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HomeMy WebLinkAboutPECK APARTMENTS - PDP/FDP - FDP130031 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW218 Laurel Street Apartments, Page 1 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 July 24, 2013 Courtney Levingston, Planner Community Development & Neighborhood Services 281 N College Avenue PO Box 580 Fort Collins, CO 80522 RESPONSE TO STAFF COMMENTS, FDP, ROUND 1 218 W. Laurel Street Apartments The following is a response to staff comments. Texts in italics are staff comments from conceptual review. Responses to comments are standard text. Description of project: This is a request to remove an existing single family residence and construct a new multifamily rental project located at 218 West Laurel Street (Parcel # 97141-13-026). The new multifamily project would contain approximately 5 units. The site is located in the Community Commercial (C-C) Zone District and the TOD Overlay Zone; multifamily uses with less than 50 units are subject to Administrative (Type 1) review in this zone district. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. There is a conflict between the trash enclosure doors and last driveway as the likely scenario is that the driveway will be occupied by vehicles. In addition trash enclosures must meet LUC 3.2.5 standards. Response: The trash enclosure has been relocated to accommodate trash hauler access and to avoid conflict with vehicles in driveway. 2. With the number of garage doors seen from the street consider larger planter areas between the garages using columnar junipers or similar to break up the garage faces. Response: Please refer to site plan and landscape plan for planting concepts. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in Laurel. 218 Laurel Street Apartments, Page 2 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Response: OK. 2. The existing water service to the property is a ¾-inch service. Response: OK. 3. The water service to 212 W Laurel is located at the west edge of the north/south alley and needs to be protected in place. Response: OK. 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: OK. 5. Development fees and water rights will be due at building permit. Credit will be given for the existing established service based upon the account information. Response: OK. Department: Transfort Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com 1. This site is about one block west of the Laurel MAX BRT stop. Response: OK. 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 with a table summarizing the areas is required prior to the time fees are calculated for each building permit. Response: Understood. The site has been surveyed and existing conditions have been documented. 2. A drainage and erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer. The erosion control requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Response: Understood. Tricia Kroetch, P.E. with North Star Design is performing the civil design work. 3. Also when a site is completely redeveloped (scraped) the standard requirement is to provide onsite 218 Laurel Street Apartments, Page 3 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 detention with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. A variance to the 2 year historic release rate may be justified if the site has been paying fees for a higher imperviousness. Please contact Jean Pakech at 221- 6375 to determine the present Stormwater fees and runoff coefficient category. Response: OK. 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 Fort Collins Stormwater 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.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati ons/stormwater-criteria) Response: OK. 5. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new parking lots must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm? goback=.gde_4605732_member_219392996. Response: OK. 6. The drainage outfall for the site is the street or the alley. The closest storm drain line is in Howes St. Response: OK. 7. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/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, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: OK. 8. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Manual. Response: OK. 218 Laurel Street Apartments, Page 4 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Department: Historical Preservation Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com 1. This property was reviewed for its eligibility to qualify for designation as a Fort Collins Landmark by the LPC Chair and CDNS Director, per Municipal Code 14-72. It was determined not individually eligible for Landmark Designation. Thus, there is no further Historic Preservation review for this project. Response: Thanks. Department: Forestry Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com 1. Please contact Tim Buchanan, City Forester, for an on-site tree mitigation meeting. A tree mitigation plan is required listing existing trees, trees to be protected, trees to be removed and proposed mitigation. This may be able to be incorporated into the Landscape Plan. Please select trees from the Front Range Tree Recommendation List located online at:http://www.fcgov.com/forestry/treereclist.pdf For shrubs and other plant material, The City of Fort Collins has a plant list to assist with plant selections. This list can be found online at: http://www.fcgov.com/forestry/plant_list.pdf Response: The landscape designer has met with Tim on-site and mitigation was discussed and will be implemented as discussed. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE LANES Fire Lanes shall be provided for every facility, building or portion of a building 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. The fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire-sprinkler system. 2006 International Fire Code 503.1.1 Response: The building will be equipped with an approved NFPA 13-R automatic fire-sprinkler system. 2. STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT Required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. 2006 International Fire Code 503.2.3, 503.3, 503.4 and Appendix D 218 Laurel Street Apartments, Page 5 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Response: In a meeting with Jim Lynxwiler, 23 April 2013, to discuss this issue, as well as an email follow-up, we were informed that if we could lower the overall height of the building to 30’ or less the fire lane would no longer be required. Per that determination we have redesigned the building so that it no longer exceeds 30’ in height; therefore, a fire lane no longer applies. 3. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. If the access requirements pertaining to the Fire Lane (listed above) cannot be met due to site restraints, these code requirements may be offset by an NFPA 13 sprinkler system rather than a 13R system. Response: Per response to the previous comment a 13-R system should be adequate since a fire lane is no longer required with the redesign of the building not exceeding 30’ in height. 4. BALCONIES AND DECKS Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. 2006 International Fire Code 903.3.1.2.1 Response: Understood, the system will be designed and implemented per Code. 5. GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where located beneath other groups. Exception: Enclosed parking garages located beneath Group R3 occupancies. 2006 International Fire Code 903.2.9 & 903.2.9.1 Response: Understood, the system will be designed per Code. 6. FDC Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. 2006 International Fire Code 912.2 Response: Understood, the system will be designed per Code and as approved by the fire department. 7. KEY BOXES REQUIRED Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be higher than 6 feet above finished floor. 2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20 218 Laurel Street Apartments, Page 6 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Response: Understood. 8. PREMISE IDENTIFICATION New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. 2006 International Fire Code 505.1 Response: OK. 9. SITE PLAN As the conceptual review provided only the ground floor layout of the proposed building, further comments may be required once the 2nd and 3rd story plans along with elevations are available. Response: OK. 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. As several of the trees within this 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 that could result from the proposed development. Response: Understood. An on-site meeting was conducted with Tim Buchanan. 2. 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: Debatable, but please refer to Landscape Plan for our proposed solution. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@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: OK. 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 218 Laurel Street Apartments, Page 7 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 Response: OK. 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: OK. 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: It has been determined by the Traffic Engineer and Transportation Planning that a traffic study is not required for this development. 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: OK. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. An 8’ utility easement is required abutting the alley per LCUASS criteria. This can be waived if the utility providers do not find a need for the easement dedication. Response: OK. 7. LCUASS criteria specifies that garage doors off the alley are required to setback from the alley a distance of 8 feet or more, or 20 feet for fences placed less than 8 feet from the edge of the alley. The garage doors all appear to be set at least 8 feet, however with the porch indicated on the plan set, there may be concerns that associated structural components provide similar impact as a fence and that it may be interpreted that 20 feet would be the required setback for the garage doors (perhaps only abutting the garages next to the porch). Additional review and discussion on this item may be needed to understand the potential impact of the porch and its interpretation on the criteria. Response: This was discussed in depth with Marc Virata. The garage locations as shown should work. 8. Constriction plans will be required. Response: OK. 218 Laurel Street Apartments, Page 8 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 9. A Development Agreement may be required and recorded once the project is finalized with recordation costs paid for by the applicant. Response: OK. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 10. A Development Construction Permit (DCP) or excavation permit will need to be obtained prior to starting any work on the site. Response: OK. Department: Electric Engineering Contact: Janet McTague, 970-224-6154, jmctague@fcgov.com 1. There is existing primary in the alley. In addition to normal development fees, there is a possibility that we will need to modify the existing system to accommodate increased capacity need. Modifications are typically done on a time and materials basis. We will need to coordinate a transformer location within 10 feet of a paved surface and accessible to a line truck. Response: It is understood that there is an existing transformer nearby across the alley that can service this building. Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com 1. In the Community Commercial district, multi-story buildings are encouraged to provide a vertical mix of residential and non-residential uses. Response: The site is extremely small and only residential is to be pursued. 2. In your planning objectives (or sep. exhibit), please explain/demonstrate of this project contributes to the overall mix of land uses within the surrounding area. Response: OK. 3. The CC standard requires that 40% of each block side and 50% of the total of all block sides shall consist of building frontage, plazas or other functional open space. It is helpful to provide an exhibit illustrating compliance with the standard. Response: We believe this proposed site plan complies. This is a simple and small site and an exhibit is not 218 Laurel Street Apartments, Page 9 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 warrented. 4. For the landscape plan, 5 foot wide foundation plantings are required along 50 % of all walls. How will the east wall meet this standard? Response: The east side of the building cannot meet this standard on its own due to the garages requiring access to the alley. However, when the total perimeter of the building is taken into consideration the standard can be met by averaging the entire building. 5. You may want to consider having the trash open to the alley if possible. Please make a note on the submitted plans that the trash is on a concrete pad. The trash enclosure details should be included on the elevations with materials called out. See Section 3.2.5 for details. Response: OK. 6. Per Section 3.5.1(I), all rooftop mechanical should be screened from public view. Additionally all conduit, meters, vents should be screened and painted to match. Please call out meter locations on the elevations and make a note on the plans that they are painted to match. Response: OK. 7. On the landscape plan, please call out hydrazones and provide a water budget chart. No more than 15 gallons/sq. ft. is permitted. Response: OK. 8. The project is located in the TOD and there are no parking minimum requirements. However, if this project were not in the TOD, an additional space (9 parking spaces) would be required. Response: 8 parking spaces are being proposed even though parking is not required. 9. A shading study should be submitted in accordance with Section 3.2.3(D). Response: OK. 10. Please note the separation distances between utilities and trees located in Section 3.2.1(K). 10 feet between trees and water/sewer mains and 6 feet between trees and water/sewer service lines. Response: OK. 11. A combined Project Development Plan and Final Development Plan may be an option to streamline the process that you may want to consider. This means that both PDP and Final fees for Planning and Engineering (Trans. Development Review Fee - TDRF) would be due at submittal, however after hearing, there 218 Laurel Street Apartments, Page 10 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 would be no need to resubmit. For Planning the PDP fee is 4,035.25($3,887 + $50 sign posting + $98.25 hearing notification) and the Final planning fee is $1,000. If you were to streamline the process, the planning fees would be $5,035.25 due at time of submittal. The TDRF Fees would be the PDP fees plus the final plan fee of $1,000 at time of submittal. Response: OK. 12. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response: The applicant has opted not to hold a neighborhood meeting. 13. 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. Response: OK. 14. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: OK. 15. 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. Response: No Modification of Standard is anticipated at this time. 16. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: OK. 17. 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. Response: OK. 218 Laurel Street Apartments, Page 11 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 18. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: OK. 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. Response: OK. 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. Response: OK. 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 2011 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. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements 218 Laurel Street Apartments, Page 12 of 12 LOCKWOOD ARCHITECTS, INC., 415 E. Pitkin Street, Fort Collins, Colorado 80524 970.493.1023 can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services Plan Review 416-2341 Response: OK. Truly, Dana W. Lockwood