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HomeMy WebLinkAboutUNION PLACE - PDP - 15-09 - CORRESPONDENCE - (13)Fort Collins 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 9. STREET NAMES: Street names shall be reviewed and verified by LETA prior to being put in service. 97UFC 901.4.5 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 tuchanan@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-guidelines0804.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@fcgov.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. Steve,Olt �Merten ConceptualReviewCor rots 12-22-08.doc Page 5 1 , . - FOrof tros 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. Transportation Planning Contact Info: Jennifer Petrik, 416-2471, jpetrik@fcgov.com 1. A bust stop is planned for the corner of Willox/College Ave. 2. Suggestion to include bike parking for residents. 3. Alleys — standard drive approach, ADA ramps?? 4. Contact me for transportation scoping for your TIS. Poudre Fire Authority Contact Info: Carle Dann, 416-2869, cdann(a)-poudre-fire.om 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 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) 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 Steve,Olt - fAerten ConceptualReviewCorr nts 12-22 08.doc Page 4 of FOt'tCollins public streets. On arterials, easements need to be 15 feet. On local streets, easements need to be 9 feet. 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. 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. 12. Minimum separation between West Willox and Merten is 175 feet, measured centerline to centerline. 13. The traffic engineer will need to evaluate all intersection/access offsets. You may need to prepare variance requests for separations centerline to centerline. 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. 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: http://co.larimer.co.us/engineerinq/GMARdStdslicuass-cover TOC.odf 19. Mason St. will be a minor collector and should be built the entire length of the site at the time of construction. 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, gschlueterta'- cgov.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. 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. Steve Olt -Merten ConceptualReviewCorr ants 12-22-08.doc Page 3 crtCollins buildings defining and activating the street and the park has a more protected interior location. This is not a requirement, just a suggestion. Water Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington(rafcaov.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; 8- inch sewer in ENV alignment approximately 120(+/-) south of Willox; 8-inch sewer in N/S drive on property to the west from the E/W 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. 3. It appears that the north townhomes in the west part of the development may be in conflict with the existing sanitary sewer. 4. Water and sanitary sewer mains will be required in the future Mason Street. 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. 6. A utility coordination meeting is strongly encouraged prior to finalizing the layout of the development. 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. Engineering Contact Info: Randy Maizland, 416-2292, rmaizland(&__fcgov.com and Andrew Carney, 221- 7128, acarney(a-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 at jolson@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. 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. 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. 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. 7. King Street could function as a public street with a 51-foot right-of-way or private street, which currently has no established required standards. 8. 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. ) 9. There do 'not appear to be adequate building setbacks for standard utility easements on Steve Olt - Merten Conce tualReviewCor rots 12-22-08.doc Page 2 FO�t't�S Current Planning Contact Info: ???? 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 http://www.colocode.com/ftcollins/landuse/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 a 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 may be 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 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. 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((Dfcgov.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. 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 Steve Olt -,Merten Conceptual ReviewCorr rots 12-22-08.doc Page 1 of City Collins 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: 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. 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. 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. 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. 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. 4. A maximum of 3 stories is allowed. 5. Single family detached lots must be less than 6000sf. 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.