HomeMy WebLinkAboutUNION PLACE - PDP - 15-09 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESLocation
Lots 1-10
Lot C-1
Lot C-3
Lots 11-18
Lots M-43 throughM-56
Lots M-29 through M-36
Lots M-1 through M-12
UNION PLACE
Preliminary Vertical Construction Schedule
Duplex
Commercial
Commercial
Single Family
Attached Condominiums
Attached Condominiums
Attached Condominiums
Start Date
January 1, 2010
January 1, 2010
December 2010
March 1, 2010
June 1, 2010
December 1, 2010
December 2010
End Date
January 12011
January 1, 2011
December 12011
March 1, 2011
June 1, 2011
December 1, 2011
December 1, 2011
Merten Inc. Page 2 of 2
Preliminary Schedules
Exhibit `C'
UNION PLACE
Preliminary Horizontal Construction Schedule
Line item Dates Duration
Pre -con meeting with City
May 25-29
1 day
Set silt fence
June 1-3
3days
Surveying
May 20- thru end of project
Clearing and grubbing
June 4-5
2 days
Site dirt work
June 5- 9
25 days
Detention pond work
June I I- May 1
15 days
Site dirt work as needed
May — December
20 days
Install site trailer, parking, temp road, electric,
July 6- 14
7 days
phone
Sanitary tap off Willox Lane
July 1-3
3 days
Sanitary sewer (mainline/stubs)
July 8 — August 11
25 days
Sanitary manholes
July 8 — August 11
25 days
Water tap off Willox Lane
July 15- 20
4 days
Waterline
July 20 — August 14
20 days
Storm sewer tap off Willox Lane
July 28-31
4 days
Storm sewer
August 3 — August 21
15 days
Storm inlets
August 12- September 4
18 days
Pavement design and approval (interior streets)
August 19 — September 8
15 days
Utility sleeves electric (interior streets)
August 24- August 28 .
5 days
Utility sleeves others (interior streets
August 24- September 4
10 days
Geothermal sleeves (interior streets)
August 24 — September 15
16 days
Pavement designs
July 27 — August 7
10 days
Willox Lane (dirt, prep, curb/gutter, pave)
June 25- August 19
40 days
Mason St. (dirt, prep, curb/gutter, pave)
August 3- 28
20 days
Cedar Street
September 15- 23
7 days
Bristlecone Street
October 12 — November 6
20 days
King Street
October 15- November 6
17 days
Merten Street
September 23- October 30
28 days
Alley Block 1
November 4- December 1
20 days
Alley Block 2
December 7-22
12 days
Alley Block 3
December 2- 9
6 days
Alley Block 4
November 16- December 1
12 days
TV and jet sewer lines
December I -18
14 days
Concrete sidewalks
October 1- December 9
50 days
Dry Utilities
October 20- December 21
45 days
Street lights
November 16- December 11
20 days
Geo-thermal
September 21- December 11
60 days
Landscape irrigation
November 16- December 11
20 days .
Landscape parks
November 2- December 18
25 days
Entry monument
November 10- 23
10 days
Survey as -built
December 15- 22
6 days
City acceptance/punch lists
Timing as required
Merten Inc.
Page I of 2
Preliminary Schedules
City t Collins
9. STREET NAMES: Street names shall be reviewed and verified by LETA prior to being
put in service. 97UFC 901.4.5
The street names have been researched and changed as required.
10. TURNING RADII: Minimum turning radii for emergency -response apparatus on any fire
apparatus roadway is 25 feet inside, 50 feet outside. UFC 902.2.2.3
Environmental Planning
Contact Info: Dana Leavitt, 224-6143, dleavitt@fcgov.com
1. Tree protection: Existing trees on the property may require protection during construction
or mitigation if they must be removed. Please contact Tim Buchanan, City Forester at
2246361 or tbuchanan@fcgov.com to arrange a site visit to review and evaluate the site.
2. Trash and recycling: Any trash enclosures proposed for the project shall comply with
Section 3.2.5 of the Land Use Code. Please review The City of Fort Collins Design
Considerations Guidance Document found at
http://www.fcgov.com/recycling/pdf/enciosure-gpidelines08O4.pdf to determine the size
and appropriate design.
3. Green Building: We are pleased that you plan to integrate green building components
into your project. The following city -supported programs are resources you can tap into:
• Deconstruction/Construction Debris, Natural Resources, John Armstrong, 416-2230;
• Integrated Design Assistance Program, Utilities, Gary Schroeder, 221-6395;
• Electric Efficiency Program, Utilities, John Phelan, 416-2539
Affordable Housing
Contact Info: Megan Woodman, 221-6342, mwoodman@fcqov.com
1. We are pleased that you plan to incorporate affordable housing units within your
development; at 25% affordable, your project qualifies for City incentives. See Section
5.1.2 of the Land Use Code for more detailed information regarding the definition of
affordable housing.
2. Please contact me as soon as you are able to discuss the affordable housing component
in order to determine the incentives and/or funding mechanisms available to your
project. Information on these incentives can be found at:
http://fcgov.com/affordablehousing/developers.php
3. If you are interested in receiving City incentives, you will need to sign and submit an
Affordable Housing Agreement at the same time you submit your plans for review.
Poudre Fire Authority
Contact Info: Carle Dann, 416-2869, cdann@poudre-fire.or9
NOTE: Depending on when you submit, under the IFC, any residential structure larger than a
duplex will require automatic fire sprinklers.
1. WATER SUPPLY: Fire hydrants, where required, must be the type approved by the
water district having jurisdiction and the Fire Department. Hydrant spacing and water
flow must meet minimum requirements based on type of occupancy. Minimum flow and
spacing requirements include:
• Commercial, 1,500 gpm at 20 psi residual pressure, spaced not farther than 300 feet to
the building, on 600-foot centers thereafter
• Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced
not farther than 400 feet to the building, on 800-foot centers thereafter
• Residential outside Urban Growth Area, 500 gpmat 20 psi residual pressure, spaced
not farther than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic fire
sprinkler systems. 97UFC 901.2.2.2
2. 3 STORIES/AUTOMATIC FIRE SPRINKLERS: An automatic sprinkler system shall be,
installed throughout mixed -use buildings three or more stories in height with residential
occupancies on the third or higher floors. 7UFC 1003.2.9
Fire sprinklers will be installed as required by code.
3. BUILDING AREA: Buildings that exceed 5,000 square feet for type V construction shall
be fire contained or fire sprinklered. (Group H4 Occupancy> 3,000 SF = AS) 97UBC
Table9-13 (City of Fort Collins Amendment)
Fire sprinklers will be installed as. required by code.
4. BALCONY FIRE PROTECTION AND OPEN -FLAME COOKING DEVICES: Balconies
on all multi -family dwellings of Type V construction are required to be equipped with
automatic fire sprinklers. Charcoal burners and other open -flame cooking devices shall
not be operated on combustible balconies or within 10 feet of combustible construction,
unless the buildings, balconies and decks are protected by an approved automatic fire
sprinkler system. LP -gas fueled cooking devices having an LP -gas container with a
water capacity greater than 2.5 pounds shall not be located on combustible balconies or
within 10 feet of combustible construction (regardless of automatic sprinklers). IFC
308.3.1 and 308.3.1.1
5. FIRE DEPARTMENT CONNECTION: Fire department connections shall be installed
remote from the buildings, and located on the street or fire lane side of buildings, fully
visible and recognizable from the street or nearest point of fire department vehicle
access or as otherwise approved by the fire code official. If possible, a fire hydrant shall
be located within 100 feet of the FDC. PFA Bureau Policy
6. FIRE LINE REQUIREMENT: Buildings that are required to be fire sprinklered shall have
a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line.
7. KNOX BOX REQUIRED: Poudre Fire Authority requires a "Knox Box" to be mounted on
the front of every new building equipped with a required fire sprinkler system or fire
alarm system. 97UFC 902.4; PFA BUREAU POLICY 88.20
8. ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the
property, and posted with a minimum of 6 Inch numerals on a contrasting background.
(Bronze numerals on brown brick are not acceptable). 97UFC901.4.4
�F;O Cottins
20. Good that the inner streets will be private, but PFA will need to review the layout of the
drives and dead ends to confirm they meet standards.
Stormwater
Contact Info: Glen Schlueter, 221-6065, aschlueter@fcoov.com
1. This site was removed from the floodplain by the Dry Creek Flood Control Project.
2. The North College drainage plan does identify this site for a detention pond; however,
this site is also required to provide onsite detention for the development. In order for the
regional detention to be built, there needs to be street and drainage infrastructure in
place.. There is no date set for this to be built. In the interim, the site will need to pass
offsite flows through this site and provide the standard detention with an outfall to the
storm sewer on the west side of College Avenue. As soon as the onsite detention is
designed, please submit it to the Stormwater Utility. Time is needed for the City's
consultant to evaluate the detention area to see that it is sufficient to accommodate the
future regional detention. Since the future regional pond will be deeper, the land area
needed may not be much different than what is required for the normal site detention
requirement. If the regional needs are greater than the development requirements, the
City would purchase the difference. Presently no funds are allocated for that purchase
so the sooner this can be determined the better to allow time for the City to get it
included in the budget process.
The current size and site for the detention pond is two times the development requirements for
our site before we even calculate in our use of permeable pavements. We expect that our site
will not contribute any storm water to the regional pond once we design the permeable
pavements therefore it should only be needed for regional needs.
3. In the Dry Creek basin, the two year historic release rate is 0.2 cfs/acre. Water quality -
treatment is required as described in the Urban Storm Drainage Criteria Manual, Volume
3 - Best Management Practices (BMPs). Extended detention is the usual method
selected for water quality treatment; however, use of all BMPs is encouraged. The use of
porous pavement is being considered which could have both water quality and ,quantity
benefits. The onsite detention needs to be in a separate tract of land dedicated as a
drainage easement and cannot be in the public ROW.
4. The design of this site must conform to the drainage basin design of the Dry Creek:
Master Drainage Plan as well the City's Design Criteria and Construction standards.
5. The city wide development fee is $4,420/acre ($0.1 015/sq.ft.) for new impervious area
over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at
the time each building permit is issued.
6. Percolation tests should be considered as soon as possible.
Percolation tests will be performed soon but not before PDP submittal.
Transportation Planning .
Contact Info: Jennifer Petrik, 416-2471, jpetrik@fcgov.com
1. A bus stop is planned for the corner of W illox/College Ave.
2. Suggestion to include bike parking for residents.
Bike parking will be provided at the three parks and at the public square.
4. Contact me for transportation scoping .for your TIS.
C of
Alder street was realigned with Cedar St north of Willox, was renamed Cedar.
9. There does not appear to be adequate building setbacks for standard utility. easements
on public streets. On arterials, easements need to be 15 feet. On local streets,
easements need to be 9 feet.
Currently the sanitary sewer, gas, and water utilities exist under Willox and any new power for
street lighting will be in the parkway. Also there is an existing sanitary sewer running east -west
124 feet south of the centerline of Willox. Because of this restriction we will be requesting a
setback variance of zero feet olong the south side of Willox
10. Per City Code section 3.6.2(J)(1), alleys probably do not qualify as "public alleys". There
is no existing connecting alley system in this area. Alleys should probably be private.
All alleys will be private.
11. Westwood Drive needs to be dedicated and constructed as a 51-foot local street. No
turnaround will be needed if no access is being taken off Westwood.
Westwood drive is located in Larimer County and there is currently an irrigation ditch running
north -south along the west property line therefore we will not be connecting to Westwood with a
street however we will make a pedestrian connection.
12. Minimum separation between West Willox and Merten is 175 feet, measured centerline
to centerline.
Due to an existing east -west sanitary sewer located 124 feet south of the centerline of West
Willox we are proposing a 130 separation between West Willox and Merten in order to keep the
existing line in place and in the ROW of Merten.
13. The traffic engineer will need to evaluate all intersection/access offsets. You may need
to prepare variance requests for separations centerline to centerline.
A variance will be requested for the centerline to centerline of W. Willox and Merten.
14. Internal street classifications and needs will be determined by the TIS.
15. 1 strongly suggest a utility coordination meeting once you have all existing and proposed
utilities laid out on the site plan. Contact me to schedule this meeting.
This comment has been addressed above.
16.. Any damaged sidewalk, gutter or curb will need to be repaired or replaced. 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 in like kind at the Developer's expense prior to the
acceptance of completed improvements and/or prior to the issuance of the first
Certificate of Occupancy.
17. Utility plans, a Development Agreement (DA), a Development Construction Permit
(DCP) and a plat will need to be prepared for this project.
18. Any public improvements must be made according to Larimer County Urban Area Street
Standards. These are available online at:
hfti)://co.larimer.co.us/engineering/GMARdStdsliciiass-cover TOC.gdf
19. Mason St. will be a minor collector and should be built the entire length of the site at the
time of construction.
The entire length of Mason will be constructed but barricaded immediately south of the
intersection with Merten.
Fort Collins
r
This comment has been addressed above.
7. Development fees and water rights will be due at building permit.
8. Existing sewer and Greeley water lines are accounted for in the plan.
9. Water and sewer will need to be extended under Mason St.
A water line is extended under Mason St
Engineering
Contact Info: Randy Maizland, 416-2292, rmaiziand@fcgov.com and Andrew Carney, 221-
7128, acarnev@fcgov.com
1. Larimer County Road Impact Fees and a City Street Oversizing Fee will apply to this
project. You may contact Matt Baker at (970) 224-6108 for an estimate of the fees.
2. The City's Transportation Development Review Fees will apply to this project. You can
get more information about these fees at http://fcgov.com/engineering/dev-review.php
3. A Transportation Impact Study will be required. Contact Joe Olson, the City's Traffic
Engineer atjolson@fcgov.com or Ward Stanford at 221-6820 or wstanford@fcgov.com
to discuss. You will also need to contact Jennifer Petrik in Transportation Planning
(contact info below) to scope out what multi -modal transportation aspects to include in
your TIS.
A TIS has been done and is included in the PDP submittal.
4. Mason Street right-of-way and. utility easements need to be. dedicated and constructed to
the south property line. You' will also need to dedicate right-of-way or easements on the
east side of Mason so that there is no tract between Mason and the property line.
The Mason St. ROW will be dedicated on the plat, however, the land east of Mason will be used
for storm water detention and tied into the existing detention pond on the south east corner of
the site.
5. West Willox Lane needs to be dedicated and constructed as a minor arterial per the
Master Street Plan. Please contact Transportation Planning about the location and right-
of-way needed for a bus pullout.
West Willox Lane will be dedicated on the plat and the bus pullout has been removed from the
plat.
6. The City does not have a standard for diagonal or head -in parking on a public street.
Merten could be constructed as a private drive which would allow head -in or diagonal
parking.
Merten St will be a private street.
7. King Street could function as a public street with a 51 -foot. rig ht-of-way or private street,
which currently has no established required standards.
King St. will be a private street.
Alder Street will need to be constructed as a public street with a turnaround on the south
end. Additional right-of-way would be needed to provide bump -out parallel parking. We
have a similar design built In Rigden Farm that you could refer to, though we don't have
any established standards for this.)
Fort Collins
logistics and facilitate this meeting. The meeting should precede submittal of your plans
for review. I will need a set of APO labels and a minimum of two weeks plus one day to
coordinate the meeting and send notification to the neighbors.
We held a neighborhood meeting on March 30, 2009 in the community room at 215 North
Mason St.
6. There are some benefits available to you if at least 10% of the project is qualified
affordable. They include speedier review of your plans through development review,
delayed collection of building permit fees, etc. Please contact Ken Waido at 221-6753,
kwaido@fcgov.com or Megan Woodman at 221-6342; mwoodman@fcgov.com for more
information.
7. This project will eventually be in a Transit Oriented Development (TOO) Overlay District.
Though they are not required, the standards in Section 3.10 can be a good set of
guidelines to keep in mind as you design so that your development will have as many
TOO supportive details as possible In the future.
A number of these standards have been used in this development.
8. Please work with the Stormwater department to landscape the regional and project .
detention pond with trees and appropriate native plantings so that it doesn't end up
looking like an empty green swimming pool.
9. As I mentioned in our meeting, I think it would be a good idea to consider swapping the
park and north row of residential units on the northwest of the site so that Willox has
buildings defining and activating the street and the park has a more protected interior
location. This is not a requirement, just a suggestion.
The park has been relocated to the interior of the site.
Water Wastewater
Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com
1. Existing mains: 8-inch water main in Willox; 8-inch sewer in Willox along west half of
site; 8-inch sewer extends south from Willox and Cedar approximately 120(+/-) feet; fl-
inch sewer in E/W alignment approximately 120(+/-) south of Willox; 8-inch sewer in N/S
drive on property to the west from the EMI sewer approximately 250 feet south.
2. In mixed use buildings, separate water/sewer services will be required for the
commercial and residential portions of the building.
Separate services will be supplied.
3. It appears that the north townhomes in the west part of the development may be in
conflict with the existing sanitary sewer.
This building has been moved to the north out of the easement.
4. Water and sanitary sewer mains will be required in the future Mason Street.
We currently have a water main proposed under Mason but will require information from the City
for sizing and location for a new sanitary sewer.
5. All water mains and sanitary sewers within the development_ must be within R.O.W. or
easements. Minimum easement widths are 20 feet for water and 30 feet for sewer.
See utility plan for layout:
6. A utility coordination meeting is strongly encouraged prior to finalizing the layout of the
development.
City.of
orCothns
3. See Section 3.5.2 of the Land Use Code for setback requirements from public streets.
Zero lot line development is allowed but for the single family detached residences; this
requires a 6 foot separation between buildings or a minimum of 5 foot setback.
West Willox Lane, Cedar, and Mason Street will be the only public streets associated with the
development and due to an existing east -west septic line one multi family building and all three
mixed use buildings along Willox will require a setback variance.
4. A maximum of 3 stories is allowed.
All buildings will be 2 or 3 stories.
5. Single family detached lots must be less than 6000sf.
The eight single family lots will each be 2,800 square feet.
6. Parking requirements for all but single family attached are based on the number of
bedrooms per units. See Section 3.2.2(K)(1) for more detailed information.
All parking requirements will be met.
Current Planning
1. We've just launched our new Development Review Guide which you can find at
fcgov.com/drg. This online guide features a color -coded flowchart with comprehensive,
easy to read information on each step in the process. Links to just about every resource
you need during development review is also at your fingertips. Take a look!
2. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at
hftp://www.colocode.com/ftcollins/ianduse/begin.htm
3. This development proposal will be subject to applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards, and Division
4.22 CN-Commercial District.
4. When developing your plans for submittal, pay particular attention to the following
sections of the Land Use Code:
• 3.2.1 Landscaping and Tree Protection
• 3.2.2 Access, Circulation and Parking. (parking requirements; dimensions, etc.)
• 3.2.4 Site Lighting
• 3.2.5 Trash and Recycling enclosures
• 3.5.1 Building Standards
• 3.5.2 Residential Building Standards (including garage door standards)
• 3.5.3 Mixed -use, institutional and Commercial Standards, most notably the connecting
walkway standard
• 4.22 CN-Commercial- North College District Standards
If there are standards you are unable to meet, you must seek 6 modification of standards
per Section 2.8.2. You initiate the modification process, if needed, by sending a letter to
me, addressed to the Administrative Hearing Officer explaining what standards
modifications are requested for and which of the four rationales Section 2.8.2 (H) you will
use to justify the modification. Requests for modification may precede the PDP submittal
(called a 'standalone' modification) if a determination is needed to establish project
feasibility, or a request maybe made concurrently with the full submittal. I can send you
sample letters to use as a template at your request.
5. A neighborhood meeting is not required with Type I reviews but I suggest that you hold
one because the surrounding areas are mostly residential. It is a good idea to open the
channels of communication early with your future neighbors. Contact me to arrange
�-,_YM81T 1 15
'City of
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CONCEPTUAL REVIEW STAFF
COMMENTS
ITEM: 2109 South College Avenue
MEETING DATE: December 22, 2008
APPLICANT: Donna Merten, Owner
and Robert Ross, Architect
Merten Inc.
55 South 32nd Street
Boulder, CO 80305
LAND USE DATA: Request to develop the property at the southwest corner of Willox and
Mason into a mixed -use residential project with affordable housing. The property is within the
City of Fort Collins and is zoned CN — Commercial North College District. The following
departmental agencies have offered comments for this proposal:
COMMENTS: Our response letter as required by the statement of planning objectives is noted
in italics
Light and Power
Contact Info: Bruce Vogel, 224-6157, bvogel@fcgov.com
1. Existing service is available near McDonalds and Willox Ct. The service has ample
capacity to accommodate the proposed project.
This is the service we will use.
2. Will need a C-1 form and a one -line diagram for -the commercial portion of the project.
3. Transformers will need to be coordinated on the sight. For the multi -family portion of the
project, we will want to see the meters ganged on one wall. Gas will have to locate at an
opposing, end.
See the utility plan for utility stub locations. Gas will not be supplied on the site.
4. Regular development fees will be assessed on this project which will include capacity
fees and building permit charges.
5. Strongly recommend a utility coordination meeting as soon as possible.
There was a. utility coordination meeting on January 21, 2009.
Zoning
Contact Info: Peter Barnes, 416-2355, pbarnes@fcgov.com
1. Permitted uses: Mixed -use residential, commercial, single family attached and detached
residential are all allowable uses in the CN zone district subject to a Type I
(Administrative). review.
2. Residential uses other than mixed -use residences in the CN zone district are required to
be at least 200 feet from College Ave.
This requirement will be, met.
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union JIB.(
FORT COLLINS, COLORADO
Union Place will be an innovative template for future sustainable developments in Fort Collins.
This community is striving for LEED Neighborhood accreditation and consists of market rate
and affordable housing. Located on 10.2 acres, this diverse 80-unit community will include
single-family, multi -family, and three mixed -use commercial buildings. Currently, 18 lots have
been pre -sold but the remaining lots are for sale.
LEED Neighborhood Amenities
■ On -site recycling services for construction waste management -minimum of 85% of all
construction debris will be recycled.
■ Innovative storm water management practices
• Site precautions will be implemented to minimize site disturbance during construction
■ Pervious concrete upgrade. Pervious concrete to be used instead of standard asphalt for
roads and sidewalks. Permeable material allows for water to infiltrate in the ground
instead of running off the site or into a detention pond.
■ Concrete pavers. Concrete pavers to be used for landscaping hardscape details instead of
standard concrete. Pavers allow for water to infiltrate between them.
• Renewable energy component — Geothermal will be installed throughout the site for
heating and cooling all the buildings.
■ Lighting. Lighting upgrades are necessary in order to meet dark -sky requirements.
■ Recycled homes will be onsite. 10 homes are being relocated to Union Place from
downtown Fort Collins and will be retrofitted into duplexes
■ Landscaping: Landscaping for Union Place will be one a crucial aspect of the sustainable
site design. Through various methods and systems we will be attempting to reduce or
eliminate our storm water runoff into the City's proposed detention pond. These methods
will primarily be in the ROW and include Bio-swales, tree wells, permeable hardscapes
& roads, and other systems as designed to maximize on site infiltration of storm water.
Moreover, there will be a reduction in water needs from the city's water supply through
the use of xeriscaping throughout the site. Plants beyond the city standard will be used to
showcase the possibilities of planting materials which are native and available.
Additional trees contribute to the natural shading of buildings — thus reducing heat and
cooling loads. These methods of installation can function as both educational and as a
demonstration project for the Storm Water Department and the City of FC and, overall,
showcase the unified goal of helping to improve standards for sustainable development.
Signage and monuments will be located near individual systems to describe how they
work and benefit people and the environment.
Merten Design Studio - Boulder, Colorado - 720-304-0011
P't mck, k
f) Legal description of the site.
This is to certify that on the 2nd day of January, 2003 a survey was made, under my supervision, of a tract
of land situate in the Northeast 1/4 of the Northeast 1/4 of Section 2, Township 7 North, Range 69 West of
the 6th P.M., City of Fort Collins, County of Larimer, State of Colorado which considering the East line of
the said Northeast 1/4 as bearing S00°00'00"E and with all bearings contained herein relative thereto is
contained within the boundary lines which begin at a point on the. North line of the said Northeast 1/4
which bears N89°53'02"W 400.00 feet from the Northeast comer of said Section 2 and run thence
S00°00'00"E 293.57 feet; thence N90000'00"E 100.00 feet; thence S00°00'00"E 202.70 feet to a point on
the South line of the North 15.00 acres of the Northeast 1/4 of the Northeast 1/4 of said Section 2; thence
N89053'02"W 1017.25 feet along the said South line to a point on the West line of the Northeast 1/4 of the
Northeast 1/4 of said Section 2; thence N00001'35"E 496.07 feet along the said West line to a point on the
North line of the said Northeast 1/4; thence S89°53'02"E 917.02 along the said North line to the point of
beginning, containing 10.9096 acres more or less and being subject to a right-of-way for West Willox Lane
over the North 30.00 feet thereof. Said survey is accurately delineated on this plat.
g) Name and address of each owner of property within the boundaries of the development plan area.
Donna Merten will be the sole owner of the property. Her address is: 55 S. 32nd St., Boulder, CO 80305
h) A list of names of all general and limited partners (if a partnership), all managers and directors (if
limited liability company) and/or officers and directors (if a corporation) involved as either applicants or
owners of the project development plan.
Jim Eddy and Aaron Million are the current owners of the property. Donna Merten of Merten Inc. has
signed an option agreement with Jim Eddy and Aaron Million. Upon City approval of this project, Donna
Merten will purchase the land.
i) A development schedule indicating the approximate date when construction of the project of stages of the
same, can be expected to begin and be completed, including the proposed phasing of construction of
public improvements and recreational and common space areas.
See attached document Exhibit `C'
Page 4 of 4
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compared to domestic water, offers many advantages including reduction of energy and less
demand on the City's infrastructure. When the ditch water will not be able to be used, Union
Place anticipates supplementing it with domestic water. The landscape that will become part of
each private development within the master plan will be designed using storm water runoff as an
irrigation supplement. By creating bio swales and uniquely contouring front and back yards, the
storm water can be enjoyed by the gardens before either draining to detention areas or percolating
into the soils.
iii) Statement of ownership and' maintenance to the public and private open space areas:
applicant's intentions in regard to future ownership of all or portions of the project
development plan:
The HOA will maintain all public and private open space areas except for the regional detention
pond which will be maintained by the City.
iv) Estimate of number of employees for business, commercial, and industrial use
The number of employees is estimated at 35 for the business and commercial use. There will not
be any industrial use on the property
v) Description of rationale behind the assumptions and choices made by applicant.
See Exhibit `A'
vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the
completed documents in pursuant to these regulations for each proposed use. The Planning
Director may require, or the applicant may choose to submit, evidence that is beyond what is
required in that section. Any variance from the criteria should be described.
There is currently no variance to the criteria described.
vii) Narrative description of how conflicts between land uses, or disturbances to wetlands,
natural habitat and features and or wildlife are being avoided to maximum extent feasible or
mitigated
There are no conflicts between the land uses or disturbances to wetlands, natural habitat and
features and or wildlife according to the City of Fort Collins natural habitat and features map.
viii) Written narrative addressing each concern/issue raised at the neighborhood meeting (s), if a
meeting has been held.
We are not required to hold a neighborhood meeting for this project because it is not required with
Type I reviews. But we voluntarily held a meeting on 3/30/09 to notify neighbors on the new
development and to open lines of communication early. Emma, the city planner, attended the
meeting and compiled the concerns and questions expressed by the neighbors at the meeting. See
Exhibit `D'.
ix) Name of project as well as any previous name the project may have had during Conceptual
Review.
The current name of the project is Union Place. When the project went through conceptual review
it was called the Willox Project
d) Response Letter (27 copies) addressing each of the applicable issues raised in the conceptual review letter.
See attached Exhibit `B'
e) A complete list of new street names requested in the proposed development. (2) copies The Larimer
County Street Inventory System can be accessed to determine the availability of street names
www.co.larimer.cous/streets
Cedar St.
Green Leaf St.
Blue Sun St.
Urban Prairie St.
Page 3 of 4
Description of proposed open space, wetlands, natural habitats and features, landscaping,
circulation, transition areas, and associated buffering on site and in the general vicinity of
the project.
The proposed landscape plan for Union Place is grounded in an environmental sustainable
approach. This is achieved by grading the property using micro -detentions and bio swales to help
as a best -management practice for storm water. In addition, all plant material has been chosen
using drought -tolerant and micro -climate selection process. This ensures that species are to be
used that minimize the need for water consumption, while providing the best landscape for human
comfort. This is especially true for the street tree environment. All plant material will meet the
American Association of Nurserymen standards and soil specifications will ensure high quality
growing conditions.
The landscape plan is broken down in to three significant categories, all which are linked together
through a common landscape dialogue. All three categories are designed to complement one
another, ensuring a seamless transition of environmental significance. The categories include:
Willox Retail Frontage
Residential Streets and Parks
Urban Prairie
The Willox Retail Frontage has been designed to create a streetscape environment that if focused
on shade and human comfort, reduction of heat island effect, creation of an inviting `welcome
mat' to the development and seasonal color, while providing an inviting and vibrant retail
atmosphere. The use of drought tolerant street trees, to be planted every 30 feet on center, drought
tolerant grasses and impervious pavers will assist in providing the environment listed above. To
reduce irrigation demand, the plan anticipates using bubbler irrigation heads at the street trees, drip
irrigation for all planting beds and small spray heads to cover any turf areas. This will force the
water to be. placed directly on the plant material needing it compared to over -spraying or
evaporation.
The Residential Streets and Parks systems are designed to create environments that provide -
comfort and safe accessibility. All Residential Streets are to be lined with drought -tolerant street
trees, planted every 30 feet on center, with a variety of tree species allowing for variety in seasonal
color and interest. This will also contribute to the diversity of the urban forest. The under story
will be drought tolerant, Buffalo Grass. All of the neighborhood parks will be designed as
depressed micro -detentions, which will assist in the green -infrastructure proposed for the
development. The depressed areas will be appropriately drained and will be designed as green
space for families and children to utilize for recreational activities. All of the parks will be lined
with drought tolerant trees, seating and pedestrian level lighting. It is the intent that the
streetscape system will be the green conduit that connects one park to the next. The plan
anticipates using bubbler irrigation heads at the street trees and small spray heads to cover any turf
areas. This will force the water to be placed directly on the plant material needing it compared to
over -spraying or evaporation. •
The Urban Prairie system returns the native landscape of the Front Range to Union Place. The
area around the detention ponds and along the northern boundary is designed to incorporate a
drought tolerant prairie mix of 70% native grasses and 30% native wildflowers. In addition, a
crushed gravel pathway is anticipated to run through the prairie allowing for open jogging/walking
as well as an interpretive experience of the restored Front Range native landscape. Drought
tolerant trees will be placed in strategic locations to help create a diverse habitat. The Mason
Road streetscape is designed to enjoy the conditions of the restored prairie by meandering the
sidewalk through this environment. On the north side of the prairie, native evergreens are
anticipated to help buffer the development from the adjacent property. The plan anticipates using -
bubbler irrigation heads at the trees and spray heads for the prairie. However, it is anticipated that
once the prairie is 90% established, the irrigation will only be used during extreme conditions.
Finally, the irrigation system is conceptualized to take advantage of the raw water available
through the Larimer and Weld Canal. The allotment of water that is part of the existing property
will remain with this development and will be used to assist in irrigation. Using raw water,
Page 2 of 4
Statement of Planning Objectives for Union Place
i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan.
"The URA will only assist development and redevelopment projects that meet the identified
objectives of the respective Urban Renewal Plan (URP) area."
URA staff has identified the following components in conformance with the North College Urban
Renewal Plan and integrated into the Union Place project.
• "To facilitate redevelopment and new development by private enterprise through
cooperation among developers and public agencies to plan, design, and build needed
improvements. " The proposed project will be a private/public partnership that includes
the completion of two street improvement projects. The participation level on both
private and public sides is high and quite involved.
"To address and remedy conditions in the area that impairs or arrest the sound growth
of the City. " The North College corridor has been identified in City Plan as a Targeted
Redevelopment Area GM-8.1. Specifically identifying the criteria such as underutilized
land; areas undergoing positive change; transportation opportunities; area where
infrastructure capacity exists; and areas where public investment is warranted from a
policy perspective.
• "To effectively utilize undeveloped and underdeveloped land. " This parcel of land has
been vacant and its use has been limited based on the identfed needs for a storm water
detention pond and road connection for Mason Street within the site. Both the storm
water detention and the road consume a large quantity of acreage that will remain
undevelopable.
• "To improve pedestrian, bicycle, and vehicular circulation and safety. " Pedestrian flow
and safety is amain concern in the North College area. This project will provide curbs,
gutters, and sidewalks along Willox Lane as well as the newly constructed Mason Street.
• "To ultimately contribute to increased revenues for all taxing entities. " The proposed
property tax increment generated from this project will ultimately increase the valuation
of the surrounding area and benefit all taxing entities.
"The URA will consider TIF for infrastructure needs normally required of development and
redevelopment projects if one or more of the following are met:
• The infrastructure is an extraordinary or usually costly remedyfor blightfactors.
• The project is for affordable housing.
The infrastructure serves other development and redevelopment sites, facilitating further
improvements in the area. "
"The URA will also consider TIF for:
• Enhancements and amenities that benefit the public such as streetscapes, enhanced
architecture and building materials, special site improvements, etc.
• Projects that use the best available technologies and practices for renewable energy
and/or energy efficiency. "
"The URA's priorities for providing TIF to development and redevelopment projects within the
North College Corridor URP area are:
Enhancing transportation infrastructure.
• Expanding or upgrading utility infrastructure
• Providing amenities that benefit the public including but not limited to streetscapes... that
contribute to a positive identity and image for the North College area. "
* Information taken from the URA's Agenda Item Summary dated March 24, 2009, as stated in Resolution
No, 015 Approving a Financial Agreement Between the Fort Collins Urban Renewal Authority and Union
Place, LLC, for Union Place
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