORMWATER ENGINEERING
Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134-fax fcgov.com
Contact: Glen Schlueter, 970-224-6065, cischlueterna.fcgov.com
1. The comments from the October 28, 2009 Preliminary Design Review (PDR) still apply
except that the development fees changed in 2010. A good portion of those comments
were addressed in the first design of the Grove development project and will need to be
addressed with the new layout. The last drainage system plan that separated the
development runoff from the natural area/wetland Swale, and discharged it downstream of
the Windtrail development is still a good concept and meets City Stormwater Criteria.
2. It has been demonstrated that onsite water quantity detention is not required but one of the
primary issues is still the outfall channel capacity. This new proposal may increase the time
of concentration and the runoff rate due to the distance from the proposed improvements
on west end of the site to the outfall, and it appears there may be an increase in impervious
area for parking.
3. 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/util ities/busi ness/bu ilders-and-developers/plant-investment-developm
ent-fees or contact Jean Pakech at 221- 6375 for questions on fees.
PARK PLANNING
Contact: Craig Foreman, 970-221-6618, cforeman(&fcgov.com
1. The repay for Rolland Moore Drive owned to "The Gardens" must still be in place for this
project.
FIRE AUTHORITY
Contact: Carie Dann, 970-219-5337, CDANN(&poudre-fire.orq
1. 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:
6 Commercial and multi -family dwellings 1,500 gpm at 20 psi residual pressure, spaced
not further than 300 feet to the building, on 600-foot centers thereafter
6 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
L Residential outside Urban Growth Area, 500 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.
PLEASE NOTE: Roger Buffington and I met to talk about hydrant location and have
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CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: December 6, 2010
Item: The Grove
Applicant: Linda Riply
406 West Mountain Ave.
Fort Collins, CO
linda.ripley@ripleydesign.com
Land Use Data:
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
This is a proposal for a new multi -family student housing development southwest of Rolland Moore
Drive and Center Ave.
Comments:
ZONING
Contact: Gary Lopez, 970-416-2338, glopez(a)fcgov.com
1. Refer to LUC 3.2.2 (K thru M) regarding parking requirements.
2. Need to show building dimensions, setbacks, trash enclosures, bike racks, and all other
elements necessary for a thorough site plan review.
WATER -WASTEWATER ENGINEERING
Contact: Roger Buffington, 970-221-6854, rbuffington(&fcaov.com
1. Existing mains in the area include 8-inch water mains and 8-inch sanitary sewers which
extend beyond the ends of existing Rolland Moore Drive at both the east and west ends of
this proposed project and a 12-inch water main and an 18-inch sewer in Centre Avenue.
2. An 8-inch water main loop connecting the two ends of the 8-inch water mains in the existing
Rolland Moore Drive will be required as well as an 8-inch main in the newly aligned Rolland
Moore Drive to connect to the 12-inch main in Centre Avenue.
3. Development fees and water rights will be due at time of building permit.
TRANSPORTATION PLANNING
Contact: Matt Wempe, 970-416-2040, mwempe
1. See Engineering's comments regarding street design.
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Community Development and
28North Neighborhood Services
281 North College Avenue
Po Box 580
Fort Collins, CO 80522
970.221.6760
970.224.6134 - fax
fcgov.com
December 06. 2010
Linda Riply
406 West Mountain Ave.
Fort Collins, CO
RE: The Grove
Dear Linda,
Attached, please see a copy of Staffs comments concerning the request referred to as the The
Grove, which was presented before the Conceptual Review Team on December 6, 2010.
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 970-221-6341.
Sincerely,
Akeut
Steve Olt
City Planner
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134