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HomeMy WebLinkAboutFLATS AT RIGDEN FARM - PDP - PDP140006 - 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 June 10, 2013 Cathy Mathis The Birdsall Group 444 Mountain Ave. Berthoud, CO 80513 Re: Rigden Farm 14th Filing - Brownstones & Commercial Description of project: This is a request to construct brownstone-style residential units and commercial space located on the site of Rigden Farm Fourteenth Filing (bounded by Limon Drive, Custer Drive, Iowa Drive, and Illinois Drive). A total of 102 three-story brownstones would be constructed as well as 3,400 square feet of commercial space. The site is located in the Neighborhood Commercial (N-C) Zone District. Single Family Attached Dwellings in the N-C Zone District are subject to Administrative (Type 1) Review. Please see the following summary of comments regarding the project request referenced 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: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. The City's sign code will determine approval for sign sizes & locations on buildings and on parcels. RESPONSE: Acknowledged. 2. Parking/driveways must meet LUC 3.2.2 requirements including bicycle storage. It is difficult to analyze parking at this juncture. The site plan and bird's eye view elevation are completely different. Elevations don't show garage entrances into the residential units yet floor plans bear out attached garages. RESPONSE: See site plan for data. 3. It appears that a replat is required. RESPONSE: A plat is provided with the PDP submittal Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include 8-inch water mains in Illinois, Limon and Iowa, a 12-inch water main in Custer and 8-inch sewers in Illinois, Custer and Iowa. RESPONSE: Acknowledged. 2. There is an 8-inch water main stubbed into the site from the main in Illinois. This main must be used or abandoned at the main in Illinois. RESPONSE: Acknowledged. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged. 4. Development fees and water rights will be due at building permit. RESPONSE: Acknowledged. Department: Transfort Contact: Emma McArdle, , 1. Section 3.6.5 of the Land Use Code requires developments to commodate current and future transit plans. Transfort plans to have service on Custer Drive as early as mid 2014. To accomodate this we request that bus stop be located on the southern end of your property adjacent to the sidewalk on Custer Dr. We require a minimum concrete pad of 12' deep by 20' wide connected to the sidewalk. Please contact me with questions on locating this bus stop. RESPONSE: A transit stop pad is shown on the plans. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. 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 report 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: Acknowledged. Complete erosion control report will be provided with FP. 2. The drainage study for this site will need to verify compliance with the Final Drainage and Erosion Control Report, Rigden Farm Filing Six which includes the entire Rigden Farm drainage system. Runoff detention and water quality treatment are provided for in the overall drainage system for Rigden Farm. The assumed percentage of imperviousness and the basin delineations are the primary items to verify. If there are changes to these the report needs to provide justification for the changes and any mitigation measures that are needed. Most of this site is in basin 581 which was assumed to be 90 % impervious and a small portion of the site is in basin 582 which was assumed to be 80% imperviousness. The drainage report/letter must be prepared by a professional engineer register in Colorado. RESPONSE: Acknowledged. 3. 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. RESPONSE: Acknowledged. 4. There is a storm sewer crossing the site east to west approximately in the middle of the proposed development. The minimum drainage easement width is 20 ft. However the easement may need to be wider depending on the depth of the storm sewer. The width is determined by adding a foot to both sides of the pipe and projecting a 1 to 1 slope to the surface of the proposed grading. RESPONSE: Acknowledged. Blanket drainage easement is provided with separation at least as indicated. 5. 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. 6. The design of this site must conform to the drainage basin design of the Foothills Basin Master Drainage Plan as well the Fort Collins Stormwater Manual. RESPONSE: Acknowledged. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE LANES Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, 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: Fire lanes are provided as requested. 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:  Shall extend to within 150' or all portions of a building. RESPONSE: Fire lanes are provided.  Shall be designated on the plat as an Emergency Access Easement. RESPONSE: Emergency Access Easements are shown on the Plat.  Maintain the required 20 foot minimum unobstructed width (see exception for 3 or more stories below*) & 14 foot minimum overhead clearance. RESPONSE: Acknowledged.  Turning radii shall be a minimum of 25 feet inside and 50 feet outside. RESPONSE: Turning radii meet with minimum requirements.  Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. RESPONSE: Acknowledged. > Be visible by signage and maintained unobstructed at all times. 2006 International Fire Code 503.1.1, 503.2.4, 503.2.3, 503.3, 503.4 and Local Amendments RESPONSE: Acknowledged. *STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT In order to accommodate aerial fire apparatus access, 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 Appendix D; Poudre Fire Authority Administrative Policy 85-5 RESPIONSE: 30’ fire lanes are provided. 2. WATER SUPPLY Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. RESPONSE: Acknowledged. COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. 2006 International Fire Code 508.1 and Appendix B RESPONSE: n/a RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. 2006 International Fire Code 508.1 and Appendix B RESPONSE: Acknowledged. 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. Exceptions: Detached one and two-family dwellings and multiple single-family dwellings (townhomes) not more than three stories above grade plane in height with a separate means of egress. 2006 International Fire Code 903.2.7 RESPONSE: Acknowledged. 4. 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. 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: Tyler Siegmund, 970-221-6501, tsiegmund@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: Fees provided with PDP submittal. 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. 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: A traffic memo has been provided with submittal. 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. Standard 9ft utility easements are needed along Illinois Dr and Iowa Dr. RESPONSE: Acknowledged. Blanket utility easements are provided and buildings are setback beyond the 9’ buffer. 7. A new set of utility plans will be required and a new Development Agreement will be recorded once the project is finalized. RESPONSE:Utility plans are provided. 8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. 9. Frontage improvements (sidewalk, landscaped parkway, etc.) will need to be installed as part of this project along Illinois Dr, Limon Dr, and Iowa Dr. Current standard for a residential road is a detached 4.5 ft sidewalk and 6ft landscaped parkway with street trees. Further evaluation of the frontage improvements along Illinois Dr at the parking bays will be needed. Refer to the approved street section for Illinois Dr on the utility plans for Rigden Farm, 8th Filing, The Shops at Rigden Farm- dated 01-15-04. RESPONSE: Acknowledged. 10. The access point off of Illinois Dr will need to align with the existing access on the west side of Illinois Dr. RESPONSE: Access drives are aligned. 11. A utility coordination meeting on this site is suggested. Utility coordination meetings if requested are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with preliminary utility layout for routing with the meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. RESPONSE: Acknowledged. Department: Electric Engineering Contact: Justin Fields, 970-224-6150, jfields@fcgov.com 1. The meter and transformer locations will need to be coordinated with Light and Power Engineering, 970-221-6700. Each unit will need to be individually metered. RESPONSE: Approximate locations for transformers are shown on the plans. 2. System modification and electric development charges will apply. An online electric development fee estimator is available at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees /electric-development-fee-estimator?id=2. RESPONSE: Acknowledged. 3. A C-1 form and an electric one-line diagram will need to be submitted to Light and Power Engineering for the commercial units. The C-1 form is available at: http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf. RESPONSE: Acknowledged. 4. Shade trees will need to maintain 40 feet of clearance with street lights. Ornamental trees will need to maintain 15 feet of clearance with street lights. RESPONSE: Acknowledged. Current Planning Contact: Jason Holland, 970-224-6126, jholland@fcgov.com 1. Assuming that the project use is single family attached and mixed use buildings, the project would be a type 1 review with sections 3.5.2 and 3.5.3 applicable to the residential and mixed use buildings. Residential building setbacks would apply-- 15' front, 8' rear, 5' side. Zero lot line requires a single 6' side setback. RESPONSE: The project is now a condominium project and a Type II 2. Accessable parking spaces are required for the mixed use buildings. 3.2.5 trash and recycling enclosure standards apply to the mixed use buildings. Bicycle parking standards apply. RESPONSE: n/a 3. 3.2.2(L) -need to make sure that driveway width is at least 28 feet. RESPONSE:Fire access drives are 30’ and rest are 24’. The exceptions are the accesses off of Iowa Drive are 28’. 4. Parking required for the residential portion of the project is based on the per-bedroom table in 3.2.2(K)(1)(a). RESPONSE: Parking is short by 17 spaces. A Modification of Standards is included with the submittal. 5. For the concept plan work as a single family attached land use, the lots will need to have access to a private drive which by definition cannot overlap with the lots. See 3.8.8(A) and also the lot definition in Article 5. This will mean that with the current site plan configuration, a Modification of Standard will be required for consideration due to the fact that the 8 foot rear yard setback will need to be a zero rear setback. RESPONSE: n/a 6. Staff is concerned that some of the buildings with the concept plan are very long combinations of attached dwellings and this will translate into elevations that do not have sufficient visual relief and landscaping that would be provided with breaks between buildings. It would be beneficial to provide more breaks between buildings and additionally, more space between buildings at each corner where pedestrian connections are shown. RESPONSE: n/a/ as the project has changed. 7. Limon, Illinois, Iowa and Custer are streets that are shared with other projects and would not be considered interior streets -- parking on these streets does not count towards minimums required. RESPONSE: Acknowledged. 8. 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: n/a/ as the project has changed. 9. 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. 10. 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. 11. 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. A Modification for the parking is provided. 12. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Acknowledged. 13. 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. 14. 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.