HomeMy WebLinkAboutVILLAGE ON REDWOOD (FORT COLLINS HOUSINTG AUTHORITY) - PDP - PDP150012 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWAccessibility: 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 phone number below.
City of Fort Collins
Building Services
Plan Review
970-416-2341
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includes links to just about every resource you need during development review.
Noted.
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/ftcollins/landuse/begin.htm.
Noted.
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.
Noted. Two Modification of Standards applications are being submitted.
12. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Noted.
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.
Noted. Full fees paid at time of submittal per City Staff information.
14. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Noted. Appointment is scheduled for July 15, 2015.
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 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 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:
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
2. A Modification of standard is required for the westernmost building due to lack of a'Connecting Walkway'
from a street to the building entrance that doesn't cross a driveway. The Modification is clearly
supportable by staff based on the plan being equal or better than a plan that introduces a street into the
property, with no detriment to the public good due to barriers on 3 sides; and also based on the plan
providing 100% affordable housing. If other buildings are further than 350' from Redwood St. a Modification
may be needed for those as well. (Can't tell with no bar scale on the plan.)
Noted. A Modification request has been included with the application.
3. Parking lot screening from back yards of neighboring houses is required and is expected to be a crucial
design consideration. A special fence or wall combined with landscaping should be designed to create a
positive relationship between properties and avoid any compatibility conflicts.
Evergreen trees have been strategically located along the parking lot ends that interface with adjacent
properties. Additional screening will be provided through the use of large, evergreen shrub plantings.
4. An important consideration in the next iteration of site design will be the connections of parking lots to
building entrances; including sidewalk details such as curves and radii where sidewalks meet, for
convenient flow in everyday use by users.
Noted. Sidewalk details have been included.
5. Question: Could the parking stalls at the nw corner the drive be angled, to lend a feel of an active street
rather than parking lot? There may be a loss of a space or two but the look and feel is consistent with the
idea of the drive functioning in lieu of a street.
This was looked at by civil engineer, but resulted in loss of parking space or wider street, which is not
desired.
6. Related to the previous comment, could the sidewalks skirting the parallel parkng be at least 9' wide with a
few trees in cutouts, for a more generous and street -like emphasis on walking as a priority along the drive?
Noted. Sidewalks were either widened or brought back away from the curb along the parallel parking.
7. Bike racks should be provided in convenient locations for all units with at least 1 per bedroom required.
158 bike parking spaces are required, and a total of 161 bike parking spaces are being provided with 95
covered (60%) and 66 uncovered (40%).
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.
FCHA hosted 2 Neighborhood meetings. The first was held on September 2, 2014 and the second was held
on June 15, 2015.
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
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5. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Additional ROW will be needed for the parallel parking and sidewalk along Redwood.
Noted. See Site Plan and Utility Plan
6. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
7. The inset parking on Redwood is a great idea. A design for this will need to be provided.
Thank you, noted. Design provided.
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking
design.
Noted.
10. Sight distance easements maybe needed adjacent to the access points due to the street curving.
Noted. Shown on Plat and horizontal control plan
11. Any drainage from the site out to Redwood Street cannot go out the driveways across the sidewalk.
Sidewalk culverts are used to take any drainage out to the street.
Noted.
Department: Electric Engineering -
Contact: Jim Spaulding, 970-416-2772, jspauldinq@fcgov.com
1. Normal development charges will apply and depending upon design using padmounted transformers vs
transformers in vault. By designing with padmounted transformers, development charges will be $22,500
less at 2014 rates.
Noted. Pad Mounted transformers will be used on the project
2. Power will be supplied from approximately 100 ft north of southwest corner of lot. Any questions, please
contact Light & Power Engineering @ 221-6700.
Noted. We will coordinate power for the project accordingly
Planning Services -
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
1. The fundamental layout as shown meets most standards for multi -family development in LMN zone district.
Positive features are the orientation to 'Connecting Walkways' to Redwood St., the buildngs facing
Redwood with on -street parking, the massing of 2 and 3-story buildings relative to existing houses, the
variation in building models, the central feature, the rear buffer yards, and the potential walkway connection
at the sw corner.
Noted. Features have been maintained
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determined to be insufficient, then restoration and mitigation measures will be required.
City Natural Areas will be responsible for developing the planting plan within the buffer zone.
3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural
areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from
the parking areas or other site amenities shall not spill over to the buffer areas.
Noted. Photometric plan provided.
4. 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.
The landscape design will incorporate native plants and grasses as well as, adapted species per the City of
Fort Collins Plant List. Hybrid bluegrass will be used minimally.
5. 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.
Comment noted. There are no existing trees on the development site. The only existing tress are within the
Buffer Areas which will be owned and maintained by City Natural Areas.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcqov.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.
Noted. Full fees provided at submittal.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
Noted. Full fees provided at submittal.
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.
Noted.
4. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
httpI/www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Noted.
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> 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.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
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.
Special attention for buildings over 30 feet in height:
AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED
1012 IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface
exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this
section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the
intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Further
discussion is required if the proposed 3-story building triggers the aerial apparatus access requirement.
Acknowledged and emergency access easements are provided along fire lanes.
2. PAVERS
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
Private drives incorporating paver surfaces on fire lanes shall confirm the cross section of the drive can
handle fire truck loading.
Noted.
3. WATER SUPPLY
Please submit a plan for review and approval of your fire hydrant system. 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.
Noted.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a
known natural habitat (wetlands and aquatic areas). Please note the buffer zone standards range from
50-100' for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with
your site design process.
Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP
submittal.
The ECS has been submitted to Kelly Kimple and 2 copies submitted with application.
2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the
existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please
ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is
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4. Low Impact Development (LID) requirements are now required when the impervious area is increased or
a site is 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. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: http://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/business/builders-and-developers/development-forms-guidelines-regulatio
ns/stormwater-criteria.
Acknowledged, this project is pursuing alternative compliance for LID requirements by treating 90% of the
site by use of bioretention (rain garden), and the remaining by use of grass buffers and grass swales,
ultimately treating 100% of the site developed area with LID techniques.
5. The outf all for the site is the existing storm sewer located in Redwood Street.
Noted.
6. There is NECCO fees associated with this project located in Dry Creek Basin. The fees are $11,120 per
acre.
Noted.
7. 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-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.
Noted.
8. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan
as well the Fort Collins Stormwater Criteria Manual.
Noted.
Department: Fire Authority —
Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler@poudre-fire.org
1. FIRE LANE SPECIFICATIONS
An Emergency Access Easement will be required. 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.
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Department: Traffic Operations —
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcqov.com
1. The proposed 72 units will generate close to 500 trips per day, and therefore per LCUASS a traffic study
will be needed. It can likely be a memo type of report, with the addition of the analysis at Conifer and
Redwood. Please contact me to officially scope the study.
Noted. Delich Associates completed the traffic impact analysis memo, enclosed.
2. Roadway sidewalk does not currently existing along this property and will need to be included. The
proposed site plan shows a walk to access the Redwood facing units - is this an internal walk, or meant
to the be public roadside sidewalk as well?
A sidewalk along Redwood Street is now included and meant to be the public roadside walk as well.
3. Proposed parking along Redwood would need to be inset and cannot use the existing bike lane space.
Noted. Plans updated to show this change.
Department: Stormwater Engineering -
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcqov.com
1. 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@fcqov.com.
Acknowledged, a preliminary drainage letter and calculations are attached for your consideration
2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
and the 100 year historic release rate.
Acknowledged and incorporated into preliminary drainage.
3. Fifty percent of the site runoff is required, in the interim, 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/bu ilders-and-developers/development-forms-guidelines-regulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged. This requirement is necessary in the interim and
until the NECCO improvements are completed. The water quality capture volume can be included within
the quantity detention volume. At such time the NECCO improvements are completed, the water quality
restrictor plate may be removed from the outlet structure eliminating this water quality treatment.
Based on discussions with Staff, this is no longer required.
3. LUC 3.2.2(K)(1)(A) Off -Street parking minimums for two-family and multi -family dwellings are based on
number of bedrooms. Please show the calulations of these being met.
Noted. A Modification of Standard for parking is being submitted for minimum parking requirements for
multi -family dwellings. 131 spaces are required and the project will include 110 parking spaces.
A 15% reduction is being requested.
4. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section.
Noted. 5 spaces are required. Standard is being met, see Site Plan.
5. LUC 3.2.2(L) Table A and B
Standard 90 degree parking stall is 19'x 9'
Two-way drive aisle is a minimum of 24' in width.
Noted. Parking standard dimensions are being met. See Site Plan.
6. LUC 3.2.5 All development, to the extent reasonably feasible, shall provide adequately sized
conveniently located, accessible trash and recycling enclosures.
Noted. Standard is being met, see Site Plan and Landscape Plan. The four trash and recycling enclosures
are evenly disbursed throughout the site for convenience, and sized appropriately for the development
7. LUC 3.5.1(1) Mechanical/utility equipment (vents, flues, meters, boxes, conduit, transformer, ac/rtu... )
locations shall be identified on the plans with notes on how such equipment is screened and painted.
Noted. All horizontal flues, vents, meters, etc. penetrating the exterior walls of the buildings will be painted to
match the adjacent exterior finish materials.
8. LUC 3.5.2(E) and 3.8.30(E) and 3.8.30(F) Buildings are required to comply with these setbacks.
Noted. Setback standards are being met, see Site Plan.
Department: Water -Wastewater Engineering —
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include a 12-inch water main and an 8-inch sewer in
Redwood and an 8-inch sewer in an easement along the north edge of the property.
Labeled accordingly on the utility plan.
2. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
Noted.
3. Development fees and water rights will be due at building permit.
Noted.
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F6rt
Community Development&
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
September 30, 2014
Responses July 15, 2015
Kristin Fritz
Fort Collins Housing Authority
1715 W. Mountain Ave
Fort Collins, CO 80521
Re: Village on Redwood
Description of project: This is a request to construct multi -family housing on Redwood St. near Conifer
(parcel #9701200021). The property is owned by the Fort Collins Housing Authority and will consist of 72
affordable units. The project will also feature a community clubhouse, playground and garden amenities.
The site is located in the Low Density Mixed -Use (LMN) zone district. This project will be subject to Planning
& Zoning Board (Type II) 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. Revisions and additions to these comments may be 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
1. LUC 3.2.1(E)(5) A minimum of 6% of the interior space of all parking lots is required to be landscaped.
Please show the calculations on how this is being met.
Noted. See Site Plan
2. LUC 3.2.2(C)(b) Multi -Family have a minimum bicycle parking requirement based on the number of
bedrooms, with the 60% enclosed and 40% fixed rakes.
Noted. There are 158 bedrooms, and we have provided 60%, (95) enclosed bike spaces and an additional
(66) non -enclosed bike spaces for a total of 161 bike spaces.
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