HomeMy WebLinkAboutLANDMARK RESIDENCES ON MOUNTAIN AVENUE - PDP - PDP140011 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWLandmark Residences on Mountain Ave. PDP
July 23, 2014
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Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi -family projects are on track to complying with all of the
adopted City codes and Standards listed blow. The proposed project should be in the early to
mid -design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi -family proiects are advised to call 416-2341 to schedule a
pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (/PC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load. 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
416-2341
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July 23, 2014
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notes for the irrigation plan.
Response: Acknowledged Further information will be supplied for Final Plans
8. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public
hearing. The applicant for this development request is required to hold a neighborhood information
meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get
feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing.
Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
Response: The neighborhood meeting has been held.
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.
Response: Acknowledged
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/ftcollinsAanduse/begin.htm.
Response: Acknowledged
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.
Response: Acknowledged
12. Please see the Submittal Requirements and Checklist at:
htti)://www.fcqov.com/developmentreview/applicabons.Dhp.
Response: Acknowledged
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.
Response: Acknowledged
14. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Response: Acknowledged
15. While this LMN site was not specifically included in the recent Eastside Westside Neighborhoods
Character Study, the properties surrounding were. A copy of this study can be found at
hftp://www.fcgov.com/advanceplanning/eastwestneighborhoods.php
Specifically, the character areas outlined in the study can help inform discussions of the areas context.
Architecturally speaking, most homes in the area were found to have brick and/or wood siding; large
front porches and trim details with contrast adding a sense of scale and providing visual interest.
Response: Acknowledged
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Planning Services
Contact: Courtney Levingston, 970-416.2283, clevingston(Mcgov.com
1. Will the property be platted as to locate each "attached single family dwelling" on its own lot? The LUC
definition of dwelling, attached single family notes this distinction.
Response: Each single family dwelling is on its own lot
2. When you formally submit, please provide net and gross density information in table format on the site
plan. There are spcific ways to calculate net and gross density which are outlined in Section 3.8.18 of the
Land Use Code.
The maximum LMN density is 9 dwelling units per gross acre.
Response: A modification for density has been submitted.
3. The application indicates the building sqare footage at 13,980. Please provide information on the site plan
as to the total proposed footprint of all buildings (including the garages/outbuildings) The maximum
footprint size is 20,000 square feet.
Response: Areas have been added to the plans.
4. The LMN zone has speck regulations relating to roof form. The buildings shall have either: 1) sloped
roofs; 2) combined flat and sloped roofs, provided that the sloped portion(s) forms a substantial part of the
building and is related to the integral structure, entries and activity areas; or 3) flat roofs with building
massing stepped or terraced back to form usable roof terrace area(s). The minimum pitch of any sloped
roof shall be 6:12. Buildings containing more than four thousand (4,000) square feet of gross floor area
shall have at least three (3) roof planes that are directly related to building facade articulations.
Response: Acknowledged.
5. A question raised regarding future flexibility as it relates to the commercial space. While coffee shops are
considered "fast food restaurants -no drive thru" in the Land Use Code, a coffee shop that sells wine would
be considered a "standard restaurant" by the Land Use Code. If the Applicant is looking for a bit of future
use flexibility, you may want to consider calling out the use for the commercial space as fast food - no
drive thru (coffee shop) and/or standard restaurant. Please check with Aimee Jensen, Deputy City Clerk,
regarding liquor licensing regulations and visit http://www.fcgov.com/cityclerkAiguor.php
Response: The commercial space shall be fast food and/or standard restaurant.
6. This project will be required to meet the recently adopted streetscape design standards as well as the
street tree requirement (shade trees spaced on 30' centers). The parkway will need to be irrigated. The
streetscape design guidelines can be downloaded at:
htto://www fc-gov com/advanceplanning/streetscapedesign php
Response: Acknowledged
7. "full tree stocking" is required in all landscape areas within 50' of a building. Additionally, foundation
plantings at least 5 feet in width are required along at least 50% of the buildings exterior walls.
Please remember to provide a water budget chart with hydrozone identification for the total annual water
use for the site.
An irrigation plan will be required at time of building permit. Please contact Eric Olson, Water Conservation
Coordinator, at 970-221-6704 for details on the irrigation plan requirements. He can also provide standard
Landmark Residences on Mountain Ave. PDP
July 23, 2014
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Response. A detached sidewalk is being constructed in its ultimate location.
8. The property abuts an unpaved alley to the north and the development is required to design and pave
the alley from Shields Street to the eastern abutting boundary.
Response: Pavement has been provided with a modfied cross section to be sensitive to an existing tree
9. Access onto Shields Street would need to be reviewed as it does not meet separation requirements
from the Shields Street and Mountain Avenue intersection.
Response: A variance has been submitted_ We are moving the existing driveway access further away from the intersection.
10. Construction plans will be required.
Response: Acknowledged
11. A Development Agreement is required and will be recorded once the project is finalized with recordation
costs paid for by the applicant.
Response: Acknowledged.
12. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Response: Acknowledged
Department: Electric Engineering
Contact: Justin Fields, 970-224-6150, jfieldst7a.fcgov.com
1. Electric development and system modification charge will apply. Credit will be given for the existing
service to the gas station. Contact Light and Power Engineering, 970-221-6700, for an estimate of these
charges.
Response: Acknowledged.
2. Coordinate the transformer and meter locations with Light and Power Engineering. All units need to be
individually metered.
Response: Acknowledged.
3. A C-1 form will need to be submitted for the commercial unit. The C-1 form is available at
http://www.fcgov.com/utilitiesfmq/site specific/uploads/c-1 form.pdf.
Response: Acknowledged
Department: Advance Planning
Contact: Courtney Levingston, 970416-2283, clevingstonno.fcgov.com
1. While this LMN site was not specifically included in the recent Eastside Westside Neighborhoods
Character Study, the properties surrounding were. A copy of this study can be found at
hftp://www.fcgov.com/advanceplanning/eastwestneighborhoods.php
Specifically, the character areas outlined in the study can help inform discussions of the areas context.
Architecturally speaking, most homes in the area were found to have brick and/or wood siding; large
front porches and trim details with contrast adding a sense of scale and providing visual interest.
Response The architectural design has reflected the standards in the Eastside Westside Neighborhoods Character Study
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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.
Response: Acknowledged
Department: Engineering Development Review
Contact: Marc Virata, 970-221.6567, mviratatir)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.
Response: Acknowledged
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: hftp://www,fcqov.com/engineednq/dev-review. PhD
Response: TDRF has been submitted.
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.
Response: Acknowledged.
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.
Response: The meetings have taken place and a traffic memo has been submitted
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.lahmer.oro/engineednq/GMARdStds/UrbanSt.htm
Response: Acknowledged
6. Existing right-of-way along Mountain Avenue meets the minor arterial roadway classification identified on
the City's Master Street Plan. Shields Street is classified as a two lane arterial. With an existing 60 feet of
right-of-way abutting the property, and 115 feet as part of the two lane arterial standard, the development
is typically required to dedicate 27.5 feet of right-of-way. The City however has established a
constrained arterial right-of-way cross section of 102 feet, and has determined this to be an acceptable
option in this scenario, which would result in a 21 foot right-of-way dedication. Shields Street's lack of
on -street bikelanes from Laurel Street to the Poudre River Trail is specifically identified on the City's
Capital Improvement Plan as an identified Bicycle Project,
Response: The 21' of right-of-way is being dedicated with this project.
7. New detached sidewalk and street trees along Shields Street would need to be installed corresponding
with the ultimate right-of-way location, or as an option, an interim sidewalk may be explored with the
understanding that funds in lieu of constructing the sidewalk in the ultimate location would need to be
provided to the City (in an amount currently determined to be $35.00 per linear foot if paid in the year
2013.
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> 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
In order to accommodate the access requirements for aerial fire apparatus (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.
2006 International Fire Code Appendix D; Poudre Fire Authority Administrative Policy 85-5
If the vehicle access to the alley will remain, PFA is asking that the turning radii within the site be
constructed to allow engines to exit from the site via the alley rather than to attempt a risky back-up
maneuver onto Shields.
Response: We have had a meeting to discuss the fire lane and determined that a turn -around is not possible. The existing alley does
not have enough maneuverability room for the fire truck. It was determined that reversing onto Shields street may be the only option
3. FIRE CONTAINMENT
The building exceeds 5000 square feet and shall be sprinkiered or fire contained. If containment is used,
the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to
installation.
Response: Acknowledged
4. 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
Response: Acknowledged.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224-6143, lexcDfcgov.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.
Response: A walk-through has been completed and a tree mitigation plan has been submitted.
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.
Response: Acknowledged.
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July 23, 2014
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Response: The proposed architecture uses similar materials as the surrounding homes. The scale of the building is proportionate to
the surrounding neighborhood.
2. 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.
Response: Acknowledged
3. Historic Preservation Staff and the Landmark Preservation Commission are always available to assist with
free professional advice and complimentary design reviews on issues affecting historic properties.
Response: Acknowledged. Thank you
Department: Fire Authority
Contact: Jim Lynxwiler, 970416.2869, jlynxwiler(a)poudre-fire.orq
1. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Commercial hydrants are required 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
Response: Acknowledged.
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. 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
The proposed building is out of fire assess and an Emergency Access Easement will be required on the
north side of the property. Fire lane specifications are provided here for your reference.
FIRE LANE SPECIFICATIONS
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.
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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.
Response: Acknowledged.
12. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov. com/utilities/business/builders-and-developers/developmen t-forms-guidelines-regu lati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
Response: Acknowledged.
13. 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 Harridan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: hftp://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member _219392996.
LID design information can be found on the City's web site at:
http://www.fcgov. com/utilities/businesstbuilders-and-developers/development-forms-g u idel ines-regulatio
ns/stormwater-criteria.
Response: Acknowledged
14. 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.
Response: Acknowledged.
15. 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.
Response: Acknowledged
16. The drainage outfall for the site is either the alley, the curb and gutter of the two streets, or there is an
inlet on Shields St. near the intersection of Shields St. and Mountain Ave.
Response: Acknowledged
Department: Historical Preservation
Contact: Josh Weinberg, 970-221.6206, Iweinberg fcgov.com
This project has the potential to affect several properties that are individually eligible for designation as
Fort Collins Landmarks. Therefore the project would be reviewed for compliance with LUC Section 3.4.7,
Historic and Cultural Resources.
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Response: Acknowledged
4. Critical use facilities (group homes, residential care facilities, congregate care facilities, daycare facilities,
etc.) are not allowed in any portion of the 100-year floodplain.
Response: Acknowledged.
5. Any construction activities in the floodplain must be preceded by an approved floodplain use permit, $25
fee and approved plans. The permit form can be obtained at
http://www. fc-gov. com/utilities/what-we-do/stormwate r/flooding/forms-documents.
Response: Acknowledged.
6. Portions of the existing sidewalk, landscaping, and the street improvements on Mountain Avenue are in
the 100-year floodway. Nonstructural development (curb -cuts, driveways, sidewalks, vegetation, etc.)
can be built within the floodway as long it can be proven that the work will not cause a change in the
Base Flood Elevation (BFE), or a change to the boundaries of the floodway or flood fringe. This is
called a No -Rise Certification and it must be performed, and signed, by a Professional Engineer
registered in the State of Colorado.
Response: Acknowledgec
7. Development review checklists for floodplain requirements can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these
documents when preparing your plans for submittal. You can contact Shane Boyle of Stormwater Master
Planning at sboyle@fcgov.com for floodplain CAD line work and erosion buffer zone limits, as required
per the floodplain development review check list.
Response: Acknowledged.
8. The Floodplain Administrator for the Old Town Basin is Brian Varrella; 970.416.2217,
bvarrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com with any
questions or comments.
Response: Acknowledged
9. Stormwater Development Review Comments:
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.
Response:Acknowleaged.
10. 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
the project is complete and the maintenance is handed over to an HOA 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 ischlam@fcgov.com.
Response: Acknowledged.
11. Also 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
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July 23, 2014
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contact Ward Stanford (970-221-6820) to schedule a scoping session
Response: Please see the attached Traffic Memo.
2. The minimum separation of a high volume access (350 veh/day) and a street intersection is 460 feet. This
may come into play between the proposed site access on Shields and the Mountain Avenue intersection
and also the proposed Shields access and the public alley intersection. If the separations fail to meet
Larimer County Urban Area Street Standards (LCUASS) requirements the project will need to revise the
site plan to meet policy or submit an administrative variance for City consideration.
Response: A variance for the driveway and intersection spacing has been attached. Please also see the traffic memo regarding the
amount of trips anticipates.
3. Traffic Operations would prefer consolidation of accesses and intersections near the Mountain Avenue
intersection. The most desired scenario would be the development take access from Shields via the
existing alley to the north and terminate the access to Shields. Per the discussions at Conceptual
Review regarding how the site might handle motor vehicle traffic to the Commercial site (applicant
expressed the desire for the coffee shop to be a neighborhood amenity via walking and biking) and that
the low volume of residential site traffic does not require two access points, the alley access could be a
benefit in reducing expected motor vehicle trips to the proposed coffee shop. In term of product viability
based upon access points it doesn�t seem to Traffic Opts that a single alley access would be
detrimental to the success of the project.
Response: A final user has not been selected however the space is so small that we anticipate it to be a walk-in and bike -in
predominantly
4. Traffic Operations will want to understand how motor vehicle traffic will be handled on and thru the site if
some restrictive measures are not incorporated to minimize typical motor vehicle traffic to coffee shops.
Some current locations in town have experienced vehicle queuing back into the adjacent arterial streets
(College Ave) requiring the owners to mitigate at their cost.
Response: A final user has not been selected however the space is so small that we anticipate it to be a walk-in and bike -in
predominantly.
5. Traffic Operations will be sensitive to sight distance aspects of access points.
Response: Acknowledged.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@-fcgov.com
Floodplain Comments:
This project is located in a City -regulatory 100-year high risk flood fringe in the Old Town Basin, and must
satisfy the safety requirements of Chapter 10 of City Code. A Floodplain Risk Map is attached.
Response: Acknowledged
2. New mixed -use construction is allowed in the high risk flood fringe, as long as the lowest finished floor
and all duct work, heating, ventilation, electrical systems, etc. are elevated 18-inches above the Base
Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE),
where RFPE = BFE + 18 inches.
Response: Acknowledged.
3. Basements are not allowed below the RFPE in the residential portion of a mixed -use structure.
Basements are allowed in the commercial portion of the mixed -use building, as long as all residential
use is on a floor completely above the RFPE. Crawl spaces (if used rather than slab -on -grade) must be
built in conformance with Section 1040 of City Code (this will include venting, sump pumps, etc.).
Landmark Residences on Mountain Ave. PDP
July 23, 2014
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trucking and deliveries may occur, and other characteristics of the nonresidential uses in order to
enhance the compatibility with residential uses." (LUC 4.5[E]12][h])
Response: The note has been added to the cover page under general notes.
6. A coffee shop (fast food restaurant) is allowed in this zone only if it's part of a neighborhood center, and
a neighborhood center containing such a use requires a Type 2 review (Sec. 4.5(6)(3)(c)(1)).
Additionally, for this to be a neighborhood center with a restaurant, the use has to be combined with at
least one of the uses in 4.5(B)(2)(c)(3). This means that something like an office, hair salon, or
neighborhood meeting rooms would need to be included in the non-residential use mix. If such an
additional use isn't included, then an "addition of permitted use" process would be needed.
Response: Two uses are proposed for the neighborhood center one of which will be fast food and/or standard restaurant.
7. The maximum density allowed in the LMN zone is 9 units per gross acre. It appears that the proposed 6
dwelling units slightly exceeds that, in which case a modification will be required.
Response: Please see the attached modification for density
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221.6854, rbuffingtontiMccov.com
1. Existing water mains and sanitary sewers in this area include a 10-inch water main and 8-inch sewer in
Shields and a 4-inch water main and 10-inch sewer in Mountain.
Response Acknowledged
2. The existing water service to the property is a 1'/z-inch service connecting to the main in Shields.
Response: Acknowledgec.
3. Separate water and sewer services will be required for the commercial and residential portions of the
building.
Response: Acknowledged.
4. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: httP://www.fcgov.com/standards
Response:Acknowledaed.
S. Development fees and water rights will be due at building permit. Credit will be given for the existing
water/sewer accounts on the site.
Response. Acknowledged
6. With single family attached units being on separate platted lots, City Code will require that each property
have separate water and sewer services.
Response Acknowlecged please see utility plans
Department: Transportation Planning
Contact: Ward Stanford, 970.221.6820, wstanfordfailfcgov.com
1. A TIS is typically required. An evaluation of need for a TIS on this project will be determined once the
project works out what will ultimately be planned for the site (based upon Peter Barnes code
language/use discussion). If a TIS is ultimately required the applicants Traffic Engineer will need to
land planning ■ landscape architecture • urban design ■ entitlement
July 23, 2014
Clark Mapes
City of Fort Collins
281 N. College
Fort Collins, CO 80522
Re: 1032 W Mountain Ave - Mixed -Use (Landmark Residences on Mountain Avenue)
Description of project: This is a request to remove the existing fuel station and construct 6 attached single family units
and a small commercial retail space (e.g., for a small coffee shop). The site is located in the Low Density Mixed -Use
Neighborhood (L-M-N) Zone District. The use would need to be considered part of a "neighborhood center" and would be
subject to a Type 2 review and a Planning and Zoning Board public hearing.
If have any questions regarding the responses in red contact Stephanie Sigler with Ripley Design Inc.
For responses in blue please contact Cody Snowdon at Northern Engineering
Comment Summary:
Department: Zoning
Contact: GaryLopez, 970416-2338, glopezpfcgov.com
1. Who are the add'I garages in the parking lot for. Use by non -tenants would not be permitted. These
could not be rented out to non -tenants as vehicle or other storage.
Response: The HOA would own the additional garages and be leased long term to the tentants They would not be rented to anyone
else.
2. Bicycle parking and storage is required per LUC 3.2.2(C)(4). None required for the residential if they're
single family attached dwellings but if considered multi -family (condos) then one parking space per
bedroom at a ratio of 60% enclosed and 40% fixed racks. The fast food restaurant will require a fixed
rack for a minimum of 2 bicycles.
Response: We have provided a bike rack for the fast food area near the accessible parking space and the bike parking for the dingle
family attached homes will occur within each unit or within each garage
3. Will there be common trash collection or individual? If common a trash enclosure is required per LUC
3.2.5.
Response: At this time, it is thought that it will be common trash service and a trash enclosure has been provided near the alley.
4. This is located in the residential neighborhood sign district. The commercial use will be considered an
Auto -related and roadside commercial and business service use subject to sign criteria appearing in
LUC 3.8.7(E).
Response: Acknowledged.
5. Regarding the commercial use, note that "The decision maker may limit hours of operation, hours when