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Number: 16 Created: 3/4/2008
[3/4/08] Average day water pressure in the area is in the 75 to 80 psi range.
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.
Number: 18 Created:- 3/4/2008
[3/4/08] Separate water/sewer services are required for each building.
Number: 19 Created: 3/4/2008
[3/4/08] Domestic water services and fire lines must connect separately to public water
mains.
Number: 20 Created: 3/4/2008
[3/4/08] Water meters must be located in meter pits outside the buildings.
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.
Number: 22 Created: 3/4/2008
[3/4/08] A utility coordination meeting is strongly encouraged early in the site
layout/design.
Number: 23 Created: 3/4/2008
[3/4/08] The water conservation standards for landscape and irrigation will apply.
Number: 24 Created: 3/4/2008
[3/4/08] Development fees and water rights will be due at time of building permit.
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 (15 feet each side).
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.
If you have any questions regarding these issues or any other issues related to this
project, please feel free to call me at (970) 221-6206.
Si erely,
Anne H. Aspen I
City Planner
Page 15
cars from floating down to the College Avenue Bridge and creating a blockage are also
highly encouraged.
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.
Number: 62 Created: 3/10/2008
[3/10/08] All forms and guidelines are available on the City's website at:
hftp://www.fcgov.com/stormwater/fp-forms.php
Department: Stormwater-Water-Wastewater Issue Contact: Basil Harridan
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.
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.
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.
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.
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.
Number: 47 Created: 3/7/2008
[317/08] 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.
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: Water/Wastewater
Number: 15 Created: 3/4/2008
[3/4108] Existing mains: 6-inch water in easement through the site in north/south
alignment west of the existing commercial buildings, 12-inch water main in College
R.O.W., 21-inch sewer in east side of railroad R.O.W. in N'/4 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).
Page 14
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.
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.
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.
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.
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.
Number: 57 Created: 3/10/2008
[3/10/08] Building permits in the floodway cannot be issued until the LOMR is approved
by FEMA.
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.
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.
Number: 60 Created: 3/10/2008
[3/10/08] 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
Page 13
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.
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.
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.
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.
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.
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.
Page 12
Number: 30 Created: 3/5/2008
[3/5/08] SPRINKLER REQUIREMENTS: The proposed buildings shall be equipped with
approved, automatic fire -sprinkler systems.
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
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
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
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
Number: 35 Created: 3/5/2008
[315/08] 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.
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
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
Page 11
5�77 _r-x_.
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.
Number: 52 Created: 3/10/2008
[3110/081 Please submit Commercial Service form and One -Line diagram.
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.
■ 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
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
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
Number: 28 Created: 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
Page 10
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.
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.
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.
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.
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.
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.
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.
Department: Light & Power Issue Contact: Rob Irish
Topic: General
Number: 48 Created: 3/10/2008
[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.
Number: 49 Created: 3/10/2008
[3/10/08] Any relocation or modification to existing electric facilities will be 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.
Page 9
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.
Number: 97 Created: 3/13/2008
[3/13/08] This project will need to prepare and submit utility plans.
Number: 98 Created: 3/13/2008
[3/13/08] The City will enter into a development agreement with the developer for this
project.
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.
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
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.
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.
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).
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.
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.
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.
Page 8
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.
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.
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.
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.
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.
Department: Engineering Issue Contact: Sheri Langenberger
Topic: General
Number: 93 Created: 3/13/2008
[3/13108] 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.
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
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.
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
Page 7
is between this property and the open areas beyond to the west, a neighborhood
meeting is not requested either.
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.
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.
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.
Number: 66 Created: 3/12/2008
[3/12/08] .I will have more detailed comments once I have more detailed plans to review.
Topic: Site Specific 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.
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.
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.
Page 6
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.
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.
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?).
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
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.
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
■ 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
Number: 68 Created: 3/12/2008
[3/12/081 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
Page 5
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■ 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.
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.
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.
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)).
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).
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.
Number: 6 Created: 3/3/2008
[3/3/08] Show trash enclosure locations on site plan.
Number: 7 Created: 3/3/2008
[3/3/08] Show parking stall, drive aisle, building footprint and building setback
dimensions on site plan.
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.
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 buifd-to-line
standards will apply, but some parking and landscape standards would apply).
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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.
■ 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.
■ 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.
■ 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.)
■ 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.
■ 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).
■ Where are there existing easements on the site?
■ 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.
■ 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.
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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 19w. Confirmation will be sent soon.
■ 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 Harridan in Stormwater can be
resources to you as you develop ideas.
■ 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.
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.
■ 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.
■ 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.
■ 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.
■ 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
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
Dave Pietenpol @ Jim Sell Design Date: 3/12/2008
153 W Mountain
Fort Collins CO 80524
davep@jimselldesign.com
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.
■ 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.
■ Please address details of the College right-of-way and the site plan
See specific questions and answers on the College design in the next section.
■ 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.
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
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