HomeMy WebLinkAboutAGGIE VILLAGE NORTH REDEVELOPMENT - SPAR - SPA130005 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW9. Is the underpass to be built as part of this project?
10. There is currently a shift in the curb line along Center Ave widening for the right turn lane at Prospect.
Will the remainder of Center Ave be redesigned and widened to match the existing width at the right turn
lane? Additional right of way is needed along Center Ave so that the existing turning lane and the new
detached sidewalk are in right-of-way.
Current Planning
Contact: Cameron Gloss, 970-224.6174, cgloss(a.fcgov.com
1. The submitted development plan will be processed as a Site Plan Advisory Review (SPAR) consistent
with C.R.S. 31-23-209 and subject to review by the Planning and Zoning Board which will evaluate the
location, character, and extent of the submittal. A Planning and Zoning Board hearing has tentatively been
scheduled for January 9, 2014.
2. In order to evaluate potential parking impacts, additional parking demand information is being requested of
the applicant. Staff requests documentation demonstrating the demand for existing parking at Aggie
Village, and projected parking demand of the proposed project, based upon a summary of the residential
population demographics, i.e.-international students, married students, graduate/postdoc/scholar
community and unaffiliated undergraduate students, and their respective household sizes, vehicle
ownership and use.
3. Staff recommends that a field visit be conducted with the applicant and the City's Planning, Transportation
and Engineering Departments to evaluate on -site conditions relative to the public right-of-way, sidewalks,
circulation and existing landscaping.
Traffic Operations
Contact: Ward Stanford, 970-221-6820, wardstanford(a.fcgov.com
2. The City Traffic Operations department requests a traffic study for the redevelopment. It should include
peds and bicyclists in the surrounding intersections LOS analysis. It should also include review of the area
intersections need for auxilliary lanes. Please contact Ward Stanford at 970-221-6820 to schedule a
scoping session.
currently attempting to mitigate overflow parking concerns at other sites. Overflow parking often results in
the blockage of critical emergency access while also creating an ongoing burden for enforcement
officials.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex(a)fcgov.com
1. Staff requests that the applicant survey existing trees, delineating all significant trees which are defined
as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within
this site may have a DBH of greater than six inches, a review of the trees shall be conducted with Tim
Buchanan, City Forester (221 6361) to determine the status of the existing trees and possible ways to
mitigate impacts to significant trees.
2. The applicant is strongly urged to use native plants and grasses within the landscape as much as
possible.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970.221.6501, tsiegmundna.fcgov.com
1. 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.
2. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting for the
traffic study that is associated with this project. In addition, please contact Transportation Planning for
their requirements as well.
3. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
4. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project.
5. Utility plans will be needed for any work in the right-of-way or utility connections into city mains.
6. A Development Construction Permit (DCP) will need to be obtained prior to starting any work within the
right-of-way or on City facilities. .
7. To meet current street design standards, 21feet of additional right-of-way will need to be dedicated along
Prospect Rd. This should be taken into account when designing the underpass and plaza area at the
northwest corner of Prospect and Center Ave. The underpass and plaza area should be designed in a
way that when Prospect Rd is widened to its ultimate width that it is set back far enough to minimize
conflicts with the widening of Prospect Rd.
8. The proposed Prospect road section identifies a 10ft attached sidewalk. Our current minimum street
standards for Prospect Road (classified as a 4 lane Arterial Street) will require a detached 6ft wide
sidewalk and a 10ft wide landscaped parkway with street trees. The proposed 16ft pedestrian connector
that runs along Prospect can serve as the detached sidewalk requirement but will need to connections to
the existing public sidewalk at the east and west property boundaries
061FC 903.2.7: 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. Exceptions: Detached
one and two-family dwellings and multiple single-family dwellings (townhomes) not more than three
stories above grade plane in height with a separate means of egress.
7. GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS
061FC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided throughout buildings
classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where
located beneath other groups. Exception: Enclosed parking garages located beneath Group R3 occupancies.
8. BALCONIES AND DECKS
061FC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor
patios of dwelling units where the building is of Type V construction.
9. FIRE STANDPIPE SYSTEM
061FC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in
accordance with Section 905 or the 2006 International Fire Code. Approved standpipe systems shall be
installed throughout buildings where the floor level of the highest story is located more than 30 feet
above the lowest level of fire department vehicle access, or where the floor level of the lowest story is
located more than 30 feet below the highest level of fire department vehicle access. The standpipe
system shall be capable of supplying at minimum of 100 psi to the top habitable floor. An approve fire
pump may be required to achieve this minimum pressure.
10. FDC
061FC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire
department connections shall be located on the street side of buildings, fully visible and recognizable
from the street or nearest point of fire department vehicle access. The location of the FDC shall be
approved by the fire department.
11. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
Poudre Fire Authority Bureau Admin Policy #07-01: New buildings require a fire department, emergency
communication system evaluation after the core/shell but prior to final build out. For the purposes of this
section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot
be established within a building, public -safety radio amplification systems shall be designed and
installed in accordance with criteria established by the Poudre Fire Authority.
12. PREMISE IDENTIFICATION
061FC 505.1: New and existing buildings shall be plainly identified. Address numbers shall be visible
from the street fronting the property, plainly visible on a contrasting background. The addressing plan is
to be reviewed and approved by LETA and the PFA at or before building permit.
13. KEY BOXES REQUIRED
061FC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one
key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a
required fire sprinkler or fire alarm system. The top shall not be higher than 6 feet above finished floor.
14. COMMERCIAL KITCHEN HOODS
061FC 609.2: A Type I hood shall be installed at or above all commercial cooking appliances and
domestic cooking appliances used for commercial purposes that produce grease vapors.
15. STUDENT PARKING
While the PFA does not control the amount of parking spaces to be provided, we ask the applicant to
seriously consider the consequences of providing for only a 25% parking stall to resident ratio. PFA is
1. 2012 IFC CODE ADOPTION
Be advised, the-Poudre Fire Authority and the City of Fort Collins are currently in the process of
reviewing the 2012 International Fire Code in preparation for its adoption in 2014. Building plan reviews
shall be subject to the adopted version of the fire code in place at the time of plan review submittal and
permit application.
2. WATER SUPPLY
061FC 508.1 and Appendix B: Hydrant spacing and flow must meet minimum requirements based on type
of occupancy. Commercial hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further
than 300 feet to the building, on 600-foot centers thereafter.
3. FIRE LANES
061FC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by
an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code
official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an
approved, automatic fire -sprinkler system.
FIRE LANE SPECIFICATIONS
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:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width* & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50
feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006
and Local Amendments.
4. *STRUCTURES EXCEEDING 30' (OR) THREE OR MORE STORIES IN HEIGHT
061FC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the
access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide
minimum on at least one long side of the building. At least one of the required access routes meeting
this condition shall be located within a minimum of.15 feet and a maximum of 30 feet from the building,
and shall be positioned parallel to one entire side of the building.
Per your discussions with Fire Marshal, Bob Poncelow, the 30' fire lane width requirement for buildings
exceeding 30' in height may be reduced to 26' within the site. Placement of this fire lane no closer than
15' to the building and no farther than 30' remains unchanged.
5. ROOF ACCESS
061FC 504.3: New buildings four or more stories in height shall be provided with a stairway to the roof.
Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at
street and floor levels with a sign indicating that the stairway continues to the roof.
6. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
1. Existing water mains and sanitary sewers in this area include a 16-inch water main and a 10-inch sewer in
Lake, an 8-inch water main in Prospect and an 8-inch water main in Center that extends approximately
150 feet north of Prospect.
2. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
3. Development fees and water rights will be due at building permit. Credit will be given for the existing
service to the site.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970.224.6065, gschlueter(abfcgov.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 with a table
summarizing the areas is required prior to the time fees are calculated for each building permit.
2. A drainage report, erosion control report, and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four -step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer and there is a final site inspection required when
the project is complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section
1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this
section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
3. Also when a site is completely redeveloped (scraped) the standard requirement is to provide onsite
detention with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is
allowed as long as it is not deeper than one foot.
4. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov.co m/util ities/b usiness/bu ilders-and-developers/development-forms-guidelines-reg ulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
5. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must
be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_mem be r_219392996
6. The outfall for the site is a private storm drain line that crosses Prospect and discharges into Spring
Creek.
7. The design of this site must conform to the drainage basin design of the Spring Creek Basin Master
Drainage Plan as well the Fort Collins Stormwater Manual.
Department: Fire Authority
Contact: Jim Lynxwiler, 970.416-2869, llynxwiler(a).poudre-fire.org
City of
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
rcgov.com
November 07, 2013
Fred Haberecht
Facilities Management, Colorado State University
Facilities Services Center North
Fort Collins, CO 80523-6030
Re: Aggie Village North Redevelopment
Description of project: This is a request to redevelop the, existing Aggie Village North site located on
CSU-owned land at approximately 500 West Prospect Road (Parcel #s 97144-08-033, 97144-08-912 &
97144-15-901). Existing structures would be deconstructed and redeveloped with new student apartment
housing, flex spaces, retail space and pedestrian amenities. The project is subject to the Site
Plan Advisory Review (SPAR) process which goes before the Planning & Zoning Board.
Please seethe following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner Cameron Gloss at 970-224-6174 or cgloss@fcgov.com.
Comment Summary:
,Department: Zoning
Contact: Peter Barnes, 970.416.2355, pbamesna.fcgov.com
1. The property is not zoned. Therefore no Article 4 standards apply.
2. Staff would recommend adding landscape islands with trees such that each area of 15 parking spaces in
a row has an intervening landscape island. We also recommend the installation of a 6 foot -tall solid fence
along the west lot line adjacent to the parking area.
3. The staff would urge the applicant to provide handicap parking spaces equal to the number specified in
Sec. 3.2.2(K) of the LUC.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington(aHcgov.com