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HomeMy WebLinkAboutCHOICE CENTER MIXED-USE REDEVELOPMENT - PDR - NOT KNOWN - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWa ft ACKNOWLEDGED JIM SELL DESIGN Page 23 a 0 [3/4/08] Domestic water services and fire lines must connect separately to public water mains. ACKNOWLEDGED Number: 20 Created: 3/4/2008 [3/4/08] Water meters must be located in meter pits outside the buildings. ACKNOWLEDGED Number: 21 Created: 3/4/2008 [3/4/08] The capacity of the 6-inch water main is limited. For the intensity of the development being proposed, an additional looping connection must be made to the 12- inch water main on the east side of College Avenue. ACKNOWLEDGED Number: 22 Created: 3/4/2008 [3/4/08] A utility coordination meeting is strongly encouraged early in the site layout/design. ACKNOWLEDGED Number: 23 Created: 3/4/2008 [3/4/08] The water conservation standards for landscape and irrigation will apply. ACKNOWLEDGED Number: 24 Created: 3/4/2008 [3/4/08] Development fees and water rights will be due at time of building permit. ACKNOWLEDGED Number: 40 Created: 3/6/2008 [3/6/08] Easement width requirements for new water/sewer mains are: Water mains - 20 feet (10 feet each side); Sewer - 30 feet (1.5 feet each side). ACKNOWLEDGED Number: 41 Created: 3/6/2008 [3/6/08] Backflow prevention devices will be required on the domestic and fire line water services and must be located/installed in accordance with the City's Cross Connection Control regulations which include specific requirements for drains having capacity for device discharges. JIM SELL DESIGN Page 22 a a Number: 45 Created: 3/7/2008 [3/7/08] At submittal, standard drainage and erosion control reports are required and must be prepared by a professional engineer registered in Colorado. REPORTS ARE INCLUDED WITH THE PDP SUBMITTAL PACKAGE Number: 46 Created: 3/7/2008 [3/7/08] The design of this site must conform to the drainage basin design of the Spring Creek Drainage Master Drainage Plan as well the City's Design Criteria and Construction standards. ACKNOWLEDGED Number: 47 Created: 3/7/2008 [3/7/08] 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. This fee is to be paid at the time each building permit is issued. R*hV,l[e11FLU4 -BZCIA-91 Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 15 Created: 3/4/2008 [3/4/08] Existing mains: 6-inch water in easement through the site in north/south alignment west of the existing commercial buildings, 1 2-inch water main in College R.O.W., 21-inch sewer in east side of railroad R.O.W. in N'% of site, 8-inch sewer in easement to west of commercial buildings in south 1/3 of site and 21-inch sewer in easement along the south side of site (or N edge of park). ACKNOWLEDGED Number: 16 Created: 3/4/2008 [3/4/08] Average day water pressure in the area is in the 75 to 80 psi range. ACKNOWLEDGED Number: 17 Created: 3/4/2008 [3/4/08] The existing water/sewer services to the site must be used or abandoned at the main. ACKNOWLEDGED Number: 18 Created: 3/4/2008 [3/4/08] Separate water/sewer services are required for each building. ACKNOWLEDGED Number: 19 JIM SELL DESIGN Created: 3/4/2008 Page 21 [3/10/081 After the LOMR is approved and the proposed structures are shown to be outside of the floodplain and floodway, there will no longer be subject to the City's floodplain regulations. However, it is strongly recommended, given the flood history of this site and the remaining potential for overtopping of the railroad in floods greater than the 100-year, that the structures be further protected from flood damage by elevation. Parking on the ground floor with living areas above, would be the recommended design in order to minimize the potential for loss of life. Additional mitigation measures to keep cars from floating down to the College Avenue Bridge and creating a blockage are also highly encouraged. ACKNOWLEDGED Number: 61 Created: 3/10/2008 [3/10/08] The City has detailed high water mark documentation from the 1997 flood and video of the actual flood that may be helpful in designing additional flood protections for this site. ACKNOWLEDGED Number: 62 Created: 3/10/2008 [3/10/08] All forms and guidelines are available on the City's website at: hftp://www.fc-gov.com/stormwater/fp-forms.php THANK YOU Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Stormwater Number: 13 Created: 3/4/2008 [3/4/08] The Floodplain Admin contact for this project is Marsha Hilmes-Robinson, phone 970- 224-6036. THANK YOU Number: 43 Created: 3/7/2008 [3/7/08] There is one existing 42-inch storm sewer, that turns into a 48-inch line that crosses the site that will need to be relocated or removed. Flows from that sewer will need to be accommodated by another sewer or by the proposed channel along the railroad tracks. Please see the attached map for the line location. ACKNOWLEDGED Number: 44 Created: 3/7/2008 [3/7/08] Outfall to Creekside Park should be coordinated with the Parks Department such that impact to the Park is minimized and mitigated. ACKNOWLEDGED. WE HAVE MET WITH CRAIG FOREMAN. JIM SELL DESIGN Page 20 0 a Number: 54 Created: 3/10/2008 [3/10/08] The City's Pre -Disaster Mitigation (PDM) projects, located upstream from this site, are expected to reduce the overtopping of the railroad. However, the overtopping may not be completely eliminated, and there is also the risk of larger floods that could overtop the railroad. The revised mapping based on the PDM projects is not expected to be approved by FEMA for at least 2 years. ACKNOWLEDGED. CONCURRENTLY WITH THE DESIGN OF THE SITE, THE DEVELOPER IS PURSUING CLOMR/LOMR APPROVALS FROM FEMA. Number: 55 Created: 3/10/2008 [3/10/08] Therefore, in order for the applicant to put structures in the floodway, a channelization project must be completed based on the effective FEMA mapping. ACKNOWLEDGED. CONCURRENTLY WITH THE DESIGN OF THE SITE, THE DEVELOPER IS PURSUING CLOMR/LOMR APPROVALS FROM FEMA. Number: 56 Created: 3/10/2008 [3/10/08] This will involve receiving approval of a CLOMR and LOMR from FEMA which will change the floodplain mapping. The City's floodplain modeling guidelines should be used in preparing the CLOMR and LOMR applications. ACKNOWLEDGED. CONCURRENTLY WITH THE DESIGN OF THE SITE, THE DEVELOPER IS PURSUING CLOMR/LOMR APPROVALS FROM FEMA. Number: 57 Created: 3/10/2008 [3/10/08] Building permits in the floodway cannot be issued until the LOMR is approved by FEMA. ACKNOWLEDGED Number: 58 Created: 3/10/2008 (3/10/08] Work could be started in the floodway prior to the CLOMR being approved if a floodplain use permit and no -rise certification are submitted and approved. However, this will be at the applicant's risk, because FEMA may have comments that would affect the project design. ACKNOWLEDGED AND APPRECIATED Number: 59 Created: 3/10/2008 [3/10/08] Because work is being done in the floodway, the project must be able to show that there will be no rise on any insurable structure. ACKNOWLEDGED Number: 60 JIM SELL DESIGN Created: 3/10/2008 Page 19 Number: 92 Created: 3/12/2008 [3/12/08] The City has started a green building program. At this time, any green building practices are entirely voluntary. It is recommended that green building technologies be used to reduce impacts to the site, reduce energy consumption and increase water conservation. THE DEVELOPER AGREES AND DESIRES TO IMPLEMENT AS MANY GREEN - BUILD PRACTICES AS ARE ECONOMICALLY FEASIBLE. Number: 90 Created: 3/12/2008 [3/12/08] The existing trees on the site will need to be evaluated by Tim Buchanan, City Forester to determine if any meet the land use code standard for existing significant trees. MATT BLAKELY (JIM SELL DESIGN) MET WITH TIM BUCHANAN AND DANA LEAVITT ON MARCH 18, 2008. RESULTS OF THOSE DISCUSSIONS HAVE BEEN INCORPORATED INTO THE LANDSCAPE PLAN. Department: Transportation Planning Issue Contact: Denise Weston Topic: Transportation Planning Number: 38 Created: 3/5/2008 [3/5/08] At a minimum, there should be connectivity between a sidewalk on site with the existing sidewalk servicing the retail establishments to the north with final connectivity to Prospect Rd. To the south, we would like to see connectivity to the Spring Creek Trail. This could include an off -site trail connection to the existing path just north of the existing bridge. Please consider bicycle and pedestrian circulation throughout the site including pedestrian crossings on the New Road as well as bicycle parking. Overall pedestrian and bicycle activity and potential requirements may be discussed further following the completion of the traffic study. THE SITE HAS BEEN DESIGNED TO CONNECT WITH THE SPRING CREEK TRAIL AND WILL PROVIDE A WALKWAY ACCESS TO THE BUSINESSES TO THE NORTH. Number: 39 Created: 3/5/2008 [3/5/08] The Mason Corridor/ MAX BRT Project is scheduled for final design/engineering/ROW acquisition during mid-2008 thru mid-2009. Construction is scheduled for mid-2009 thru end-2010 with operations scheduled to begin early 2011. ACKNOWLEDGED Department: Stormwater-Water-Wastewater Issue Contact: Glen Schlueter Topic: Stormwater Number: 53 Created: 3/10/2008 [3/10/08] A portion of this site is in the FEMA 100-year floodplain and floodway for Spring Creek. This property was highly impacted by the 1997 Spring Creek flood that resulted in the loss of life of five people. Page 18 0 0 Number: 36 Created: 3/5/2008 [3/5/08] 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 ACKNOWLEDGED Number: 37 Created: 3/5/2008 [3/5/08] COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM: An approved fire -protection system shall be installed in hood -and -duct locations where grease -laden vapors are produced from cooking operations. A permit and plan review is required by the Poudre Fire Authority for the installation of required hood -and -duct fire extinguishing systems. Two sets of plans, along with an application, are required to be submitted to the Fire Prevention Bureau at 102 Remington St. 97UFC 1006.1; 1006.2.1 ACKNOWLEDGED ISSUES: Department: Current Planning Issue Contact: Dana Leavitt Topic: Environmental Planning Number: 88 Created: 3/12/2008 [3/12/08] Show all natural features within 500' of the site and the associated buffers per Section 3.4.1 (E) of the LUC. Spring Creek has a 100' buffer as measured from the top of embankment. The existing wetlands on the west side of the railroad tracks need to be shown on the plans. If under 1/3rd of an acre, there is a 50' buffer. Greater than 1/3rd acre, there is a 100' buffer. ACKNOWLEDGED Number: 89 Created: 3/12/2008 [3/12/08] Any storm water improvements connecting to Spring Creek should stay out of the stream channel and any wetlands. If impacts to either shall occur, the Army Corps of Engineers will need to be contacted to determine if any permits are required. THE DEVELOPER IS PURSUING A CLOMR/LOMR PROCESS WITH FEMA CONCURRENTLY WITH THE CITY APPROVAL PROCESS. THIS PROJECT WILL NOT DISTURB SPRING CREEK. THE CLOMR/LOMR PROCESS MAY DISTURB THE STREAM CHANNEL AND/OR WETLANDS. THE DEVELOPER IS AWARE THAT A PERMIT MAY BE REQUIRED FROM THE ARMY CORPS OF ENGINEERS. Number: 91 Created: 3/12/2008 [3/12/08] Any drainage improvements on site should be designed to be sustainable through the use of bio-swales, constructed wetlands and/or other best management practices. i'd600161714:1DICI A 91 JIM SELL DESIGN Page 17 [3/5/08] SPRINKLER REQUIREMENTS: The proposed buildings shall be equipped with approved, automatic fire -sprinkler systems. ACKNOWLEDGED Number: 31 Created: 3/5/2008 [3/5/08] BALCONY FIRE PROTECTION AND OPEN -FLAME COOKING DEVICES: Balconies on all multi -family dwellings of Type V construction are required to be equipped with automatic fire sprinklers. Charcoal burners and other open -flame cooking devices shall not be operated on combustible balconies or within 10 feet of combustible construction, unless the buildings, balconies and decks are protected by an approved automatic fire sprinkler system. LP -gas -fueled cooking devices having an LP -gas container with a water capacity greater than 2.5 pounds shall not be located on combustible balconies or within 10 feet of combustible construction (regardless of automatic sprinklers). IFC 308.3.1 and 308.3.1.1 F_[y:/N1[9ITi9I:11ZCL: Is] Number: 32 Created: 3/5/2008 [3/5/08] 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 A:tpliej '. Number: 33 Created: 3/5/2008 [3/5/08] 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 ACKNOWLEDGED Number: 34 Created: 3/5/2008 [3/5/08] 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 ACKNOWLEDGED AND INCORPORATED INTO DESIGN Number: 35 Created: 3/5/2008 [3/5/08] 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. ACKNOWLEDGED JIM SELL DESIGN Page 16 0 0 ■ 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 30 feet throughout the length of the fire lane. 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 THE BUILDING IS BEING SPRINKLERED. AS MUCH AS POSSIBLE, THE SITE IS DESIGNED TO INCORPORATE PFA ACCESS DESIRES. Number: 26 Created: 3/5/2008 [3/5/08] 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 ACKNOWLEDGED AND INCORPORATED INTO DESIGN Number: 27 Created: 3/5/2008 [3/5/08] STREET NAMES: Street names (private drive) shall be reviewed and verified prior to being put in service. 97UFC 901.4.5 ACKNOWLEDGED. POSSIBLE NAMES FOR THE PRIVATE DRIVE HAVE BEEN INCLUDED WITH THE PDP STATEMENT OF PLANNING OBJECTIVES. Number: 28 1Created: 3/5/2008 [3/5/08] ADDRESS NUMERALS: 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). 97UFC901.4.4 Number: 29 Created: 3/5/2008 [3/5/08] 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 ACKNOWLEDGED AND INCORPORATED INTO DESIGN Number: 30 Created: 3/5/2008 JIM SELL DESIGN Page 15 [3/10/08] Please show all existing electric facilities on the plans & proposed transformer locations. There is a significant electrical duct bank existing along the west edge of this site. Relocation of this would be a significant issue & extremely expensive. Please locate and show on plans. FACILITIES ARE SHOWN ON PLANS Number: 49 Created: 3/10/2008 [3/10/08] Any relocation or modification to existing electric facilities will be at the owners expense. THE DEVELOPER ACKNOWLEDGES THAT ANY RELOCATION OR MODIFICATION TO ANY EXISTING ON -SITE ELECTRIC FACILITIES ARE AT THE OWNERS EXPENSE. Number: 50 Created: 3/10/2008 [3/10/08] There is available 3-phase power existing along the North end of the property & along the Southside of W. Stuart St. ACKNOWLEDGED Number: 51 Created: 3/10/2008 [3/10/08] Owner will be responsible for Electric Capacity Fee and Building Site charges. Contact Light & Power Engineering with electrical load requirements & to coordinate transformer locations within 10' of a all weather drive over surface. ►.Te1IN 01LOATJI:I sic] :I WC Number: 52 Created: 3/10/2008 [3/10/08] Please submit Commercial Service form and One -Line diagram. ACKNOWLEDGED. THIS DIAGRAM IS NOT INCLUDED IN THIS SUBMITTAL PACKAGE. IT WILL BE FORWARDED TO ANNE ASPEN AND/OR ROB IRISH AS SOON AS IT IS COMPLETED. Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 25 Created: 3/5/2008 [3/5/08] REQUIRED ACCESS: A fire lane is required. This fire lane 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. JIM SELL DESIGN Page 14 0 0 ACKNOWLEDGED AND APPRECIATED Number: 109 Created: 3/13/2008 [3/13/08] Stuart Street adjacent to this property needs to be a public street and public row to a point just before the private drive connection. If PFA is okay with not having a cul-de-sac at the end of the roadway — which per discussion at the PDR they were — then Engineering is okay with no cul-de-sac being built at the end of the road, provided that a public access easement is provided thru the site to enable the public to loop thru the site. THE PDP HAS BEEN DESIGNED AFTER CONSULTATION WITH PFA Department: Traffic Operations Issue Contact: Ward Stanford Topic: Traffic Number: 83 Created: 3/12/2008 [3/12/08] Project will need to provide median revisions on College at Parker. ACKNOWLEDGED AND INCORPORATED INTO DESIGN Number: 84 Created: 3/12/2008 [3/12/08] Traffic Operations has Level of Service concerns at Stuart and College. TIS will assist in determination. ACKNOWLEDGED. TIS IS INCLUDED WITH THE SUBMITTAL. Number: 85 Created: 3/12/2008 [3/12/08] Traffic Operations has concerns with the adequacy of the northbound left turn lane storage length at Stuart and College. TIS will assist in determination. ACKNOWLEDGED. TIS IS INCLUDED WITH THE SUBMITTAL. Number:86 Created: 3/12/2008 ' [3/12/08] Project may require a southbound left turn lane at Stuart and College. TIS will assist determination. ACKNOWLEDGED. TIS IS INCLUDED WITH THE SUBMITTAL. Number: 87 Created: 3/12/2008 [3/12/08] Traffic Operations will need to review the adequacy of the northbound left turn lane storage at College and Parker. ACKNOWLEDGED. TIS IS INCLUDED WITH THE SUBMITTAL. Department: Light & Power Topic: General Number: 48 JIM SELL DESIGN Issue Contact: Rob Irish Created: 3/10/2008 Page 13 most likely need to obtain access permits from the State for Stuart Street intersection and any access points being removed or remaining on the site. ACKNOWLEDGED AND APPRECIATED Number: 101 Created: 3/13/2008 [3/13/08] There are a lot of utilities in the area, please contact us if you would like us to set up a utility coordination meeting for you. ACKNOWLEDGED AND APPRECIATED Number: 102 Created: 3/13/2008 [3/13/08] The project shall be designed in accordance with the Larimer County Urban Area Street Standards (as applicable). ACKNOWLEDGED Number: 103 Created: 3/13/2008 [3/13/08] 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 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. The limits of the repairs will be identified in the field by the City Engineering Inspector prior to and over the course of the project and will not be shown on the plans. ACKNOWLEDGED Number: 104 Created: 3/13/2008 [3/13/08] Please keep ADA requirements in mind when designing the buildings, especially if you are designing the building to be set against the row line and/ or planning an urban sidewalk condition. ACKNOWLEDGED Number: 105 Created: 3/13/2008 (3/13/08] The developer would be eligible to file a repayment from the adjacent property for any portion of Stuart Street (public row portion) that is rebuilt to street standards adjacent to another property. At such time as the adjacent property redevelops the repay would be collected in accordance with Section 3.3.2(F)(2) of the Land Use Code. ACKNOWLEDGED AND APPRECIATED Number: 108 Created: 3/13/2008 [3/13/08] For portions of the street sidewalk along College Ave that are rebuilt to the street standards the developer is eligible for reimbursement for 3.5 feet of the 8 foot sidewalk width if built in the ultimate location. Per Section 24-112 of the City Code. Page 12 0 0 Number: 95 Created: 3/13/2008 [3/13/08] A Transportation Impact Study will need to be submitted with this project. Please contact Ward Standford at (970) 221-6820 with Traffic Operations and Denise Weston at (970) 416-2643 in Transportation Planning to schedule a scoping meeting. A TIS IS INCLUDED WITH THE PDP SUBMITTAL Number: 96 Created: 3/13/2008 [3/13/08] This project will need to dedicate any easements that maybe necessary to accommodate the needs of the project or the existing utilities that maybe on the site. This can be done by separate document, or if they are within the boundaries of a proposed plat with that plat. We will work with you to process any easement dedications or easement vacations that need to be processed. There are processing fees and filing fees that will be applicable, the processing fees are identified on the TDRF application and the filing fees are subject to the current fees charged by Larimer County for the filing of the documents. ACKNOWLEDGED Number: 97 Created: 3/13/2008 [3/13/08] This project will need to prepare and submit utility plans. UTILITY PLANS INCLUDED WITH PDP SUBMITTAL PACKAGE Number: 98 Created: 3/13/2008 [3/13/08] The City will enter into a development agreement with the developer for this project. *** THE DEVELOPER REQUESTS THAT THE DEVELOPMENT AGREEMENT BE STARTED AS SOON AS POSSIBLE AFTER APPROVAL BY THE HEARING OFFICER. SINCE THIS IS A STUDENT HOUSING PROJECT, TIMING IS CRITICAL. Number: 99 Created: 3/13/2008 [3/13/08] Prior to the start of any utility or grading work on the site a Development Construction Permit (DCP) will need to be issued. This permit is issued by Engineering. *** THE DEVELOPER REQUESTS THAT THE DEVELOPMENT CONSTRUCTION PERMIT BE COORDINATED SO THAT CONSTRUCTION CAN BE INITIATED AS SOON AS POSSIBLE AFTER THE EXECUTION OF THE DEVELOPMENT AGREEMENT. SINCE THIS IS A STUDENT HOUSING PROJECT, TIMING IS CRITICAL. Number: 100 Created: 3/13/2008 [3/13/08] College Avenue adjacent to the site is SH 287 which is a state highway. Engineering can help to coordinate any meetings with the CDOT and will work with them on reviewing any plans that identify work within or impact the state highway. You will JIM SELL DESIGN Page 11 ACKNOWLEDGED AND INCORPORATED INTO PROJECT DESIGN Number: 78 Created: 3/12/2008 [3/12/08] As I think you are aware, there is a grand -scale initiative underway between the University and the City called UniverCity Connections. One task force of this effort is focused on student housing. I think it might benefit you both to know about one another's efforts —they may help you understand this specific market and you may help them achieve their goals as well. Contact Joe Rowan from Funding Partners at (970)494-2021 for more information. THE APPLICANT HAS MET WITH CSU AND HAS THEIR SUPPORT FOR THIS PROJECT Number: 79 Created: 3/12/2008 [3/12/08] While this is probably unlikely for a student housing project, if the project is certified as an affordable project (10% or more of the units are priced at or below what would be affordable to someone making 80% of the median income for the area), it will be eligible for reduced fees and accelerated development review procedures. Contact Ken Waido at 221-6753 or kwaido@fcgov.com for more information. THE PROJECT DOES NOT QUALIFY FOR AFFORDABLE HOUSING STATUS Number: 80 Created: 3/12/2008 [3/12/08] This project is subject to Neighborhood and Community Parkland Fees. Contact Craig Foreman in the Parks Department for more information. He can be reached at 221-6618 or cforeman@fcgov.com. ACKNOWLEDGED Department: Engineering Issue Contact: Sheri Langenberger Topic: General Number: 93 Created: 3/13/2008 [3/13/08] Larimer County Road Impact Fees and Street Oversizing Fees for this project will apply and be due at the time of building permit. Please contact Matt Baker (970- 224-6108) if you have questions about the Street Oversizing Fees. ACKNOWLEDGED Number: 94 Created: 3/13/2008 [3/13/08] Transportation Development Review Fees (TDRF) will apply to this project and are due at the time of submittal. For more information, see hftp://fcgov.com/engineering/dev-review.php JIM SELL DESIGN Page 10 0 r,7 L_i Topic: Site Specifc Comments Number: 72 Created: 3/12/2008 [3/12/08] Student housing projects such as these are not subject to the "Three Unrelated Ordinance". They are in fact, appropriate antidotes to the problems we face in our single-family neighborhoods which prompted Council to adopt the ordinance in the first place. Section 3.8.16(E)(2) was specifically crafted to address student housing projects. In your submittal to the City, perhaps as part of your Planning Objectives, you will need to formally request an increase of the occupancy limit and address the criteria listed in the standard. This is likely to be about one paragraph, and assuming that the criteria have been addressed in your site plan, staff will support and the Hearing Officer will approve the request. PLEASE SEE FORMAL REQUEST IN PDP STATEMENT OF PLANNING OBJECTIVES Number: 73 Created: 3/12/2008 [3/12/08] In the Fall of 2006, City Council adopted a Transit -Oriented Development (TOD) Overlay zone which includes these parcels. The Overlay includes areas within a quarter -mile of future planned transit stations along the Mason Corridor and downtown and campus areas. Also Council adopted a standard which removes minimum required parking for multi -family projects. The emphasis of the new standards is to encourage TODs by enhancing multi -modal transportation opportunities, pedestrian -friendly design, and a diverse mix of uses. Section 3.10 of the Land Use Code contains design standards for the TOD Overlay south of Prospect, which will apply to this project. ACKNOWLEDGED AND INCORPORATED INTO PROJECT DESIGN Number: 74 Created: 3/12/2008 [3/12/08] Maximum building height in the C--Commercial Zone District is four stories. A performance incentive is available in the TOD Overlay that increases allowed height up to 3 additional stepped -back stories with the provision of structured parking, mixed -uses, affordable housing or a combination of these. See Section 3.10 for more detail. ACKNOWLEDGED Number: 75 Created: 3/12/2008 [3/12/08] Bike parking must be provided on site. Bike parking in the TOD Overlay must be provided for the number of bikes that equals 10% of the total number of car parking spaces provided. ACKNOWLEDGED AND INCORPORATED INTO PROJECT DESIGN Number: 77 Created: 3/12/2008 [3/12/08] Please show context around your development on the site plan or an overall site plan so that we can understand how pedestrian connections are made, etc. Consider showing the site north to Prospect and south to Spring Creek. JIM SELL DESIGN Page 9 ■ 3.5.2 Residential Building Standards ■ 3.5.3 Mixed -Use, Institutional and Commercial Building Standards (for Phase II mostly) • 3.8.16 Supplemental Standards - Occupancy Limits; Increasing the Number of Persons Allowed ■ 3.10 Transit ■ 4.21 Commercial District Standards ACKNOWLEDGED Number: 68 Created: 3/12/2008 [3/12/08] A neighborhood meeting is not required for Type I projects such as these. Since there are no residential areas very near this project and the railroad embankment is between this property and the open areas beyond to the west, a neighborhood meeting is not requested either. ACKNOWLEDGED Number: 67 Created: 3/12/2008 [3/12/08] An exhaustive list of submittal requirements for this type of project is available at http://fcgov.com/currentplanning/pdf/project-dev-plan.pdf. There is a submittal checklist at http://fcgov.com/currentplanning/pdf/pdp.pdf. Please let me know if you have any questions about the requirements for your submittal. THANK YOU Number: 69 Created: 3/12/2008 [3/12/08] You will need to set up an appointment to submit your application with the Development Review Center front counter at 221-6750. Incomplete submittals will not be accepted. ACKNOWLEDGED Number: 70 Created: 3/12/2008 [3/12/08] Please note that postage rates have been raised as of January 2006. The fee for the APO labels will now be $.75 per label per mailing. APO labels must be generated for an area 800 feet out from each property line. PLEASE SEE ACCOMPANYING APO LIST. FUNDS SUBMITTED WITH APPLICATION Number: 66 Created: 3/12/2008 [3/12/08] 1 will have more detailed comments once I have more detailed plans to review. ACKNOWLEDGED JIM SELL DESIGN Page 8 0 a Number: 10 Created: 3/3/2008 [3/3/08] It's not clear which phase Retail Bldg. A is in. The narrative states that it's in Phase 2, but the site plan shows it as Phase 1. RETAIL BUILDING A IS IN PHASE 2 Number: 11 Created: 3/3/2008 [3/3/08] In addition to compliance with the normal standards in the LUC, the development will also need to comply with the TOD standards contained in Section 3.10 of the LUC. ACKNOWLEDGED Number: 12 Created: 3/3/2008 [3/3/08] If it's the intent to allow units to be occupied by more than 3 unrelated people, then the application needs to clearly state how many they want to be allowed for in a unit per Section 3.8.16(E)(2) of the LUC (i.e. do they want to have up to 4 persons in the 4 bedroom units?). PLEASE SEE FORMAL REQUEST IN PDP STATEMENT OF PLANNING OBJECTIVES Department: Current Planning Issue Contact: Anne Aspen Topic: Standard Comments Number: 63 Created: 3/12/2008 [3/12/08] The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm THANK YOU Number: 64 Created: 3/12/2008 [3/12/08] This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards, and Division 4.21 C--Commercial District. ACKNOWLEDGED Number: 65 Created: 3/12/2008 [3/12/08] When developing your plans for submittal, pay particular attention to the following sections of the Land Use Code: ■ 3.2.1 Landscaping and Tree Protection (you will need to protect existing significant trees, mitigate for significant trees that cannot be saved, provide street trees and planting beds, etc. to current standards) ■ 3.2.2 Access, Circulation and Parking (parking dimensions, HC accessible parking requirements, parking lot interior landscaping, etc.) ■ 3.2.4 Site Lighting ■ 3.2.5 Trash and Recycling enclosures ■ 3.5.1 Building Standards Page 7 0 r THE SUBMITTED DEISGN ATTEMPTS TO DO SO Number: 4 Created: 3/3/2008 [3/3/08] Need handicap parking spaces in a quantity as set forth in Section 3.2.2(K)(5). INCORPORATED INTO DESIGN Number: 5 Created: 3/3/2008 [3/3/08] Need bike racks for bikes equal in number to 10% of the total number of parking spaces provided. INCORPORATED INTO DESIGN Number: 6 Created: 3/3/2008 [3/3/08] Show trash enclosure locations on site plan. SHOWN ON SUBMITTED PLANS Number: 7 Created: 3/3/2008 [3/3/08] Show parking stall, drive aisle, building footprint and building setback dimensions on site plan. SHOWN ON SUBMITTED PLANS Number: 8 Created: 3/3/2008 [3/3/08] All parking lots with less than 100 parking spaces must have 6% interior parking lot landscaping. Lots with 100 or more spaces must have 10% interior landscaping. SHOWN ON SUBMITTED PLANS Number: 9 Created: 3/3/2008 [3/3/08] Site improvements will be required in association with Phase 2 if the buildings which contain the commercial uses are expanded by more than 25% and/or the use of the buildings change. It would appear that the planned expansion to the retail buildings will add more than 25% of floor area, meaning the site will need to be brought into compliance to the extent reasonably feasible (i.e. I don't believe the build -to -line standards will apply, but some parking and landscape standards would apply). SHOWN ON SUBMITTED PLANS "I wft9� JIM SELL DESIGN Page 6 0 0 ■ Where might additional easements be needed? What utilities are currently on site? Where are lines located? What kind of pressures do we have? Most of these questions will be answered by the developer's consultants pursuant to the survey and utility locates. For City utilities, information is contained in the comments for Light and Power, Water/Wastewater and Stormwater below. ACKNOWLEDGED ■ What do we need to provide for fire access? How many points? How wide? At the meeting, we discussed the need for an emergency access easement along the new north -south private drive which would grant PFA adequate access. We also discussed the potential need for access on the west side of the buildings. You met with Carie after the meeting and her comments are below. We are happy to work together as you develop your designs to accommodate the storm drainage, green space, and appropriate level of fire access to the site. WE HAVE MET WITH CARIE DUNN AND BELIEVE THAT THE SUBMITTED DESIGN MEETS THE CRITERIA THAT HAVE BEEN SET BY PFA. ■ What is the most current funding and phasing information for the Mason Corridor? Denise Weston previously sent the most current funding and phasing information for the Mason Corridor to Capstone. She sent it to other members of the design team right after the PDR so all would have the same information. THANK YOU Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 1 Created: 3/3/2008 [3/3/08] The uses described in the project description are all subject to a Type 1, administrative public hearing process. ACKNOWLEDGED Number: 2 Created: 3/3/2008 [3/3/08] Parking rows can't contain more than 15 parking spaces in a row without an intervening landscape island (Sec. 3.2.1(E)(5)(e) of the Land Use Code). The preliminary site plan shows numerous rows that contain more than 15 parking spaces in a row without an island. THE SUBMITTED DESIGN COMPLIES Number: 3 Created: 3/3/2008 [3/3/08] To the maximum extent feasible, a landscape island needs to be installed at the end of each parking aisle (Section 3.2.2(E)(4)). f� Page 5 0 a ■ Can Stuart be vacated and turned into a private drive? As we discussed at the meeting, it is important to the City to maintain control of Stuart and the signalized intersection with College in order to maintain the road, control parking and striping etc. However, the main concern about needing to provide a cul-de-sac seems to be resolved by dedicating the street as public to a point just before the private drive connection. Please see Engineering comments for more detail. STUART HAS BEEN DESIGNED TO BE A PUBLIC STREET AND INCORPORATES COMMENTS FROM PFA AND CITY STAFF. ■ Are there other design options that are acceptable to explore such as hammerheads, a roundabout, an offset culdesac, revised radii? Yes, if needed. At the meeting this was resolved without the need for a cul-de-sac type terminus. THANK YOU. STUART HAS BEEN DESIGNED TO BE A PUBLIC STREET AND INCORPORATES COMMENTS FROM PFA AND CITY STAFF. ■ What are the triggers that will require site improvements with additions to the existing retail? Site improvements will be required in association with Phase 2 if the buildings which contain the commercial uses are expanded by more than 25% and/or the use of the buildings change. It would appear that the planned expansion to the retail buildings will add more than 25% of floor area, meaning the site will need to be brought into compliance to the extent reasonably feasible (build -to -line standards will not apply, but project would be required to provide a detached walk to standards and meet internal parking lot landscaping requirements.) ACKNOWLEDGED ■ Will staff support a build -to line modification if buildings are expanded? If the existing buildings are retained in the expansion, then a build -to line modification will not be needed. ACKNOWLEDGED AND APPRECIATED ■ Is masonry required on upper levels of the buildings? No. The standards that apply to architecture in the TOD Overlay are contained in Section 3.10.5 (C)(2). ACKNOWLEDGED ■ Where are there existing easements on the site? JIM SELL DESIGN Page 4 a a You will need to provide water quality treatments on the site. It is recommended that more than one technology be used to provide such a treatment, such as disconnected impervious areas and Low Impact Development strategies. ACKNOWLEDGED AND INCORPORATED INTO DESIGN. ■ What street section is needed for College? According to the City's' Master Street Plan, College Avenue is a major arterial roadway (6 lane) and will require additional right-of-way along College Avenue to meet the major arterial standards (70.5 feet total from the current street centerline is needed). The development is responsible for improving the street frontages adjacent to the project to current standards. For the College Avenue frontage, an 8-foot sidewalk will need to be constructed with the back of the sidewalk abutting the back of the right-of-way being dedicated, since along this property there is either no formal sidewalk or substandard sidewalk. THIS COMMENT HAS BEEN MODIFIED BY LATER INFORMATION. THE RIGHT-OF- WAY HAS BEEN DESIGNED TO THE SPECIFICATIONS OF CDOT AND CITY STAFF. ■ Will changes to the medians be required? Yes, the intersection with Parker will need to be controlled so that it functions as a % access intersection. This may entail a relatively simple revision of the existing medians to prevent northbound left turns from this site and southbound left turns from Parker to College. Please contact Ward Stanford for more detailed information. THE SUBMITTED DESIGN IS CONSISTANT WITH FURTHER COMMENTS FROM CDOT AND CITY STAFF. ■ What alternatives are acceptable to explore? We will consider any reasonable alternative and will strive to be creative and collaborative problem -solvers with you as you develop your plans. THANK YOU ■ How many access points are required and at which locations? What are the best cross -access points for vehicles, pedestrians and bicycles? Access points will be needed to serve the site for vehicles, bikes and pedestrians. It seems that access from Stuart and across from Parker will be sufficient to serve the site for vehicles. If the new north -south road is dedicated as an emergency access easement and pedestrian access easement and sufficient connectivity is made to the north (to Prospect) and to the south (to the Spring Creek Trail), then Poudre Fire Authority and bikes and pedestrians should have adequate access to the site. We will have further comment once we have a chance to review the TIS. THE SUBMITTED DESIGN IS CONSISTANT WITH FURTHER COMMENTS FROM CDOT AND CITY STAFF. PLEASE SEE TRAFFIC IMPACT STUDY FOR ADDITIONAL INFORMATION. JIM SELL DESIGN Page 3 ft See specific questions and answers on the College design in the next section. ACKNOWLEDGED ■ Please address the disposition of existing trees on the west side of the property. Which trees are significant? What mitigation will be required if trees must be removed? If you have not already, please schedule a site visit with our City Forester, Tim Buchanan at 221-6361 or at tuchanan@fcgov.com. Tim will assess the health, safety and significance of the existing trees on site and will make recommendations about any needed mitigation. ACKNOWLEDGED. MATT BLAKELY JIM SELL DESIGN MET WITH TIM BUCHANAN ON MARCH 18, 2008. RESULTS OF THE MEETING HAVE BEEN INCORPORATED INTO THE LANDSCAPE PLAN. Site/Project specific questions/topics we added from our meeting one week before PDR: ■ CLOMR/LOMR process Your design team members and our stormwater team and planning members have met and discussed the 2 FEMA processes and how they will dovetail with the development review schedules. Glen Schleuter's comments below recap the details of the process. Aside from the second question above, I think these processes are clear. Please let me know if you have further questions about this. I am scheduling a meeting with all parties involved to discuss the Mason retaining wall's impact on flood issues in the area for March 19t'. Confirmation will be sent soon. ACKNOWLEDGED AND APPRECIATED. ■ Can we have wetlands (existing and constructed) in the drainage easement? The wet area that is on the site does not meet the criteria to be considered an existing wetland so no buffer will be required around this area. The City is very supportive of creative integration of constructed wetlands, bioswales, etc in the drainage easement area. Dana Leavitt, Environmental Planner and Basil Hamdan in Stormwater can be resources to you as you develop ideas. ACKNOWLEDGED ■ What are the requirements for onsite detention and/or water quality? The Spring Creek drainage master plan assumes this site to develop at a 70 to 75 % percent impervious area. Any development that results in flows exceeding those that would be generated by such an impervious area would require detention. Alternatively, an analysis could be done to show no increase in peak rates and no adverse impact downstream. The no -adverse impact analysis should consider the impact from a rate and a volume perspective. JIM SELL DESIGN Page 2 April 8, 2008 Ms. Anne Aspen City Planner Current Planning 281 North College Fort Collins, CO 80524 Dear Anne, What follows is our response to the items that were listed in the Staff Project Review dated 3/12/2008 for the Choice Center Mixed Use Redevelopment PDR: Staff has reviewed your submittal for Choice Center Mixed Use Redevelopment PDR, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: Specific Questions Posed for PDR Specific questions/topics you posed in PDR application: ■ Schedule feasibility Anne has been working with Dave P. to make sure the schedule is accurate and will continue to be available to refine the schedule as needed. ACKNOWLEDGED AND APPRECIATED ■ What is the best way to work with City Stormwater, the City's consultant and FEMA to allow construction of the floodplain mitigation site work prior to commencing site work for the project development? We had hoped to change our Land Use Code this spring to allow this city-wide. Unfortunately, when we began to look at how we would accomplish this, we realized that it would not work here the way it works in other communities. So unfortunately, we will not be able to offer that at this time. Dave Pietenpol, Sheri Langenberger and I have been coordinating about how this can be effectively accomplished in another way. I also have an email into our City Attorney about this issue and will continue to work to figure out if and how we can accomplish the tight construction schedule that you require. I do not have a specific answer for you right now, but we are working on it. ACKNOWLEDGED AND APPRECIATED ■ Please address details of the College right-of-way and the site plan JIM SELL DESIGN Page 1