HomeMy WebLinkAboutPURA VIDA PLACE - PDP - 4-11 - CORRESPONDENCE -3rt Collins
Pre -Submittal Meetings for Building Permits
Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax lcgov.com
Pre -Submittal meetings are offered to assist the designeribuilder 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-familyproiects 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 comMy 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 A117.1-2003.
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.
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CURRENT PLANNING
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: Ted Shepard, 970-221-6343, tshepard(a)fc4ov.com
1. This project is a type II (planning and zoning board) review and public hearing.
2. 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. 1 and possibly other City staff,
would be present to facilitate the meeting.
3. 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.
4. 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.
6. 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.
6. Please see the Submittal Requirements and Checklist at:
hftp://www.fcgov.com/developmentreview/applications.php.
7. 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.
8. 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
be required to be installed. Please contact me for more information.
ENGINEERING DEVELOPMENT REVIEW
Contact: Susan Joy, 970-221-6581, siovnafcgov.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. Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see
hftp://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 Joe Olson and Transportation Planning to schedule a scoping meeting and
determine if a traffic study is needed for this project.
5. All 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. 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.
7. Utility plans and a Development Agreement will be required for this project.
8. A Development Construction Permit (DCP) must be obtained prior to starting any work on
site.
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.
ELECTRIC ENGINEERING
Contact: Bruce Vogel, 970-224-6157, bvogelt7fcgov.com
1. Power is available from existing facilities on site at the rear of the property near the alley.
2. Due to the properties change of use, Electric Development Charges will apply to the site.
3. A location for a transformer will need to be coordinated. The transformer can be no further
than 10' from a paved surface.
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1. WATER SUPPLY
Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750 970224.6134 - fax fcgov.com
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
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
portions of the building. 2006 International Fire Code 903.2.7
3. 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
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
5. PUBLIC RADIO AMPLIFICATION
Due to the size of the structure, you may need to test to ensure emergency radios are able
to transmit in and outside of the building; if unable to transmit, an amplification system will
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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
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.
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.
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/util ities/busi ness/bu i lders-and-developers/plant-i nvestment-developm
ent-fees or contact Jean Pakech at 221- 6375 for questions on fees.
PARK PLANNING
Contact: Craig Foreman, 970-221-6618, cforeman(&fcciov.com
No comments
HISTORICAL PRESERVATION
Contact: Karen McWilliams, 970-224-6078, kmcwilliamsQfcaov.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 such 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, and the pattern of the primary building entrance facing the street shall be
maintained to the maximum extent feasible.
2. You are in the vacinity of historic buildings on the National Register of Historic Places
(CSU). Please provide elevations to Karen McWilliams for this review.
FIRE AUTHORITY
Contact: Carie Dann, 970-219-5337, CDANNAPoudre-fire.org
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Community Development and Neighborhood Services
Y Of 281 North College Avenue
Fort Collins PO Box 580
Fort Collins, CO 80522
970.221.6750 970.224.6134 - fax fcgovcom
needs to be reduced or a modification is needed.
7. With regard to the applicant's density question about an additional 8 d.u's in the rear of the
lot â 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).
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.
WATER -WASTEWATER ENGINEERING
Contact: Roger Buffington, 970-221-6854, rbuffin4tonofc4ov.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.
2. The existing water service to the property is a 1-inch service.
3. Water pressure in this area is approximately 70 psi.
4. Development fees and water rights will be due at time of building permit. Credit will be
allowed for the existing service.
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.
STORMWATER ENGINEERING
Contact: Glen Schlueter, 970-224-6065, aschlueter0ft-gov.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.
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.
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
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CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: December 6, 2010
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
Item: Laurel Street Apartments - 518 W. Laurel Street
Applicant: Walt Gantt
209 E. Fourth St.
Loveland, CO
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.
Comments:
ZONING
Contact: Gary Lopez, 970-416-2338, gloaez(&fcgov.com
Located in the NCB and type II review.
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.
3. At 55 vehicle spaces a min. of three spaces will need to be HC spaces of 13' width and
raised HC sign.
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?
5. If the building is taller, than a building height review is required per section 3.5.1 (G) of the
LUC.
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
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December 06, 2010
Walt Gantt
209 E. Fourth St.
Loveland, CO
RE: Laurel Street Apartments - 518 W. Laurel Street
Dear Walt,
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970.224.6134 - fax
icgov.com
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
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 â (970) 221-6750 - FAX (970) 224-6134