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HomeMy WebLinkAboutTHE LOFTS AT PARK CENTRAL - PDP - 28-02A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW22. Department of Natural Resources will require an Ecological Characterization Study. This study should include wetland delineation, if wetlands are found on the property. In addition, since the site abuts a riparian area, a study for the Prebles Jumping Mouse will also be required. 23. Please be aware that the Land Use Code requires a 100-foot buffer area from Spring Creek and 50-feet from the riparian forest. The Ecological Characterization Study should delineate these buffers. The City's Natural Habitats and Features Map also indicates there is a grassland on the property. 24. The construction phase will require a Fugitive Dust Permit from the Larimer County Health Department. Also, trash enclosures should be sized to accommodate various containers for recycling. A single trash hauler should be used. For further information on natural resource issues, please contact Doug Moore, 221-6750. 25. For an estimate of the Capital Improvement Expansion Fee, payable at the time of building permit, please contact the Building Inspection Division, 221-6760. This fee is adjusted annually. 26. Please refer to the handout from the Parks and Recreation Department regarding the building permit fees for Community Parkland and Neighborhood Parkland. These two fees are payable at the time of building permit issuance. Again, these fees are adjusted annually. 27. Please feel free to schedule pre -submittal meetings with Staff when the architectural character of the buildings is being designed. Windows, balconies, roofs, wall plane projections should all be incorporated into the design. 28. A neighborhood meeting will not be required but is recommended. Please contact the Planning Department when you are ready to proceed to this stage. We will prepare an area notification map. You are responsible for providing self-adhesive mailing labels for all property owners of record within the notification area. 29. According to the Parks and Recreation Department, the movement of the trail closer to the creek is no problem provided that the developer pays for all the costs associated with the move. Parks and Recreation would however, like to have an opportunity to review any concerns held by Natural Resources regarding the new location and assist in working out a mutually agreeable solution. The proposed trail location may also lie in the statistical floodplain; it is definitely located in the geomorphic floodplain. The applicant should be aware that the area was severely flooded in July of 1997. For further information, please contact Jeff Lakey, 221-2260. 30. Staff remains concerned about the impact on the loss of the de -facto parking for the health club. The ownership group of the health club should be contacted as early in the process as possible to work out a parking solution that meets the needs of all parties. 11. Plant investment fees and raw water acquisition fee (or water rights) are due at the time of building permit issuance. For further information, please contact Roger Buffington, 221-6681. 12. The site will be served by the Poudre Fire Authority. They will require that a fire hydrant be within 300 feet of all buildings capable of delivering a minimum of 1,500 gallons per minute at 20 p.s.i. Since the buildings arc three-story, an automatic fire extinguishing system will be required. 13. Access roads to buildings must feature no less than 25 feet inside and 50 feet outside turning radii. Designated fire lanes must feature curbs painted red and "No Parking — Fire Lane" signs. Addresses must be visible from Prospect Road. For further information, please contact Ron Gonzales, 221-6570. 14. The Street Oversizing Fee will be $1,021 per dwelling unit and payable at the time of building permit issuance. For the office portion of the mixed -use dwelling units, the fee is $3.70 per square foot. Keep in mind fees are adjusted annually. In addition, the City collects the Larimer County Road Fee. 15. A Transportation Impact Study will be required which will address all modes. Be sure to check the existing plats for the neighboring property to be sure the private drives are also dedicated for cross -access. 16. The developer is responsible for the repair of any damaged sidewalk, curb and gutter along Prospect Road. 17. Please be aware that any street cuts along Prospect are subject to street cut fees based on the condition of the asphalt. For further information, please contact Rick Richter, 221- 6605. 18. Please be cautioned that any construction activity off -site will require an easement from the property owner. 19. Additional right-of-way and easement may be needed along Prospect Road. The amount will depend on whether or not Prospect Road is classified as a "constrained" arterial versus a standard arterial. 20. Be sure that wherever parking stalls next to sidewalks are less than 19 feet in length, the sidewalks are a minimum of six feet wide. 21. Utility Plans will be needed at the time of submittal. A Development Agreement will be required prior to recording final documents. A Development Construction Permit will be required prior to beginning site work. For further information, please contact Sheri Wamhoff, 221-6605. 5. The source of electrical power is along Prospect Road and from the west and east properties. The project would need one transformer per two builidngs. The location of the transformers must be coordinated with Light and Power. The transformer must be both accessible (within ten feet) to hard surface for emergency change -out and screened for aesthetic purposes, if visible from a public street. Meters would need to be "ganged" on the ends of the building. An easement or common area would need to be provided within each building to run electric facilities from the meter to each of the individual units. 6. Please note that Park Central Tracts D, E and part of G were never charged with electrical development fees. The construction phasing schedule should be coordinated with Light and Power. Normal electrical development fees and charges will apply. Any change to the existing electrical system or facilities will be at the developer's expense. With frontage along Prospect, shade trees will be required in the parkway between sidewalk and curb. Street trees must be kept 40 feet from streetlights and ornamentals must be kept 15 feet from streetlights. For further information, please contact Monica Moore, 221-6700. 7. This site is in the Spring Creek drainage basin where the new development fee is $2,175/acre which is subject to the runoff coefficient reduction and due with building permit issuance. The standard Drainage and Erosion Control Reports and construction plans are required. Since the site is located along Spring Creek, onsite stormwater detention will not be required for water quantity but it will be required for water quality. Usually water quality is provided by extended detention which may be located in the Spring Creek floodplain. All storm flows must be routed under the Spring Creek Trail. The outlet structure at Spring Creek must be designed to aesthetic as well as functional in order to be sensitive to the natural values of Spring Creek. The design engineer needs to document that the peak of the site runoff is gone ahead of the peak 100-year storm on Spring Creek in order to justify no onsite detention. 8. There are existing storm sewers on the property that outlet into Spring Creek. These should be analyzed for available capacity. Since there are new rainfall criteria design standards, these storm sewers may be undersized. 9. The floodplain and hydrology for Spring Creek is being revised due to the new rainfall requirements. The hydrology analysis is complete and new mapping is being reviewed. The results are due in January of 2002. 10. There is an existing six-inch diameter water main in the private access drive on the west side of the property. There is a 12-inch diameter water main in Prospect Road. Both of these may be used to serve the site. Also in Prospect Road, there are two sewer lines. One is 10-inches and one is 24-inches in diameter. Both of these are available to serve the site. There is an existing 36-inch sewer trunk along the south side of the site. The plat for this project needs to place this trunk within a 30-foot wide easement so there is 15-feet on either side of the line. ITEM: Park Central Condos MEETING DATE: December 10, 2001 APPLICANT: Mr. Doug Dohn, c/o Mr. Frank Vaught, Vaught -Frye Architects, 401 West Mountain Avenue, Fort Collins, CO. 80521. LAND USE DATA: Request for 34 multi -family dwelling Units (condos) with two parking spaces per unit on the first level and two living stories above. There would be some surface parking as well. Joint access is planned with both the Park Central retail center to the west and the Fort Collins Health Club to the east. A portion of the units would be mixed -use dwelling units. The site is located on the south side of Prospect Road, between Lemay Avenue and Welch.Street. The property is zoned N-C, Neighborhood Commercial. COMMENTS: The site is zoned N-C, Neighborhood Commercial. Multi -family is a permitted land use in this zone, subject to review by the Planning and Zoning Board (Type Two). Mixed - use dwellings are permitted subject to Administrative review (Type One). Multi -family is also considered a "secondary use" in the N-C zone. As a secondary use, on a site that is less than ten acres, the applicant must demonstrate how the project contributes to the overall mix of land uses within the surrounding area, but shall not be required to provide a mix of land uses within the development. (Section 4.19(D)(2). The maximum building height is five stories. 2. The orientation and design of -the buildings must comply with the Building Standards of Section 3.5.1 and 3.5.2 of the General Development Standards of the Land Use Code. If not, a Modification of Standard would be required and could be forwarded to the P & Z Board as a stand-alone request. 3. The Code requires multi -family buildings and parking lots to provide direct connecting . walkways to public streets. In this case, sidewalks would need to be provided to Prospect Road. Please refer to Section 3.2.2 of the Land Use Code. 4. The minimum number of required parking spaces is based on the number of bedrooms per dwelling unit. Please refer to Section 3.2.3 of the Land Use Code to determine the minimum number of spaces. You may want to consider providing special amenities for bicycle parking since the site is close to the Spring Creek Trail. Be sure to provide the required minimum in accordance with Section 3.2.3. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT Commu...ty Planning and Environmental services Current Planning City of Fort Collins December 12, 2001 Mr. Frank Vaught Vaught — Frye Architects 401 West Mountain Avenue Fort Collins, CO 80521 Dear Frank: For your information, attached is a copy of the Staff's comments for the Park Central Condos which was presented before the Conceptual Review Team on December 10, 2001. 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. If you should 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, T Ted Shepard Chief Planner cc: Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 26. Acknowledged. 27. All of the architecture is being custom designed. All units have a courtyard, balcony and garage. The buildings have several wall plane returns. 28. A neighborhood meeting is going to be held. 29. The natural resources and stormwater departments have seen the new trail location. 30. The developer is working closely with the Fort Collins club on a parking solution. The current plan provides almost as many as the club had previously. Sincerely, Rachel Linder VF Ripley Associates July 23, 2002 Ted Shepard City of Fort Collins Planning Department 281 North College Avenue PO Box 580 Fort Collins, CO 80522 RE: Response to conceptual review letter Dear Ted, The comments below address the issues raised at the Park Central Conceptual Review meeting. 1. Acknowledged. 2. A modification request has been filed. 3. Acknowledged. 4. The minimum number of parking spaces has been provided. 5. Acknowledged. 6. Acknowledged. See landscape plan for tree spacing. 7. See engineering plans. 8. See engineering plans. 9. The new floodplain information has been received and taken into account with the design. 10. Acknowledged. See engineering plans. 11. Acknowledged. 12. Sprinkler systems will be installed in all of the buildings. See site plan for fire access information. 13. Acknowledged. See site plan and site notes for fire lane information. 14. Acknowledged. 15. Acknowledged. 16. Acknowledged. 17. Acknowledged. 18. Acknowledged. 19. The engineering department has requested one foot of additional ROW along Prospect Road. 20. See site plan for sidewalk widths 21. Acknowledged. 22. Refer to the ecological characterization study regarding wetland, riparian and Prebles mouse information. 23. These buffers have been provided. Refer to site and landscape plans for buffer locations. 24. Acknowledged. All trash enclosures will accommodate recycling containers. 25. Acknowledged.