HomeMy WebLinkAboutUNION PLACE - MAJOR AMENDMENT - MJA110003 - CORRESPONDENCE -FOt COIGNS
Pre -Submittal Meetings for Building Permits
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
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 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 comuly with the followine adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2008 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & [CC/ANSI At 17.1-2003.
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: 2009IRC Chapter 11 or 20097ECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 2009IECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
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Comment Letter Generated: 6/8/2011 at 2:11 pm
Community uevelopment and Neighborhood Services
CwatyoF , t 281 North College Avenue
ortColli 15 PO Box 580 - - - -
�.f. + Fort Collins, CO 80522
970.221.6750 970.224.6134 - fax fcgov.com
20. 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.
21. Please see the Submittal Requirements and Checklist at:
hftp://www.fcgov.com/developmentreview/applications.php.
22. 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.
23. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
a
Comment Letter Generated: 6/8/2011 at 2:11 pm
of Collins
.. Community Deve.opment and Neighborhood Services
281 ForCollins PO Boxrt580ollege Avenue
Fort Collins, CO 80522
c s 970.221:6760 970.224.6134 - fax fcgov.com
there will be differences between each building.
13. Major amendment submittal requirements differ from project to project. I am compiling a
routing sheet and the submittal requirements info for you.
14. It appears from the information provided so far that 4 modification of standards would be
required with this major amendment:
- Section 3.5.2(D)(1) Setbacks off of arterial streets,
- Section 3.5.2(D)(2) Setbacks off of non -arterial streets,
- Section 3.5.2(D)(3) Side and. rear setbacks, and
- Section 3.2.2(K)(1)(a) Attached Dwellings (Parking ratio).
Depending on how the rest of the plan progresses, other standards may not be met. I
would take a few into consideration in your design:
- 3.5.1(J)(2) Operational/Physical Compatibility Standards - if the parking modification is
so drastic that.surrounding neighbors are impacted by the overflow of parking this could be
an issue for a Hearing Officer.
- Section 3.5.1(C) Building Size, Height, Bulk, Mass, Scale. The neighboring properties
are predominantly small scale single family. Please take a look at this section and
consider this when designing the structures. Make sure they are articulated to subdivide
the massing so they don't appear to by so drastically different then the existing.
15. Regarding the modifications listed in the previous comment, I recommend taking a look at
the criteria that need to be met for Modification of Standards in Section 2.8.2 (H). This is
an intense project for this size property and the density seems to be pushing the need for
lessening the setbacks as well as decreasing the parking. From my first look at this project
I have a hard time seeing how this would not be a self imposed hardship.
16. Just as an FYI, the parking areas will need sidewalks adjacent to them as well as
landscaped islands.
17. 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 1 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.
18. 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 includes links to just about every resource you need during
development review.
19. 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
hftp://www.colocode.com/ftcollins/landuse/begin.htm.
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Comment Letter Generated: 6/8/2011 at 2:11 pm
..t
Community Development and Neighborhood Services
281 North College Avenue -
PO Box 580 - -
Fort Collins, CO 80522
970.221.6760 970.224.6134=fax fcgovcom
-Every building containing more than 4 dwelling units shall have at least one entry or
doorway facing the adjacent street (these two standards are a bit confusing seeing them
back to back, but the intent is to have street presence for residential buildings: one is
directed toward orientation to a walkway and the other is directed toward street facing
buildings).
- Setbacks (residential off Willox)- the setback for residential buildings off of arterial streets
(which Willox is) is 30', the previous application had a modification to this standard
requesting 15' which was approved. The setback on the plan is 10' and 0' on the east
building (Lot 2 Block 5). This was a mixed use building previously so the build -to line
applied not this setback, a modification is needed for this building to be any closer than 30'
to the ROW of Willox. If Lot 1 Block 5 building is proposed as 10' is also needs a
modification or changed back to 15'.
- Setbacks (for residential from non -arterial streets) - Setbacks from non -arterial streets is
15', setbacks for garages doors is 20'. An Alternative compliance is available to this
section, see 3.5.2(D)(2)(a).
- Side and rear setbacks = the minimum side yard setbacks is 5' from the property line,
except for garages which is 8'. If zero -lot -line is proposed a single 6' minimum side yard is
required.
-Rear yard setbacks is 8' from rear property line.
- A Modification was approved for the previous application for lot depth or 80' rather than
the 150' required. This stands unless the applicant is proposing something different. The
plan is tough to tell if this has changed.
- Are any garages proposed? If so they need to meet the standards of 3.5.2(E) and
potentially (F) if there are rear walls of multi family garages.
7. From Section 3.5.3 Mixed -Use, Institution and Commercial Buildings
- At least one main entrance shall open onto a walkway with pedestrian frontage.
- The commerical buildings shall be nor more than 15' from the ROW, plan meets this.
- Architectural treatements see 3.5.3(D).
8. Is this independent living? What amenities are there for the residents? Is there a leasing
office on site? If so where?
9. The community garden is a great idea, though seems to be in an odd location for residents
access. GWET may have concerns about this depending on the type of planters proposed.
GWET will review the Major Amendment.
10. The plan suggests 0 lot lines for most of the residential lots. The setbacks described
previously will apply. Modifications will be required if you proposed something closer.
11. The parking requirements for residential units is based ion the number of bedrooms in a
unit. You will need to determine what your bedroom counts are, i.e. 20 - 1 bedroom units,
40 - 2 bedroom units, etc then calculate what would be required. The Modification request
must meet the standards of 2.8.2(H). Without knowing to what extent the parking ratios is
less that what would be required, its difficult to give an indication if staff could support a
request for modification.
12. Multi -family buildings need the elevations submitted, please show all buildings, I assume
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Comment Letter Generated: 6/8/2011 at 2:11 pm
..} ICoCommunity Deveiopment and Neighborhood Services
City of 281 North Fd' ` ll PO Box 580
ollege Avenue
Fort Collins, CO 80522
• 970.221.6750 970.224.6134 - fax fcgov.com
2. From Section 3.2.2 Access, Circulation and Parking
- Safety considerations seem to have not changed.
- Site amenities such as bicycle parking will need to be increased with the additional
density. The minimum amount required is 5% of the parking spaces. Consider location in
the site designing, we prefer racks to be covered on hard surfaces and near building
entrances. This shall be 5% of the required number of parking not a modification of
standard number of parking spaces.
- Walkway connections seem to still be in compliance, though you will need to look at the
connections of the residential buildings to Willox and interior streets, a residential building
connectivity requirement is to follow from Section 3.5.2.
- The once alleys now look more like parking lots then alleys. They will need to meet
landscaping requirement of 6% for parking' lots with less than 100 spaces. The ends of
parking lot aisles shall have landscaped islands with canopy shade trees. Landscape
islands shall be a minimum of 80 square feet and the smallest dimension shall be 8'.
- Parking. requirements depend on bedroom counts, 1.5 per 1 bedroom unit, 1.75 per 2
bedroom unit, 2 per 3 bedroom unit and 2.5 per 4 and above bedroom unit. (a Modification
of Standards is required for proposed) Non residential uses are limited to a maximum
depending on use.
The parking stall dimension modification of standard approved on the previous plan
stands unless you propose smaller parking spaces, in which case you would need to apply
for another modification of standard.
3. From Section 3.2.4 Site Lighting - A new lighting plan will need to be submitted for review
against this section of the code. Please make sure that the Light Loss Factor is equal to 1.
4. From Section 3.2.5 Trash and Recycling Enclosures
- It appears that there are less trash enclosures then what was approved previously.
Please address in formal submittal. I would assume you will need a trash enclosure for
each building, please design based on capacity for recycling and trash for the units you
anticipate using and distance for residents to walk.
5. From Section 3.5.1 Building and Project Compatibility
- New developments shall be compatible with existing architectural character or where a
distinctive character is not present, new development shall enhance the standard of quality
for future projects in the area.
- Size, height, bulking, mass and scale shall either be similar in height or if larger be
articulated and subdivided in massing is proportional to the other structures in the area.
- Buildings are limited to 3 stories in this zone district. Stories are defined to have a max
height of 12' 8". If you propose higher then a modification of standard is required, plus any
structure over 40' shall be reviewed against Section 3.5.1(G) Biding Height Review.
-Outdoor storage areas shall be screened, please see Section 3.5.1(1).
6. From Section 3.5.2 Residential Building Standards
- Buildings that face an adjacent street shall have primary entrances facing the street. This
apply to Lot 1 and 2 of Block 5, at least half of the units need to have entrances opening to
the sidewalk on Willox. It also applies to the other buildings facing streets, entrances
cannot only face the parking lots.
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Comment Letter Generated: 6/8/2011 at 2:11 pm
� t- s Community Development and Neighborhood Services
281
City0f No
Fort Cothris PO Boxy COollege Avenue
Fort Collins, CO 80522
s 970.221.6760 970.224.6134-fax /Lgov.com
expense prior to the acceptance of completed improvements and/or prior to the issuance
of the first Certificate of Occupancy.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062), and the Transportation
Planning Department (416-2040) to schedule a scoping meeting and determine if a traffic
study or a update is needed for this project.
5. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
.hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. If any changes are being proposed to the utility services, grading, or site layout, Utility plans
will be required. However, depending on the extent of the proposed changes, revisions to
the existing set may be sufficient.
7. Depending on the extent of changes and if the property is replatted, a new Development
Agreement or an amendment to the existing development agreement will be done. If a
replat is done, a new DA will be required as they are tied to the legal on the plat.
8. If a new plat is not desired, all dedications/vacations can be done by separate document
however the TDR fees and recording fees will apply to each dedication/vacation.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site in the public ROW.
10. A utility coordination meeting will be needed for the proposed utility easement width
change. Utility coordination meetings are typically scheduled after the preliminary submittal
of the project, but can be scheduled prior to submittal upon request. Please provide a site
plan with preliminary utility layout for routing with the meeting notice. If you are interested in
having a utility coordination meeting, please contact the development review engineer for
scheduling.
Electric Engineering
Contact: Justin Fields, 970-224-6150, lfields(afcgov.com
1. System modification charges will apply. Development charges will be recalculated to
account for the design changes. Previous payments for development charges will be
applied to the recalculated charges and the developer will be responsible for the balance.
Contact Justin Fields (970-224-6150) to review these changes to the project.
Current Planninq
Contact: Emma McArdle, 970-221-6206, emcardleMcaov.com
1. The major amendment must meet the standards of Article 3.
From Section 3.2.1 Landscaping and Tree Protection -
Regarding landscaping, there is not enough information to verify this compliance on the
conceptual plan. Please review plan against Section 3.2.1 before submittal to verify
compliance.
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Comment Letter Generated: 6/8/2011 at 2:11 pm
of
FOtr't Collins
Stormwater Engineering
.. CorrimunRy Devuiopment and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760 970.224.6134 - fax fcgov. cram
Contact:, Glen Schlueter, 970-224-6065, gschlueterMcgov.com
1. The impervious surface may be increased by this proposal which would require additional
detention and possibly drainage system modifications. Therefore a review of the drainage
study is needed to verify the approved drainage plan still meets the detention requirements
as well as inlet and pipe sizes. A change in buildings will probably also require a revised
grading plan. These need to be prepared by an Engineer Registered in Colorado.
Park Plannina
Contact: Craig Foreman, 970-221-6618, cforeman(&fcgov.com
1. No comments
Fire Authority
Contact: Carle Dann, 970-219-5337, CDANN(Wpoudre-fire.ora
1. SETBACK CHANGES: PFA can approve the setback changes if they don't decrease the
width of the Emergency Access Easements.
2. PREVIOUS COMMENTS APPLY: All previous comments from PFA, including but not
limited to, EAE dedication, fire hydrant location and flow, requirements associated with
sprinklers (FDC location, fire line size and Knox Boxes), and required NFPA 13 when
applicable, still apply.
2.
Environmental Planning
Contact: Lindsay Ex, 970-224-6143, Iex(&fcaov.com
1. No comments.
Engineering Development Review
Contact: Andrew Carney, 970-221-6501, acarnev(&fcaov.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.
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.fcgov.com/engineering/dev-review.php
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
Comment Letter Generated: 6/8/2011 at 2:11 pm
Community uevelopment and. Neighborhood Services
Cw��. •-� -. .- 281 North College Avenue
Fo
rtCopt' 5 PO Box 580
Fort Collins, CO 80522
970.221.6750 970.224.6134-fax fcgov.com
CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: June 20, 2011
Item: Union Place Major Amendment
Applicant: Robert Ross
2017 17th St.
Boulder, CO 80302
rross@merteninc.com
Land Use Data:
This is a request for a major amendement to the existing Union Place. plan to increase density
increase from 89 to 158 units, plaza area between lots 4 & 5 B5 to be revised to community
gardens, request for reduction in parking requirements to 0.75 to 1 per unit, revised bedroom
counts, increase width of sidewalk south of Lots 3 & 4 Block 5 from 7' to 8'. as well as a request to
add sidewalks west of block 4, extension between Lots 1 & 2 Block 5, and along parallel spaces
north of Lot 2 Block 2 and removal of dumpster enclosure east of Lot 2 Block 5. The site is zoned
CS - Service Commercial, and the use is permitted subject to an administrative (Type 1) review and
public hearing. (LUC 4.22(B)(2)(a).)
Comments:
Zoning
Contact: Gary Lopez, 970-416-2338, gloaez(dlcgov.com
1. Assure that changes in the housing type/units/bedroom numbers meet LUC 3.2.2(K)
minimums.
Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffingtoriMcgov.com
1. Water and sewer mains were previously installed within the site for the Union Place project.
It sounds as though the number and sizes of buildings have changed; therefore, utility plans
need to be updated to determine what adjustments will be needed.
2. Existing service stubs must be used or abandoned at the main.
3. The Landscape and Irrigation Standards for Water Conservation will apply to this project.
These standards can be found at www.fcgov.com/standards.
4. Development fees and water rights will be due at building permit.
2
Comment Letter Generated: 6/8/2011 at 2:11 pm
Community Development and
Neighborhood Services
FlCl.tyCollins �--- 281 North College Avenue
ort
PO Box 580
Fort Collins, CO 80522
1 I 970.221.6760
970.224.6134 - fax
-� fcgov.com
June 08, 2011
Robert Ross
2017 17th St.
Boulder, CO 80302 �!
RE: Union Place Major Amendment
Dear Robert,
Attached, please see a copy of Staffs comments concerning the request referred to as the
Union Place Major Amendment, which was presented before the Conceptual Review Team
on June 20, 2011.
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 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 contact me at 970-221-6206.
ZILcerely,
aEmWArdle
City Planner
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522 - 0580 — (970) 221-6750 - FAX (970) 224-6134