HomeMy WebLinkAboutMELDRUM STREET TOWNHOMES - MODIFICATION OF STANDARD - 8-09 - CORRESPONDENCE -M,
7. The entire Fort Collins Land Use Code is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm. The
Larimer County Urban Area Street Standards are online at
hftp://www.ladmer.org/engineering/GMARdStds/UrbanSt.htm.
8. 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 3.3 - Engineering Standards
• Division 3.5 - Building Standards
• Division 4.9 - Neighborhood Conservation Buffer District
9. Application forms and PDP submittal requirement checklists can be
found online at http://fcgov.com/currentplanning/submittals.ohl).
Please contact me if you have questions about specific submittal
requirements.
10. Information about Building Permit Fees and the Permitting Process can
be found online at http://fcgov.com/nbs/?departments.
11. Please feel free to contact me if you have any questions about the
code requirements or need some help figuring out your next steps in
the process.
12. When you are ready to submit your application to the City for review,
please schedule a PDP submittal appointment at the Development
Review Center at 221-6760.
9. The developer will be required to improve the alley out to either Maple
Street or Laporte Avenue and also to provide a preliminary design for
the portion of the alley that will not be improved out to the street.
HISTORIC PRESERVATION
Contact Info: Karen McWilliams, 224-6078, kmcwilliams a(�fcgov.com
1. The existing houses are not eligible for historic landmark designation
but the property to the north is. Therefore, this proposal will need to be
designed in compliance with Section 3.4.7 of the Land Use Code. This
means that your proposal will need to be sympathetic to the adjacent
historic structure, and you should pay specific attention to details such
as complementing materials, window patterns and building massing.
Please work with Historic Preservation staff from the very beginning of
your project to ensure compatibility.
PLANNING
Contact Info: Shelby Sommer, 416-2138, ssommer()fcaov.com
1. You will be required 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 and
other external agencies such as Xcel, Comcast and Poudre Fire
Authority will have the opportunity to review and comment on your
Project Development Plan.
2. A decision (approval, approval with conditions or denial) will ultimately
be made by the City's Administrative Hearing Officer following an
Administrative Public Hearing (Type One Review). If your Project
Development Plan is approved at the Public Hearing, you will be
required to submit Final Plans for review which will be recorded
permanently.
3. For an outline of the Development Review process, visit the
Development Review Guide at http://fcgov.com/drq.
4. Please be aware that you will owe both the Transportation
Development Review Fee (TDRF) and the Development Review Fee
with your Project Development Plan application submittal.
5. A neighborhood meeting is not typically required for Administrative
projects but I highly recommend that a neighborhood meeting be held
to discuss this proposal with affected property owners. You will need
to provide my office with a list of affected property owners (APO's)
within 800 feet of your property and my office will coordinate the
meeting logistics and mail out notification letters two weeks prior to the
meeting date.
6. 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).
5. A fire hydrant needs to be located no more than 300 feet from the
property and must be able to supply water at a rate of 1500 gallons per
minute. There appears to be an existing hydrant at the corner of
Laporte Avenue and North Meldrum Street. A flow test should be
conducted to ensure adequate water supply.
6. 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
ENGINEERING
Contact Info: Andrew Carney, 221-6605, acarney(a)fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees will
apply to this proposal. Please contact Matt Baker in Street Oversizing
at mbaker fcgov.com or 224-6108 for more information.
2. The Transportation Development Review Fee (TDRF) will apply to this
project. More information is available online at
http://fcqov.com/engineednq/dev-review.php. Please contact Andrew if
you have any questions or need help calculating the fee for your
proposal. Please be aware that $1000 will be due for Transportation
Development Review at the Final Development Plan stage.
3. A Transportation Impact Study (TIS) evaluating all modes of
transportation may be required for this project. Please contact Ward
Stanford in Traffic Operations at 221-6630 to discuss TIS
requirements.
4. This project will need to prepare and submit utility plans.
5. The City will enter into a development agreement with the developer
for this project.
6. Prior to the start of any utility or grading work on the site a
Development Construction Permit (DCP) may need to be issued. This
permit is issued by Engineering.
7. Any public improvements must be built according to Larimer County
Urban Area Street Standards (LCUASS).
8. 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 in like kind at the Developer's expense prior to the acceptance
of completed improvements and/or prior to the issuance of the first
Certificate of Occupancy.
3. Please consider deconstruction/recycling when demolishing the
existing buildings on the site. A minimum 50% diversion rate from the
landfill is a great target to set. Information about building
deconstruction can be found online at:
http://www.nailkicker.com/related-links
http://www.nccraftsmanship.org/index.shtml
http://www.nccraftsmanship.org/index.shtml
LIGHT & POWER
Contact Info: Bruce Vogel 221-6700, utilities fcgov.com
1. The existing service is located in the alley behind the existing houses.
A transformer dedicated to serving this project will likely be necessary.
The transformer location should be coordinated with the Light and
Power department and needs to be near a drivable surface.
2. Meters should be clustered together at the building(s) end.
3. Normal development fees and system modification charges will apply.
Credit will likely be given for the existing service. More information
about these fees can be found online at:
hftp://fcqov.com/electric/fee-estimate.php
POUDRE FIRE AUTHORITY
Contact Info: Carie Dann, 416-2869, cdann .poudre-fire.orq
1. An automatic sprinkler system shall be installed throughout apartment
houses/multi-family dwellings three or more stories in height or
containing 17 or more dwelling units; in congregate residences three or
more stories in height and having an occupant load of 50 or more; and
in hotels three or more stories in height or containing 20 or more guest
rooms. Residential or quick -response standard sprinkler heads shall be
used in dwelling units and guest -room portions of the building. Future
adoption of the 2006 International Fire Code (IFC) will require fire
sprinklers in any building with 3 or more dwelling units. Adoption of
this code is likely to happen in the near future.
2. 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.
3. 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.
4. Address numerals shall be visible from the street fronting the property,
and posted with a minimum of 6 inch numerals on a contrasting
background. (Bronze numerals on brown brick are not acceptable).
11. It is important to document all existing impervious area. Detention and
water quality treatment are required for new impervious areas, and
fees are waived for the existing impervious area. Normally if there is
an increase in imperviousness that is greater than 5000 square feet,
onsite detention is required 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. If there is less than 5000 but more than
350 square feet of new imperviousness; a site grading plan is all that is
required and documentation of the impervious area.
12. Water quality treatment is also required as described in the Urban
Storm Drainage Criteria Manual, Volume 3 — Best Management
Practices (BMPs). Extended detention is the usual method selected
for water quality treatment; however, use of any of the BMPs is
encouraged.
13. 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.
14. The city wide development fee is $4,420/acre ($0.1015/sq.ft.) for new
impervious area over 350 sq.-ft. No fee is charged for existing
impervious area; therefore, an exhibit showing the existing and new
impervious area is needed. This fee is to be paid at the time each
building permit is issued.
WATER & WASTEWATER
Contact Info: Roger Buffington, 221-6854, rbuffington(afcgov.com
1. Existing mains: 4-inch water main and 6-inch sanitary sewer in
Meldrum.
2. Each of the existing houses is served by a %-inch water service.
3. Existing water/sewer services must be used or abandoned at the main.
4. Development fees and water rights will be due at building permit.
Credit will be given for the services connecting to the existing houses.
ENVIRONMENTAL PLANNING
Contact Info: Dana Leavitt, 224-6143, dleavitt(cDfcgov.com
1. If you propose to remove any significant trees on the property, please
contact Tim Buchanan, City Forester, at 221-6361 to discuss potential
tree mitigation requirements.
2. The trash enclosure should be designed to match the building
architecture and be large enough to accommodate recycling services.
STORMWATER UTILITY
Contact Info: Glen Schlueter, 224-6065, gschlueter(aD-fcgov.com
1. This site is located in the 100-year high risk and moderate risk areas of
the Old Town Floodplain. This site is subject to requirements of
Chapter 10 of City Code.
2. A floodplain use permit and $25 fee is required for each proposed
structure and site element (structures, parking lot, detached garages,
landscape median, etc.). The permit and applicable review checklists
are available on our website at www.fcgov.com/stormwater/fp-
forms.php.
3. The finished floor, utilities, and HVAC components of all new
residential construction in the 100-year high risk floodplain must be
elevated 18 inches above the base flood elevation (BFE). No new
basements may be constructed in the high risk floodplain.
4. Units in the moderate risk floodplain area attached to units in the high
risk floodplain will be subject to the requirements of the high risk
floodplain. It is recommended all proposed construction be elevated
18 inches above the BFE for safety.
5. An Elevation Certificate must be prepared and approved prior to
obtaining a release of a certificate of occupancy (C.O.) for all
structures in the high risk floodplain.
6. Any new garage or accessory structure must either be elevated above
the regulatory flood elevation, or vented. If vented, the garage or
accessory structure must be unfinished below the regulatory flood
protection elevation (RFPE = BFE + 18 inches) and may only be used
for parking or storage. All utilities, HVAC, etc., must be elevated above
the regulatory flood elevation.
7. Critical facilities may not be constructed in the 100-year floodplain.
8. See the development review checklist for items to be shown on the plat
and plans and the information to the included in the drainage report.
9. The floodplain administration contact for this basin is Brian Varrella at
416-2217. Please schedule a meeting with floodplain administration
staff at your earliest convenience.
10. A drainage and erosion control report and construction plans are
required must be prepared by a Professional Engineer registered in
Colorado. In the Old Town drainage basin, these are required if there
is an increase in imperviousness greater than 5000 square feet. There
is a storm sewer and inlets in Meldrum a couple lots to the south of the
lots if a lower outfall is needed.
4. Lots are subject to a maximum FAR of thirty-three hundredths (0.33)
on the rear fifty (50) percent of the lot as it existed on October 25,
1991.
5. Minimum front yard setback shall be fifteen (15) feet.
6. Minimum rear yard setback shall be five (5) feet from the existing alley.
7. Minimum side yard width is 5 feet for interior side yards. When any
portion of a wall or building exceeds 18 feet in height, the side yard
setback must be increased an additional one foot per 2 feet (or fraction
of) building height in excess of 18 feet.
8. Maximum building height shall be three (3) stories although building
step-down may be required due to historic preservation considerations.
9. The primary entrance to a dwelling shall be located along the front wall
of the building, unless otherwise required for handicap access. Such
entrance shall include an architectural feature such as a porch, landing
or portico.
10. A second floor shall not overhang the lower front or side exterior walls
of a new or existing building.
11. The minimum pitch of the roof of any building shall be 2:12 and the
maximum pitch of the roof of any building shall be 12:12.
12. A minimum number of off-street parking will be required, based on the
number of bedrooms per dwelling unit. The minimum residential
parking ratio table is as follows:
Number of Bedrooms/Dwelling Unit
Parking Spaces Per Dwelling Unit*
One or less
1.5
Two
1.75
Three
2.0
Four and above
2.5
* Spaces that are located in detached residential garages (but not including
parking structures) may be credited toward the minimum requirements
contained herein only if such spaces are made available to dwelling unit
occupants at no additional rental or purchase cost (beyond the dwelling unit
rental rate or purchase price).
ITEM: New townhome development (12 units) on four existing
single-family residential properties located at 221, 223, 225
and 227 North Meldrum Street.
MEETING DATE: September 29, 2008
APPLICANT: Michael Bello
Urban Development Partners, LLC
1220 South College Avenue, Suite 100
Fort Collins, CO 80525
mbellol0a-comcast.net
LAND USE DATA: The properties are located on the west side of North
Meldrum Street between Laporte Avenue and Maple Street. This is a proposal to
demolish four existing single-family homes and to construct 12 townhome (multi-
family) units on those four properties.
COMMENTS: The following departmental agencies have offered comments for
this proposal based on a sketch plan which was presented to the review team:
ZONING
Contact Info: Peter Barnes, 416-2355, pbames(cDfcgov.com
1. The property is located in the NCB — Neighborhood Conservation
Buffer zone district. Information about this zone district can be found in
Division 4.9 of the Land Use Code.
2. Multi -family dwellings containing more than four dwelling units per
building at a density of up to twenty-four dwelling units per acre,
provided that such building is located within a street -fronting principal
building, are permitted in the NCB zone, subject to Administrative
(Type One) review and public hearing approval.
3. Minimum lot area shall be equivalent to the total floor area of the
building(s). For the purposes of calculating density, "total floor area"
shall mean the total gross floor area of all principal buildings as
measured along the outside walls of such buildings, including each
finished or unfinished floor level. (Open balconies and basements
shall not be counted as floor area for purposes of calculating density.)
October 2, 2008
Michael Bello
Urban Development Partners, LLC
1220 South College Avenue, Suite 100
Fort Collins, CO 80525
mbello 10(a)-comcast. net
Michael,
For your information, attached is a copy of the Staffs comments for the
proposed townhome redevelopment at 221, 223, 225 and 227 North
Meldrum Street, which was presented before the Conceptual Review Team on
September 29, 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,
Shelby Sommer
City Planner
CC: Michael Jensen
Glen Schlueter (Stormwater Utility)
Project File