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HomeMy WebLinkAboutINVERNESS INNOVATION PARK FIRST FILING (ROCKY MOUNTAIN INNOVATION INITIATIVE) - PDP - 30-09A - CORRESPONDENCE - (8)�of t Collins PRELIMINARY DESIGN REVIEW STAFF COMMENTS 7. This development proposal is subject to all applicable standards of the Fort Collins Land Use Code, specifically, but not limited to: • Section 3.2.1 - Landscaping and Tree Protection • Section 3.2.2 - Access, Circulation and Parking • Division 3.5 — Building Standards (including project compatibility, building height review and commercial building standards) • Division 3.3 - Engineering Standards • Division 4.19 — Community Commercial North College District • Division 4.20 — Community Commercial Poudre River District 8. A neighborhood meeting is typically not required for Type 1 (Administrative) proposals. However, because of the scale of this project, and the fact that several components of the proposal may go before the Planning and Zoning Board and/or City Council, a neighborhood meeting should be held early in the development process. Please contact me and I will coordinate a meeting date and location. You will need to provide my office with a list of Affected Property Owner (APO) labels for the meeting notification letters. 14 City of /„1't Collins PRELIMINARY DESIGN REVIEW STAFF COMMENTS study complete for the [proposed expanded area. A public meeting will be held to provide adequate timing for public comment. The findings are then presented to Planning and Zoning Board for recommendation and ultimately to the URA Board for approval. This process takes a couple months from start to finish if all goes as planned. 2. Additionally, there may be some additional concerns if the parcels are already in the DDA boundaries, the DDA has first right of refusal to the tax increment. This means (best case scenario) the URA and DDA enter into an Inter -governmental agreement regarding the TIF and work out a share back option. (This is not impossible but adds time to the overall project expansion.) CURRENT PLANNING Contact Info: Shelby Sommer, 416-2138, ssommer(a)fcgov.com 1. For a step-by-step guide to the Development Review process, please visit the Development Review Guide online at: http://fcgov.com/drq. 2. You will need to submit a Project Development Plan (PDP) for the City to review. This PDP will be evaluated through the Development Review Process. City of Fort Collins Departments along with other external agencies will have the opportunity to review and comment on your Project Development Plan. Application forms and PDP submittal requirement checklists can be found online at hftp://fcqov.com/currentplanning/submiftals.php. 3. A decision (approval, approval with conditions or denial) will be made by the City's Administrative Hearing Officer a Public Hearing. If your Project Development Plan is approved at the Public Hearing, you will be required to submit Final Plans for review which will ultimately be recorded. 4. Please be aware that you will owe both the Transportation Development Review Fee (TDRF) and the Development Review Fee with your PDP application submittal. The Development Review Fee Schedule online at http://fcgov.com/currentplanning/submittals.php. Final Development Review and Transportation Development Review Fees will be due when you submit your Final Plans after the public hearing. 5. Your Project Development Plan will be evaluated per the standards set forth in the Land Use Code (LUC) and the Larimer County Urban Area Street Standards (LCUASS). 6. The entire Fort Collins Land Use Code is available for your review on the web at.hftp://www.colocode.com/ftcollins/landuse/begin.htm. 13 FCollins PRELIMINARY DESIGN REVIEW STAFF COMMENTS 3. Traffic Operations believes the layout with buildings and parking on both sides of Vine is a better plan. This is due to reducing the amount of pedestrians needing to cross Vine each day. 4. Traffic Operations can not state whether it would approve a crosswalk at this developments location without further study and the decision as to which plan will be submitted. 5. In general, Traffic Op's views a crosswalk at Linden and Vine as a good possible location. ENGINEERING Contact Info: Marc Virata, 221-6605, mvirataO)fc-gov.com 1. General comments made at the conceptual review for the project still apply. 2. Please note a slight clarification to #12 in the meeting minute notes from the 7/18 meeting -- an offsite easement for the pond does not negate the responsibility of frontage improvements (cash in lieu can be considered instead of constructing). HISTORIC PRESERVATION Contact Info: Alyson McGee, 221-6597, amcgee(a-fcgov.com 1. The site at 232 E. Vine has historic significance as the former Inverness Horse Farm. A formal determination of eligibility is needed from the Director of Advance Planning and Chair of the Landmark Preservation Commission. The house is likely individually eligible for local landmarking. The outbuilding likely lacks sufficient integrity/significance for individual landmarking, but could be landmarked in association with house if desired by development team. Further consultation with Historic Preservation staff regarding rehabilitation of house is advised (for appropriateness and funding incentives). Re -use of outbuilding is preferred, but not required. Landscape screening between house and new construction can decrease visual impact to house. 2. Structures as 213 E. Vine were determined not individually eligible for local landmarking in 2006. ADVANCE PLANNING/URBAN RENEWAL AUTHORITY Contact Info: Christina Vincent, 416-2294, cvincent(cDfcgov.com 1. The process for extending the URA North College project area boundary would take an action by the URA Board (Council). Preliminarily, this is being evaluated to the East of this property however, not currently including any property to the South of Vine Drive. The proposal would need to be presented to the North College CAG for review and recommendation and then a revision of the Urban Renewal Plan boundary and existing conditions 12 �of t Collins PRELIMINARY DESIGN REVIEW STAFF COMMENTS 6. 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. If possible, a fire hydrant shall be located within 100 feet of the FDC. PFA Bureau Policy 7. FIRE LINE REQUIREMENT: Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. 8. KNOX BOX REQUIRED: Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new building equipped with a required fire sprinkler system or fire alarm system. 97UFC 902.4; PFA BUREAU POLICY 88-20 9. STANDPIPES AND FIRE PUMP: Buildings four or more stories in height are required to be equipped with firefighting standpipes in every stairwell. The standpipe system must be capable of supplying a minimum 100 psi to the top floor; an approved fire pump may be required to obtain this minimum pressure. IFC 905.3.1 10.STAIRWELL SIGNAGE: Approved stairwell identification signs shall be posted at each floor level in all enclosed stairways in buildings four or more stories in height. 97UFC1210.4 and Appendix I-C ELECTRIC UTILITY Contact Info: Doug Martine, 221-6700, utilities(cDfcgov.com 1. Existing underground electric is along Vine Dr. Developer will need to coordinate power requirements, facility locations, and electric development charges with Light & Power Engineering. TRAFFIC OPERATIONS Contact Info: Ward Stanford, 221-6820, wstanford(CDfcgov.com 1. Current traffic volumes on Vine are at the low end of a minor arterial. Traffic does not believe it would be prudent to reclassify Vine to a lower classification until traffic volumes are also reduced to the lower classification. 2. Current volume studies were taken west of Lemay. Additional volume studies could be performed on Vine in the area between College and Linden to see what the volumes are in that segment of Vine. If they are less, the applicant could request a reclassification via the process to change the Master Street Plan. Please understand the request could be approved or denied. City of ,,.F„�t Coltions PRELIMINARY DESIGN REVIEW STAFF COMMENTS contrasting background. (Bronze numerals on brown brick are not acceptable). 97UFC901.4.4 2. REQUIRED ACCESS: A fire lane maye be required. Fire lanes 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: • 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. • Have appropriate maintenance agreements that are legally binding and enforceable. • Be designated on the plat as an Emergency Access Easement. • Maintain the required minimum width of 20 feet throughout the length of the fire lane (30 feet for buildings three or more stories in height). If a fire lane cannot be provided, the building shall be fire sprinklered. 97UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1 3. TURNING RADII: Minimum turning radii for emergency -response apparatus on any fire apparatus roadway is 25 feet inside, 50 feet outside. UFC 902.2.2.3 4. 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: • Commercial, 1,500 gpm at 20 psi residual pressure, spaced not farther than 300 feet to the building, on 600-foot centers thereafter • Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not farther than 400 feet to the building, on 800-foot centers thereafter • Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not farther 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. 97UFC 901.2.2.2 5. SPRINKLER REQUIREMENTS: This proposed buildings shall be equipped with approved, automatic fire -sprinkler systems. 10 arof t Collins PRELIMINARY DESIGN REVIEW STAFF COMMENTS 2. Since the south parcel zoning precludes locating a structure of more than one story next to a natural feature buffer, placing the parking in proximity to the buffer is the preferred option. 3. Setbacks from Gustav Swanson natural Area actually fall under natural feature buffers. The quantitative buffer from the Coy ditch and associated ponds is 50'. As with the case of the Lake Canal buffer, a smaller buffer will be acceptable using the quantitative standards in Section 3.4.1(E)(1). The Natural Areas staff is willing to work with the applicant to develop a mitigation plan for the natural area that reflects the requirements in said section of the LUC. 4. In regards to allowable uses within a buffer zone, per Section 3.4.1(E)(2) of the LUC, "No disturbance shall occur within any buffer zone and no person shall engage in any activity that will disturb, remove, fill, dredge, clear, destroy or alter any area, including vegetation within natural habitats or features including without limitation lakes, ponds, stream corridors and wetlands, except as provided in subsection c below;" Subsection c states: "The decision maker may allow disturbance or construction activity within the buffer zone for the following limited purposes: 1. mitigation of development activities; 2. restoration of previously disturbed or degraded areas or planned enhancement projects to benefit the natural area or feature; 3. emergency public safety activities; 4. utility installations when such activities and installations cannot reasonably be located outside the buffer zone or other nearby areas of development; 5. construction of a trail or pedestrian walkway that will provide public access for educational or recreational purposes provided that the trail or walkway is compatible with the ecological character or wildlife use of the natural habitat or feature; and 6. construction or installation of recreation features or public park elements, provided that such features or elements are compatible with the ecological character or wildlife use of the natural habitat or feature." POUDRE FIRE AUTHORITY Contact Info: Carie Dann, 416-2869, cdann(ftoudre-fire.org 1. ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6 inch numerals on a I F,�of t Collins PRELIMINARY DESIGN REVIEW STAFF COMMENTS 7. Parking lots are generally required to be on the same lot as the building for which they are intended to serve. The Code does allow the City to approve a remote lot, i.e. the lot on the south side of Vine in Option 1. However, a walk light or some other device may be required in order to ensure that people can safely cross Vine Drive. STORMWATER UTILITY Contact Info: Glen Schlueter, 224-6065, gschlueter(a-)-fcgov.com 1. In general all the previous comments still apply and the following is additional information discussed at the PDR on 08-22-08. 2. The applicant mentioned that there can be flooding on the south side of Vine Dr., due to the Coy ditch culvert under the railroad backing up water. The detention/retention shown should help mitigate that situation during a storm event so that may be a benefit to the owners of the Coy ditch that could help in negotiations with them. However if the culvert plugs when the source of water is from the diversion off of the river there is no benefit to them. If another release for the water is provided or if there is a commitment to clear the culvert under the railroad; that should be something the ditch company could benefit from as well as this proposal especially the option with a building on the south side of Vine Dr. WATER & WASTEWATER Contact Info: Roger Buffington, 221-6854, rbuffington(cDfcgov.com 1. Existing water mains and sanitary sewers in the area include: 6-inch water main and 21-inch sanitary sewer in Vine. 2. Water and sewer services which extend onto these properties must be used (if properly sized) or abandoned at the main. 3. Existing water services to these properties include: 3/4-inch to 213 Vine, 3/4-inch to 408 Vine and 3/4-inch to 500 Vine. 4. Development fees and water rights will be due at time of building permit. Credit will be given for existing services where accounts were established and can be applied on the property where the service currently exists. ENVIRONMENTAL PLANNING Contact Info: Dana Leavitt, 221-6143, dleavitt(cilfcgov.com 1. Where the quantitative buffer cannot be achieved then the qualitative standards in Section 3.4.1(E)(1) of the Land Use code (LUC) will be applied to the buffer along the Lake Canal. In this case, if the proposed development footprint does not exceed the existing footprint, the applicant will be able to apply the buffer zone standards. �.F�ort Collins PRELIMINARY DESIGN REVIEW STAFF COMMENTS Ward Stanford: Current traffic volumes on Vine are at the low end of a minor arterial. Traffic staff does not believe it would be prudent to reclassify Vine to a lower classification until traffic volumes are also reduced to the lower classification. Current volume studies were. taken west of Lemay. Additional volume studies could be performed on Vine in the area between College and Linden to see what the volumes are in that segment of Vine. If they are less, the applicant could request a reclassification via the process to change the Master Street Plan. Please understand the request could be approved or denied. GENERAL COMMENTS: The. following departmental agencies have offered comments for this proposal based two alternative plans and project narrative which were presented to the review team: ZONING Contact Info: Peter Barnes, 416-2355, pbames(cDfcgov.com 1. The office/lab uses in the CCN are a Type 1 public hearing. The office in the CCR is also a Type 1, but the CCR doesn't allow lab uses as a principal use. If the lab space of the RM12 building is determined to be a principal use, then that user isn't allowed in the zone, except that a recent code revision may allow the addition of the use to this specific site (Section 1.3.4 of the LUC). 2. Buildings over 40' tall are subject to the Building Height Review requirements in Sec. 3.5.1(G). Maximum height allowed in CCN zone is 4 stories. Maximum height allowed in CCR is 3 stories. The proposed 4 story building in Option 2 would require a modification. 3. The CCN property is subject to compliance with the applicable standards and guidelines of the North College Avenue Corridor Plan. 4. A building on the CCR lot must be stepped down to 1 story in height where it directly abuts any natural area protection buffer. 5. A parking lot by itself on the CCR site (Option 1) doesn't comply with the parking location standard in Sec. 4.20(D)(3)(a)(2). 6. Number of handicap parking stalls provided must comply with number required per Sec. 3.2.2(K)(5). 7 F,�rt Collins PRELIMINARY DESIGN REVIEW STAFF COMMENTS land value) is required to make the substantial improvement determination. 3. Any new non-residential structures in the Poudre River 100- year floodplain must be elevated or floodproofed 2 ft. above the flood level. 4. No new residential or mixed -use structures are allowed in the Poudre River 100-year floodplain. 5. No new life -safety, emergency response or hazardous materials critical facilities are allowed in the Poudre River 100- year floodplain. 6. No new life -safety or emergency response critical facilities are allowed in the Poudre River 500-year floodplain. Hazardous materials critical facilities are allowed in the 500-year floodplain, but it is recommended they be protected to the 500- year flood level. 7. New non-residential structures in the 500-year floodplain are not required to be elevated or floodproofed per City Code, but it is highly recommended. 8. A floodplain use permit is required for any work (remodel, new building, parking lot, detention pond, landscaping, etc.) that is proposed in the 100-year floodplain. A separate permit is required for each site element. The floodplain use permit fee is $25. 9. Chapter 10 of City Code contains all of the floodplain regulations. A Quick Guide to the Poudre River regulations is available on our website. 10. Floodplain development review checklists, floodplain use permit, Quick Guide and other forms are available on our website at_h_ttp://www.fcgov.com/stormwater/fp-forms.php 11.The Floodplain Admin contact for this project is Marsha Hilmes- Robinson, 224-6036. 10. We would like to get confirmation that Vine Drive can and will be down graded to something less than an Arterial classification and what we need to do to have that implemented concurrent with our development. I of Ft Collins PRELIMINARY DESIGN REVIEW STAFF COMMENTS important to pin this down so we know what boundaries we have to work with for the footprint of the buildings. Dana Leavitt: Where the quantitative buffer cannot be achieved then the qualitative standards in Section 3.4.1(E)(1) of the Land Use code (LUC) will be applied to the buffer along the Lake Canal. In this case, if the proposed development footprint does not exceed the existing footprint, the applicant will be able to apply the buffer zone standards. 7. Can we use the existing water taps that exist on the north and south parcels and can we get credit for them when we apply for new taps? Roger Buffington: Credit will be given for existing services where accounts were established and can be applied on the property where the service currently exists. 8. There is a high power transmission line that just crosses the southern parcel. Are there any setbacks from the towers or any other issues we need to address for this utility? This line is owned by Platte River Power Authority. Please contact Mike Dahl at 226-4000 9. We would like a simple summary statement to confirm our understandings of the floodplain issues affecting the site under the revised FEMA designations. 1. The description of the sites relative to the floodplain in the PDR appears to be correct. The parcel to the east on the north side of Vine Drive and the parcel south of Vine Drive are primarily in the FEMA-designated 100-year Poudre River floodplain, including the existing house. The other Parcel to the west on the north side of Vine Drive is primarily in the Poudre River 500-year floodplain. 2. A remodel to the existing house that is to be converted to office space is subject to the substantial improvement requirements (If the structure is improved more than 50% of its value, then it will be required to be elevated or floodproofed 2 ft above the 100-year flood level). If the house is historically designated, then it may qualify for a variance to the substantial improvement requirements. Itemized cost lists of improvements and a valuation of the existing house (excluding ■ City Of PRELIMINARY DESIGN REVIEW Fort Collins STAFF COMMENTS 1. mitigation of development activities; 2. restoration of previously disturbed or degraded areas or planned enhancement projects to benefit the natural area or feature; 3. emergency public safety activities; 4. utility installations when such activities and installations cannot reasonably be located outside the buffer zone or other nearby areas of development; 5. construction of a trail or pedestrian walkway that will provide public access for educational or recreational purposes provided that the trail or walkway is compatible with the ecological character or wildlife use of the natural habitat or feature; and 6. construction or installation of recreation features or public park elements, provided that such features or elements are compatible with the ecological character or wildlife use of the natural habitat or feature." 5. Is infiltration going to be an allowable option for the Stormwater requirements for the site? What standards and conditions would apply? Glen Schlueter: Yes, infiltration is an allowable option for drainage release from the site. The requirements for an infiltration pond include sizing the detention/retention pond for two times the volume of the 100 year runoff and there has to be a back up method to empty the pond so that runoff water is released in less than 72 hours. In this case the obvious method would be to use a pump. Also the obvious place to pump to would be the Coy Ditch, so the ditch owners would have to approve discharging into their ditch. Pumping would occur after a storm so the ditch should have the capacity for it and the ditch owners' liability is minimal. The Cache La Poudre River may be an optional discharge point for a pump also. A back up to the pump is not required since the primary release is infiltration. If infiltration fails in the future and the primary release is by pumping, then a back up pumping system would be required at that time. In either case a maintenance schedule for the pumping system would be required. There is presently no required infiltration rate or factor of safety for an infiltration rate. This is to be determined by Geotechnical Engineering Company such as CTL / Thompson which prepared the information in the submittal package. 6. We'd like to understand, from the City's perspective, the options and trade-off allowed for the Lake Canal ditch buffer on the north parcel. It is O /0.F�ort Collins PRELIMINARY DESIGN REVIEW STAFF COMMENTS regarding the TIF and work out a share back option. (This is not impossible but adds time to the overall project expansion.) b. Which option would be more desirable from an environmental perspective as it pertains to the development on the south parcel and any perceived impacts on the Gustav Swanson Natural Area? Dana Leavitt: Since the south parcel zoning precludes locating a structure of more than one story next to a natural feature buffer, placing the parking in proximity to the buffer is the preferred option. 2. What are the requirements for pedestrian crossings between parcels for both options? Ward Stanford: Traffic Operations can not state whether it would approve a crosswalk at this development's location without further study and the decision as to which plan will be submitted 3. What are the setback requirements from the Gustav Swanson Natural Area? Dana Leavitt: Setbacks from Gustav Swanson natural Area actually fall under natural feature buffers. The quantitative buffer from the Coy ditch and associated ponds is 50 feet. As with the case of the Lake Canal buffer, a smaller buffer will be acceptable using the quantitative standards in Section 3.4.1(E)(1). The Natural Areas staff is willing to work with the applicant to develop a mitigation plan for the natural area that reflects the requirements in said section of the LUC. 4. What development improvements are allowed in the buffer space identified above? Dana Leavitt: In regards to allowable uses within a buffer zone, per Section 3.4.1(E)(2) of the LUC, "No disturbance shall occur within any buffer zone and no person shall engage in any activity that will disturb, remove, fill, dredge, clear, destroy or alter any area, including vegetation within natural habitats or features including without limitation lakes, ponds, stream corridors and wetlands, except as provided in subsection c below;" Subsection c states: "The decision maker may allow disturbance or construction activity within the buffer zone for the following limited purposes: 3 City Of PRELIMINARY DESIGN REVIEW Fort Collins STAFF COMMENTS ITEM: Proposed office, laboratory and light industrial uses on the properties at 213, 232, 300, 400, 412 and 500 East Vine Drive. MEETING DATE: August 20, 2008 APPLICANT: Michael Bello Urban Development Partners, LLC 1220 South College Avenue Fort Collins, CO 80524 mbellol 0(cDcomcast.net LAND USE DATA: The properties are located on the north and south sides of East Vine Drive between Jerome Street to the west and Redwood Street to the east. The historic Inverness Stock Farm home is located on a portion of the property and will be renovated as office space. APPLICANT QUESTIONS: The applicant wished to have the following questions addressed during the Preliminary Design Review. A brief response follows each question and further comments can be found in the departmental comment section. 1. Option 1 vs. Option 2 configuration: a. Can the URA be extended to the south parcel? Christina Vincent: The process for extending the URA North College project area boundary would take an action by the URA Board (Council). Preliminarily, this is being evaluated to the East of this property however, not currently including any property to the South of Vine Drive. The proposal would need to be presented to the North College CAG for review and recommendation and then a revision of the Urban Renewal Plan boundary and existing conditions study complete for the [proposed expanded area. A public meeting will be held to provide adequate timing for public comment. The findings are then presented to Planning and Zoning Board for recommendation and ultimately to the URA Board for approval. This process takes a couple months from start to finish if all goes as planned. Additionally, there may be some additional concerns if the parcels are already in the DDA boundaries, the DDA has first right of refusal to the tax increment. This means (best case scenario) the URA and DDA enter into an Inter -governmental agreement 2 �t Collins August 26, 2008 Michael Bello Urban Development Partners, LLC 1220 South College Avenue Fort Collins, CO 80524 mbello10(cDcomcast.net Michael, Current Planning 281 N. College Ave. PO Box 580 Fort Collins, CO 80522 970.221.6750 y 970.224.6134 - fax L fcgov.com/currentplanning For your information, attached is a copy of staffs comments for Inverness Innovation Park Preliminary Design Review, which was presented before the development review team on August 20, 2008. The comments are informally offered by staff to assist you in preparing the detailed components of a project application. Modifications and additions to these comments may be made at the time of formal review of this project. The City's Current Planning Department coordinates the development review process. I am the Project Planner for your project. I will be commenting as well as assisting in the coordination process. If you 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, Nbq��J Shelby Sommer City Planner CC: Michael Jensen — mike(cD-fortcollinsre.com Olexa Tkachenko- of previewap.com Bob Gowing - bobg(cDQEDassoc.com Don Bundy - db(cDthe-architects-studio.com