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HomeMy WebLinkAboutTOWNHOMES AT LIBRARY PARK PDP W/ADDITION OF PERMITTED USE - PDP130033 - CORRESPONDENCE - (9)Development and Neib...,orhood Services office. The fees are due a, .,ie 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. Also, such units may aquired to have a monitored fire alarm sy; and 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. 7. The request for the stand-alone Modifications of Standard, it 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 1.3.4 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), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.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 9. A Development Conn, ion Permit (DCP) will need to be obtained . ,r to starting any work on the site. Department: Electric Engineering Contact: Justin Fields, 970-224-6150, jfields@fcgov.com 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 all-weather dive over surface with three feet of clearance around the sides and back and eight feet of clearance on the front. 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. 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. Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com 1. Regarding encroachments into the required front setback areas and street rights -of -way, please refer to Section 3.5.3(E)(7). Encroachments into the public alley right-of-way are not permitted. Note that this particular section is applicable only if the plan establishes that the units are available for " live -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 transformer. It maybe 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 Engineering Department to set this meeting up. 5. For purposes of the Land Use Code, please note that under the Home Occupation provisions in Section 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 the dwelling unit. If staying within the limits of these parameters is what you are envisioning, then, from a Zoning perspective, further describing the units as `live -work" is confusing. This is because under the International Building Code, Section 419, there is a separate category called "Live/Work Units." This category allows up to five non-residential employees which exceeds that allowed as a Home Occupation. Further, such units would be classified 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. Department: Environmento ginning Contact: Lindsay Ex, 970-224-6143, Iex@fcgov.com 1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) 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 of Fort Collins. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. 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 Developer's 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 determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for 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: hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 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. > The required turni% ;i of a fire apparatus access road shall be nimum 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 061FC 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. 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 International Fire Code 903.2.7 5. ROOF ACCESS UPON FURTHER REVIEW, THIS COMMENT HAS BEEN REMOVED AS EVERY TOWNHOME WILL HAVE 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 International 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 International Fire Code 505.1 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(B) 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 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, 970416-2869, illynxwiler@poudre-fire.org 1. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. 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 project is complete _..d the maintenance is handed over to an HL... 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 maybe justified if the site has been paying fees for a higher imperviousness. Please contact Jean Pakech at 221- 6375 to 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. (hftp://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu ideIines-regulati ons/sto rmwate r-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 orbhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm? goback=. gd e_4605732_membe r_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, iweinberg@fcgov.com 1. The existing building at 220 East Olive was determined not individually eligible for designation as a Fort Collins Landmark under Municipal Code Section 14. Thus, there is no further Historic Preservation review of the demolition of this building. 2. The north side setbau., modification based on wall height needs ao,..,,mal clarification. i.e., the request 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 inconsequential way. The applicant has indicated that their request is only inconsequential. That doesn't satisfy the standard. Additionally, a 21' driveway width is a concern when it comes to adequately being able to enter 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 re -worked so that they apply to the individual, fee simple lots, rather than the overall lot as it exists today. 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 adjusted based on the relationship of the 12 'individual' buildings to the lot lines on which each building sits. 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@fcgov.com 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'h-inch service connecting to the main in Mathews. In addition, there is a 3/a-inch 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: http://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,_gschlueter@fcgov.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 need to be prepared by the drainage engineer and there is a final site inspection required when FCity,,�of Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com August 16, 2013 Brad Florin Olive Street Properties, LLC P.O. Box 270070 Fort Collins, CO 80527 Re: 220 E Olive - Townhomes Description of 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, 970416-2355, pbarnes@fcgov.com 1. The proposed dwelling units are classified as'attached single-family'. Such a use isn't a permitted use in 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.