HomeMy WebLinkAboutTOWNHOMES AT LIBRARY PARK PDP W/ADDITION OF PERMITTED USE - PDP130033 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW7. The request for the stand-alone Modifications of Standard, A approved by the Planning and Zoning Board,
will have to be conditioned in such a way that the request for the Addition of Permitted Use and Project
Development Plan is subsequently approved. Please note that if granted, Modifications of Standard are
valid for one year during which time the Addition of Permitted Use and Project Development Plan must be
filed.
8. The proposed addition of permitted use is subject to Section 1.3A Addition of Permitted Uses, of the LUC.
The proposed use is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The
applicant for this development request will be required to hold a neighborhood information meeting prior to
formal submittal of the project. Type 2 development proposals are subject to the neighborhood meeting
requirement, per Section 2.2.2 of the LUC. Please contact me at 221-6750, to assist you in setting a date,
time, and location for a meeting. A planner and possibly other City staff, would be present to facilitate the
meeting.
9. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
10. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), inducing Article 3 General Development Standards, The entire LUC is available for your review on
the web at http:/Avww.col000de.com/ftcollins/landuse/begin.htm.
11. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the
LUC for more information on criteria to apply for a Modification of Standard.
12. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php,
13. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
14. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
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Current Planning
Contact: Ted Shepard, 970-221.6343, tsheoardC5)fcaov.com
1.
Regarding encroachments into the required front setback areas and street rights -of -way, please refer to
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Section 3.5.3(E)(7). Encroachments into the public alley right-of-way are not permitted. Note that this
"live
particular section is applicable only if the plan establishes that the units are available for -work" or
'mixed -use" potential. If strictly residential, then the requirements of Section 3.8.19 would prevail.
2.
Be sure to set aside sufficient land area for the ground -mounted electrical transfomer. It may be enclosed
but such enclosure must have an operable gate and proper clearances for air flow. Also, please note that
the electrical meters and gas meters may be required to be on opposite ends of the building.
3.
The building will be subject to the building and project compatibility standards of Section 3.5,1. These
standards address building size, height, mass, bulk, scale, materials, color and privacy. If the building
exceeds 40 feet in height, then a shadow analysis would be required per the requirements of Section
3.5.1(G).
4.
A utility coordination meeting is recommended so that all utilities are capable of serving the six units, with
proper easements and separations. Please contact Marc Virata in the Enginering Department to set this
meeting up.
5.
For purposes of the Land Use Code, please note that under the Home Occupation provisions in Section
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3.8.3, any resident of a dwelling unit is allowed to utilize up to 50% of the total dwelling unit floor area and
may have up to one non- resident employee or co-worker as long as the owner of the business resides in
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the dwelling unit. If staying within the limits of these parameters is what you are envisioning, then, from a
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Zoning perspective, further describing the units as alive-work4 is confusing. This is because under the
Intematonal Building Code, Section 419, there is a separate category called 6Live/Work Units.6 This
category allows up to five non-residential employees which exceeds that allowed as a Home Occupation.
Further, such units would be classed by the International Building Code as an R-2 or R-3 (Residential)
Occupancy and such units must have handicap access and handicap accessible bathrooms on the ground
floor. Also, such units may be required to have a monitored fire alarm system. An automatic fire sprinkler
system is required.
If, however, you would like to grant potential homeowners or residents the ability to exceed the parameters
of both Home Occupation and I.B.C. Live/Work Units, then you would need to establish the units as being
"mixed -use dwellings." Under this category, the owner of the dwelling unit or business is not required to
reside on the premises, or more than 50% of the floor area may be devoted to the non-residential use, or
there is no limit on the number of employees.
Under this classification, the I.B.C. would categorize this as a B/R-2 or B/R-3 Occupancy. A B/R-2 or B/R-3
Occupancy requires handicap access, handicap bathrooms on the ground floor and a NFPA 13 automatic
fire extinguishing system. Installing a NFPA 13 system at the time of initial construction would allow for
maximum flexibility for owners to transition from being a dwelling unit (exclusively or with a Home
Occupation) to a Mixed -Use Dwelling in order to allow conversion from a dwelling unit to a business unit
(exclusively) at any such time as market conditions warrant.
6. With the proposed zero foot setback along both streets, the opportunities for landscaping would be limited
to placing trees in grates in the public right-of-way which is typical of a Downtown environment. Please be
sure to coordinate with Engineering and Forestry so that grate size and location and tree species are all
acceptable. The width of the sidewalk must be such that there is room for this tree and grate design.
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Fort Collins.
Department:
Engineering Development Review
Contact:
Marc Virata, 970.221-6567, mvirata(rDfcgov.com
1.
Larimer County Read Impact Fees Street Oversizing
and Fees are due at the time of building permit.
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1
Please contact Matt Baker at 224-6108 if you have any questions.
2.
The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
3.
Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs
and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or
restored to City of Fort Collins standards at the Developers expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy. The access ramps at the
northeast corner of Olive Street and Mathews Street will need to be retrofitted with truncated dome detection.
Unused driveway abutting the property shall be removed with the project.
4.
Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
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determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for
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their requirements as well.
5.
Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htni
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
9 foot utility easements are typically required behind Mathews and Olive Street right-of-way, along with an 8
foot utility easement along the alley. Given that zero lot line construction is intended with the proposal,
verification from the utility providers on the elimination of any utility easements will need to occur. Utility
coordination for design and placement of utility facilities will also need to occur.
7. As depicted on the site plan, Olive Street will need to be altered with the more standard parkway
landscaping between sidewalk and street.
8. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Department: Electric Engineering
Contact: Justin Fields, 970-224-6150, ifields(a0cgov.com
1 1. The transformer and meter locations will need to be coordinated with Light and Power Engineering, (970)
221-6700. Each unit will need to be individually metered. The transformer needs to be within 10 feet of an
t 15 all-weather dive over surface with three feet of clearance around the sides and back and eight feet of
clearance on the front.
F 2. Electric development and system modification charges will apply. Contact Light and Power Engineering for
an estimate of these charges.
3. If a fire pump is required, contact Light and Power Engineering for the wiring requirements for the pump.
!� Ft `�` Three phase power will likely be needed for the pump but three phase is not currently available to the site.
Call Light and Power Engineering for an estimate of the cost to bring three phase to the site.
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4. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided
throughout all buildings with a Group R (Residential) fire area.
2006 Intemational Fire Code 903.2.7
5. ROOF ACCESS
UPON FURTHER REVIEW, THIS COMMENT HAS BEEN REMOVED AS EVERY TOWNHOME WILL H.111VE A
SEPARATE STAIRWAY TO THE ROOF.
6. FIRE STANDPIPE SYSTEM
UPON FURTHER REVIEW, THIS COMMENT HAS BEEN REMOVED AS R-3 OCCUPANCIES ARE
EXEMPTED FROM THIS REQUIREMENT PER 061FC905.3
7. BALCONIES AND DECKS
Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling
units where the building is of Type V construction.
2006 Intemational Fire Code 903.3.1.2.1
8. FDC
Fire Department Connections shall be installed in accordance with NFPA standards. Fire department
connections shall be located on the street side of buildings, fully visible and recognizable from the street or
nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire
department.
2006 International Fire Code 912.2
9. KEY BOXES REQUIRED
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s) on
every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be higher
than 6 feet above finished floor.
2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20
10. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
2006 Intemational Fire Code 505.1
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lexofcgov.com
1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
le �t protects significant trees, natural systems, and habitat'. Note that a significant tree is defined as a tree having
DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site may have a
DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester
(221 6361) to determine the status of the existing trees and any mitigation requirements that could result from
the proposed development.
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3).
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
3. Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or drought -tolerant
landscapes, or that require primarily turf -grass are prohibited by both the State of Colorado and the City c`
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design shall provide for the preservation and adaptive use of the historic structure. The development plan
and building design shall protect and enhance the historical and architectural value of any historic property
that is: (a) preserved and adaptively used on the development site: or (b) is located on property adjacent to
the development site and qualifies under (1), (2) or (3) above. New structures must be compatible with the
historic character of any such historic property, whether on the development site or adjacent thereto.
5. The applicant is encouraged to take advantage of complimentary reviews with the Landmark Preservation
Commission Design Review Subcommittee, or the full Commission at a monthly Work Session, very early in
the project. These may be arranged by contacting staff.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlvnxwileraooudre-fire.org
1. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
t ° Commercial hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to
the building, on 600-foot centers thereafter.
2006 International Fire Code 508.1 and Appendix B
2. FIRE LANES
Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route
around the exterior of the building. Alleys are generally not considered an acceptable means of fire access
and any requested deviation shall be first approved by the fire marshal. When fire lanes cannot be
provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped
throughout with an approved, automatic fire -sprinkler system
2006 International Fire Code 503.1.1
3. FIRE LANE SPECIFICATIONS
If a fire lane is required, a fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane must meet the
following general requirements
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width' & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3. 503.4 and Appendix D, FCLUC 3.6.2(B)2006
and Local Amendments.
"STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT
O61FC Appendix D and Poudre Fire Authority Administrative Policy 85-5: In order to accommodate aerial fire
apparatus access (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long
side of the building. At least one of the required access routes meeting this condition shall be located within
a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one
entire side of the building. If this condition cannot be met, the requirement may be offset by a full NFPA13
sprinkler system. Further review and discussion of your project is recommended. Please contact me as
needed with questions or comments.
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determine the present Stormwater fees and runoff coefficient category.
4. Water quality treatment for 50% of the site is provided for in the Udall Natural Area water treatment facility.
However additional onsite water quality treatment is encouraged as described in the Fort Collins Stormwater
Manual, Volume 3 - Best Management Practices (BMPs). Extended detention is the usual method selected
for water quality treatment, however the use of any of the BMPs is encouraged.
(http: /Av".fcgov. com/utilities/business/bu ilders-and-developers/development-forms-guide lines -regulations/
stormwater-criteria)
5. Low Impact Development (LID) requirements went into effect March 11. 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be
pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is
also more information on the EPA web site at: http:/lwater.epa gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_mem ber_219392996.
6. The drainage outfalls for the site are the surrounding streets and alley or there is a storm drain line east of
the intersection of Olive and Mathews with inlets at three of the corners of the intersection. One of the inlets
is on Olive is adjacent to the site and there is a roof drain tied into the manhole near the corner of the
intersection Please refer to the Stormwater inventory map provided.
7. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious area
over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is issued. Information on fees
can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow required
before the Development Construction permit is issued. The amount of the escrow is determined by the
design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in
accordance with the Fort Collins Stormwater Manual
8. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as
well the Fort Collins Stormwater Manual.
Department: Historical Preservation
Contact: Josh Weinberg, 970-221-6206, iweinbergnafcgov.com
1. The existing building at 220 East Olive was determined not individually eligible for designat;on as a Fort
1 1 Collins Landmark under Municipal Code Section 14 Thus, there is no further Historic Preservation review, of
the demolition of this building.
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2. This project has the potential to affect several properties that are designated on the National Register of
Historic Places in the Laurel School National Register District, as well as designated Fort Collins Landmarks
and buildings individually eligible for designation as Landmarks. Therefore the project will be reviewed for
compliance with LUC Section 3.4.7, Historic and Cultural Resources.
3. LUC 3.4.7(A) Purpose, states: This section is intended to ensure that, to the maximum extent feasible: (1)
historic sites, structures or objects are preserved and incorporated into the proposed development and any
undertaking that may potentially alter the characteristics of the historic property is done in a way that does
not adversely affect the integrity of the historic property; and (2) new construction is designed to respect the
historic character of the site and any historic properties in the surrounding neighborhood.
4. LUC 3.4.7(8) General Standard, states: If the project contains a site, structure or object that is [designated or
individually eligible for designation] then to the maximum extent feasible, the development plan and building
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standard. Additionally, a 21' driveway width is a concern when it comes to adequately being able to ente.,
and exit the garage without having to make numerous turning movements and attempts. Snow conditions
will also add to the problem.
4. If the project proceeds as'attached single-family', then some of the modification requests will need to be
ton b j re -worked so that they apply to the individual, fee simple lots, rather than the overall lot as it exists today
f i.e. the density modification will include a request to have lots smaller than 5000 square feet with the FAR
based on the lot size of each of the 12 individual lots. Similarly, the setback modifications might need to be �y�s y S;.r 1
adjusted based on the relationship of the 12'individual' buildings to the lot lines on which each building sits., " `�"` 4-
If the project is changed to multi -family, then the proposed modifications wouldn't need to be revised
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221.6854, rbuffington(o)fcgov.com
1 1. Existing water mains and sanitary sewers in this area include a 4-inch water main in Mathews, a 6-inch water
main in Olive and an 8-inch sewer in the N/S alley to the west.
2. The existing active water service to the site is a 1 %rinch service connecting to the main in Mathews. In
addition, there is a''Yeinch service extending from the main in Olive that was labeled for future use.
3. Existing water/sewer lines extending to the property must be used or abandoned at the main.
4. The water conservation standards for landscape and irrigation will apply Information on these requirements
can be found at: hUp://www.fcgov.com/standards
5. Development fees and water rights will be due at building permit. Credit will be allowed for the existing
service for which an account is established.
6. If each unit is on a separate platted lot, separate water and sewer services will be required for each unit.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschi ueter(afcgov.com
1 • It is important to document the existing impervious area since drainage requirements and fees are based on
new impervious area. An exhibit showing the existing and proposed impervious areas with a table
summarizing the areas is required prior to the time fees are calculated for each building permit.
2. A drainage report, erosion control report, and construction plans are required and they must be prepared by
a Professional Engineer registered in Colorado. The drainage report must address the four -step process
for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities neec
to be prepared by the drainage engineer and there is a final site inspection required when the project is
complete and the maintenance is handed over to an 4OA or another maintenance organization. The
erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3,
Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact
the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
3. When a site is completely redeveloped (scraped) the standard requirement is to provide onsite detention
with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as
long as it is not deeper than one foot. A variance to the 2 year historic release rate may be justified if the
site has been paying fees for a higher imperviousness. Please contact Jean Pakech at 221- 6375 to
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Fort Collins
September 23, 2013
Brad Florin
Olive Street Properties, LLC
P.O. Box 270070
Fort Collins, CO 80527
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6760
970.224.6134 - fax
ficgov.00m
Re: 220 E Olive - Townhomes
Description or project: This is a request to demolish an existing structure and construct 12 mixed -use dwellings in
combination with single family attached townhomes located at 220 East Olive Street (Parcel # 97123-20-001). The
townhomes would be three stories and divided between two rows of 6 units by a private driveway serving the
at -grade, under -structure garages. The site is located in the Neighborhood Conservation Buffer (N-C-B) Zone District.
Single family attached dwellings require an Addition of a Permitted Use in the N-C-B Zone District, subject to Planning
& Zoning Board (Type 2) review.
The project also proposes several modifications of standard relating to lot size, floor -to -area ratios, setbacks,
walkways, driveway width and architectural embellishments.
Please see the following summary of comments regarding the project request referrenced above. The comments
offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the
project application. Modifications and additions to these comments may be made at the time of formal review of this
project. If you have any questions regarding these comments or the next steps in the review process, you may
contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343
or tshepard@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Peter Barnes, 970-416.2355, pbames(@,fcqov.com
1. The proposed dwelling units are classified as'attached single-family'. Such a use isn't a permitted use in
A ak A0.0- Jf 1J the NCB zone. Approval of the use is possible only though the 'addition of permitted use' (APU) process.
An APU application must be accompanied by a complete PDP submittal (site, landscape, civil drawings,
etc) and will be subject to P&Z Board approval.
2. The north side setback modification based on wall height needs additional clarification, i.e., the request
a�, 1 clearly needs to state that the modification request is to allow the required north side setback to be reduced
from 17' to 5'.
3. With regard to the 8th modification - driveway width: The standards in Sec. 2.8.2(H)(4) is NOMINAL,
inconsequential. This means that the request deviates from the standard in a nominal AND inconsequer,ial
way, The applicant has indicated that their request is only inconsequential. That doesn't satisfy the
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