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HomeMy WebLinkAboutBRAZIL 2004 SUBDIVISION - PDP - 23-04 - CORRESPONDENCE - (9). , j 5. You will need to set up an appointment to submit your application with Ginger Dodge in Current Planning at 221-6750. Incomplete submittals will not be accepted. 6. Please let me know if you have any questions about the requirements for your submittal. Transportation Planning Contact Info: Dave Averill 416-2643, daverill@fcgov.com 1. Due to the nature of this project and its proximity to the University, we will want to see special attention placed on the needs of pedestrians and bicyclists, as well as accommodating cars. Design a plaza or similar are in the front that encourages a strong connection between the project and the streetscape. 2. More comments will be made as there is more detail available. Current Planning Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com 1. 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 4.14 Community Commercial District. 2. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm 3. When developing your plans, pay particular attention to the following sections of the Code: • 3..2.1 Landscaping • 3.2.2 Access, Circulation and Parking • 3.2.4 Site Lighting • 3.5.3 Mixed -use Institutional and Commercial Buildings • 4.14 (E) Development Standards(1) Site Planning (a) building orientation states, The configuration of shops in the Community Commercial District shall orient primary ground -floor commercial building entrances to pedestrian -oriented streets, connecting walkways, plazas, parks or similar outdoor spaces, not to interior blocks or parking lots. Anchor tenant retail buildings may have their primary entrances from off- street parking lots; however, on -street entrances are strongly encouraged. The lot size and layout pattern for individual blocks within the Community Commercial District shall support this requirement. • Maximum building height in this district is 5 stories. • This building needs to set an enhanced standard of quality for future projects and redevelopment in the area. Since it will be larger than surrounding existing buildings, the mass of the building needs to be subdivided into appropriate massing and articulated, with human scaled articulation at the ground level. • Trash enclosures must be constructed to match the predominant material of the building and be sufficiently sized for containers for recyclable materials. It is recommended that they be placed on concrete pads. 4. More detailed comments will be made when I have more detail about the project. r further discussions on how to meet the water quality requirements. A grading plan is another primary requirement needed by the Stormwater Utility. 4. Floodplain Requirements: Per the Brazil 2004 plat, Lot 2 is covered by the floodplain; partially 100-year high risk and partially 100-year moderate risk. The floodway along Elizabeth appears to slightly encroach onto the northern part of the property. These comments are based on the assumption the existing structure is torn down and a new one is built. The new floodplain regulations will be in effect for this site since they will be in force by the time this site is approved. -if any portion of the new structure is in the 100-year high risk floodplain the entire structure must meet the floodplain regulations. -For a mixed -use structure with any residential on the first floor, elevation of the structure to 18 inches above the BFE is required. No basement is allowed. -For a mixed -use structure with all residential use on the second floor (above the BFE), the structure can either be elevated or flood proofed to 18 inches above the BFE. In addition, the structure can have a basement as long as the flood proofing requirements are met. - The mixed use can not include any critical facility uses such as a daycare, nursing home, or school. -A floodplain use permit ($25) is required for the structure prior to release of the building permit. An Elevation Certificate is required prior to release of the CO. - If the entire structure is located in the Moderate Risk floodplain no elevation or flood proofing is required. -Any site work in the High Risk floodplain must also have a floodplain use permit. -If any site work is required along the street, in the floodway, all work must result in a final grade that is either at or below the existing grade. Any fill in the floodway will require a floodplain modeling report to show no rise in the 100-year water surface elevation. If the building is to be remodeled: -Remodeling of the existing building is allowed, as long as the use is not for a critical facility. -Regulations kick in when the Substantial Improvement criteria is met, i.e.: value of improvements is 50% or more of the value of the STRUCTURE only (no land). Only the improvements on the floor level(s) below the BFE are counted towards the Substantial Improvement definition. -Once Substantial Improvement has been met then the lowest floor, including the basement and all HVAC, electrical and utilities must be elevated or flood proofed SIX inches above the base flood elevation. If flood proofed, the basement can remain, as long as it is fully flood proofed and the use on the level below the BFE is commercial rather than residential. -Future tenant finishes will be counted towards the Substantial Improvement value for a period of one year after the first permit. A meeting is suggested to go over the details since these regulations could take more than a half hour conceptual review to explain them in detail. Contact: Susan Hayes, 416-2233 5. There is a storm sewer in Elizabeth Street if there is a need for a deeper outfall. 3. A Commercial One ("C-1") Form must be completed by an electrical contractor to determine entrance capacity for each building. The location of the electrical transformers must be coordinated with Light and Power and Current Planning so that they are not located along the roadway, but, rather, in a less visible location yet within ten feet of hard surface for emergency change -out. Electrical meters should be on the opposite side of the building as the gas meters. A utility coordination meeting is recommended to ensure the proper separation of utilities. 4. Any system modifications or relocation will need to be done at the owner's expense. Water / Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com 1. There is an existing 8-inch water main and an existing 8-inch sanitary sewer in Elizabeth Street. 2. Landscaping may not interfere with sewer lines in the front along Elizabeth, especially since the line is so shallow. Shrubs are OK. Trees will be more difficult. Patio type paving will work well. Signs or other structures also may not interfere with sewer line. A retaining wall running parallel to the sewer line and placed sufficiently far away from the line is OK. 3. Water conservation standards apply to this project. 4. PFA is likely to need a fire hydrant and water line. Call to coordinate this with water service for the building. 5. Since you are proposing structured parking, you will need to provide some mechanism for collecting the steam wash water. Contact Kevin Mc Bride at 224-6023 to find out what the EPA regulations are and what he suggests — storm scepter? Vault? Stormwater Contact Info: Glen Schlueter, 224-6065, gschlueter@fcgov.com 1. This site is in the Old Town drainage basin where the new development fee is $4,150.00/acre which is it is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued. This fee is charged when there is an increase in imperviousness greater than 350 square feet. Since the site is already paved there should not be any fee. 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. In the Old Town drainage basin these are required if there is an increase in imperviousness greater than 5000 square feet. In this case even though there is not an increase in imperviousness, what is needed is a letter report with a sketch documenting the existing drainage patterns and flow rates as well as how the proposed site will drain and the proposed flow rates if they are different. 3. The site imperviousness is "grandfathered" and due to its location in the drainage system onsite water quantity detention is not required. However water quality treatment is still required under state and local requirements. Also under state requirements pressure washing of garages and then discharging into the storm sewer is prohibited. Therefore to meet the water quality requirements a structural treatment system i.e. a Stormcetpor or similar device could be used to treat the building runoff and capture the pressure washing water. Please contact Kevin McBride (224-6023) for Engineering Contact Info: Susan Joy, 221-6605 ext. 7729, sjoy@fcgov.com 1. It is important that you contact Ron Gonzales at the Poudre Fire Authority at 416-2864 to discuss the emergency access requirements that the PFA will have for this project. Because Elizabeth is a constrained arterial, PFA won't service the building from Elizabeth. Buildings 3 stories and higher require the installation of an automatic fire extinguishing system. All buildings must be. within 300 feet of a fire hydrant. All portions of a building's exterior must be within 150 feet of a public roadway or a designated fire access lane but there may be some latitude due to the sprinkler systems. For any building exceeding three stories, there must be one fire access roadway that is at least 30 feet wide immediately next to the building. Turning radii for emergency vehicles is 25' inside and 50' outside. 2. The Street Oversizing Fee will be based on square footage of the dwelling units. The City also collects the Larimer County Road Impact Fee. Please contact Matt Baker, 221-6605, for an estimate of these fees which are payable at the time of building permit issuance. Please note that fees are adjusted annually based on the Denver -Boulder consumer price index and that there may be increases in 2004 independent of the C.P.I. (There is information on the Street Oversizing Fee on the City's web site at www.fcgov.com.) 2. A Traffic Impact Study will need to be submitted for this project. Contact Eric Bracke at (970) 224-6062 for a scoping meeting. 3. Right -of way and utility easements will need to be dedicated along Elizabeth St., which is a constrained arterial. Please refer to comments for Brazil 2004 for details. 4. Utility plans, a Development Agreement, a Development Construction Permit and plat will need to be prepared for this project. 5. Any existing damaged curb, gutter or sidewalk will need to be repaired or replaced. 6. Any public improvements must be made according to Larimer County Urban Area Street Standards (LCUASS). 7. No structures of any kind will be allowed over any easements. 8. Curb cut standards will be determined by the results of the Transportation Impact Study (TIS). 9. Contact David Averill at contact listed below under Transportation Planning to check to see if Transfort will have any concerns about the proposed driveway placement on Elizabeth and its proximity to the bus stop. 10. Triple street cut fees apply to surfaces under 5 years old, including Elizabeth. 11. All applicable comments from the Brazil 2004 conceptual review and staff review apply. 12. More comments will be given as more detail is offered. Light and Power Contact Info: Doug Martine, 224-6152, dmartine@fcgov.com 1. The existing transformer is located behind the theater on the west side. 2. The transformer will need to be replaced. The existing transformer is a 3 phase 120-208 volt. The new transformer location will need to be coordinated between the applicant and the City. It needs to be within 10' of pavement.. A single phase unit measures approximately 4' x 4'. A three phase unit measures approximately 7' x 9'. ITEM: A mixed -use residential project on Lot 1 of Brazil 2004 at 1325 W. Elizabeth St. MEETING DATE:September 27, 2004 APPLICANT: Ed Zdenek ZTI Group 2120 S. College Ave. Fort Collins, CO 80525 LAND USE DATA: Request to build a mixed -use residential project on Lot 1 of Brazil 2004 at 1325 W. Elizabeth St. The property is within the City of Fort Collins and is currently zoned CC - Community Commercial. The following departmental agencies have offered comments for this proposal. COMMENTS: Zoning Contact Info: Jenny Nuckols, 416-2313, jnuckols@fcgov.com 1. Mixed -use residential is a permitted use in the CC District and would be subject to a Type 1 (Administrative) review. 2. There is a 5 story maximum height restriction in this area. 3. Parking is based on bedrooms per unit. If the units are 2 bedroom, they will need 1.75 parking spaces each. See Land Use Code 3.2.2(K)(1)(a) for more information. You will also need to provide handicap parking, including van accessible spots. 4. Please provide landscape plans when you submit the PDP application. The parking lot needs to be 6% landscaped as described in 3.2.1(E)(5). Also provide perimeter and foundation plantings. 5. Provide a trash enclosure and bike facilities. Bike facilities will be important since it is likely that many residents will be students. 6. You will need to meet the build -to lines as described in 3.5.3 (13)(2). COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT Community Planning and Environmental Services Current Planning City of Fort Collins October 4, 2004 Ed Zdenek ZTI Group 2120 S. College Ave. Fort Collins, CO 80525 Ed: For your information, attached is a copy_ of the Staff's comments for your proposal for a Cmixed=use residential project on_Lot 1'of Brazil 2004 which was presented before the --- - �— Conceptual Review Team on September27th, 2004. The comments are offered by staff to assist.you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. I will coordinate the review process along with Susan Joy, the project engineer. If you have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6750. Sincerely, ±ram Anne H. Aspen City Planner Cc: project file [Project Planne.ri Cc via email: Jenny Nuckols Susan Joy David Averill Alan Rutz Doug Martine Glen Schlueter Roger Buffington 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020