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Home My WebLink AboutPURA VIDA PLACE - PDP - 4-11 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCity of Fort �ollins 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 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 & ICC/ANSI Al 17.1-2003. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 20091RC Chapter 11 or 2009 IECC Chapter 4 2. Multi -family and Condominiums 3 stories max: 2009IECC Chapter 4. 3. Commercial and Multi -family 4 stories and taller: 2009IECC Chapter 5. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City, Of Fort C6,UIns 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 3. 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. Response: comment noted. 4. 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. Response: The proposed project currently meets all of the requirements in the City's LUC. 5. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Comment noted. 6. 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. Response: comment noted. 7. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: comment noted. 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. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 b" , f F FortCollins 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 9. This project is responsible for the design and construction of the alley to current standards along its frontage and out to the closest local street. In addition, a preliminary design out to the opposite streets is required. Response: The alley was found to be in generally good condition except for some settlement noted at the beginning of the project near the manhole. The geotechnical investigation identifies a 5 1/2" pavement thickness at the alley. We are proposing repair of the pavement at the settled area near the existing manhole to increase alley performance. ELECTRIC ENGINEERING Contact: Bruce Vogel, 970-224-6157, bvogel(cDfcgov.com 1. Power is available from existing facilities on site at the rear of the property near the alley. Response: Comment noted. 2. Due to the properties change of use, Electric Development Charges will apply to the site. Response: Comment noted. 3. A location for a transformer will need to be coordinated. The transformer can be no further than 10' from a paved surface. Response: Comment noted. CURRENT PLANNING Contact: Ted Shepard, 970-221-6343, tshePard(cDfcgov.com 1. 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. Response: The neighborhood meeting was completed on January 26, 2011.. 2. 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. Response: Comment noted. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 Fc1t10 &t CoI inst 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 additional information on these fees, please see hftp://www.fcqov.com/engineering/dev-review.php Response: Comment noted. 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. Response: Comment noted. 4. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and determine if a traffic study is needed for this project. Response: Done. 5. All public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). Response: Comment noted. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Known dedications are for sight distance easements at each of the alley drive entrances and possibly a 30' wide emergency access easement. Please see PFA for their emergency access requirements. Response: In our investigation of recent projects along West Laurel Street including "AppleBlossom, "Flats at the Oval" and Atrium Suites, we noticed that additional right-of-way was not dedicated for West Laurel Street with either "AppleBlossom or "Flats at the Oval". Only one foot (1') of right-of-way was dedicated with Atrium Suites. We propose dedicating one foot (1') of right -of way for West Laurel Street. Response: PFA prefers access from West Laurel Street and has not required emergency access easements. Response: The alley access from both S. Sherwood and S. Whitcomb Streets are bounded by Right of Way and therefore the applicant isn't able to provide any sight line easements. The sightlines are from both alley accesses are accounted for in the Traffic Memorandum from Delich Associates dated January 31, 2011 and submitted with the PDP 7. Utility plans and a Development Agreement will be required for this project. Response: Comment noted. 8. A Development Construction Permit (DCP) must be obtained prior to starting any work on site. Response: Comment noted. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 Clty.of' Fort4Col[ins 3. Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970224.6134 -fax fcgov. corn portions of the building. 2006 International Fire Code 903.2.7 Response: Comment noted. 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. 2006 International Fire Code 505.1 Response: All addressing will meet current City requirements. 4. REQUIREMENTS RELATED TO AUTOMATIC FIRE SPRINKLERS Structures with required fire sprinklers must meet the following related requirements: FIRE LINE SIZE: 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. NFPA 13 (2007) 23.1.3 KEY BOXES REQUIRED: Poudre Fire Authority requires a key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire -sprinkler system or fire -alarm system. Knox Boxes are required to be installed approximately 60 inches above grade and no higher than 72 inches above grade. 2006 International Fire Code 506.1 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. 2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy Response: The fire line size, knox box and fire department connections shall be installed in full compliance with the Fire Department requirements. ENGINEERING DEVELOPMENT REVIEW Contact: Susan Joy, 970-221-6581, sjoy@fcgov.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. Response: Comment noted. 2. Transportation Development Review Fee (TDRF) is due at the time of submittal. For 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of Fort Collins 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 and the pattern of the primary building entrance facing the street shall be maintained to maximum extent feasible. Response: The team has taken great care to put forth a design that complements and enhances the existing character and historical context of the existing neighborhood. The proposed setbacks, building height and character of the building is consistent with the surrounding elements, and the materials proposed will create visual interest as well as complement the existing historic structures located in this neighborhood. 2. You are in the vicinity of historic buildings on the National Register of Historic Places (CSU). Please provide elevations to Karen McWilliams for this review. Response: Building elevations are included as part of this PDP submittal for your review and comment. FIRE AUTHORITY Contact: Carie Dann, 970-219-5337, CDANN(cDpoudre-fire.org 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: • 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 • 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 • 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. 2006 International Fire Code 508.1 and Appendix B Response: The building is proposed to be sprinklered. No new fire hydrants are contemplated with the development due to the location of an existing hydrant at the NE corner of S. Whitcomb & W. Laurel Street approximately 1 00'west of the SW corner of the subject property. 2. 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 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City d Fort Collins 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 alley on the north generally match the originally contributing areas to the locations. 4. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. Response: Comment noted. 5. 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/utilities/business/builders-and-developers/plant-investment-developm ent-fees or contact Jean Pakech at 221- 6375 for questions on fees. Response: Comment noted. PARK PLANNING Contact: Craig Foreman, 970-221-6618, cforeman(&fcgov.com 1. No comments HISTORICAL PRESERVATION Contact: Karen McWilliams, 970-224-6078, kmcwilliamsOfcgov.com 1. This proposal will be reviewed in accordance to the standards set forth in Section 3.4.7 of the Fort Collins Land Use Code. -To the maximum extent feasible, the height, setback and/or width of new structures shall be similar to those of existing historic structures on any block face on which the new structure is located and on any portion of a block face across a local or collector street from the block face on which the new building is located unless, in the judgment of the decision maker, such historic structures would not be negatively impacted with respect to their historic exterior integrity and significance by reason of the new structure being constructed at a dissimilar height, setback and/or width. Where building setbacks cannot be maintained, elements such as walls, columns, hedges or other screens shall be used to define the edge of the site and maintain alignment. Taller structures or portions of structures shall be located interior to the site. Structures at the ends of blocks shall be of a similar height to structures in the adjoining blocks. - New structures shall be designed to be in character with such existing historic structures. Horizontal elements, such as cornices, windows, moldings and sign bands, shall be aligned with those of existing historic structures to strengthen the visual ties among buildings. Window patterns of such existing structures (size, height, number) shall be repeated in new construction, 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 city of Fort G [tins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgovcom TRANSPORTATION PLANNING Contact: Matt Wempe, 970-416-2040, mwempe 1. Where will bicycle parking be located? The ideal location is secure, well -lit, on a hard surface, and near the main entrace. Response: There will be (3) bicycle parking locations. One will be located near the main entry off of Laurel and the remaining (2) will be located on the north side adjacent to the parking. STORMWATER ENGINEERING Contact: Glen Schlueter, 970-224-6065, gschlueter(cMcgov.com 1. It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas is required. It doesn't appear that there will be an increase in impervious area-, however in the Old Town drainage basin a drainage and erosion control report and construction plans are required if there is an increase in impervious area greater than 5000 square feet. They must be prepared by a Professional Engineer registered in Colorado. When there is less than 5000 square feet of new impervious area, a drainage letter should be sufficient to document the existing and proposed drainage patterns. A grading and erosion control plan is required as part of the construction plan set even if there isn't an increase in impervious area. Response: The original impervious area was calculated at approximately 77 %. The proposed impervious area has been calculated at 71 %. There is a reduction is actual impervious area. Our drainage letter details these findings and exhibits documenting both conditions are attached. 2. Onsite water quality treatment is encouraged but not required since the area drains to the City's water quality treatment ponds in the Udall Natural Area. Response: Water quality treatmen will not be provided due to this site's inclusion in the Udall water quality basin and due to lack of availability to provide water quality due to exisitng conditions and design constraints. 3. There are no storm sewers in the area so the drainage outfalls for this site are the alley in the rear and Laurel St. in the front. The site drainage presently is split between these outfalls and that split should be maintained. If the proposed grading plan splits the property differently; an analysis may be required to document the affects of the change. Response: The design grades and contribution to West Laurel Street on the south and the 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 Clty,of ,Fort Cdins 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 LUC. Response: The proposed building height is within the allowable limits of the current zoning. Re: A4.0 & A4.1 included in this submittal. 6. The max. floor area allowed per Sec. 4.9(D)(1) of the LUC is 41,268 s.f. based on the 41,268 s.f. lot. However, the plan calls for a 41,800 s.f. building. Either the building size needs to be reduced or a modification is needed. Response: The proposed building area has been revised to 41,238 sf. Re: A1.0 included as part of this submittal. 7. With regard to the applicant's density question about an additional 8 d.u's in the rear of the lot -- There's really no maximum density restriction per Sec. 4.9(13)(3)(a)(2), however, the units would need to be in the main building_ They can't be in a detached building in the rear since the only type of residential building allowed behind a street fronting principal building is a carriage house (aka single-family dwelling). Response: There are no detached units proposed. 8. The side yard setback is based on the height of the walls along the side lot line. 5' for the first 18' in wall height, 1' additional setback for each additional 2' or fraction of wall height. Response: Comment noted. WATER -WASTEWATER ENGINEERING Contact: Roger Buffington, 970-221-6854, rbuffington(c'Dfcgov.com 1. The existing water and sanitary sewer mains adjacent to this site include and 8-inch water main in Laurel and an 8-inch sewer in the alley to the north. Response: Comment noted. 2. The existing water service to the property is a 1-inch service. Response: This water service will remain in service as the irrigation service. 3. Water pressure in this area is approximately 70 psi. Response: Comment noted. 4. Development fees and water rights will be due at time of building permit. Credit will be allowed for the existing service. Response: Comment noted. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 CRY cif' For'tc6,Itht 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 Land Use Data: This is proposal for a new student residential apartment community to be located on West Laurel Street immediately across from the core of the Colorado State University (CSU) campus. The single building will be comprised of thirty-seven homes or 90 beds in total. The proposed building is contemplated to be built on a mid -block, 1 acre site with alley access from both the east and west side. The building is proposed s a single, "U" shaped structure limited to three stories in height. The main entry with a lobby area will be accessible from Laurel Street with two rear entries accessible from the rear parking area. A common courtyard will be provided to the residents for congregating at the rear of the building. Response: The proposed building is now contemplated to be an 'H' shape with 100 beds in 52 units_ Two common courtyards are now proposed. Comments: ZONING Contact: Gary Lopez, 970-416-2338, glopez(&fcgov.com 1. Located in the NCB and type II review. Response: Comment noted. 2. Vehicle lot spaces can only be rented to tenants of the development so that the parking lot remains accessory to the multifamily use. If the intention is to rent ro others then the parking lot becomes a principal use which is allowed in the zone and subject to a type I review; administrative review. Response: The parking spaces will only be used by the tenants. 3. At 55 vehicle spaces a min. of three spaces will need to be HC spaces of 13' width and raised HC sign. Response: The parking has been revised to show a total of (48) spaces, thereby requiring us to provide (2) HC spaces at the required dimensions noted above. 4. Is there going to be a trash enclosure which is normally located in the parking lot near the alley in a development like this? Response: The trash enclosure has been located at the north property line adjacent to the alley. Re: A1.0 included in this submittal. 5. If the building is taller, than a building height review is required per section 3.5.1 (G) of the 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of karI C. Ahns 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 December 06, 2010 Walt Gantt 209 E. Fourth St. Loveland, CO RE: Laurel Street Apartments - 518 W. Laurel Street Dear Walt, Attached, please see a copy of Staffs comments concerning the request referred to as the Laurel Street Apartments - 518 W. Laurel Street, 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 970-221-6343. Sincerely, Ted Shepard City Planner CONCEPTUAL REVIEW STAFF COMMENTS Meeting Date: December 6, 2010 Item: Laurel Street Apartments - 518 W. Laurel Street Applicant: Walt Gantt 209 E. Fourth St_ Loveland, CO 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 February 4, 2011 Mr. Ted Shepard City Planner Community Development and Neighborhood Services 281 North College Ave. Fort Collins, CO 80522 Tel: 970.221.6750 RE: 518 W. Laurel St- Student Housing Dear Mr. Shepard: I have attached our response to the comments from the conceptual review dated December 6, 2010. We look forward to moving ahead with the City on a project we think will enhance the community as well as provide a need for the students attending the University. Please feel free to contact me if additional information is needed, and I will be happy to provide that to you. Sincerely, Elizabeth Johnson Odell Architect, P.C. architecture . planning . interiors 1024 cherokee street, suite 200 • denver, colorado 80204 9 p. 303.670.5980 • t. 303.670.7162