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Home My WebLink AboutUNION PLACE - MAJOR AMENDMENT - MJA110003 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCity of 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 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 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. Response: A Pre -submittal meeting occurred on July 6`h 2011. Construction shall comply with the following 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 & ICC/ANSI A117.1-2003. 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: 2009 IRC Chapter 11 or 2009 IECC 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. 281 North Colleae Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City. of • 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 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. Response: Noted 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 http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Noted 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. Response: We are currently under review for a Modification of Standard. 21. Please seethe Submittal Requirements and Checklist at: http://www.fcgbv.com/developmentreview/applications.php. Response: Noted 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. Response: Noted 23. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. 281 North Colleae Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of ' Fort Collin Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 §70.224.6134 - fax fcgov. com 14. It appears from the information provided so far that 4 modifications 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. Response. We are currently under review for a Modification of Standard for a reduction in the parking requirements for attached dwellings. - 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. Response. Noted 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. Response: Noted 16. Just as an FYI, the parking areas will need sidewalks adjacent to them as well as landscaped islands. Response: The parking areas already include an adjacent sidewalk but have modified them to include 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 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: Noted 281 North Colleae Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224.6134 - fax fcgov.com 3. TrashlRecycling chutes in each building 4.Community Center a.C'afe area with tables and chairs b.Lounge area with sofas and chairs c. Kitchen & self serve coffee bar d.Common uni-sex restrooms e.Library space with seating f.Exercise area g.Mail room 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. Response: The other park locations double as detention ponds, have infiltration trenches, or allow movement of surface water. The location over the Greeley waterline is protected from storm water on the site. The beds will be raised 8" to 12" with. surface drip irrigation with only the supply lines below grade. The supply lines can be limited to the top 12".of soil depth. 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. Response: We are currently under review for a Modification of Standard for the reduction of the side setback requirements. Rear setbacks will not be modified 11. The parking requirements for residential units is based on 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. Response: We are currently under review for a Modification of Standard for a reduction in the parking requirements for attached dwellings. 12. Multi -family buildings need the elevations submitted, please show all buildings, I assume there will be differences between each building. Response: Elevations for a few of the building are included in this submittal, all other will be submitted as a minor amendment at a later date. Yes, the majority of the multi family buildings will vary architecturally but with a variety of similar materials used throughout. 13. Major amendment submittal requirements differ from project to project. I am compiling a routing sheet and the submittal requirements info for you. Response: Noted 281 North'Collece Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 - (970) 221-6750 - FAX (970) 224-6134 Git of 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 - 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. Response: We are currently under review for a Modification of Standard on Lot 1 Block 5 to allow an additional feature within the setback. Lot 2 Block 5 will remain mired use, eliminating any required setbacks. - 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). Response: This standard does not apply to the interior lots as the_standard is for public streets and Union Place has private drives. - 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. Response: We are currently under review for a Modification of Standard for the reduction of the side setback requirements. Rear setbacks will not be modified. - Rear yard setbacks is 8' from rear property line. Response: Noted - 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. Response:' There are no additional revisions that would impact this modification. - 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. Response: There are no planned 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). Response: Noted 8. Is this independent living? What amenities are there for the residents? Is there a leasing office on site? If so where? Response: Yes, Union Place will be age -restricted independent living and there will be a leasing office in the community center. Amenities included are as follows: 1.Common sitting area in each building 2. Elevator in each building 281 North Colleae Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of 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. corn - 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. Response: All parking stall dimensions meet previously approved modifications of standard or tl:e current L. U.C. requirements for long term parking. 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. Response: A new lighting plan will be provided for this submittal but at a later date. 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. Response: Each building will have an integrated trash and recycling room with exterior access for pick-up. 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). Response:Noted 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. Response. All unit access will be off an internal corridor however the entire building will have an entrance facing the primary street. - 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). Response: Noted 281 North Colleae Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 --'(970) 221-6750 - FAX (970) 224-6134 Cwty'of F&t'Cotlins 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 Current Planning Contact: Emma McArdle, 970-221-6206, emcardle(&-fcgov.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. Response: All landscaping from the previously approved landscape plan will remain the same, however, additional landscaping has been added to meet the parking lot interior requirements. 2. From Section 3.2.2 Access, Circulation and Parking , - Safety considerations seem to have not changed. Response: Noted - 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. Response: Thirteen bike racks are provided on hard surfaces throughout the property. This was determined by taking 5% of the 252 required 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. Response: Noted - 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. Response: Landscaping has been added to the alleys and meets or exceeds the 6% requirements - 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. Response: We are currently under review for a Modification of Standard for a reduction in the parking requirements for attached dwellings. 281 North Colleae Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 -- (9701221-6750 - FAX (970) 224-6134 Cit Fo rt 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 Response: Noted 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. Response: We have included a new plan set that includes only those items that were changed or added from the original set. One new sheet was added, UT02 that was not included in the original plan set. This sheet was added to address all of the utility service changes. 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. Response: Noted, thank you. We are submitting a revised plat with this submittal. 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. Response: Noted, thank you. We are submitting a revised plat with this submittal 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site in the public ROW. Response: Noted 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. Response: A Utility Coordination meeting occurred on June 29'412011. Electric Engineering Contact: Justin Fields, 970-224-6150, lfields(cDfcgov.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. Response: Noted 281 North Colleae Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of 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 decrease the width of the Emergency Access Easements. Response: Emergency access easements which are also the R.O. W. will not be reduced. 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. Response: Noted Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex(aD_fcgov.com 1. No comments. Engineering Development Review Contact: Andrew Carney, 970-221-6501, acarney(cD__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: Noted 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 Response: Noted 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: Noted 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. Response: This was discussed with Ward Stanford and a Memo Level Update was required and is included in this submittal 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: http://www.larimer.org/engineering/GMARdStds/UrbanSt. htm 281 North Colleae Avenue - P.O. Box 580.- Fort Collins. CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 Cityof" 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 /cgov.com Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington(Mcgov.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. Response: Utility Plans have been revised and resubmitted. 2. Existing service stubs must be used or abandoned at the main. Response: Noted, and we have added notes to the plans to make the contractor aware of this. 3. The Landscape and Irrigation Standards for Water Conservation will apply to this project. These standards can be found at www.fcgov.com/standards. Response. Noted 4. Development fees and water rights will be due at building permit. Response: Noted Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter(aafcgov.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. Response: A new drainage addendum for the drainage report and a revised drainage plan has been completed to address the changes to the site. The grading plan has been revised that shows elevations at the lot corners. Spot elevations interior to the lot and finished floor elevations for the buildings have not been shown at this time. Please see notes on grading plans that address this. Park Planning Contact: Craig Foreman, 970-221-6618, cforeman(cb-fcgov.com 1. , No comments ' Fire Authority Contact: Carie Dann, 970-219-5337, CDANN(a)_poudre-fire.orq 1. SETBACK CHANGES: PFA can approve the easement/setback changes if they don't 281 North Colleae Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 — (970) 221-6750 - FAX (9701224-6134 City of Fort Collins 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: 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 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, glopez(&fcgov.com 1. Assure that changes in the housing type/units/bedroom numbers meet LUC 3.2.2(K) minimums. Response: We are currently under review for a Modification of Standard for a reduction in the parking requirements for attached dwellings. This PDP submittal also requests an additional Modification of Standard for a couple drive aisle widths. All other requirements in this section of the LUC are anticipated to be met. 281 North Colleoe Avenue - P.O. Box 580 - Fort Collins. CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-6134 City of F6rt 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 June 08, 2011 Comments: Our responses are noted in italics after each comment. Robert Ross 2017 17th St. Boulder, CO 80302 RE: Union Place Major Amendment Dear Robert, Attached, ple se 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, 011. The commen 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. Sincerely, Emma McArdle City Planner 281 North College Avenue- P.O. Box 580 - Fort Collins. CO 80522 - 0580 -- (970) 221-6750 - FAX (970) 224-8134