HomeMy WebLinkAboutRIGDEN FARM FILING SIX, TRACT Z, SINGLE FAMILY ATTACHED - PDP - PDP140009 - SUBMITTAL DOCUMENTS - ROUND 1 -Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
Kris Pickett
October 18, 2013
Journey Homes
5285 McWhinney Boulevard, Suite 160
Loveland, CO 80538
Re: Rigden Farm Filing Six, Tract Z - Multifamily
Description of project: This is a request to construct multifamily units on Tract Z, Rigden Farm Filing Six (Parcel #
87291-63-026). A total of 49 units with 114 bedrooms would be constructed amongst 6 buildings. The site is located in
the Low Density Mixed-Use Neighborhood (L-M-N) Zone District. Multifamily developments with more than 75
bedrooms are subject to Planning & Zoning Board (Type 2) review.
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:
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
Department: Zoning
Based on the site plan submitted it appear there are 46 units as opposed to the 49 units in the project
description.
1.
The overall density of Rigden Farm 6th would be taken for the min. density requirements in the LMN zone
which is 9 dwellling units per acre. The plat indicates the square footage of Tract Z at 128,525 s.f.
2.
3. Without additional information no further comments.
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
Existing water mains and sanitary sewers in this area include 8-inch water mains in Denver Drive and
Exmoor Lane and 8-inch sewers in Denver Drive and in Exmoor Lane (central portion of the site only).
1.
It appears that water/sewer services were stubbed into this site. These services must be used or
abandoned at the main.
2.
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The water conservation standards for landscape and irrigation will apply. Information on these requirements
can be found at: http://www.fcgov.com/standards
3.
4. Development fees and water rights will be due at building permit.
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
This site was included as part of the overall Rigden Farm drainage study. The design engineer needs to
compare the proposed imperviousness to the assumed imperviousness in that study. If it is equal to or
less than the assumed imperviousness no additional detention is required. If it exceeds it there will need to
be mitigation to accommodate the increase in runoff.
1.
Standard water quality treatment was also included in the original design however 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.
2.
3. The drainage outfall for the site is the storm drain on the east side of the proposed site.
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.
4.
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.
5.
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
FIRE LANES
06IFC 503.1.1: 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.
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 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.
1.
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> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
06IFC 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments.
WATER SUPPLY
06IFC 508.1 and Appendix B: Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. Commercial 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.
2.
FIRE CONTAINMENT
Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If containment is used, the
containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation.
RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
06IFC 903.2.7 and 09IBC: 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.
3.
PREMISE IDENTIFICATION
06IFC 505.1: 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.
4.
2012 IFC CODE ADOPTION
Be advised, the Poudre Fire Authority and the City of Fort Collins are currently in the process of reviewing
the 2012 International Fire Code in preparation for its adoption in 2014. Building plan reviews shall be
subject to the adopted version of the fire code in place at the time of plan review submittal and permit
application.
5.
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
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 may 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.
1.
Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or drought-tolerant
landscapes, or that require primarily turf-grass are prohibited by both the State of Colorado and the City of
Fort Collins.
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.
3.
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Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
Department: Engineering Development Review
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.
1.
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
2.
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.
3.
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.
4.
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
5.
This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
The proposed pedestrian trail connection through the property falls outside of the existing easement. A new
easement and vacation of the existing easement will be required. Are you planning on a replat of the
property? Easements can be dedicated and vacated by replat or by separate document.
6.
7. A public access easement will be needed where the public sidewalk widens for the pedestrian trail.
8. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
10. The proposed access point off of Porter Place will need to align with the existing driveway to the south east
LCUASS parking setbacks will apply for the proposed access point off of Denver Dr. Refer to LCUASS
figure 19-6 for current parking setback requirements.
11.
Contact: Janet McTague, 970-224-6154, jmctague@fcgov.com
Department: Electric Engineering
1. Provisions were made for the multi-family tract as part of electric installation within the surrounding area.
2. We will need to coordinate and meter locations and transformer locations within 10' of a paved surface
3. Normal development charges will apply.
3.
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Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Current Planning
The maximum density for LMN as part of a phased development is 12 unites per acre. It appears that the +/
- 2.95 acre tract concept is at 15.6 du/ac with the 46 units and is over the maximum density.
1.
3.8.30 Design Standards for multi-family buildings apply: Please note that: For any development containing
at least three (3) and not more than five (5) buildings (excluding clubhouses/ leasing offices), there shall be
at least two (2) distinctly different building designs. For any such development containing more than five (5)
buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building
designs. For all developments, there shall be no more than two (2) similar buildings placed next to each
other along a street, street-like private drive or major walkway spine. Buildings shall be considered similar
unless they vary significantly in footprint size and shape, architectural elevations and entrance features,
within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this
standard, such variation shall not consist solely of different combinations of the same building features, and;
2.
Each multi-family building shall feature a palette of muted colors, earth tone colors, natural colors found in
surrounding landscape or colors consistent with the adjacent neighborhood. For a multiple structure
development containing at least forty (40) and not more than fifty-six (56) dwelling units, there shall be at
least two (2) distinct color schemes used on structures throughout the development, and no more than two
(2) similarly colored structures can be placed next to each other along a street or walkway, and;
3.
3.8.30:
5) Roofs. Roof lines may be either sloped, flat or curved, but must include at least two (2) of the following
elements:
(a) The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change
in massing.
(b) Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural
projections.
(c) Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane.
(d) Termination at the top of flat roof parapets shall be articulated by design details and/or changes in
materials and color.
(e) Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design
and materials.
(6) Facades and Walls. Each multi-family dwelling shall be articulated with projections, recesses, covered
doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and
walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall not
have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal and/or
vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation may be
accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials
and/or change in contrasting colors. Projections shall fall within setback requirements.
(7) Colors and Materials. Colors of nonmasonry materials shall be varied from structure to structure to
4.
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differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated
to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing
one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent and
trim.
Trash enclosures must be provided with walk in access and adequate space for recycling. Refer to LUC
3.2.5 for specifications as well as guidelines onlines at:
http://www.fcgov.com/developmentreview/pdf/trash_enclosure_design_guidelines.pdf
5.
Please note as part of the submittal requirements, a lighting plan and landscape plan will be required in
addition to the site plan and other requirements. We recommend a presubmittal meeting to review the
submittal checklist and fees prior to a formal submittal application being made.
6.
7. Please note that the minimum drive isle width per 3.2.2(L) is 28' clear where garages front the isle.
The units proposed are two story. If it is later decided that the units will be three story, or if they are
configured in buildings with more than 8 units per building, then the following standards will apply: Design
Standards for Multi-Family Dwellings Containing More Than Eight (8) Dwelling Units and for Multi-Family
Dwellings Containing between Four (4) and Eight (8) Dwelling Units When Three (3) or More Stories in
Height. Each multi-family dwelling containing more than eight (8) dwelling units and each multi-family dwelling
containing between four (4) and eight (8) dwelling units, when located in a building of three (3) stories in
height, shall feature a variety of massing proportions, wall plane proportions, roof proportions and other
characteristics similar in scale to those of single-family detached dwelling units, so that such larger buildings
can be aesthetically integrated into the low density neighborhood. The following specific standards shall
also apply to such multi-family dwellings:
(a) Maximum Number. The maximum number of dwelling units shall be twelve (12).
(b) Orientation and Setbacks. Setbacks from the property line of abutting property containing single- and
two-family dwellings shall be twenty-five (25) feet.
(c) Variation Among Repeated Buildings. For any development containing at least five (5) but not more than
seven (7) buildings, there shall be at least two (2) distinctly different building designs. For any such
development containing more than seven (7) buildings, there shall be at least three (3) distinctly different
building designs. For all developments, there shall be no more than two (2) similar buildings placed next to
each other along a street or major walkway spine. Distinctly different building designs shall provide
significant variation in footprint size and shape, architectural elevations and entrance features, within a
coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this
standard, such variation shall not consist solely of different combinations of the same building features.
(d) Building Height. The maximum height of a multi-family building shall be three (3) stories. Buildings with a
setback of less than fifty (50) feet facing a street or single- or two-family dwellings shall minimize the impact
on the adjacent single- or two-family dwelling property by reducing the number of stories and terracing the
roof lines over the occupied space.
(e) Entrances. Entrances shall be clearly identifiable and visible from the streets and public areas by
incorporating use of architectural elements and landscaping.
(f) Roofs. Roof lines can be either sloped, flat or curved, but must include at least two (2) of the following
elements:
8.
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1. The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change
in massing.
2. Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural
projections.
3. Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane.
4. Termination at the top of flat roof parapets shall be articulated by design details and/or changes in
materials and color.
5. Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design
and materials and;
(g) Facades and Walls. Each multi-family dwelling shall be articulated with projections, recesses, covered
doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and
walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall not
have repetitive, monotonous undifferentiated wall planes. Building facades shall be articulated with horizontal
and/or vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation can be
accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials
and/or change in contrasting colors. Projections shall fall within setback requirements.
(h) Colors and Materials. Colors of nonmasonry materials shall be varied from structure to structure to
differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated
to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing
one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent and
trim.
(i) Maximum Floor Area. The maximum gross floor area (excluding garages) shall be fourteen thousand
(14,000) square feet.
9.
Parking required for the multi-family use is based on the per-bedroom table in 3.2.2(K)(1). This ratio is 1.75
for two bedroom units, 2.0 for 3 br's, and 3.0 for 4 and above.
10.
Sidewalks shall be provided from the street to the entrance of each unit. Given the setaback distance in
some areas of the plan, it is recommended that sidewalk approaches are grouped for multiple units so that
a "runway" appearance of long multiple sidewalk strips is avoided.
11.
The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public
hearing. The applicant for this development request is required to hold a neighborhood information meeting
prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from
your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact
me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be
present to facilitate the meeting.
12.
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.
13.
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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.
14.
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.
15.
Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
16.
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.
17.
When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
18.
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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
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