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HomeMy WebLinkAboutBROOKFIELD SECOND FILING, TRACTS D & E - PDP/FDP - FDP150025 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWplans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall complV with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Accessibili : State Law CRS 9-5 & ICC/ANSI A117.1-2009. 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: 20121RC Chapter 11 or 2012 IECC Chapter 4. 2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions. Fort Collins Amendments effective starting 2/17/2014. 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 970-416-2341 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: Thank you 5. 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. RESPONSE: Thank you 6. 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: No modifications are anticipated 7. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Thank you 8. 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: Fees are included in this submittal 9. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. RESPONSE: Thanks you 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 proiects are on track to complying with all of the adopted City codes and Standards listed below. 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 projects are advised to call 970-416-2341 to schedule a pre -submittal meeting. Applicants should be prepared to present site 4. Contact Light & Power Engineering @ 970-221-6700 with questions/concerns or to discuss power needs or go to the following link. http://www.fcgov.com/utilities/business/builders-and-developers Planning Services Contact: Jason Holland, 970-224-6126, 0holland@fcgov.com The elevations for the 5-plex and 6-plex must meet the City's building variation standards. These standards were updated in 2014 and are now applicable to both multi -family and single-family attached buildings. The standard is outlined in LUC 3.8.30(F) and 3.5.2(C) (2) and we would suggest being familiar with the details of code narrative. The updated standards clarify that developments not only need at least three distinctly different building footprints, but that there shall also be no similar buildings placed next to each other along a street or street -like private drive. Building designs are now required to be further distinguished by including unique architectural elevations and unique entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. The implication of this standard is that the two 5-plex and two 6-plex buildings would need to have variation where they're adjacent to one another along La -Fever and along Northern Lights. To achieve noticeably different variation we would suggest making one of each building with brick, and one of each with stone, and in addition, adding distinctive details to the building entrances so that the change in material is not the only distinctive feature. The reason for the "no similar adjacent buildings" requirement is to ensure that the overall master -planned building variation (at least 3 building footprints) that is seen in plan view is also noticeable in the street view. RESPONSE: Elevations are included and match the previous approved Morningstar buildings 2. Please be aware that there maybe issues with emergency access for the 6-plex buildings to the east. If the garage alleys are needed for access, typically the limit for dead-end drive aisles is 150 feet and a wider access is required for 3-story buildings. RESPONSE: East side is shown as a loop road. 3. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. RESPONSE: Thank you 4. Please see the Development Review Guide at www.fcgov.com/drg. This online guide County Urban Area Street Standards (LCUASS). They are available online at: hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm RESPONSE: Acknowledged 8. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. RESPONSE: Acknowledged 9. A Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged: 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged 11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on -site parking design. RESPONSE: Acknowledged Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Light & Power has existing electric facilities along the North side of Precision Dr. between Brookfield and Northern Lights; and as far North as the existing clubhouse. Electric would need to be extended North along Brookfield and along Northern Lights to feed this development. Any modification or relocation to existing electric facilities will be at the applicants expense. RESPONSE: Acknowledged 2. Electric Capacity Fee, Building Site charges and system modification charges where applicable will apply. RESPONSE: Acknowledged 3. Coordinate transformer and meter locations with Light & Power Engineering. Transformers will need to be within 1 Y of an all weather drive over surface accessible by a line truck. Meters need to be ganged on one end of the building. RESPONSE: Acknowledged Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. RESPONSE: Acknowledged Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@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/engineering/dev-review.php RESPONSE: Acknowledged 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. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. The existing driveway will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. RESPONSE: Acknowledged 5. The existing plans are expired. New utility plans for the design of the adjacent unbuilt streets, utilities within the streets, utilities serving the site, access and grading and drainage. RESPONSE: Utility plans included 6. The existing plat remains valid, but a replat can be filed if you are wishing to modify lot lines or add additional lots. Anew plat would only include the property owned by the developer under this proposal and would not replat existing dedicated right-of-ways. RESPONSE: Replat included. 7. Any public improvements must be designed and built in accordance with the Larimer please refer to the City's website where additional information and links can be found at: http://www.fcgov.com/uti I ities/what-we-do/stormwaterlsto rmwater-quality/low-im pact-dev elopement RESPONSE: 25% pervious pavement is being proposed. 50% of impervious area is proposed to be treated by LID 3. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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-develo pment-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 Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, iynxwiler@poudre-fire.org 1. FIRE ACCESS As long as the change in building architecture does not result in a building greater than 30 feet in height, no additional changes for fire access would be required. Refer to Appendix D, Section D105 of the 2012 IFC for more detailed information. RESPONSE: Acknowledged 2. EMERGENCY ACCESS EASEMENT Were Emergency Access Easements provided for as part of the original approval of the site? If so, it appears the limits of the EAE will need to be re -adjusted in some areas. If no easements have been recorded, that provision will be required at this time, as part of the approval of the replat. The 8 unit building on the west side, requires an EAE to be within access and the two, drive aisles on the east side of Northern Lights Drive, which serve the three, 6-unit buildings will also require and EAE. RESPONSE: Emergency Access easements are proposed as requested. 3. WATER SUPPLY Fire hydrant spacing and flow must meet minimum requirements based on type of occupancy. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: 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. > IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Department: Water -Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sbovle@fcqov.com 1. There are proposed water mains in Northern Lights Drive and Le Fever Drive shown in the Brookfield PUD that will need to be installed with this development. For sewer service, this site is being served by the South Fort Collins Sanitation District. RESPONSE: Acknowledged 2. Any mixed use components of this development will be required to provide separate water and sewer services for any commercial use and the residential use. RESPONSE: Acknowledged. None are proposed. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged 4. Development fees and water rights will be due at building permit. RESPONSE: Acknowledged: Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcqov.com 1. No changes or issues anticipated related to traffic operations due to the change from the approved plan. RESPONSE: Acknowledged — TIS has been waived Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com 1. It appears this proposed development is generally following the drainage design of the Brookfield PUD. If this is the case, a drainage letter indicating compliance along with supporting calculations should be sufficient. RESPONSE: Drainage letter is provided. 2. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. 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. For more information Fort Collins 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 March 23, 2015 Jason Sherrill Landmark Homes 1170 West Ash St Suite 100 Windsor, CO 80550 Re: Brookfield Replat Description of project: This is a request to replat a portion of the Brookfield Plat/FDP. The proposal calls for changes to 2 building types from the previously approved Brookfield FDP. The stacked ranch condos from the original FDP will changed to townhome style condos. The parcels are located in the Harmony Corridor (HC) zone district. This project will be subject to Administrative (Type 1) review. Please see the following summary of comments regarding the project request referenced 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 maybe 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. LUC 3.2.1 A landscape plan is required. There is a landscape setback for vehicle use areas along public right-of-way. RESPONSE: Landscape Plan included 2. LUC 3.2.2 Pedestrian access will need to be shown from building entries to public right and trail system. RESPONSE: Connections are shown as much as possible. Elevation differences preclude some connection points.