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HomeMy WebLinkAboutUPTOWN PLAZA - PDP - PDP130025 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCONCEPT REVIEW COMMENT RESPONSE UPTOWN PLAZA PDP Fort City of Collins April 24, 2013 D K Investments 1005 Ridge West Drive Windsor, CO 80550 Re: 1501 Elizabeth - Multifamily/Mixed-Use Description of project: This is a request to construct a mixed-use building located at 1501 West Elizabeth Street (Parcel# 97154-40-001). The existing gas station and convenience store would be removed to make way for a 2-story mixed-use building. The ground-floor would contain retail/office space with 18 multifamily units on the second floor. The site is located in the Community Commercial (C-C) Zone District. Mixed-use dwellings are subject to Administrative (Type 1) review in the C-C Zone District. 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, Seth Lorson, at 970-224-6189 or slorson@fcgov.com. Comment Summary: Department: Zoning Contact: Noah Beals, 970-416-2313, nuedibi!.01.:yuv.uum 1. Land Use Code (LUC) 4.18(8)(2)(a)6. Mixed-use Dwellings are permitted use through a Type 1 review (public hearing with an administrative hearing officer), Acknowledged 2. LUC 4.18(E)(1)(a) The configuration of shops in the Community Commercial District shall orient primary ground-floor commercial building entrances to pedestrian-oriented streets, connecting walkways, plazas, parks or similar outdoor spaces, not to interior blocks or parking lots. Done – storefronts are oriented to W. Elizabeth and the (semi) private access driveway on the west side of the lot. LUC 4.18(E)(1)(b) At least one (1) prominent or central location within each geographically distinct Community Commercial District shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. Space for public sidewalk café tables and reading benches are provided at the raised plaza between the building front and W. Elizabeth. There is also a central public art viewing podium in the crossover plaza. WC 4.18(E)(1)(c) Commercial uses must be directly visible and accessible from the transit stop. Storefronts are 15-20 feet from the street ROW LUC 4.18(E)(2)(c) (40) percent of each block side or fifty (50) percent of the total of all block sides shall consist of either building frontage, plazas or other functional open space This applicant has provided for over 88% of the street frontage to be building frontage/plaza. LUC 4.18(E)(2)(d) All buildings shall have a minimum height of twenty (20) feet, measured to the dominant roof line of a flat-roofed building, or the mean height between the eave and ridge on a sloped-roof building. In the case of a complex roof with different co-dominant portions, the measurement shall apply to the highest portion. All buildings shall be limited to five (5) stories. This 2 story building is a play of sloped roofs with the maximum height of the highest roof peak at 39’-9” and the majority of the remaining roofs peaking between 28’ and 33’. 3. LUC 3.5.3 This section concerning Mixed-Use buildings does apply the following are some standards from the this section. The building is required to built within 10-25ft from the ROW along Elizabeth. The building face varies between 15 and 20 feet behind the ROW When designing the Facade please refer to section on standards for Variation in Massing and Character and Image. Acknowledged. See elevation sheets of submittal. 4. LUC 3.2.2(K)(1)(a) For the multi-family portion of the project 20 off street parking spaces for the studio and single bedroom units, 9 off street parking spaces for the 2 bedroom units. A total of 54 parking spaces are provided The off street parking space abutting landscape areas require wheel stops at the head of the stall unless there is a raised curb. Raised curbs are proposed Landscape islands with trees are required at the caps of parking aisles and at the entrances of the parking lot Done For the commercial, retail, office and restaurant uses there is no minimum parking requirement there are maximums, it appears at this time that maximums are not being exceeded. Compact spaces are only for long term parking areas. The stalls that are 17.9 in length are only allowed if they overhang at least a 5ft landscaped area or 6ft sidewalk. Compact spaces have been eliminated It appears the minimum drive aisle width and landscape setback are not being maintained on east side of the one-way area. Corrected - See revised site plan of submittal LUC 3.2.2(K)(5) When providing 53 off street parking at least 3 of those are required to be accessibility spaces and at least on of three is required to be van accessible (8ft width adjoin to 8ft loading area) as well. These spaces shall be located as close as possible to the main entrances of the biding. Acknowledged. It appears there is not a van accessibility space and the accessibility spaces will need to be located closer to the primary entrance. An accessible van space has been located near the entry to the crossover. LUC 3.2.2(C)(4) Bicycle parking space are required. For the multi-family portion there will be needed one per bedroom this means 23 spaces required and 60% of those will need to be enclosed and 40% of them fixed. Bike closets have been added to the main corridor of the apartment level. Each closet will have (2) bike hangers. There are a total of 19 closets, which provide for 38 enclosed bike spaces. There are also a total of 14 covered bike spaces strategically located near entrances to the ground floor retail spaces and another 16 uncovered spaces near the stairway to the apartment level. For the Financial use portion 4 spaces at least one them enclosed. For the Retail use 4 spaces at least one of them enclosed. For the Restaurant use 6 spaces all fixed. This is roughly a total of 37 spaces with 16 of those enclosed. These spaces shall be located near the primary entrances of the building. See landscape submittal for retail/financial bike parking locations. A total of 14 bike parking spaces have been provided around the building façade near building entrances with an additional 16 spaces provided in the parking lot. 5. LUC 3.2.1 A landscape plan is required, the following are some of the requirements of the landscape plan (see section for further details). Applicant needs to contact City Forester Tim Buchanan 970 221-6361 to arrange a site visit to determine existing tree conditions and mitigation requirements Landscape Architect Jen Gardner met with Mr. Buchanan on site and a mitigation plan will be submitted with final plan. Along the ROW if the sidewalk can not be detached from the street the sidewalk should include trees in grates in the front of the sidewalk or at the least trees should be placed behind the sidewalk. The existing sidewalk will remain with 5’ square tree grates added at the back of curb. An additional +/-4’ of concrete will be poured from the back of the existing walk to create a 6’ clear path between tree grates and plaza walls. Parking lot landscaping is required, there is a minimum 5ft landscape setback from the lot line, which is counted to the perimeter landscaping. Within the landscape setback there shall be trees planted as specified by this section. Acknowledged Also required is a minimum of 6% interior landscaping. Interior landscaping includes canopy trees in landscape islands that are at least 80 sq ft and 8ft in its smallest dimension. The interior landscaping totals XX%, including the canopy trees planned for the islands. Foundations plantings are required. Foundation plantings have been added along the west and south side of the building up to the foundation. Along Elizabeth Street, foundation plantings have been added at the top and bottom of the plaza walls. See landscape plan for locations. 6. LUC 3.5.10) Mechanical/Utility equipment (vents, flues, meters, boxes, conduit, ac/rtu, transformer and ...) locations shall be identified on the plans with notes on how such equipment is screen/painted.Roof Top Units will be located behind the sloped roofs on the flat roof portions of the building. RTU’s are placed behind roofs that are approximately 9 feet taller than the flat roof portion. The RTU’s should not be at all visible from street grade. LUC 3.2.5 The required enclosure shall be adequately sized for both trash and recycling. Such enclosure shall be designed with walk-in access without having to open the main service gate and located on a concrete pad at least 20ft from a public sidewalk. Enclosure is located at the SE corner of the lot, along the emergency access drive easement. It includes a separate walk-in access for both recycling and normal trash. 7. LUC 3.2.4 This section requires a lighting plan, that should include a photometric site plan and catalog cut sheets (see section for standards). Submitted herewith. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, Ignifilflyton(Ougov.com 1. Existing water mains and sanitary sewers in this area include a 12-inch water main in Elizabeth, a 6-inch water main in the drive on the west portion of the site, an 8-inch sewer in an E/W alignment on the property to the south and an 8-inch sewer in a N/S alignment on the property to the east. 2. Existing water services on the site include a 3/4-inch that served the convenience store and a 1-inch that served the carwash. 3. The water conservation standards for landscape and irrigation will apply. Acknowledged. Information on these requirements can be found at: http://wvvw.fcgov.comistandards 4. All existing water/sewer services must be used or abandoned at the main. We will be using the existing 2 sewer lines and replacing the existing water lines with larger services. 5. Separate water and sewer services will be required for the residential and commercial portions of the mixed-use building. The 2 existing sewer lines will be utilized. 6. Development fees and water rights will be due at building permit. Credit will be given for the existing services which went to the convenience store and carwash. Department: Transfort Contact: Emma McArdle, 970.224-6197, emcardIeMcgov.com 1. Transfort has 2 stops in the vicinity of this site on Elizabeth, one at the corner of Constitution and one at the corner of City Park. No additional stops will be required of this project. Acknowledged For your information, the Elizabeth Corridor is identified as an Enhanced Travel Corridor in the City's Transportation Master Plan, this means that this corridor is planned to someday have enhanced multi-model connectivity between the CSU Foothills campus and CSISs main Campus on Elizabeth Street. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, 9,3ulhi.,,A. ,,, 6,46,4.,..u7is 1. Floodplain Comments A portion of this property is located in a City regulatory 100-year floodplain in the Canal Importation Basin,. As the floodplain now exists, the proposed building will be within the floodplain, and any development within that floodplain must satisfy the standards of Chapter 10 of City Code. A City Flood Risk Map is attached. A waiver is being requested for this development. 2. Construction of a new mixed-use structure is allowed, provided that all duct work, heating, ventilation and air conditioning systems, hot water heater, electrical and the lowest floor of the structure, are a minimum of 18-inches above the Base Flood Elevation (BFE). That minimum elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18". A waiver is being requested for this development. 3. If all residential use is on the second floor, and completely above the RFPE, the building can be floodproofed up to the RFPE, if desired. If that option is chosen, all the requirements of Section 10-38 of City Code must be met. If the building is floodproofed in accordance with Section 10-38, a new basement may be constructed below the RFPE, provided that there is no residential use in that basement. Floodproofing Guidelines as well as a FEMA Floodproofing Certificate can be obtained at http://wvvw.fcgov.comiutilities/what-we-doistormwater/flooding/forms-documents. 4. Critical facilities are not allowed in any portion of the 100-year floodplain. We are not proposing critical facilities. 5. Portions of this property are located in the 100-year floodway. Nonstructural development (parking lots, driveways, sidewalks, vegetation, etc.) can be built within the floodway as long it can be proven that the work will not cause a change in the Base Flood Elevation (BFE), or a change to the boundaries of the floodway or flood fringe. This is called a No- Rise Certification and it must be performed, and signed, by a Professional Engineer registered in the State of Colorado. A waiver is being requested for this development. 6. Development review checklists for floodplain requirements can be obtained at http://vvww.fcgov.com/utilities/what-we-do/stormwaterifloodingiforms-documents. Please utilize these documents when preparing your plans for submittal. Please contact Shane Boyle of Stormwater Master Planning at sboyle©fcgov.com for floodplain CAD line work as required per the floodplain development review check list. 7. Any and all construction activities in the 100-year flood fringe must be preceded by an approved floodplain use permit, $25 fee, and approved plans. In addition to the floodplain use permit, any construction activities in the floodway must be preceded by a No-Rise Certification. The permit and certification forms can be obtained at http://www.fcgov.corniutilities/what-we-doistormwater/flooding/forms-documents. 8. The 100-year floodplain in the Canal Importation Basin is in the process of being remapped. When the new mapping is completed, this entire property is expected to be out of the floodplain and not subject to Chapter 10 standards. We anticipate completing the remapping by the end of the year. A waiver is being requested for this development. 9. The Floodplain Administrator for the Canal Importation Basin is Brian Varrella; 970.416.2217, bvarrella@fcgov.com. Please contact Brian or Mark Taylor, 970.416.2494, mtaylor@fcgov.com to schedule a meeting at your convenience. We have met with Mark Taylor and are proceeding under his direction. 10. Stormwater Development Review Comments: A drainage report, 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 and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. 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 orjschlam@fcgov.com. Acknowledged. Please refer to submitted drainage report. Also when a site is completely redeveloped (scraped) the standard requirement is to provide onsite 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. The site is also required to detain for half of the adjacent street. This site does have an existing detention pond but it was sized using an old design storm so it will need to be brought into compliance with present standards. The proposed project information shows that the surface pond is to be replaced with underground Low Impact Development detention and water quality treatment. This is encouraged but the drawing provided assumes the soils will allow infiltration. Generally these facilities need to have an underdrain that is tied into a storm drain because the soils in Fort Collins are usually type C and D which do not allow for infiltration. If the soils are type A or B there is also a factor of safety requirement to account for the infiltration reduction over time. (1 gave them a cross section of a general porous pavement installation.) Also we have not experienced any success with porous asphalt so if this system were to be installed; the developer would be responsible for replacement if it fails. Acknowledged. Please refer to submitted drainage report. 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 paved areas 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. Acknowledged. Please refer to submitted drainage report. 11. Water quality treatment for the remaining 50% of the site is also required as described in the Fort Collins Stormwater Criteria Manual. Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. (http://wvvw.fcgov.comiutilities/businessibuilders-and- developers/development-forms-guidelines-regulati onsistormwater-criteria) The drainage outfall for this site is a storm drain line on the south side of Elizabeth street that the present detention pond is tied into at a manhole or there is an inlet near the northwest corner of the site. Acknowledged. Please refer to submitted drainage report. 12. 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://wvvw.fcgov.comiutilities/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. Acknowledged. Please refer to submitted drainage report. 16. 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. We believe this site is in the Canal Importation Basin. Department: Park Planning Contact: Craig Foreman, 970.221-6618, Giuteilialw.yric9ov.com 1. 1.411712013: No comments Department: Fire Authority Contact: Jim Lynxwiler, 970.416-2869, jiynxwiler@poudre-fire.org 1. FIRELANES 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 The building is accessible to emergency equipment at the north side which is adjacent to and fronts on W. Elizabeth Street, along the west side via a private access easement that is 40’ wide at the street intersection and necking down to 30 ‘ at the south corner of the lot and there is an existing 24’ emergency access easement running from the east property line to the private access easement on the west property line that can accommodate emergency equipment access within 68’ of the entire south side of the building. Verify that the existing access easement on the south side of the proposed building is an Emergency Access Easement. Per the plat of DIAMOND SHAMROCK CORNER STORE SUBDIVISION, approved May 22, 1989, the easement is a 24’ EMERGENCY ACCESS EASEMENT. 2. FIRE LANE SPECIFICATIONS 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: This proposal utilizes the existing fire lane (emergency access easement) > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Be visible by painting and signage, and maintained unobstructed at all times. 2006 International Fire Code 503.2.3, 503.3, 503.4 3. AUTOMATIC FIRE SPRINKLER SYSTEM This building will require an automatic fire sprinkler system under a separate permit. Contact Joe Jaramillo (970-416-2868) at Poudre Fire Authority for more information on fire sprinkler systems. Acknowledged BALCONIES AND DECKS In addition, sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. Acknowledged 2006 International Fire Code 903.3.1.2.1 4. 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. A Knox Box will be located near the ground floor landing of each of the 3 stairways. 2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20 5. 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. Acknowledged. It is also anticipated that each individual retail space will also have its own individual address near the front door. 2006 International Fire Code 505.1 Department: Environmental Planning Contact: Lindsay Ex, 970.224-6143, iextiii.;yov.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 (Larimer Canal No. 2). However, as there is an intervening parcel between the canal and this property, and the standard buffer (50' from the top of bank) would not extend to this project's parcel, the ECS is waived for this site. However, please consider the use of native plants and grasses to compliment the natural feature, in accordance with Article 3.2.1 (E)(2)(3) of the Land Use Code. Acknowledged. See landscape plan. 2. 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. Our Landscape Architect, Jen Gardner has met with Mr. Buchanan on site and has identified the trees that will need to be mitigated. Most of the trees are in poor shape and most will be removed and mitigated as/if required. Department: Engineering Development Review Contact: Marc Virata, 970421-6567, iliviratdviugovxruin 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. Acknowledged. 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. Acknowledged. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php 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. Acknowledged. It is not anticipated that the curb along W. Elizabeth will be disturbed. The new street trees will be placed in grates per city requirements and the existing sidewalk will be repaired as necessary. 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a sopping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Done. Transportation Planning engineer, Ward Stanford, agreed that a comparative trip generation analysis will be adequate for this initial submittal, with the decision as to the need for a full traffic study to be decided upon review of the comparison. It is anticipated that the new uses will generate fewer trips than the former 8 pump gas station/convenience store/car wash. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). Acknowledged.They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Right-of-way would likely need to be dedicated to encompass the establishment of a new sidewalk to the back of walk. The classification of Elizabeth Street as an arterial street would typically require a 6 foot wide sidewalk and a 10 foot wide parkway between the sidewalk and the street. An attached sidewalk 15 foot in width may also be considered. A 15 foot utility easement dedicated behind the right-of-way is part of the LCUASS criteria for an arterial street. If the utility providers are amenable to providing less than the 15 foot, this requirement can be modified. Per LUC 3.5.3 (2) ( c) the building is to be located no more than 25 feet nor less than 15 feet from W. Elizabeth ROW. The proposal satisfies this requirement, and is in general conformance with neighboring buildings along W. Elizabeth. Matching the concept of neighboring developments in the same street, the plans provides an 11’ walk from back of walk to plaza walls with an additional 5’-10’ paved area between the walls and the building for public gathering space and access for building tenants. The existing emergency access and semi- private access driveway was previously dedicated by the original replat. 7. The existing driveway would need to be reconfigured to ensure that the new sidewalk established for Elizabeth Street abutting the property is continued across the driveway. Access ramps will need to be modified for LCUASS and ADA compliance. Acknowledged. The existing driveway will be reworked and will include handicap ramps. 8. Utility plans will be required. Acknowledged. 9. A Development Agreement will be required and recorded at Larimer County with recordation costs paid for by the applicant. Acknowledged. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Acknowledged. Department: Electric Engineering Contact: Rob Irish, 970-224.6167, rinselptcyuv.cutn 1. Existing gas station is currently fed by a 3-phase 150kva 120/208v transformer on the west edge of the property. This transformer also serves the existing Taco Bell restaurant. 2. Any relocation or modification to existing electric facilities will be at the owners expense. Acknowledged. The proposal will require enlarging the existing transformer to 600 kva at Owner’s expense. 3. A C-1 form and one-line diagram will be required. Meter and transformer locations will need to be coordinated with Light & Power Engineering. Acknowledged. 4. Electric Capacity Fee and Building Site charges will apply. Credit will be given for the existing service. Light & Power Engineering 970-221-6700. Acknowledged. Current Planning Contact: Seth Lorson, 970.2244189, siorsurkiiicgov.t:orn 1. The proposed mixed-use building is subject to review and approval by an administrative hearing officer at a public hearing (Type 1 review). Acknowledged. 2. Please indicate where a "central feature or gather place" is located per the requirement found in Sec. 4.18(E)(1)(b). The entire building frontage along W. Elizabeth is designed as an outdoor gathering, sidewalk cafe and reading area with benches/tables and chairs provided by the retail tenants. See landscape plan. Additionally there is a public art viewing area located within the pedestrian access crossover. 3. Is there a transit stop on this site? If so, it must be integrated into the site design per Sec. 4.18(E)(1)(c). The closest transit stops are at Constitution and at City Park. Per Emma McArdle of the Transfort Department, no additional stops will be required of this project. 4. The building build-to line is 10 - 25 feet from the ROW because Elizabeth is a 4- lane arterial (3.5.3(8)(2)(c). Acknowledged. 5. When designing the building please note the standards for variation in massing, and character and image found in Sec. 3.5.3(C & D). Acknowledged. See submitted elevations. 6. The proposed development is required to meet landscape standards found in Sec. 3.2.1 including but not limited to, Street Trees (3.2.1(D)(2), Tree Protection and Replacement (3.2.1(F), and Parking Lot Landscaping (3.2.1(E)(4 & 5). Acknowledged. See Landscape plan 7. Residential parking minimums look adequate. Please provide calculations for non-residential parking maximums (Sec. 3.2.2(K)(2). Standard Restaurant – max 10/1000SF; proposed 3000 SF – 30 spaces max allowed General Retail – max 4/1000 SF; proposed 8,500 SF – 34 spaces max allowed Financial Services – max 3.5/1000 SF; proposed 3,500 SF -12 spaces max allowed Total non-res parking allowed = 76 Parking provided – Residential: Studio and 1 BR apartments – 12 total; required parking = 1.5 x 12 = 18 2 BR apartments – 6 total; required parking = 1.75 x 6 =11 Total available for residential = 29 Total available for commercial = 25 which is substantially less than the maximum allowed. 8. This property is in the Community Commercial (CC) Zone District. The purpose of the CC district is as follows: (A) Purpose. The Community Commercial District provides a combination of retail, offices, services, cultural facilities, civic uses and higher density housing. Multi-story buildings are encouraged to provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged to locate above ground-floor retail and services. We have apartment dwellings above the retail/commercial level. And, the maximum building height is 5 stories. Staff is open to discussing greater density at this location. This proposal is for 2 stories. There is no desire to increase density. 9. 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. No neighborhood meetings are planned at this time. The new uses will be far less intrusive to the existing neighbors than the former convenience store/gas station that was open until 11:00PM. 10. 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. 11. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (WC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/lancluse/begin.htm. 12. If this proposal is unable to satisfy any of the requirements set forth in the LUG, 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. We believe that all requirements will be met and no modifications will be required. See civil engineer comments regarding floodplain. 13. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview /applications.php. 14. 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. Acknowledged. 15. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. 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. A meeting will be scheduled in the near future. 6. Construction shall comply with the following adopted codes as amended: Acknowledged. 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 Enemy 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 can be obtained at the Building Office or contact the above phone number. City of Fort Collins Building Services Plan Review 416-2341