HomeMy WebLinkAboutUNION PLACE - PDP - 15-09 - CORRESPONDENCE -14yi4 •
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.
Light and Power
Contact Info: Rob Irish, 224-6167, rirish@fcgov.com
1. Existing service is available near McDonalds and Willox Ct. The service should be
sufficient for the proposed project.
2. We will need a C-1 form and a one -line diagram for the commercial portion of the project.
3. Please contact me to coordinate a transformer on the site. On the multi -family portion of
the project, we will want to see the meters ganged on one wall.
4. Fees: Regular development fees will be assessed on this project which will include capacity
fees and building permit charges. If there are any system modifications, they will be your
responsibility.
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 224-
6361 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 that
http://www.fcgov.com/recycling/pdf/enclosure-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
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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
Stormwater
Contact Info: Glen Schlueter, 221-6065, gschlueter@fcgov.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. 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 ($0.1015/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.
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; 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 ENV 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.
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Transportation Planning
Contact Info: Denise Weston, 416-2643, dweston@fcgov.com
1. Please contact me for transportation scoping for your TIS and to discuss a bus stop on
this site.
Poudre Fire Authority
Contact Info: Contact Info: Carle Dann, 416-2869, cdann@poudre-fire.org
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 gpm at 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-B
(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
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
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Engineering
Contact Info: Randy Maizland, 416-2292, rmaizland@fcgov.com
and Andrew Carney, 221-7128, acarney@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 Denise Weston 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 have 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
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/engineering/GMARdStds/Icuass-cover_TOC. pdf
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 Commerical 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@fcgov.com for more
information.
7. This project will eventually be in a Transit -Oriented Development (TOD) 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 TOD 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
buildings defining and activating the street and the park has a more protected interior
location. This is not a requirement, just a suggestion.
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ITEM: 2109 South College Ave.
MEETING DATE: June 23, 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:
Zoning
Contact Info: Jenny Nuckols 416-2313, jnuckols@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 Avenue. Verify that you have met this requirement; it
appears that you have.
3. A maximum of 3 stories is allowed.
4. 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.
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 unit. See Section 3.2.2(K)(1) for more detailed information.
Current Planning
Contact Info: Anne Aspen 221-6206, aaspen@fcgov.com
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/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.
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7 July, 2008
Donna Merten, Owner
and Robert Ross, Architect
Merten Inc.
55 South 32nd Street
Boulder, CO 80305
and via email to: dmerten@merteninc.com, rross@merteninc.com
Donna and Robert:
For your information, attached is a copy of staffs comments for your proposal to develop the
property at the southwest corner of Willox and Mason into a mixed -use residential
project with affordable housing. This proposal was presented before the conceptual review
team on June 23`d, 2008.
The comments are offered by staff to 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 have any questions regarding these comments or the next steps in the review process,
please feel free to call me at 970-221-6206.
Sincerely,
Anne H. Aspen
City Planner
Cc: project file
Project Planner
Cc via email:
Jenny Nuckols
Andrew Carney
Randy Maizland
Denise Weston
Carie Dann
Glen Schlueter
Roger Buffington
Rob Irish
Dana Leavitt
Gary Schoeder
Ken Waido
Megan Woodman