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HomeMy WebLinkAboutWEST RANGE FORT COLLINS - PDP - PDP120028 - SUBMITTAL DOCUMENTS - ROUND 1 -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 October 17, 2011 Responses: October 24, 2012 Nick Haws Epsilon Theta Corporation 200 S. College Avenue, Suite 10 Fort Collins, CO 80524 RE: Pike Apartments (Now known as "West Range Fort Collins") Please see the following summary of comments regarding the project request referrenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Steve Olt, at 970-221-6341 or solt@fcgov.com. Planning Response Engineering Response Comment Summary: Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com 1. Type 2 review required since fraternity use is a type 2 use. The use description isn't very clear regarding the apartment use, i.e. does each apartment have a kitchen? I assume so. If they don't have kitchens, they aren't apartments and the only use of the building is a fraternity. Response: To ensure that both fraternity and multi-family uses will be allowed, we are aware that the project will go through a Type 2 review. Every unit functions independently of one another, each with its own kitchen. 2. Per 4.9(D)(5), the rear FAR (floor area ratio) of the building in the rear 50% of the lot can't exceed 33% of the rear lot square footage. This means that the maximum floor area of all floors of the building located in the rear 50% can't exceed 5082 s.f. Response: In the rear 50%, the building is now open to parking on the first level with a second story above. The floor area of all floors located in the rear 50% is now 4,907 s.f. 3. The minimum side yard setback along the west lot line is 5' for the first 18' of wall height, plus 1 additional foot for every 2' of fraction therof of additional wall height. Response: The plan conforms to these setback requirements. 4. A 2nd floor can't overhang the lower front or side exterior walls. No west or north elevations submitted at this time so can't tell for sure if there's an overhang. Response: There is no overhang of the lower front or side exterior walls. 5. Landscape standards in Sec. 3.2.1 of the LUC apply. Parking lot standards of 3.2.2 apply. Handicap spaces should be moved to the east side of the aisle. Since this is in the TOD overlay, no parking is required for the multi-family, but parking is required for fraternity use of property (2 spaces per 3 bedrooms and 1 space per employee). The 17' deep parking stalls on the west side are ok as long as the landscape setback area is 6' in width. If it's less than 6', then the stall depth needs to be 19'. Response: The handicap space was relocated to the east side and another was added to the south. The project exceeds the fraternity parking requirement by 13 spaces (we provide 39, while 26 are required). The landscape setback is 6' on the west side to accommodate the vehicle overhang. 6. Bike parking should be located close to building entrances. There should be bike parking by the front entrance. Response: Bike parking is provided in three convenient locations. One location is the rear courtyard near the entry doors. The other location is near the front entry where we have utilized a portion of the wide 13' walk (top of concrete ditch). Lastly, 23 enclosed spaces are located within the building. 7. The four bedroom unit must be reviewed under LUC 3.8.16(E)(2) to allow the extra occupancy above 3 unrelated persons per dwelling unit unless occupied by a family of related persons. Best to be reviewed for the extra occupancy to provide both renting options. Response: A request for 4-bedrooms units is included with the submittal. Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. Reviewed for the extra occupancy to provide both renting options. Response: Noted Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in the vicinity of this site include a 4-inch water main and an 8-inch sewer in Meldrum, an 8-inch water main in Laurel and an 8-inch sewer in the E/W alley north of the site. Response: Acknowledged. 2. Existing water services that currently provide service include two ¾-inch services extending from Laurel to 402 and 406 W Laurel and one ¾-inch service extending from Meldrum to 635 S Meldrum. Response: The existing water service from Meldrum is expected to be re-used for irrigation. No new connections are expected in Meldrum. The existing services from Laurel will be abandoned at the main, and new domestic and fire services will be installed. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Noted 4. If the project includes a central kitchen, a grease interceptor will be required. Response: There will be no central kitchen, and thus, no grease interceptor will be required. 5. Development fees and water rights will be due at building permit. Credit will be allowed for the existing established service accounts. Response: Acknowledged. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas is required. Response: See Drainage Report and Drainage Exhibit. 2. A drainage and erosion control report and construction plans are required and must be prepared by a Professional Engineer registered in Colorado. The report needs to include a discussion of what methods are being used to minimize the runoff from the site. Response: Said report has been provided. 3. If there is an increase in impervious area greater than 5000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Response: See Drainage Report and Exhibit 4. Water quality treatment is provided for this site in the Udall Natural Area water treatment facility. However onsite water quality treatment is encouraged 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, the use of any of the BMPs is encouraged. (http://www.udfcd.org/downloads/down_critmanual_volIII.htm) Response: Acknowledged. 5. The Arthur's Ditch crosses the northeast corner of the site. There is a requirement to stay ten feet away from the edge of the box culvert. An easement dedication for the ditch is needed. Contact Mark Taylor at 416-2494 to coordinate the easement and approval. Response: Acknowledged. 6. The drainage outfall for the site is the curb and gutter of the surrounding streets. Discharge of runoff into the Arthur's Ditch is not allowed. Response: See Drainage Report and Exhibit. 7. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. Response: Acknowledged. 8. The Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/sq.ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or by contacting Jean Pakech at 221-6375. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area or erosion control measures shown on the site construction plans. Response: Acknowledged. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any trees on site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to determine the status of the existing trees and any mitigation requirements as the result of development impacts. Response: A walkthrough was done with Tim Buchanan and Ralph Zentz. A tree inventory and mitigation plan was created and included in this submittal. Several large trees are being preserved with this project. 2. The City's green building program has many programs that may benefit your project. Resources are available at the Green Building web page: http://www.fcgov.com/greenbuilding/. Of particular interest may be the Integrated Design Assistance Program, which offers financial incentives and free technical support to those interested in delivering high-performance buildings that exceed building code requirements for energy performance. Gary Schroeder (970-221-6395) is the contact person for this program. This is the direct link to the web page for this program: http://www.fcgov.com/conservation/biz-idap.php. Response: Acknowledged. 3. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Response: Acknowledged. Department: Engineering Development Review Contact: Susan Joy, 970-221-6603, sjoy@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: Acknowledged. 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: Acknowledged. 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: Acknowledged along Laurel Street, but disagree along Meldrum Street. The adjacent sidewalk along Meldrum Street is actually the top of the box culvert for the Arthur Ditch. Replacing and/or repairing this sidewalk could potentially require re-building the box culvert. While Fort Collins Municipal Code Sec. 24-42(a) does place the duty to maintain adjacent curb, gutter, and sidewalk on the private land owner, Sec. 24-77 also allows City Council to grant an exception in the case of undue hardship. Re-constructing the Arthur Ditch box culvert along the entire Meldrum Street frontage certainly seems to fall into this category. It is much more than a single property owner or developer’s responsibility to improve the adjacent local sidewalk. Alternatively, the Developer for West Range Fort Collins proposes to escrow their proportionate local street frontage obligation for curb, gutter, and sidewalk, and the City of Fort Collins (as responsible party for Arthur Ditch within public right-of-way) can utilize said funds in the event the City ever repairs or reconstructs this section of the Arthur Ditch. 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Response: See traffic memo from Delich Associates. 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 Response: Acknowledged. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. An 8’ utility easement(UE) is required off the alley if not already dedicated. Drainage easements may be required. Laurel is designated as a 4 Lane Arterial by the Master Street Plan. This project is responsible for dedicating one half of the total 115’ of row plus a 15’ UE plus installing a 6’ detached walk with parkway. Meldrum is considered a Local Street and while the existing row is sufficient, a 9’ UE may be required at the back of row by the various utility companies depending upon where the existing utilities are located. Response: See Subdivision Plat and Utility Plans for alternative right-of-way and easement proposals. This is based upon recent experience with projects such as Appleblossom, Pura Vida, and Flats at the Oval. The proposed dedications are subject to further discussion; particularly after the Utility Coordination Meeting. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Acknowledged. 8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged. 9. A utility coordination meeting on this site may be suggested. Utility coordination meetings if requested 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. 10. Site distance easements apply off the alley drive aisles (the proposed location of the trash enclosure may be an issue). Separate TDRF apply if dedicated by separate document versus by plat. Response: The October 24, 2012 plan has been revised such that the trash enclosure should no longer pose a sight distance problem. All sight distance easements have been dedicated within the subdivision plat Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Light & Power has existing electric facilities running along the North side of the alley. Any relocation or modification to existing electric facilities will be at the owners expense. Response: The intent of the proposed plan is to avoid relocation of existing electric facilities. 2. Owner will need to provide a location for a padmount transformer within 10' of a paved surface along the alley. Coordinate this with Light & Power Engineering. Response: See proposed transformer location near the southwest portion of the building. 3. A C-1 Form and a One-Line diagram will need to be submitted to Light & Power Engineering. Electric Meters will need to be ganged on one end of the building. Response: This information will be provided when Building Permit drawings are prepared (after hearing). 4. Electric Capacity Fees, Building Site Charges and system modification charges will apply to this development. Owner will get credit for what's existing. Response: Acknowledged. 5. Please field locate and show all existing electric facilities on the proposed plans. Response: See Utility Plans. Current Planning Contact: Steve Olt, 970-221-6341, solt@fcgov.com 1. The property is in the Transit-Oriented Development (TOD) Overlay Zone. Therefore, for the multi-family rersidential portion of the project there is no minimum parking requirement for each dwelling unit. Response: Acknowledged. We have provided 39 spaces, which exceeds the fraternity parking requirement of 2 spaces per 3 bedrooms. 2. The building contains 20 dwelling units on 0.71 acres, resulting in a gross residential density of 28.2 du's/acre. Therefore, both the proposed multi-family residential and fraternity uses are subject to a Planning & Zoning Board (Type 2) review and public hearing. Response: We now have 15 dwelling units on .71 acres, bringing our density down to 21.1 DU/AC. We are still aware that the project will go to Type 2 review for the fraternity component. 3. This development proposal wil be subject to all applicable Land Use and Development standards set forth in Division 4.9 Neighborhood Conservation, Buffer District (NCB) of the Land Use Code. Response: Acknowledged. 4. This development proposal wil be subject to all applicable requirements and standards set forth in Article 3 General Development Standards of the Land Use Code. Response: Acknowledged. 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. 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: 2009 IECC Chapter 4. 3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.