Loading...
HomeMy WebLinkAbout3425 S. SHIELDS ST. MIXED-USE - PDP - 28-07 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW0 Please let us know if you have any other issues. Sincerely, Joanna Frye Project Manager V.F. Ripley Associates, Inc. 0 3. Onsite detention is required with a 2-year historic release rate for water quantity. Extended detention is required for water quality treatment. The open area is proposed to be used as detention. However the eastern side of the site may be difficult to drain to a pond west of the lower portion of the site (along Shields). The applicant responded that there may be some parking lot detention on the east side of the site. It still may be difficult to detain runoff from the roofs of the buildings along Shields St. and the sidewalk on Shields. Actually each site is supposed to detain for half of all adjacent streets and alleys. In this case a variance may be justified. Water quality treatment may also be difficult for that area since water quantity extended detention cannot be in the parking lot. Parking lot detention is limited to one foot deep. Water quantity and quality detention is being proposed for this development. Please see drainage report. 4. There also appears to be some offsite flows that need to be considered and passed through the site. Yes. These are passed through safely. Water Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com 1. Existing mains: 24-inch water and 8-inch sewer in Shields; 8-inch water main in N/S drive adjacent to Grease Monkey; 8-inch sewer in a N/S alignment within an easement on the property to the west. Acknowledged. 2. The water main in Shields is part of the main pressure zone which has pressure in the 40 to 50 psi range. The main in the N/S drive adjacent to Grease Monkey is in the Foothills pressure zone which has pressure ranging from 90 to 100 psi. As a result of the different pressure zones, the main in Shields and the main in the drive west of Grease Monkey cannot be 'tied together to loop the system; however, with the number of units and amount of commercial space proposed, the development needs two points of connection to one of the pressure zones.. Due to mature landscaping removal, HOA opposition, utility line crossings/conflicts and maintenance concerns, one waterline connection is being proposed at this time. 3. Separate water/sewer services will be required for the commercial and residential portions of the mixed use buildings. N/A 4. Development fees and water rights will be due at time of building permit. Acknowledged. 4. Please dedicate an Emergency Access Easement out to Richmond Drive. Currently, this is dedicated only as an access easement. The EAE must be a minimum of 20 feet wide. A private drive may be used to access the rest of the site. Use standard drive approach access point design at the intersections with public streets. Due to the existing perpetual public access easement off Richmond Drive filed in 1987, emergency vehicle access has been guaranteed. In addition, we are dedicating a 28 ft EAE off of Shields Street. This arrangement provides two separate ingress/egress emergency access points for this project. 5. Access to a fire hydrant capable of providing 1500gpm at 20psi is required. No structure may be more than 300 feet from a fire hydrant. Acknowledged. Transportation Planning Contact Info: Dave Averill, 416-2643, daverill@fcgov.com 1. Please describe the context of the neighborhood in your formal submittal. Show any existing walkways adjacent to the site. Done. 2. The office/retail uses will need bike parking facilities. Please provide at least as many bike parking spaces as 5% of the number of car parking spaces. Acknowledged. Natural Resources Contact Info: Dana Leavitt, 224-6143, dleavitt@fcgov.com 1. Contact City Forester Tim Buchanan at tuchanan@fcgov.com or 221-6361 to arrange a site visit to examine existing trees on site. Stormwater Contact Info: Glen Schlueter, 221-6065, gschlueter@fcgov.com 1. The design of this site must conform to the drainage basin design of the Foothills Drainage Master Drainage Plan as well the City's Design Criteria and Construction standards. Acknowledged. 2. The city-wide development fee is $3,070/acre ($0.0705/sq.ft.) for any new impervious area over 350sf. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. It is important to document any existing impervious areas, both for calculation of fees and detention requirements because it is grandfathered. Acknowledged. Acknowledged. 8. The existing curb cut along Shields.which serves the existing house must be closed. Future access to the site will be right -in, right -out only. Acknowledged. Curb Cut removed for existing house in proposed condition. 9. Utility plans, a development agreement (DA), a development construction permit (DCP) and a plat will need to be prepared for this project. Acknowledged. 10.Any public improvements must be made according to Larimer County Urban Area Street Standards. Acknowledged. 11.Any existing overhead utility lines must be undergrounded. Acknowledged. Poudre Fire Authority Contact Info: Contact Info: Carie Dann, 416-2869, cdann@ poudre-fire.org 1. Addressing must be visible from the street on which the project fronts. A kiosk on Shields would meet this standard. Numerals must be at least 6 inches high on a contrasting background. Each building must also be clearly addressed. Acknowledged. Commercial building is proposed to address off Shields St. and residential buildings off of Richmond Dr. per recent meeting with current planning and PFA. 2. We are in the process of switching to the International Fire Code (IFC). As a result, there will be some changes in regulations. One change that affects your project is that it is classified as NFPA13 (mixed -use) which requires sprinklers. Acknowledged. 3. The private drive must be dedicated as an Emergency Access Easement with a minimum width of 30 feet for buildings 3 stories and over and 20 feet for 2 stories and under. Minimum inside turning radii of 25 feet and maximum outside turning radii of 50 feet. Each time the private drive turns 90 degrees, it must have a new name to keep addressing clear. Acknowledged. A 30 ft EAE is being dedicated for the residential private drive loop. This easement . includes the private drive, roll-over curb & gutter, and sidewalk as previously coordinated with applicant and PFA during meeting in late July. A 28 ft EAE is being dedicated along the private drive off Shields Street and a 24 ft EAE is being dedicated along the private drive on the west side of the commercial building as previously coordinated during this meeting as well. Engineering Contact Info: Randy Maizland, 416-2292, rmaizland@fcgov.com 1. Larimer County Road Impact Fees and a City Street Oversizing Fee will apply to this project. You may contact Matt Baker at (970) 224-6108 for an estimate of the fees. Acknowledged. It is our knowledge that the oversizing fee has expired for this area. 2. The City's Transportation Development Review Fees will apply to this project. You can get more information about these fees at http://fcqov.com/engineering/dev-review.php Acknowledged. 3. A Transportation Impact Study (TIS) will need to be submitted for this project. Contact Eric Bracke at (970) 224-6062 for a scoping meeting. You also need to contact Transportation Planning (see below) for information on what non -vehicular modes of transportation should be included in the TIS. TIS submitted. 4. Right-of-way for streets and utility easements will need to be dedicated. Shields is a four -lane arterial so 57.5 feet from the centerline of Shields will need to be dedicated, plus a15-foot utility easement behind the right-of- way. Construct a six-foot detached walk to standard or apply for a variance to this requirement. Acknowledged. 5. A repay may be due for recent street improvements to Shields St. Matt Baker (contact info in comment #1) can give you more information. It is our knowledge that the repay for Shields St. has expired for this area. 6. Because the site is tight, a utility coordination meeting is suggested for this project. Acknowledged. 7. Any damaged sidewalk, gutter or curb will need to be repaired or replaced. 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. l 1. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at hftp://www.colocode.com/ftcollins/landuse/begin.htm 2. This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards, and Division 4.6 Medium Density Mixed -Use Neighborhood District. 3. When developing your plans for submittal, pay particular attention to the following sections of the Code: • 3.2.1. Landscaping and Tree Protection • 3.2.2 Access, Circulation and Parking • 3.2.3 Solar Access, Orientation and Shading • 3.2.4 Site Lighting • 3.5.1 Building and Project Compatibility • 3.5.2 Residential Building Standards • 3.5.3 Mixed -Use, Institutional and Commercial Building Standards (for the non-residential and mixed -use units) • 4.6 (D) and (E) Land Use Standards and Development Standards 4. The multi -family buildings in the interior of the site need a connecting walkway to the street sidewalk on Shields, per Section 3.5.2(C)(1). Given that there is a park with pathways in the middle of the three multi -family units and it looks like there is a passage way under the easternmost building, it would be acceptable to create a connecting walkway from the easternmost building to Shields, between the mixed -use buildings on Shields. Since it does not appear that you can break up the eastern parking area, you will need to employ special techniques called out in Section 3.2.2(C)(5)(b), including raising the pedestrian surface and having it be continuous across the drive aisle. Incorporate landscaping, lighting and traffic calming measures to enhance this walkway. Acknowledged. A safe pedestrian connection that will be well lit has been incorporated. 5. 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. 6. 1 will have more detailed comments once I have more detailed plans to review. 7. An exhaustive list of submittal requirements for this type of project is available at http://fcgov.com/currentplanning/pdf/project-dev-plari.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. 8. You will need to set up an appointment to submit your application with Current Planning at 221-6750. Incomplete submittals will not be accepted. 9. Though it is not required, I suggest that we conduct a neighborhood meeting for this project since it will be a big change from what is currently there. Amy has contacted me about setting this up so I will follow up with her to schedule. 1. • 2. Required parking standards are found in Section 3.2.2 (K). Minimum required residential parking is based on number of bedrooms, per the chart in Section 3.2.2 (K)(1)(a). Maximum allowed non-residential parking is based mostly on square footage, per the chart in Section 3.2.2 (K)(2)(a). There are also standards that must be met for handicap parking including at least 1 van -accessible handicap spot.. Please disburse handicap parking throughout the project at locations very convenient to entrances and ramps. Acknowledged. We anticipate shared parking among both residential and commercial uses. Residential parking can cross -park after business hours. 3. This parcel is in the Residential Neighborhood Sign District. Please call or email me for more information and show signs on elevations. 4. Landscape the park area according to Land Use Code Section 3.2.1. Acknowledged. 5. Provide bike parking for the mixed -use buildings on Shields in locations convenient to the entrances. Provide additional bike parking for the residential buildings unless bike parking will be provided in garages, in which case please note on plans. Acknowledged. 6. Anywhere where garbage will be centrally collected, provide trash enclosures that are large enough to accommodate recycling and that are designed with materials that are consistent with building materials. Acknowledged. Both trash collectors are centrally located for each use and they will be consistent with the architecture. 7. Check with Tim Buchanan, City Forester at 221-6361 or tuchanan@fcgov.com about using the existing trees to meet your street tree requirements. Tim can also assess any other trees onsite for health and significance. Acknowledged. 8. The interior of the parking lot must have a minimum of 10% landscaping. Acknowledged. 9. Buildings are limited to a maximum of three stories. Acknowledged. Current Planning Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com 1 Fr1iiPI*_=yA550CIATES INC Landscape Architecture Urban Design Planning August 22, 2007 Anne Aspen Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80524 RE: 3425 S. Shields Mixed Use PDP Response to staff Project Review comments Dear Ms. Aspen: We have reviewed the staff letter dated April 26, 2007 and have the following response comments: • ITEM: 3425 S. Shields redevelopment COMMENTS: Zoning Contact Info: Jenny Nuckols, 416-2313, jnuckols@fcgov.com 1. The proposed uses are permitted in the MMN zoning district. Currently, without non-residential uses, this project would be subject to an Administrative (Type 1) review. With Type I non-residential uses, it will be subject to Administrative (Type 1) review. With any Type II non-residential uses, it will be subject to a Planning and Zoning Board (Type 11) review. Be aware that as of the week before your conceptual, we are considering Land Use Code changes for the current Land Use Code cycle which may be approved in June that would impact your project favorably. Specifically, the changes would be as follows: Mixed -use dwellings (any of the allowable Type I or Type II non-residential uses plus dwelling units in one building) would be allowed, subject to Type I review. Type II Non- residential uses (standalone with no dwelling unit included) would be allowed as they are currently, subject to a Type II review. Stay tuned as we progress through the Land Use Code change cycle to see if these changes are approved by City Council. If they are approved, they would apply to projects that are submitted starting around late -June. Acknowledged. Phone 970.224.5828 Fax 970.224.1662 401 West Mountain Ave. Suite 201 Fort Collins, CO 80521-2604 vilripley.com