HomeMy WebLinkAboutFORT COLLINS VOLUNTEERS OF AMERICA, ELDERLY HOUSING - PDP - 14-01 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW11. This development request will be subject to the Development
Review Fee Schedule that is available in the Current Planning
Department office. The fees are due at the time of submittal of the
required documents for the Project Development Plan and Final
Compliance phases of development review by City staff and
affected outside reviewing agencies.
12. This development proposal is subject to the requirements as set
forth in the City's LUC, specifically Articles 2. Administration
(Development Review Procedures), Article 3. General Development
Standards, and Article 4. [Zoning] Districts.
i This development request must comply with the
requirements set forth in Section 3.6.6 of the LUC.
Please contact Ron, at 221-6570, if you have questions about these
comments.
9• Mark Jackson of the Transportation Planning Department
offered the following comments:
a• A Transportation Impact Study (TIS) is required with your
Project Development Plan (PDP) submittal. Please contact
Eric Bracke of the Traffic Operations Department, at 224-
6062, and Kathleen Reavis of the Transportation Planning
Department, at 224-6140, to determine what information is
needed in the TIS pertaining to Level of Service for vehicle,
pedestrian, bicycle, and transit modes of transportation.
b.. Please contact GayLene Rossiter of Transfort for information
about transit services and what the needs are regarding this
development proposal. She can be reached at 224-6195.
C. The internal pedestrian circulation will be an important part
of this development proposal.
d• Bicycle and pedestrian improvements along West Horsetooth
Road will be necessary.
Please contact Mark, at 416-2029, if you have questions about
these comments.
10. Peter Wray of the Advance Planning Department offered the
following comments:
a• How will the building access to the proposed private drive
satisfy the requirements set forth in Section 3.5.2(C) of the
LUC?
b. It is very important that good, convenient pedestrian
between and into the buildings is provided.
Please contact Peter, at 221-6754, if you have questions about
these comments.
e• Please use native plant materials and grasses, as possible
and reasonable, in this development. Minimize the use of
bluegrass.
f• The trash enclosures should be designed and constructed to
be large enough to include a recycling container.
Please contact Kim Kreimeyer, the City's Natural Resources
Planner, if you have questions about these comments and/or for
additional information regarding your development request. She
can be reached at 221-6641.
7. Allison Brady of the Parks Planning Department stated that this
development would be subject to both the neighborhood and
community parkland fees. The fees are assessed for each dwelling
unit and they are based on the square footage of an individual
dwelling unit.
$• Ron Gonzales of the Poudre Fire Authority offered the following
comments:
a• The addresses on the buildings must be visible from a street.
b• The roadway must be maintained as a 20' wide unobstructed
access way.
C. All buildings out of emergency access must be fire
sprinklered.
d• All buildings must be within 660' of a single point of access
or they are out of access.
e• A fire hydrant must be within 300' of all buildings.
f• Fire flows of 1,500 gallons per minute at a residual pressure
of 20 pounds per square inch must be provided.
9. All turning radii must provide a 25' inside radius and a 50'
outside radius for emergency purposes.
h• This development request will be subject to the 1997 Fire
Code.
5. Glen Schlueter of the Stormwater Utility offered the following
comments:
a. The site is in the Foothills Basin, where the new development
fee is $6,525 per acre subject to the runoff coefficient
reduction.
b. On -site storm water detention is required.
C. Water quality extended detention is required to treat the
runoff.
d. The standard drainage plans, erosion control reports, and
construction plans are required and they must be prepared
by a professional engineer registered in the State of
Colorado.
e. Please reference the Westfield Park PUD drainage report.
This is the development to the west, across the Pleasant
Valley & Lake Canal.
Please contact Glen, at 224-6065, if you have questions about
these comments.
6. Susie Gordon of the Natural Resources Department offered the
following comments:
a. A Fugitive Dust Control Permit for this proposed
development is required and it will be issued by the Larimer
County Environmental Health Department. Please contact
them directly.
b. If there are prairie dogs on the site they must be relocated or
humanely eradicated before any construction begins.
C. The facility must maintain a buffer from the top of bank of
the Pleasant Valley & Lake Canal.
d. The limits of development must be shown on all the
development plans.
e. The necessary utility easements must be provided and
dedicated.
f. A utility coordination meeting should be held very early in
the development review process. The City's Engineering
Department will schedule this meeting.
Please contact Monica, at 224-6150, if you have questions about
these comments.
4. Roger Buffington of the Water/Wastewater Department offered
the following comments:
a. There is an existing 16" water main in the nor h � of West
Horsetooth Road and an existing District water main in
Horsetooth Road. This property could be responsible for a
repay for the 16" water line and the Warren Trunk line.
b. The water main for this development should be looped
through and back into adjacent development.
C. There is an existing 8" sanitary sewer main on the west edge
of the property, west of the Pleasant Valley & Lake Canal.
d. The necessary utility easements must be provided and
dedicated.
e. The City's water conservation standards for landscaping and
irrigation systems will apply to this site. Information on
these standards can be obtained at the Water Department
and the Current Planning Department.
f. Plant investment fees and water rights will apply to this
development and they will be due at time of issuance of
building permits.
g. A utility coordination meeting should be held very early in
the development review process. The City's Engineering
Department will schedule this meeting.
Please contact Roger, at 221-6854, if you have questions about
these comments.
C. The property needs to be subdivided and platted concurrent
with a development request.
d. There must be a total of 57.5' of street right-of-way (ROW)
south of the centerline of West Horsetooth Road. Additional
ROW for the street and the necessary easements along the
street must be dedicated with this development proposal.
e. There may be some off -site street improvements associated
with this development. This will be determined by the TIS.
f. The City prefers that the access roadway for this
development be a public street, not a private street or drive.
g. If the roadway is a private drive then there are standards set
forth in Section 3.6.2(L) of the LUC.
h. The standard utility plan submittal requirements will apply.
i. A Development Construction Permit must be issued by the
Engineering Department as the last step in the development
review process.
Please contact Mark, at 221-6750, if you have questions about
these comments.
3. Monica Moore of the Light & Power Department offered the
following comments:
a. There is existing overhead City service to the farmhouse.
This service would have to be undergrounded and the
undergrounding would be the responsibility of the developer.
b. A C-1 Commercial Form must be filled out for the
community building to help determine its power needs.
C. The community building would be billed at a commercial
rate, the rest of the development would be billed at a
residential rate.
d. The normal electric development charges will apply to this
project.
b. The proposal would provide a total of 63 parking spaces for
the 56 1-bedroom units. The parking requirements as set
forth in the LUC are 1.5 spaces per each 1-bedroom dwelling
unit, or a total of 84 spaces. Therefore, a modification of this
standard would be necessary, making the request a Planning
and Zoning Board (Type II) review..
C. Bicycle parking, at least 1 rack per building, must be
provided.
d. Bicycle and pedestrian connections between this property
and surrounding properties must be provided.
e. At least 3 to 4 trash enclosures spaced throughout the
development will be necessary.
f. This development proposal must comply with the applicable
General Development Standards as set forth in Article 3 of
the LUC.
g. This development proposal must comply with the Land Use
Standards and Development Standards as set forth in
Division 4.4 - LMN District of the LUC.
Please contact Jenny, at 221-6760, if you have questions about
these comments.
2. Mark McCallum of the Engineering Department offered the
following comments:
a. A Transportation Impact Study (TIS) is required with your
Project Development Plan (PDP) submittal. Please contact
Eric Bracke of the Traffic Operations Department, at 224-
6062, and Kathleen Reavis of the Transportation Planning
Department, at 224-6140, to determine what information is
needed in the TIS pertaining to Level of Service for vehicle,
pedestrian, bicycle, and transit modes of transportation.
b. Street oversizing fees will apply to this development. The fees
will be collected at the time of issuance of building permits.
These fees are based on vehicle trip generations by the
development. Please contact Matt Baker, at 224-6108, for
detailed information on the fees.
s
CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
MEETING DATE: April 3, 2000
ITEM: Volunteers of America — affordable housing
project
APPLICANT: TSP
c/o Jennifer CM Thong
8751 .East Hampden Avenue, Suite A-1
Denver, CO 80231
LAND USE DATA:
Request for an affordable, elderly housing multi -family residential
development. The proposal contains 56 dwelling units on 8.69 acres. The
property is located on the south side of West Horsetooth Road
approximately 1,500' west of South Shields Street. The existing Skyline
Acres large lot single family residential neighborhood is adjacent to the
east and the existing & still developing Westfield Park single family
residential neighborhood is adjacent to the west. The Mountain Ridge
Farm PUD is to the south. The Pleasant Valley & Lake Canal forms the
west boundary of the property, which is in the LMN — Low Density Mixed -
Use Neighborhood Zoning District.
1. Jenny _Nuckols of the Zoning Department offered the following
comments:
a. This property is in the LMN — Low Density Mixed -Use
Neighborhood District in the City of Fort Collins Land Use
Code (LUC). The proposed affordable multi -family housing
(up to 6 units per building) project is permitted in the LMN
District, subject to an administrative (Type I) review and
public hearing unless any standards in the LUC would not
or could not be met, thereby necessitating modifications of
standards. If this were the case then the request would
become a Planning and Zoning Board (Type II) review.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750
CURRENT PLANNING DEPARTMENT
Commu- y Planning and Environmental _ _,rvices
Current Planning
City of Fort Collins
April 17, 2000
TSP
c/o Jennifer CM Thong
8751 East Hampden Avenue, Suite A-1
Denver, CO 80231
Dear Jennifer,
For your information, attached is a copy of the Staff s comments concerning the
request for the Volunteers of America — affordable housing project, which
was presented before the Conceptual Review Team on April 3, 2000.
This is a request for an affordable, elderly housing multi -family residential
development. The proposal contains 56 dwelling units on 8.69 acres. The
property is located on the south side of West Horsetooth Road approximately
1,500' west of South Shields Street. The existing Skyline Acres large lot single
family residential neighborhood is adjacent to the east and the existing & still
developing Westfield Park single family residential neighborhood is adjacent to
the west. The Mountain Ridge Farm PUD is to the south. The Pleasant Valley &
Lake Canal forms the west boundary of the property, which is in the LMN — Low
Density Mixed -Use Neighborhood Zoning District.
The comments are offered informally 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 221-6341.
Sincerely,
Steve Olt,
Project Planner
cc: Stormwater Utility
Streets
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
a. It has been strongly recommended that the access drive into this proposed
development be developed as a public street, which is being proposed by this Project
Development Plan application. Pedestrian access from the proposed multi -family
dwelling units to the proposed public street will be provided by either direct frontage
to the public street or by access sidewalks that lead to the public right-of-way. Some
units will directly front the street; however, with the current site constraints and in the
interests of efficiency of construction for affordable housing, it will not be possible to
arrange the multi -family units so that all dwelling units directly face the public street.
In addition, as Section 3.5.2 of the City of Fort Collins Land Use Code intends, there
is to be variety and breakup of large architectural masses. All of the 4-plex and 6-
plex units proposed have been shifted along the common party walls in the
longitudinal direction to break up the apparent mass of the units and provide interest
as much as possible. The multi -family units will also have a minimum 50% of the
length of the walls broken up with plantings. These units have also been turned to
directly front or provide side access to the street for fire egress. Due to the fact that
these affordable dwelling units are arranged with common party walls, the multi-
family units having units fronting the public street will likewise have units behind the
building. These rear access units will also be provided access to the public right-of-
way by collector sidewalks.
b. Sidewalks and handicap ramps proposed by this development will provide access to
all dwelling units, between separate buildings and across parking pods and the public
access drive.
Sincerely,
Robert A. Donahue
TSP Five Architects
a. The building addresses will be constructed so they are visible from the street.
b. The access roadway into this development has been designed in accordance with the
City of Fort Collins Street Standards residential local street except for an alternative
compliance to the curb -to -curb street width. This was due to a discrepancy between
the city street standards of a 16 foot access lane and the Poudre Fire Authority
required unobstructed fire access lane of 20 feet. A letter to Mark McCallum, of the
Engineering Department, included with the Project Development Plan application,
explains this issue further.
C. This development is planning to fire sprinkle the two buildings being sited beyond
the 660' point of access, which lies at the center of the right-of-way for Brook Drive.
In the case that the Engineering Department enforces the 16' access lane to comply
with city street standards, all buildings will be fire sprinkled.
d. A total of eleven buildings, ten multi -family buildings and one commercial
community building, are proposed for siting within the 660' point of access. Two
multi -family buildings are proposed for siting outside the 660' point of access. The
two future phased buildings will also be located outside the 660' point of access.
f. A total of three fire hydrants are proposed to be included with this development,
located within 300' of all buildings and future building phases.
g. All turning radii of the access drive, including the terminating cul-de-sac, are
proposed utilizing 25' minimum inside radii and 50' outside radii for emergency
access purposes.
h. This development will comply to the 1997 Uniform Fire Code.
i. To the best of our understanding, this Project Development Plan is in compliance
with the requirements as set forth in Section 3.6.6 of the City of Fort Collins Land
Use Code.
9. Transportation Planning Department
a. A Transportation Impact Study has been included with this Project Development Plan
application.
b. GayLene Rossiter of Transfort has been contacted regarding transit services. Two
bus transit stops are located at both intersections of Seneca Street and West
Horsetooth Road. Each proceeds eastward or westward, respectively, and provide
transportation to all serviced areas in Fort Collins within one bus connection.
C. The internal pedestrian circulation will be provided through the construction of city
standard detached sidewalks, with handicap ramps and handicap access to all
dwelling units and the community building. At areas where pedestrian paths cross
parking areas or internal streets, striping will denote the pedestrian path crossing the
vehicular path. This is illustrated in the site plans included in this Project
Development Plan submittal.
d. Bicycle and pedestrian improvements along West Horsetooth Road will be developed
to align with the recent extension of West Horsetooth Road abutting this proposed
development to the west and tapering back into the existing lack of curb and gutter to
the east of this development.
10. Advance Planning Department
of $27,782. This amount was estimated from the entire site area less the area of the
widened West Horsetooth Road right-of-way and the Pleasant Lake & Valley
Irrigation Canal to the top of the east levee bank. This amount is eligible for the
deferred payment program for affordable housing projects within a calendar year.
The Erosion Control Fee was also estimated at $8,483, which would be refunded
after construction was complete.
b. On -site storm water detention is proposed with this development. The grading plans
included in this Project Development Plan application illustrate a detention pond
planned to be constructed. This detention pond has been engineered to contain on -
site runoff and the site layout has been revised to allow for overflow from the off -site
adjacent regional detention pond as required by the City of Fort Collins Stormwater
Utility Department.
C. Water quality extended detention will be provided. The grading plans included in
this Project Development Plan application illustrate this.
d. The drainage plans, erosion control reports and related future construction documents
have been and will be prepared by JVA, Incorporated, 1319 Spruce Street, Boulder,
Colorado 80302. JVA, Incorporated, includes professional civil engineers, licensed
in the State of Colorado, and they can be reached at (303) 444-1951.
e. The detention pond proposed for this development has been engineered to contain
on -site runoff and the site layout has been revised to allow for overflow from the off -
site adjacent Westfield Park PUD regional detention pond as required by the City of
Fort Collins Stormwater Utility Department.
6. Natural Resources Department
a. A Fugitive Dust Control Permit will be pursued through the Larimer County
Environmental Health Department for this development.
b. Any existing prairie dog residents on the site will be relocated or humanely
eradicated before any construction commences.
C. This proposal is providing a buffer zone of 50' from the top of the bank of the
Pleasant Lake & Valley Irrigation Canal with occasional encroachment to 80% of the
buffer, or 40', as allowed by the Natural Resources Department.
d. The limits of development are shown on the development plans.
The landscaping plan included in this Project Development Plan illustrates the
proposed plantings for this development, both native and non-native.
The trash enclosures have been designed to allow for a small trash container and a
small recycling container center.
7. Parks Planning Department
The Residential Neighborhood Parkland Fee has been estimated at $1,566/bldg. x 12
multi -family buildings, or $18,792. The Residential Community Parkland Capital
Expansion Fees have been estimated at $725/unit x 60 units, or $43,500.
8. Poudre Fire Authority
g. The access roadway into this development is planned as a public street; therefore, the
private drive standards do not apply.
h. Utility plans are included in this Project Development Plan application.
A $300 Development Construction Permit will be issued by the Engineering
Department as the last step of the development review process.
3. Light & Power Department
a. The existing overhead city power service line to the farmhouse will be
undergrounded and reused if deemed useful and providing the necessary power
requirements. Otherwise, the service line will be terminated and removed. Both
options would be funded by this development.
b. A C-1 Commercial Form will be filled out to determine necessary power needs.
C. The Community Building will be billed at a commercial rate, while the rest of the
development will be billed at a residential rate.
d. The electrical development charges have been estimated at approximately $41,406.
e. As required by the City of Fort Collins Land Use Code Street Standards for a
residential local street, 9' utility easements have been proposed adjacent to both sides
of the street, immediately behind the detached sidewalk.
f. A coordination meeting was held with Steve Olt, the assigned planner, and several
representatives of the City of Fort Collins departments and utility entities.
4. Water/Wastewater Department
a. This development is proposing the connection to water service as requested to the
existing water main under West Horsetooth Road.
b. This conceptual review staff comment suggesting that the water main be looped
through and back into adjacent properties was later revoked and not required.
C. The proposed utility plans illustrate a sanitary sewer connection to the existing 8"
sanitary sewer main on the west edge of the property, west of the Pleasant Lake &
Valley Irrigation Canal.
d. The necessary utility easements will be provided and dedicated.
e. The proposed landscaping plan utilizes plantings with low water needs where
reasonable and possible.
f. Plant investment fees and water rights will apply and be due at the time of building
permit issuance.
g. A coordination meeting was held with Steve Olt, the assigned planner, and several
representatives of the City of Fort Collins departments and utility entities.
5. Stormwater Utility
a. The site, being in the Foothills Basin, was provided a new development fee estimate
As per the City of Fort Collins Land Use Code, this development is required to
provide bicycle parking in an amount no less than 5% of the proposed number of
parking spaces. While providing 90 vehicular parking spaces as required by the Land
Use Code, this development is also providing a minimum of 5 bicycle parking spaces
in a bicycle rack adjacent to the community building.
d. Bicycle and pedestrian connections will be provided to adjacent properties via the
continuation of the existing sidewalk and bicycle lane from the west and the city
required bike path and connection, if the Pleasant Lake & Valley Irrigation District is
in agreement with the bike path. The entire width of the south property line includes
a protected Apache Forest with a 100' setback. A bicycle and pedestrian connection
to the adjacent properties to the south would probably require removing protected
trees; therefore, this development is not proposing a connection to the south. A
bicycle and pedestrian connection to the properties to the east will be provided via
the extension of the existing sidewalk and bicycle lane from the west of the property
to the east side of the property.
e. A total of 3 trash enclosures are proposed for this development.
To the best of our understanding, this Project Development Plan is in compliance
with the General Development Standards as set forth in Article 3 of the City of Fort
Collins Land Use Code.
g. To the best of our understanding, this Project Development Plan is in compliance
with the Land Use Standards and Development Standards as set forth in Division 4.4
for the LMN District of the City of Fort Collins Land Use Code.
2. Engineering Department
a. A Transportation Impact Study (TIS) has been included as required with this Project
Development Plan application.
Street Oversizing Fees have been quoted by the city as being $1,021/dwelling unit x
60 units = $61,260. As an eligible affordable housing project, this project would
qualify for the deferred payment within a calendar year.
C. This Project Development Plan includes a subdivision plat.
d. This Project Development Plan has planned the required widening of the West
Horsetooth Road right-of-way from the existing 30' to the arterial street standard
right-of-way of 57.5'. In addition, the required 15' utility easement has been platted
and will be dedicated.
e. The Transportation Impact Study will determine whether any off -site street
improvements will be required.
f. The access roadway into this development has been designed in accordance with the
City of Fort Collins Street Standards residential local street except for an alternative
compliance to the curb -to -curb street width. This was due to a discrepancy between
the city street standards and the Poudre Fire Authority required unobstructed fire
access lane. A letter to Mark McCallum, of the Engineering Department, included
with the Project Development Plan application, explains this issue further.
Memorandum
TSP Five, Inc.
503 Remington Street
Suite 5 Phone (970) 493-1772
Fort Collins, CC 80524 Fax (970) 493-1820
To: Steve Olt
Current Planning
City of Fort Collins
From: Robert A. Donahue
TSP Five Architects
Subject: Volunteers of America
202 Elderly Housing Project
Fort Collins, Colorado
Date: 5 March 2001
CC: Denise Dehart, VOANS
Robin Keller, VOANS
Jennifer Thong, TSP Five Architects
Mr. Steve Olt,
I am writing this letter as a response to the conceptual review staff comments as required by the Project
Development Plan submittal requirements.
We are proposing a 60 unit elderly housing multi -family residential development on an 8.69 acre property on
the south side of West Horsetooth Road approximately 1500' west of South Shields Street. The site, zoned
LMN, Low Density Mixed -Use Neighborhood, includes a portion of the Pleasant Lake & Valley Irrigation
Canal, which also forms the westernmost boundary of the site. Adjacent to the site to the east lies the existing
Skyline Acres estate lot single family residential neighborhood, while the still developing Westfield Park
PUD single family residential neighborhood lies to the west. To the south, across the protected Apache
Forest, is the existing Mountain Ridge Farm PUD single family residential neighborhood.
The following are our responses to the conceptual review staff comments.
1. Zoning Department
We foresee this development, a permitted use in the LMN District, being subject to
an administrative (Type I) review. In addition, a letter has been written and delivered
to Maurice I. Head, Affordable Housing Planner of the Advance Planning
Department, to request priority processing and a development plan fee waiver.
b. This development is proposing 60 dwelling units. As per the City of Fort Collins
Land Use Code, this development, being located in the LMN District, is required to
provide 1.5 parking spaces per dwelling unit. This development is proposing to
incorporate 90 parking spaces. For the proposed future 10 additional dwelling units,
for a total of 70 dwelling units, the development would include a total of 105 parking
spaces.