HomeMy WebLinkAboutFORT COLLINS SUPPORTIVE HOUSING - PDP - 08-07 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES17. Any existing sidewalk, curb, or gutter that is damaged or in disrepair must
be repaired prior to issuance of Certificate of Occupancy.
18. A Development Agreement will be required prior to recording of the plans.
For further information, please contact Marc Virata, Development Review
Engineer, 221-6605. When the Development Agreement, Utility Plans,
and Planning documents (site plan, landscape plan, architectural
elevations and lighting plan) are all signed and recorded, the project is
entitled to proceed with construction, subject to the Development
Construction Permit.
19. The Engineering Department will require that Accessible Space, Inc. and
Comfort Dental coordinate the design of the sidewalk, curb and gutter
along Harmony Road. The timing of the installation of these
improvements may depend on who goes first. If the parties do not
develop simultaneously, than an escrow for securing these improvements
from one of the parties may also be required, or a Repay Agreement may
be needed to reimburse the first developer.
20. A utility coordination meeting may be required to design the installation
and proper separation of all underground utilities.
21. The dwelling units will be assessed a Capital Expansion Fee based on the
size of the units. The fee is collected at the time of building permit
issuance. Please note that the fee is adjusted annually based on the
Denver -Boulder consumer price Index. Please check with Felix Lee, 221-
6760, to see if the fee will be increased in 2004.
22. For further information on energy conservation, electrical demand
reduction programs and daylighting techniques, please contact Doug
Swartz, Energy Service Engineer, City of Fort Collins Utilities, 221-6700.
23. The use of native plants and grasses is encouraged. The existing trees
are attractive but do not have significant wildlife value. Please refer to the
Forestry Department for disposition.
24. If there are any existing trees, they should be evaluated by Tim Buchanan,
City Forester. If the trees are deemed significant, then mitigation trees
may be necessary.
25. The Department of Natural Resources was unable to attend the
Conceptual Review meeting. Please contact Doug Moore, Environmental
Planner, 221-6143. The topics that should be discussed include the buffer
from Mail Creek. The standard calls for a 100' natural habitat and features
buffer zone from Mail Creek. Also, please check with Mr. Moore as to
whether or not an ecological characterization study (Section 3.4.1 (D) (1)
Of the Fort Collins Land Use Code) will be required. In addition, please
discuss with Mr. Moore what proof of compliance with Federal, state and
local environmental regulations (404 permits, Endangered and Threatened
Species Act, etc.), article 3.4.1 (0) LUC may be required.
26. The contact at Public Service Company/Xcel Energy is Mr. Len
Hildebrand, 225-7848.
27. The contact at US WesUQwesl is Mr. Bob Rulli, 377-6401.
28. You are encouraged to continue a dialogue with Mr. David Ramsay,
President of the Fairway Estates Homeowner's Association, to discuss the
development proposal and other legal issues associated with the
restrictive covenant.
29. A neighborhood information meeting is required prior to formal submittal of
the Project Development Plan.
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recyclable materials. It is recommended that they be placed on concrete
pads.
5. Section 3.5.2(C)(1) requires that building entrances be located within 200
feet of J.F.K. Parkway and be connected by a connecting walkway.
Please note that a Connecting Walkway shall mean (1) any street
sidewalk, or (2) any walkway that directly connects a main entrance of a
building to the street sidewalk without requidng pedestrians to walk across
parking lots or driveway, around buildings or around parking lot outlines
which are not aligned to a logical route.
6. The site will be served electricity by the City of Fort Collins Light and
Power Department. Three-phase electrical power is available to the west,
on the south side of Harmony Road at College Avenue. Or power could
be brought from the north side of Harmony Road but this would require
either boring or cutting Harmony Road. A Street Cut Fee is assessed for
an open trench across Harmony. Normal electrical charges will apply.
Any system modification, such as moving vaults or streetlights will be at
the developer's expense. For an estimate of the 2005 charges, please
refer to the handout.
A Commercial One ('C-1") Form must be completed by an electrical
contractor to determine entrance capacity for each building. The location
of the electrical transformers must be coordinated with Light and Power
and Current Planning so that they are not located along the roadway, but,
rather, in a less visible location yet within ten feet of hard surface for
emergency change -out. Electrical meters should be on the opposite side
of the building as the gas meters. A utility coordination meeting Is
recommended to ensure the proper separation from other utilities. For
further information, please contact Bruce Vogel, 221-6700.
8. The site is located within the service territory of the Fort Collins Loveland
Water District and the South Fort Collins Sanitation District. For further
information, please contact Terry Farill, 226-3104.
9. The site will be served by the Poudre Fire Authority. The building's
address must be clearly visible from Harmony Road by a monument sign.
A fire hydrant capable of delivering a minimum of 1,500 gallons per minute
at 20 p.s.i. residual pressure and must be located within 300 feet of the
building. An automatic fire extinguishing system will be required and must
be provided by a six-inch diameter fire line. Since the building is three
stories, the emergency fire access lane must be a minimum of 30 feet
along one side of the building, with minimum turning radii of 25 feet inside
and 50 feel outside. This lane must be platted or dedicated as an
emergency access easement. For further information, please contact
Mike Chavez, 221-6570.
10. This site is in the McClellands/Mail Creek drainage basin where the new
development fee is $3,717/acre which is subject to the runoff coefficient
reduction. The site is in inventory grid #8Q. The standard drainage and
erosion control reports and construction plans are required and they must
be prepared by a professional engineer registered in Colorado.
11. Onsite extended detention is required to Veal the runoff. Water quantity
detention release rates are 0.2 cfs/acre for the 10 year storm and 0.5
cfs/acre for the 100 year storm. However, the design engineer may want
to evaluate whether the site drainage can beat the peak of Mail Creek or Is
some how mitigated by the on -stream ponds in Fairway Estates.
12. In addition to the Project Development Plan, the property will need to be
platted.
13. A Transportation Impact Study will be required. To determine the scope of
this study and which intersections to analyze, please contact Eric Bracke
or Ward Stanford, 221-6630. Keep in mind that all modes of travel must
be analyzed, not just vehicles.
14. The Street Oversizing Fee will be based on square footage of the dwelling
units. The City also collects the Larimer County Road Impact Fee.
Please contact Matt Baker, 970-221-6605, for an estimate of these fees
which are payable at the time of building permit issuance. Please note
that fees are adjusted annually based on the Denver -Boulder consumer
price index and that there may be increases in 2004 independent of the
C.P.I. (There Is Information on the Street Oversizing Fee on the City's
web site at www.fcaov.com.)
15. The access to the site should be along the west property line in
accordance with the Harmony Road Access Control Plan. This would
allow for future joint access with the abutting property owner to the west
thus reducing the number of individual driveways intersecting with a state
highway/major arterial street. For further information regarding access,
please contact David Averill, Transportation Planner, 416-2643.
16. The City and CDOT are presently in the process of transferring jurisdiction
of Harmony Road from the State to the City. In the City, the roadway is
classified as a major arterial street. This means there would ultimately be
three lanes of traffic in each direction. Development of this parcel may
have to dedicate additional right-of-way and utility easements for this
roadway classification. It is unknown at this time whether a right -turn lane
will be needed to serve the property. For further Information, please
contact Marc Virala, Development Review Engineer, 221-6605.
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August10,2005
Mr. Dan Billmark
Accessible Space, Inc.
2550 University Avenue, Suite 330N
St. Paul, MN 55114
Dear Dan:
For your information, attached is a copy of the Staffs comments for a
Accessible Space, Inc. — Three Story Apartment Building on Harmony Road
which was presented before the Conceptual Review Team on August 8, 2005.
The comments are offered by staff to assist you in preparing the detailed
components of the project application. Modifications and additions to these
comments may be made at the time of formal review of this project.
If you should have any questions regarding these comments or the next steps in
the review process, please feel free to call me at 970-221-6750.
Sincerely,
Ted Shepard
Chief Planner
ITEM: Accessible Space, Inc. — Three Story Apartment
Building on Harmony Road
MEETING DATE: August 8, 2005 •
APPLICANT: Accessible Space, Inc., Go Mr. Dan Billmark, 2550
University Avenue, Suite 330N, St. Paul, MN. 55114.
LAND USE DATA: Request to develop the Glass/Keenan property, located on
the south side of Harmony Road between College Avenue and Hogan Drive.
The apartment building would be three -stories in height and contain 23 dwelling
units. Each unit would be barrier free for persons with physical disabilities.
Accessible Space, Inc. is a private non-profit corporation that participates in the
Federal Housing and Urban Development Department's Section 811 program.
COMMENTS:
1. The parcel is zoned H-C, Harmony Corridor and located in the 'Basic
Industrial Non -Retail Employment Activity Center' as per the Harmony
Corridor Plan. According to the Plan, the property is allowed to contain
100% secondary uses due to the small size of the parcel.
2. Multi -family is a permitted secondary use subject to review by the •
Planning and Zoning Board. The building must be setback from Harmony
Road by a minimum distance of 30 feet. Both the interior and perimeter of
the parking lot must be landscaped.
3. The minimum residential parking standards can be modified based on
documentation from other existing projects that there are fewer drivers
associated with this type of project than a project that does not target this
specific population.
4. The Trash enclosures must be constructed to match the predominant
material of the building and be sufficiently sized for containers for
Project Development Subtal •
Planning Objectives and Response to Conceptual Review Notes
Fort Collins Supportive Housing — Fort Collins. Colorado
2/23/2007
Page 3 of 3
CrIA r1'!Al -}- sP F A . O/o
19. The adjacent property owner to the east,is in agreement with the configuration of
sidewalk access across their site and east to Hogan. A letter of intent is being
prepared for their signature.
20, Utility coordination meetings have been held and agency input has been incorporated
into the submittal documents.
21. We understand that a Capital Expansion Fee will be collected based on the size of the
units.
22. No response needed.
23. Native species of plantings have been selected for use in the development.
24. Existing significant trees, where possible given the constraints of grading, drainage,
and utility improvements, will be preserved. It may be possible to preserve trees
adjacent to Harmony provided they do not hinders}€elines or if preservation becomes
impractical due to surrounding improvements. At this point, it is assumed all existing
trees in the area of site improvements will be removed.
25. Site improvements are not proposed within the 100-foot natural habitat buffer zone
from Mail Creek.
26. No response needed.
27. No response needed.
28. Dialogue with Fairway Estates Homeowner's Association has been ongoing.
29. A neighborhood information meeting has been held. We believe the proposed plan
addresses the neighbor's major concerns with regard to nuisance lighting, noise,
views, parking, and shadows.
a. Building was relocated north and a variance is sought to reduce the front yard
setback by approximately 10 feet in order to provide the maximum amount of
visibility for neighbors to Horsetooth Rock. See the attached diagram prepared
from GPS data of the neighbor's property and Horsetooth Rock.
b. Parking is reduced to a ratio of just over 1:1.
c. Landscape shrub screening is proposed to discourage occupants from
wandering down to Mail Creek and to screen properties from vehicle lights.
d. Noise will be improved with placement of the proposed building up against
Harmony Road and by locating the access drive on the west side of the site.
e. Shadows will not significantly affect the adjacent residential property except
during very late in the day in summer. See the attached shadow study.
WRITTEN AND ISSUED BY:
DISTYLE DESIGN, P.C.
Michael D. Knisely, Principal
Project Development Submittal •
Planning Objectives and Response to Conceptual Review Notes
Fort Collins Supportive Housing — Fort Collins. Colorado
2/23/2007
Page 2 of 3
!'' 10 "'A a n y . # -.2
2. We seek a variance from the 30-foot setback in order to provide additional,
undeveloped area south of the building and increase visibility for neighbors of natural
landscape features off to the west (Horsetooth Rock).
3. The developer has an historical base of nearly 118 similar housing projects across the
country. Their experience shows that due to the nature of the occupants and their
disabilities, parking needs for supportive housing developments do not exceed a ratio
of 1 space per dwelling unit. Typically, only about 40 percent of the occupants will hold
a driver's license. and even fewer will own a vehicle. The vast majority of the
residents will avail themselves of alternative public and private modes of
transportation.
4. There are no trash enclosures. Rubbish and recyclables are collected internally and
dumpsters are rolled out from within the building and returned once trash is collected
by the hauler.
5. Walkways are proposed to connect the building entrance to Harmony Road and east to
Hogan.
6. Electrical utilities are assumed to be fed from the south side of Harmony. The
transformer is located just off the north east corner of the building.
7. See Item No.6.
8. Coordination will take place with Fort Collins Loveland Water District and south Fort
Collins Sanitation District.
9. Poudre Fire Authority has reviewed the proposed design and has provided input on
the location and layout of fire hydrant, water service, and the fire access lane through
the site. The building will be fully fire sprinklered.
10. Drainage and erosion control documents are included in the submittal.
11. Onsite extended detention is proposed to treat water runoff.
12. We understand the property will need to be platted.
13. A Transportation Impact Study will be submitted under a separate cover.
14. We understand there will be Street Oversizing and Road Impact Fees assessed for
this development.
15. Access to the site is provided along the west property line and will be shared with the
property to the west. Letters of intent are being prepared and signatures obtained for
the requisite easements.
16. Right of way dedication has been coordinated with the Development Review Engineer
and shown on the submittal documents.
17. We understand that existing sidewalks, curbs, and gutters that are damaged or in
disrepair must be replaced or repaired prior to issuance of a Certificate of Occupancy.
18. We understand that a development agreement will be required. and that construction
may not begin until planning documents, development agreement, and utility plans
have been signed and recorded.
❑ 1 S T Y L E
D E S 1 G N
Project Development Submittal
Planning Objectives and Response to Conceptual Review Notes
Project: Fort Collins Supportive Housing
Fort Collins. Colorado
Project No.: 05.11.04
Date: February 23, 2007
Property Data: Glass/Keenan property located on the south side of Harmony Road between
College Avenue and Hogan Drive, consisting of 1.96 acres exclusive of proposed Harmony
Road Right of Way.
PLANNING OBJECTIVES:
1. Replatting of subject property, realignment of existing easements to be retained, and
elimination of obsolete easements.
2. Approval to develop, as designed, a 3-story, 23-dwelling unit apartment building for
exclusive use by low income persons with disabilities in accordance with U.S.
Department of Housing and Urban Development (HUD) Section 811 criteria.
3. Approval of shared access off Harmony Road and dedicated fire access lane as
designed.
4. Approval for parking as designed at just over a ratio of 1 space per dwelling unit.
5. Approval of grading and drainage, landscaping, pedestrian access, and utilities as
indicated on the accompanying Documents.
6. Acceptance of the Traffic Impact Memorandum and approval of traffic right -turn lane
to accommodate the proposed development.
7. Approval of a 10-foot variance in building setback from the required 30 feet to the
proposed 20 feet.
CONCEPTUAL PLAN REVIEW COMMENTS: Item numbers reference Conceptual Plan Review
Comments Dated August 8. 2005.
1. We understand that this site is allowed to contain 100% secondary uses, which
includes multifamily housing.
620 Mendelssohn Ave. N.. Suite 116
Golden Valley, Minnesota 55427
www. d i styled es i gn.com
T [7631 591.0996 1 [7631 591.0964 F