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HomeMy WebLinkAboutASPEN HEIGHTS STUDENT HOUSING - PDP - PDP110018 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW (3)Aspen Heights Fort Collins 1 PDP Submittal 12-14-11 August 2, 2011 CONCEPTUAL REVIEW STAFF COMMENTS Meeting Date: August 1, 2011 Item: Aspen Heights Student Housing Applicant: Deanne Frederickson 7711 Windsong Rd. Windsor, CO deanne@tfgcolorado.com Land Use Data: This is a request to develop a student housing complex on 31 acres south of Conifer Street, west of Redwood Street and north of Old Town North subdivision. The development features 247 dwelling units divided between 33 single family detached units and 214 two-family dwellings (duplexes). All single family detached dwellings would include four bedrooms and would be classified as Extra Occupancy Rental Houses. For the two-family dwellings, there would be a mix of two and three bedroom options. There would be a total of 702 bedrooms. All buildings would be two-stories. All internal drives are proposed to be private. The plan, as submitted includes 221 dwelling units: 81 of which are Single-Family extra- occupancy units (4-5 bedrooms each), 62 two-family units (2-3 bedroom units) and 78 multi- family units (2-3 bedroom “row-houses). There are a total of 712 bedrooms represented, each of which would be leased individually to students of Fort Collins. Comments: Zoning Contact: Peter Barnes, 970‑416‑2355, pbarnes@fcgov.com 1. In a phone conversation with the applicant, it's my understanding that the single family homes are actually going to be Extra Occupancy Rental Houses, intended for occupancy by 4 or 5 people. In the CCN zone, this use is allowed by Basic Development Review. However, the duplexes are allowed subject to a Type 1 Review. Therefore, the entire project must be processed as a Type 1, Administrative public hearing review. The site data table needs to clearly state the intended land uses. The clarification is noted. The site data table does identify the land uses, as required. 2. Residential building setbacks for this zone are regulated by Sec. 3.5.2(D) of the LUC. The 'prototypical lot layout' shows a 10' front setback. Per Sec. 3.5.2(D)(2), a front setback (building setback to a street right‑of‑way line) must be at least 15' (30' from an arterial street). If the proposed 10' setback is along a local or collector street, then that can only be approved through the alternative compliance described in Sec. 3.5.2(D)(2)(a). In the phone conversation with the applicant, it was disclosed that they are proposing to plat The site as one large lot, Aspen Heights Fort Collins 2 PDP Submittal 12-14-11 rather than as one lot per building. The code would allow just the one large lot, and required building setbacks would only apply to the perimeter lot lines of the lot. The Project Development Plan actually proposes five lots, separated by the respective public rights-of-way that will be dedicated in conjunction with the project. All buildings fronting on a public right-o-way will be subject to a minimum of 15-foot front setback. An alternative compliance request will not be required for this application. 3. Required parking for the Extra Occupancy Rental Houses is .75 spaces per occupant. Required parking for the duplexes is based on bedrooms (1.5 spaces per one bedroom unit, 1.75 spaces per two bedroom unit and 2 spaces per three bedroom unit. Please be aware that Section 3.2.2(K)(1)(b) allows for parking along public or private streets that are internal to the project may be counted to meet minimum parking requirements. The Project Development Plan provides a total of 786 off street parking spaces, creating an overall ratio of 1.1 parking spaces per bedroom. This ratio exceeds the minimum requirements of the City of Fort Collins Land Use Code. The total number of parking spaces cited here does not include parking that would be allowed on the public R.O.W. 4. Where parking and/or driveways are located adjacent to a perimeter side or rear lot line, a minimum 5' wide landscape buffer area is required along the lot line. Where a drive or parking is adjacent to the perimeter lot line along Conifer or Redwood, the required landscape area is a minimum of 10'. If the parking lot contains more than 100 spaces, at least 10% interior parking lot landscape islands is required. If the parking lot contains less than 100 spaces, then the amount is 6%. Parking lots adjacent to lot lines include a minimum of 10’ buffer yard for adequate screening. This occurs primarily along the west property line. Landscape islands are provided throughout the parking areas to meet or exceed the requirements of interior landscape treatments. 5. The project must provide trash enclosures and bike racks. Trash enclosures are shown throughout the development plan for easy access by resident users. The detail for trash enclosures are per City of Fort Collins standards, including public access and adequate room for trash dumpster and recycling bins. A single, inverted U bike rack is provided for each structure throughout the site. This will provide a total of 260 bicycle parking spaces. 6. Handicap parking spaces required. The number of such spaces is based on the total number of parking spaces provided (see table in Sec. 3.2.2(K)(5) of the LUC. The Land Use Code specifies 2% of the total parking spaces should be handicap spaces, for parking areas containing more than 501 and less than 1,000 spaces. The development plan for Aspen Heights indicates 24 handicap spaces, which represents 3.1% of the total number of off- street parking spaces. This exceeds the Code requirement. 7. Per Section 3.5.2(B) of the LUC, the project must have at least 4 different types of housing models (i.e. different floor plans, exterior materials, roof lines, footprint, etc). Aspen Heights Fort Collins 3 PDP Submittal 12-14-11 The building elevations provided with the Project Development Plan demonstrate a total of 14 different housing styles. There are multiple styles for each of the dwelling unit types, including single-family (extra occupancy), two-family and multi-family dwelling units. Water‑Wastewater Engineering Contact: Roger Buffington, 970‑221‑6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in the area include an 8‑inch water main and a 10‑inch sewer in Conifer and a 12‑inch water main and a 15‑inch sewer in Redwood. The information regarding existing utility mains is noted. The utilities have been located in the field and are reflected on the Project Development Plans. 2. Sewer depths in this area range from 5.5 to 7.5 feet deep depending on location. This may present some challenges to getting sewer service to portions of the site unless significant fill is placed. Sewer depths have been determined at proposed tie-in locations and the design for extension of new sewer mains throughout the development reflects the need to maintain adequate cover at key locations (e.g., at crossings beneath the drainage channel). 3. There is an ELCO water main in Conifer, which may limit the access to the sanitary sewer in Conifer. The ELCO water main in Conifer St. is not a factor in the design of the sewer system, since the system conveys flows to the south and east to a tie-in point with the existing sewer main in Redwood St. 4. A 12‑inch water main will be required in re‑aligned Vine Drive, which is bordering the south side of the site with a connection to the 8‑inch main in Blondel. The comment is noted. The designs for the project include a 12” water main in Vine Drive, with a connection to the existing 8” water main in Blondel. 5. A utility coordination meeting is strongly encouraged early in the site layout process to insure that adequate space is provided for all underground utilities. A utility coordination meeting was had with City staff, and the information received was very helpful. That information has been reflected in the designs for the project. 6. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards The City’s water conservation standards will be reflected in the landscaping design for the project. 7. Development fees and water rights will be due at building permit. Aspen Heights Fort Collins 4 PDP Submittal 12-14-11 Comment noted. 8. Separate water and sewer services will be required for each duplex unit. Per our discussions at the Utility Coordination meeting, we are interested in pursuing an agreement whereby there could be single service to each building, rather than each dwelling unit, given that the entire development will be continually under a common ownership, with no expectation or intention of selling separate units to individual owners. Transportation Planning Contact: Matt Wempe, 970‑416‑2040, mwempe@fcgov.com 1. Realigned Vine Drive is designated as a four‑lane arterial and enhanced travel corridor on the Master Street Plan. Redwood Street is designated as a collector street on the Master Street Plan. Please see the Larimer County Urban Area Street Standards for necessary right‑of‑way and designs. The LCUASS have been consulted with respect to the designs for the respective perimeter streets. We would like to point out that the traffic projections for Vine Drive do not appear to warrant the construction of a four-lane arterial street. A discussion of this finding is presented in the Traffic Impact Study. 2. Providing a local street connecting Blondel Street and Blue Spruce Drive would be preferable to the internal driveway network given the size of the property and the need for vehicle, bicycle, and pedestrian connections across Vine Drive and north to Larimer County social service providers. The Project Development Plans make provision for a public, local street connecting Blue Spruce Drive to Blondel, as suggested. It should be noted, however, that Blondel St. has not been constructed to a point where it would connect with the realigned Vine Dr. It is not considered the obligation of this project to complete the missing portion of Blondel St. 3. Realigned Vine Drive is designated as an enhanced travel corridor. There is the potential for a transit stop in this area. Please coordinate with Kurt Ravenschlag, Transfort, kravenschlag@fcgov.com, 970.221.6386, on any necessary transit improvements. As the project evolves and progresses through the City review and approval process, we will coordinate with Transfort regarding infrastructure that may be necessary and appropriate for an enhanced travel corridor. 4. An internal bicycle and pedestrian network will be necessary to meet level of service standards within the property. The network will need to provide connections to adjacent streets at various points and nearby existing bicycle and pedestrian facilities. The drive isles and walkways within the proposed development are interconnected with the public R.O.W. network and associated sidewalks to create an integrated system for pedestrians and cyclists. Tree-lined pedestrian walks are provided along all public rights-of-way and within each of the walkway spines. Bicycle parking is provided at a rate of at least two bicycle parking spaces per building. Aspen Heights Fort Collins 5 PDP Submittal 12-14-11 5. A bicycle and pedestrian level of service analysis will be required as part of the traffic impact study. Please contact Matt Wempe, Transportation Planner, mwempe@fcgov.com, 970.416.2040, to scope the study. A bicycle and pedestrian level of service analysis has been conducted and is documented in the Traffic Impact Study. 6. Where will bicycle parking be located? Please consider both short‑term visitor and long‑term resident parking needs. The ideal location is on a hard surface, well‑lit, near the main building entrance, secure, and protected from the elements. This can include both indoor and outdoor bike parking. Inverted U bicycle parking racks will be installed on a concrete pad at the rear of each of the residential buildings. The parking is situated very close to the buildings and within easy access to the drive-isles. In addition, bicycle parking facilities will be provided at the clubhouse and sports amenities area. Stormwater Engineering Contact: Glen Schlueter, 970‑224‑6065, gschlueter@fcgov.com 1. Portions of this property in the southeast corner of the lot are located in the 100‑year FEMA regulatory flood fringe and floodway of the Dry Creek basin, and are subject to the requirements of Chapter 10 of City Code. The extent of the floodplain in the southeast corner of the property has been researched and mapped. The floodway will be a consideration in the final design and construction of portions of Vine Drive and Redwood Street, but will not be a factor with respect to any other aspect of the development. 2. An approved floodplain use permit is required prior to mobilization for any site work in the floodplain such as detention ponds, bike paths, sidewalks, roadway, utilities, landscaping, culverts etc. A floodplain use permit will be obtained, prior to proceeding with any construction in the floodplain. 3. No‑rise certification is required for all site work within the floodway. Re‑certification of no‑rise is required for as‑built conditions. No-rise certification will be provided, as necessary. 4. No storage of materials or equipment shall be allowed in the floodway. Whether temporary (during construction) or permanent. No materials or equipment will be stored in the floodway. 5. Any change to the floodway boundary will require approval of a Conditional Letter of Map Revision (CLOMR) and Letter of Map Revision (LOMR) by FEMA. Aspen Heights Fort Collins 6 PDP Submittal 12-14-11 It is not expected that the proposed construction will result in any change to the floodway boundary. 6. The floodplain Administrator for the Dry Creek basin and this project is Marsha Hilmes‑Robinson, 970‑224‑6036, mhilmesrobinson@fcgov.com. We will communicate with Ms. Hilmes-Robinson regarding all proposed improvements within the floodplain. 7. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. Appropriate Drainage and Erosion Control Reports will be prepared, as required. 8. The Stormwater Utility and the URA purchased 9.425 acres of the site for a regional detention pond as part of the NECCO project. As part of the sale, Lagunitas Companies purchased an easement that will allow temporary retention (at 2 times the total 100 year runoff volume) on the site for this development. The applicant was given information on the NECCO project. Comment noted. Subsequent discussions with City staff have explored provisions to construct an interim detention facility, within the footprint of the ultimate regional detention facility that can be drained by gravity, thus eliminating the need to develop a larger, retention facility. This concept is reflected in the Project Development Plans submitted herewith. 9. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 ‑ Best Management Practices (BMPs). (http://www.udfcd.org/downloads/down_critmanual_volIII.htm) A temporary retention pond with a pump would qualify as extended detention if it meets the 40 hour drain time. The design of the interim detention facility makes provision for water quality treatment of runoff, in accordance with the guidelines set out in the Urban Storm Drainage Criteria Manual. 10. Since the NECCO project is not built the site will need to drain to a temporary retention pond that needs to drain in 72 hours to meet state requirements. A pumping system will be needed drain the pond to the Lake Canal. There would need to be an agreement with the canal company. Contact information is: Lake Canal Reservoir Company ‑ Don Magnuson, Superintendent (352‑0222); Rodney Nelson, President, 6312 E. Harmony, Fort Collins CO 80525 (482‑4108); Dale Trowbridge, Office Manager, (352‑0222). We have had discussions with the Superintendent and the Board of Directors of the Lake Canal Irrigation Company regarding discharge of accumulated storm runoff from the interim detention facility into the Lake Canal channel. The Board has considered our proposal and has approved it in principle. We will maintain ongoing communications with the LCIC as the project progresses. 11. 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. Aspen Heights Fort Collins 7 PDP Submittal 12-14-11 The design of stormwater management improvements for Aspen Heights will be in conformance with the requirements of the Dry Creek Master Drainage Plan as well as the City’s Design Criteria and Construction Standards. 12. The city wide 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 contact Jean Pakech at 221‑ 6375 for questions on fees. 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. Comment noted. The appropriate fees will be paid, as required. Fire Authority Contact: Carie Dann, 970‑219‑5337, CDANN@poudre‑fire.org 1. DEVELOPMENT REVIEW APPLICATION AND FEE Poudre Fire Authority assesses development review fees for submitted projects. Please contact Carie Dann for more information, at cdann@poudre‑fire.org. Development review fees are included with this Project Development Plan application materials. The on-line submittal will occur shortly. 3. REQUIRED ACCESS - Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the PFA's jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: ‑ Be designed as a flat, hard, all‑weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. ‑ Have appropriate maintenance agreements that are legally binding and enforceable. ‑ Be designated on the plat as an Emergency Access Easement. ‑ Maintain the required minimum width of 20 feet throughout the length of the fire lane (26 feet on at least one long side of the building when the structure is three or more stories in height). If the building is equipped throughout with an approved automatic fire‑sprinkler system, the fire code official is authorized to increase the dimension of 150 feet.2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(L). Emergency access easements will be dedicated via the subdivision plat, covering all the private parking aisles within the scope of the project, and the private parking aisles will be constructed Aspen Heights Fort Collins 8 PDP Submittal 12-14-11 so as to provide access for emergency vehicles to within 150 of any point on the exterior of a building within the development. 4. STREET NAMES - Street names shall be reviewed and verified by LETA (Larimer Emergency Telephone Authority) prior to being put in service. PLEASE NOTE: This project will probably require that the private drives be named. (2006 International Fire Code 505.2) There will be two public roadways within the site – both of which will be extensions of existing roadways: Lupine St from the east and Blue Spruce from the north. No private streets will be incorporated into this development plan, and no new street names are required. A procedure for addressing of individual buildings will be discussed with City staff and LETA, as appropriate. 5. 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: ‑ Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further 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. (2006 International Fire Code 508.1 and Appendix B) Hydrant type and spacing will be in accordance with City and Fire Department requirements. 6. TURNING RADII The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. (2006 International Fire Code 503.2.4 and Appendix D103.3). All curb return radii have been designed to be in compliance with Fire Department requirements. 7. ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum six‑inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). If the numerals are mounted on a side of the building other than the side off of which it is addressed, the street name is required to be posted along with the numerals. PLEASE NOTE: Some residences may be required to install address numerals on both the front and rear of the structures. (2006 International Fire Code 505.1) These requirements will be taken into consideration in the preparation of detailed designs for the respective buildings, and addressing details will be reviewed with City staff. Environmental Planning Contact: Lindsay Ex, 970‑224‑6143, lex@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (riparian forests, prairie dog colonies, and potential habitat for raptors and burrowing owls, etc.). Please note the buffer zone standards of 50' for patches of riparian forest. Aspen Heights Fort Collins 9 PDP Submittal 12-14-11 An Ecological Characterization Study and a Wetland Delineation Report were prepared by Eric Berg, Wildland Consultants, Inc, and submitted to Lindsay in early December. The existing wetland areas within the drainage ditches that traverse the development site, and which will be impacted by the proposed development, will be mitigated within a portion of the Interim Stormwater Detention Pond, to be located on a designated parcel immediately adjacent to the development site. This approach was discussed with City staff and agreed to in principle. Details of the mitigation will be developed in coordination with City staff, and will be subject to review and approval by the Army Corps of Engineers. The reconfigured drainage channel through the development site, as well as the non-mitigation areas of the detention basin, will be revegetated with an approved seed mix, the specification for which is to be provided by Fort Collins City staff. Shrubs will also be planted to provide for separation and wildlife foraging. 2. Within the 50' buffer zone (or as determined per the performance standards), according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. The ECS should also discuss options for addressing the site's population of prairie dogs (protection, relocation, etc.) and any other species associated with this population, e.g., burrowing owls. Comment noted. The presence of burrowing owls is not expected, but will be definitively determined through a survey conducted in the spring. Assuming no evidence of burrowing owls, the prairie dog colony will be humanely euthanized. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off‑site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Lighting will be limited to City-installed street lighting, along the public streets, and building- mounted, down-directional lighting at the building entries. Since there will be no area lighting, it was agreed that a lighting plan is not required with the Project Development Plan. 4. 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. As several of the trees within this site appear to 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 that could result from the proposed development. A meeting was held on site with Tim Buchanan on December 13, 2011. There are a number of trees on the site that would meet the criteria as stated in 3.2.1(C). Discussions occurred related to the impacts to the significant trees are largely due to the detention pond design as assigned by the NECCO project, rather than directly related to the project. There will also be tree mitigation needed to replace the removal of mature trees for the construction of Vine St and Redwood Streets. Tim Buchanan agreed that he would discuss tree protection / tree mitigation / and the requirements that would be placed on the Aspen Heights project. An inventory will be Aspen Heights Fort Collins 10 PDP Submittal 12-14-11 conducted at a future date, and a mitigation plan will be presented with the next round of submittal documents included in the Final Landscape Plan. 5. 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. Comment noted. The building architect has been made aware of this opportunity. 6. With respect to landscaping and design, Section 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. Reveille Bluegrass is one option for having bluegrass lawns and using less water. The landscape design features all plant materials that are listed on the City of Fort Collins Plant List. Most tree and shrub species are considered to have low to medium water usage. Engineering Development Review Contact: Sheri Langenberger, 970‑221‑6573, slangenberger@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. Comment noted. Appropriate fees will be paid when due. 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 The required fees have been researched and have been included with the submittal package, as applicable. 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. An inspection of existing infrastructure will be made with City staff, prior to commencing construction, and all necessary repairs / replacements will be incorporated into the scope of work. Any damage done during construction will also be repaired / replaced. Aspen Heights Fort Collins 11 PDP Submittal 12-14-11 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. The TIS will help to determine what off‑site improvements are needed to serve this site and meet Level of Service requirements. A scoping meeting was held with Joe Olson, prior to proceeding with the Traffic Impact Study, and the discussions had during that meeting are reflected in the TIS. 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 The designs for public street improvements are consistent with the requirements of LCUASS. 6. This project is responsible for dedicating any right‑of‑way and easements that are necessary for this project. Additional right‑of‑way maybe necessary to accommodate the detached sidewalk along Conifer and Redwood Streets. Right‑of‑way for the unbuilt portions of Redwood Street and Vine Drive shall be dedicated with this project. Right-of-way will be dedicated, as necessary, for the unbuilt portion of Vine Drive. It is not anticipated that any additional right-of-way will be required for the completion of Redwood St. or for the detached sidewalk along Redwood. If additional right-of-way is required for a detached sidewalk along Conifer St., appropriate land will be made available, through dedication of either additional right-of-way or an access easement. 7. Improvements to Conifer Street, Redwood Street, and Vine Drive adjacent to the site and any off‑sites needed for the site to meet Level of Service requirements will need to be constructed with this project. The frontage adjacent to the pond at the NW corner of Redwood Street and Vine Street are also considered this properties responsibility as per Stormwater the adjacent property surrounding the pond is also responsible for this. This project is responsible for the design and construction of these improvements. The cited improvements are being presented in the Project Development Plan as part of this project. 8. Currently there is a Trail within the unbuilt portion of Redwood Street. I imagine it as was done south of this site the trail shall be placed along the west side of the property and serve as the sidewalk for the west side of the street as well as a trail. The exact relocation of the trail is up to Parks. In it’s current location, the existing trail / bike path will conflict with the construction of the missing portion of Redwood St. The trail will be removed and reconstructed as a detached sidewalk along the west side of Redwood St., and will be reconnected to the existing trail at the southern terminus of the new portion of Redwood St. 9. Redwood and Conifer Streets are considered Collector streets on the MSP. As such, upon construction of improvements along these roads the developer will be eligible for street oversizing reimbursement for the oversized portion of the roadways that are constructed by this development. Aspen Heights Fort Collins 12 PDP Submittal 12-14-11 Comment noted. Application will be made for appropriate reimbursement. 10. Upon construction of Redwood the developer can file a repay for the portion of the east side of the road that this development constructs adjacent to undeveloped property. (for the east curb and local portion on the east side). Comment noted. Application for reimbursement will be made. 11. Vine Drive is considered an Arterial Roadway on the MSP. As such, upon construction of improvements along this road the developer will be eligible for street oversizing reimbursement for the oversized portion of the roadway that is constructed by this development to ultimate standards. Interim improvements are not eligible for reimbursement. Comment noted. Application for reimbursement will be made. 12. Since there is not a median in Lupine Street the access point proposed across from this street is not allowed to have a median in it at where it intersects Redwood Street. The access point needs to match Lupine. Further into the site the driveway can widen out and a median can be placed. As a result of discussions with City staff regarding the initially proposed median, a decision has been made to remove the median. This is reflected in the submittal drawings. 13. The proposed access point onto Vine Drive will most likely be a right‑in right‑out access point only. This will need to be noted as such on the site and utility plans. Review of the City’s preliminary design drawings for Vine Drive indicates a full-movement access at the intersection with Blondel. The Project Development Plans for Aspen Heights anticipates having such a full-movement access. 14. If for some reason Vine or Redwood is not extended through to other streets temporary turnarounds will need to be provided at the end of any street that doesn’t connect through. Comment noted. At this point, it is not anticipated that any dead-end streets will be generated by the project. 15. In accordance with Section 3.6.3(F) of the Land Use Code this development needs to provide local street connections along the west property line at spacing not to exceed 660 feet. This is currently not being accommodated. Provision has been made in the layout of the proposed development to extend Lupine St. further west into the adjacent property, at such time as that property is developed. 16. It appears that sight distance easements will need to be provided at the Conifer/ Redwood intersection, and Lupine/Redwood intersection. Site distance easements will be provided, as necessary. 17. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Aspen Heights Fort Collins 13 PDP Submittal 12-14-11 Comment noted. 18. This site is adjacent to CDOT roadway and the applicant may need to obtain access permits from CDOT. The applicant is unaware of any CDOT right-of-way adjacent to this site. 19. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. A Development Construction Permit will be obtained prior to commencing construction. Electric Engineering Contact: Bruce Vogel, 970‑224‑6157, bvogel@fcgov.com 1. Power is available from existing facilities in Conifer Street, Redwood Street, and Blondel Street. Comment noted. 2. The units that are directly under the Platte River Power Transmission overhead line (115,000 volts) along Redwood Street will need to be relocated due to the power line easements that are in place along the O.H. line route. The layout of the proposed development has been revised to respect the PRPA easement. 3. Would highly recommend blanket utility easements and a utility coordination meeting, as the site plan appears to be very tight for adequate space and separation for all utilities. A utility coordination meeting has been held with City staff and representatives of outside utilities, at which location of utilities and provision of appropriate easements was discussed. 4. Will need to coordinate meter and transformer locations. Meter locations were discussed at the utilities coordination meeting. This information was passed on to the building architects. 5. Normal electric development charges will apply. Comment noted. Current Planning Contact: Ted Shepard, 970‑221‑6343, tshepard@fcgov.com 1. Please carefully review Section 3.5.2 [C] – Relationship of Dwellings to Streets and Parking and the definitions of Connecting Walkway and Major Walkway Spine. These standards work in conjunction with Section 3.6.3 – Street Pattern and Connectivity Standards. Combined, these standards call for residential housing complexes to be arranged in the Aspen Heights Fort Collins 14 PDP Submittal 12-14-11 traditional manner of homes along neighborhood streets. In general, taken as a whole, the Land Use Code requires a fabric of streets and blocks. The project development plan features a network of public local streets that serve to integrate the project development site into the surrounding neighborhoods. Homes face the public roadways with parking provided at the rear of the buildings. A number of Major Walkway Spines are provided to integrate the remaining homes into the pedestrian network. 2. In order to comply with the above-referenced standards, Blondel Street should continue as a public local street through the property and intersect with Conifer Street in alignment with Blue Spruce Drive. Blondel Street continues through the project to intersect with Conifer Street. It is respectfully requested that the street name be “Blue Spruce” since it also meets Blue Spruce on the North side of the property. The name Blue Spruce, is more in keeping with the overall Colorado– based naming conventions and themes throughout the development. Furthermore, Blondel St. has not been fully constructed, south of the Vine Drive alignment, and therefore, is not considered a connecting street, at this point. 3. Current Planning would like to emphasize the comment made by Development Review Engineering that a public local street stub needs to be made at the west property line. Lupine Drive should strongly be considered as this east-west public local street. Combined, Blondel and Lupine would form the basis for the basis for the neighborhood streets. A public local street stub has been provided on the west side of the project midway between Vine and Conifer. 4. After the extension of two public streets into and through the site, the development may be allowed to be served by the soon-to-be-adopted Street-Like Private Drive. Please be aware that an important revision to the Land Use Code was approved by the Planning and Zoning Board on July 21, 2011 and will be considered by City Council on August 16, 2011. This revision creates a new definition of a private roadway called the street-like private drive. (Please refer to the hand-out.) Buildings may front on these streets in lieu of a public street. Such streets may be named and buildings may be addressed off these streets in accordance with the Poudre Fire Authority and LETA street-naming criteria for local streets. The “street-like private drive” requirements were reviewed and considered for this project. However, the development team took an alternative approach by providing for public R.O.W connections and the use of Major Walkway Spines to layout housing throughout the project. 5. Overall, the site planning approach must provide the buildings with a clear street address and clear connections to the rest of the community so that visitors, residents and emergency service providers can easily find their way. Public streets and street-like private drives must be arranged to tie this project and the surrounding area together in a town-like pattern. Comment noted. We believe we have accomplished this with the Project Development Plan as shown. 6. Where buildings face Conifer Street and Redwood Street, there must be a connecting walkway to the public sidewalk. Aspen Heights Fort Collins 15 PDP Submittal 12-14-11 All housing units will have a connecting walkway from the front door of each unit to the detached sidewalk that exists, or will exist, along all public roadways and to the walkways provided in the Major Walkway Spines. 7. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color-coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Document reviewed. Thank you. 8. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article Three General Development Standards. The entire LUC is available for your review on the web at: http://www.colocode.com/ftcollins/landuse/begin.htm. So noted. Thank you. 9. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. There is one aspect on the Project Development Plan than will require a consideration for Modification of Standard. This has to do with placing multi-family units facing an arterial street (Vine). A Request for Modification of Standards and a Code analysis is provided under separate cover. 10. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. So noted, thank you. All submittal requirements have been met. A disk with .pdf versions of all submittal documents is included with the submittal as well. 11. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. The following development review fees are included with this application: PDP Filing Fee: $5,879.00 APO Labels (296 labels, for property owners within a 1000’ radius) $222.00 Sign Posting Fee: $50.00 Fire Protection Development Fee: $250.00 Transportation Development Review Fee: $34,421.25 12. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221‑6750. Aspen Heights Fort Collins 16 PDP Submittal 12-14-11 A submittal appointment was made on Monday, 12-12-11 for submittal prior to 3:00 on Wednesday, December 14, 2011. Pre‑Submittal Meetings for Building Permits Pre‑Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that new multi‑family projects are on track to comply 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 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.