HomeMy WebLinkAboutPLUM & SHIELDS GREEK HOUSING - PDP/FDP - FDP130053 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
March 01, 2013
Jerry Chilson
2020 Caribou Drive
Fort Collins, CO 80525
Re: Shields & Plum - Multifamily
Description of project: This is a request to convert a group home facility into a
multifamily building located at 801 S Shields Street (Parcel # 97151-57-901). The
conversion would result in a 21 unit multifamily building with 33 bedrooms. The
concept also includes up to 600 square feet of retail on the main level, minor
landscaping changes, façade improvements and the potential to add an additional
story to the building (an additional 6 units and 10 bedrooms). The site is located in the
Community Commercial (C-C) Zone District and TOD Overlay 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, Jason Holland, at 970-224-6126 or
jholland@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Land Use Code (LUC) 4.18(B)(2)(a)(6) Mixed-use dwellings are a permitted use under a Type 1
review
(Administrative Hearing Officer).
RESPONSE: Acknowledged.
2. LUC 4.18(D), LUC 3.5.3, and LUC 3.8.30 Any exterior alterations to the building and
site shall comply with these sections
RESPONSE: There are no exterior elevation alterations planned for the building.
3. LUC 3.8.30(C) At least 90% of the dwellings shall be within one quarter mile of
a neighborhood park or private park that is at least 10,000 ft in size and publicly
accessed.
RESPONSE: There are no parks within 1,320’ of the site.
4. LUC 3.2.1 A landscape plan is required (see section for details)
RESPONSE: Acknowledged.
LUC 3.2.2(J) Landscape setback for vehicle use areas from a nonarterial street ROW is
10', from an arterial street ROW is 15' and from a lot line is 5'
RESPONSE: The existing landscape setback along Shields Street is 14.7 feet.
The setback on the west property line is 5’. There is a zero landscape setback
on the south property line
LUC 3.2.4 A lighting plan is required this should include a photometric plan with catalog
cut sheets (see section for other details)
RESPONSE: There are no additional exterior lights planned other than what is
existing.
5. LUC 3.2.5 An enclosure is required that is adequately sized for both trash and recycling. Such
enclosure shall be designed with walking access without having to open the main service gate
and located on a concrete pad at least 20ft from a public sidewalk.
RESPONSE: Since the existing CMU trash enclosure will be removed in order to get
additional parking, we have shown a new enclosure.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
6. LUC 3.2.2 This property is not required to provide vehicle parking, however when parking is
provided parking areas need to meet the requirements of this section.
RESPONSE: The project provides 21 off-street parking spaces, including 1 accessible space.
LUC 3.2.2(C)(4) Bicycle parking is required for the residential portion it is one space for every
bedroom with 60% of those being covered and 40% of those being fixed. For the retail there needs
to be an additional 4 spaces with one of those covered and the other 3 fixed.
RESPONSE: There are two fixed racks shown on the plans containing 4 bikes each. The 13
covered spaces will be within the building.
7. LUC 3.5.1(I) Mechanical/utility equipment (vents, flues, meters, boxes, conduit, ac units...) locations
shall be identified on the plans with notes on how such equipment is screened/painted.
RESPONSE: No exterior improvements are planned.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include a 20-inch water main and an 8-inch sewer in
Plum and a 10-inch sewer and a 6-inch water main in Shields.
RESPONSE: Thank you for the information.
2. The existing water service to the property is a 2-inch service connecting to the main in Plum.
RESPONSE: Thank you for the information.
3. In conjunction with this project, the water meter must be moved to a meter pit outside the building
located in a landscaped area.
RESPONSE: The relocated water meter is proposed just south of the existing curb stop in a
landscaped area.
4. The residential and commercial portions of the building must have separate water and sewer services.
RESPONSE: A commercial use is no longer proposed with this project.
5. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
RESPONSE: Acknowledged.
6. Development fees and water rights will be due at building permit. Credit will be given for
existing established service based upon the account information.
RESPONSE: Acknowledged.
7. There is one water service going to the building which is a combination fire line and domestic service.
It is a 2" service.
RESPONSE: Acknowledged.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. The project description indicates that there will be very few site changes. The project engineer will need
to verify in writing that the drainage system will not change. There is no drainage report on file with the
Stormwater Utility. The only note I have is that in 1999 there was a minor amendment that didn’t require
a drainage report. Any site grading changes will require a grading plan.
RESPONSE: It is correct that the changes proposed to the site are moderate. In general, the drainage
system will only change so that it will meet current Code Requirements for LID.
2. If the site is required to meet present Land Use Code requirements, onsite water quality treatment of
the runoff is required. Water quality treatment methods are described in the Urban Storm Drainage
Criteria Manual, Volume 3 - Best Management Practices (BMPs). A method that could be used on an
existing site is to direct the downspouts to a landscape area. Another is if perimeter landscape buffers
or parking lot medians are required, they could be used to treat the runoff in bio-retention areas or rain
gardens.
RESPONSE: To the greatest extent possible, runoff from the site is being treated. Refer to the drainage
report and exhibit for the details.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-
regulati ons/stormwater-criteria)
3. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development
(LID) requirements that will go into effect mid-March, 2013. Please contact Basil Hamdan at 224-6035
or bhamdan@fcgov.com for more information. The present draft does apply to redevelopment projects
and requires that 50% of the new impervious area must be treated by an LID method and 25% of
new parking lots must be pervious. Basil did indicate to me that this project would be subject to the
LID requirements. Please contact him to determine the scope of the LID requirements for this
project.
RESPONSE: The new LID requirements have been met. Refer to the drainage exhibit and report
for additional information.
4. 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: Acknowledged.
5. 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: Acknowledged.
Department: Historical Preservation
Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com
1. Per Municipal Code 14-72, the Landmark Preservation Commission Chair and CDNS Director
determined the building at 801 S. Shields to be not individually eligible for Landmark designation.
Therefore, there is no further historic preservation review for this project.
RESPONSE: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
The proposed addition of 600 SF of M Occupancy shall be serviced by a full NFPA 13 fire sprinkler
system or otherwise fire separated from the R Group Occupancy as the IBC will allow. The existing
13R automatic sprinkler system is not sufficient to protect the retail portion of the main level.
RESPONSE: Acknowledged.
2. 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: Acknowledged.
3. FIRE STANDPIPE SYSTEM
Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story
is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system
shall be capable of supplying at minimum of 100 psi to the top habitable floor. An approved fire pump may
be required to achieve this minimum pressure.
2006 International Fire Code Sections 905 and 913
RESPONSE: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
4. ROOF ACCESS
New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway
access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street
and floor levels with a sign indicating that the stairway continues to the roof.
2006 International Fire Code 504.3
RESPONSE: Acknowledged.
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.
2006 International Fire Code 505.1
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that
"...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as
a tree having DBH (Diameter at Breast Height) of six inches or more. 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.
RESPONSE: We will set up an on-site meeting with the City Forester.
Please note that, as of March 1, 2013, a code change could affect this project in that cotton-
bearing cottonwood, female boxelder, Siberian elm, and Russian olive trees are now considered
for tree mitigation. Please contact the City Forester for more information regarding these new
requirements.
RESPONSE: Acknowledged.
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: Acknowledged.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
RESPONSE: Acknowledged.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
RESPONSE: Acknowledged.
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be
replaced or restored to City of Fort Collins standards at the Developer's expense prior to the
acceptance of completed improvements and/or prior to the issuance of the first Certificate of
Occupancy.
RESPONSE: Acknowledged.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
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:
5. Any public improvements must be designed and built in accordance with the Larimer County Urban
Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
RESPONSE: Acknowledged.
6. This project is responsible for dedicating any right-of-way and easements that are necessary for
this project. Additional right of way will be needed along the Plum Street frontage and this project
is responsible for their half of the Collector 66’ right of way.
RESPONSE: Acknowledged.
7. Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
RESPONSE: Acknowledged.
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
RESPONSE: Acknowledged.
9. It appears that the existing fence along Plum Street will be within the Public Right of Way after it additional
width is dedicated. The fence will need to move outside of the right of way.
RESPONSE: The fence will be removed.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. The existing building is fed by a single-phase 167kva pad mount transformer along Plum St.
Any modification or relocation to existing electric facilities will be at the owners expense.
RESPONSE: Acknowledged.
2. There is no 3-phase power readily available at this site. The nearest 3-phase to this site would have
to come from approximately 825 S. Shields. Off site easements may be required to bring 3-phase to
this site. Contact Light & Power Engineering @ 970-221-6700 to discuss options.
RESPONSE: Acknowledged.
3. A C-1 form and One-line diagram will be required for any change in electric service. A transfomer
location will need to be coordinated within 10' of an all weather drive-over surface. Contact Light & Power
Engineering @ 970-221-6700 with power needs.
RESPONSE: Acknowledged.
4. Electric Capacity Fee and Building Site charges will apply. Credit will be given for existing service.
RESPONSE: Acknowledged.
Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
1. If a fourth story is proposed, buildings over 40 feet in height are subject to Building Height Review
Standards, Section 3.5.1(G).
RESPONSE: No fourth story is proposed.
2. This change of use triggers compliance with current standards. Based on the supplemental existing
site plan provided and site observation, it appears that the majority of the parking lot elements -- parking
stall depth, sidewalk depth, parallel parking width, drive isle width, parking setback (minimum 5 feet
adjacent to the south property line), and minimum parking lot landscaping are all likely deficient and need
to be brought up to current dimensional standards. A full list of dimensional and performance standards
can be found in Division 3.2. This will likely require a re-work of the parking and drive isle area. The
extent of the modifications to the parking area can not be determined with the current information; but it is
recommended that the existing site information be reviewed by a design professional familiar with the
code to determine how the site can meet the standards to the extent reasonably feasible.
RESPONSE: Acknowledged.
Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
3. An existing tree survey will be required and it will be critical to accurately locate and describe
existing trees on the site per the PDP checklist.
RESPONSE: Acknowledged.
4. The Campus West Planning Study has established a standard for upgrading and reconfiguring the
Plum Street road section. This includes a 7.5' tree lawn and 5' detached sidewalk. We would also
recommend that any fencing north of the building be less opaque, and that the north facade and
building setback area be more engaging as a landscaped foreground to a street-facing facade.
RESPONSE: The project will construct a new sidewalk with the configuration as determined by staff.
The fence will be removed and replaced with landscaping.
5. It is unclear whether emergency access will need to be provided south and west of the building.
Please contact Jim Lynxweiller to confirm the specific requirements.
RESPONSE: Based on conversations with Jim, since the use is not changing and there are already
emergency access easements in place, we think he will be o.k. with the access as is.
6. 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: Acknowledged.
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.
RESPONSE: Acknowledged.
8. 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: Acknowledged.
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.
RESPONSE: Acknowledged.
10. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
RESPONSE: Acknowledged.
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.
RESPONSE: Acknowledged.
12. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970) 221-6750.
RESPONSE: Acknowledged.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid-design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a
pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
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
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
416-2341