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HomeMy WebLinkAboutRIGDEN FARM FILING SIX, TRACT Z, SINGLE FAMILY ATTACHED - PDP - PDP140009 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWResponse to Conceptual Review Comments Conceptual Review Comment date: October 18, 2013 Name pf Project: Rigden Farm Filing Six, Tract Z, Multi-family Department: Zoning 1. Based on the site plan submitted it appear there are 46 units as opposed to the 49 units in the project description. The site plan has been revised. There are now 33 units shown. 2. The overall density of Rigden Farm 6th would be taken for the min. density requirements in the LMN zone which is 9 dwelling units per acre. The plat indicates the square footage of Tract Z at 128,525 s.f. Larry Buckendorf met with Jason Holland from the zoning department and discussed the density of the tract. Jason forwarded a hand drawn sketch that shows 39 units. Based on comments from the city the layout that we are now proposing has 33 units. 3. Without additional information no further comments. Comment is noted. Department: Water-Wastewater Engineering 1. 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). Comment is noted. 2. It appears that water/sewer services were stubbed into this site. These services must be used or abandoned at the main. Comment is noted. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards The irrigation design team has been forwarded these comments and Fort Collins water conservation standards will be met. 4. Development fees and water rights will be due at building permit Comment is noted. Department: Stormwater Engineering 1. 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. See attached drainage letter. 2. 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. Comment is noted. 3. The drainage outfall for the site is the storm drain on the east side of the proposed site. Comment is noted. 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. Comment is noted. 5. 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. Comment is noted. Department: Fire Authority 1. 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. > 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. No fire lanes are proposed. 2. 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. The site meets the requirement. 3. 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. Fire suppression system design will be submitted with application for the building permit. 4. 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. Comment is noted. 5. 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. Comment is noted. Department: Environmental Planning 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 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. Comment is noted. There are no existing trees on the site. 2. 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. Comment is noted. 3. 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. Comment is noted. Department: Engineering Development Review 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. No streets are proposed. 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 The fee has been provided. 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. Comment is noted. 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. Received notice from Ward Stanford traffic study is not needed. 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 Comment is noted. 6. 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. A replat of the property is not planned. Vacations and dedications will be completed by separate document. 7. A public access easement will be needed where the public sidewalk widens for the pedestrian trail. Comment is noted. 8. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Comment is noted. See attached utility plans. 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Comment is noted. 10. The proposed access point off of Porter Place will need to align with the existing driveway to the south east The accesses are aligned. Please note the exiting inlet prevents the direct alignment. 11. 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. Comment is noted. See site plan. Department: Electric Engineering Contact: Janet McTague, 970-224-6154, jmctague@fcgov.com 1. Provisions were made for the multi-family tract as part of electric installation within the surrounding area. Comment is noted. 2. We will need to coordinate and meter locations and transformer locations within 10' of a paved surface Comment is noted. 3. Normal development charges will apply. Comment is noted. Current Planning Contact: Jason Holland, 970-224-6126, jholland@fcgov.com 1. The maximum density for LMN as part of a phased development is 12 units 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. Larry Buckendorf met with Jason Holland from the zoning department and discussed the density of the tract. Jason forwarded a hand drawn sketch that shows 39 units. Based on comments from the city the layout that we are now proposing has 33 units. 2. 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; This tract will feature 4 building types, with no more than 2 alike buildings built adjacent. 3. 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; The colors will be similar to surrounding homes, duplex and triplex buildings. 4. 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. a, b, and c will be met (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. The proposed building elevations provide façade articulation that differentiates each dwelling of the building. (7) 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. Nonmasonry materials will vary between buildings 5. 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 Trash enclosures have been provided. See site plan. 6. 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. A landscape plan and lighting plan have been provided with the submittal. 7. Please note that the minimum drive isle width per 3.2.2(L) is 28' clear where garages front the isle. Based on our understanding, the comment no longer applies since individual drive ways are being provided and the garages are no longer opening directly to the drive isle. 8. 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). The largest number of dwellings per building will be 8 (b) Orientation and Setbacks. Setbacks from the property line of abutting property containing single- and two-family dwellings shall be twenty-five (25) feet. Based on our understanding, the front setback at street has been changed to 9 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. The proposed building layouts provide 3 distinctively different building designs (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. The buildings are laid out in a way that varies the setback from the street adding diverse building appearances to the street (e) Entrances. Entrances shall be clearly identifiable and visible from the streets and public areas by incorporating use of architectural elements and landscaping. Entrances will be clearly identifiable and visual by 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: The roof lines will include the elements 1, 2, and 3. See below. 1. The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing. There are varying roof designs to substantiate a change in massing. 2. Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections. Secondary roofs transition over the entrances. 3. Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane. 2’ or greater variations in the vertical plane have been utilized in the design. 4. Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color. N/A 5. Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials and; N/A 9. (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. The building design facilitates a breakup of monotonous undifferentiated wall planes (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. Varity and individually unique building color schemes will be utilized to create differences in building elevations. (i) Maximum Floor Area. The maximum gross floor area (excluding garages) shall be fourteen thousand (14,000) square feet. 6-plex = 9,390sf, 5-plex = 7,858sf, 3-plex = 4,794sf 10. 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. See parking table on the site plan. 11. 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. The layout has been revised. See site plan. 12. 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. Comment is noted. A neighborhood meeting was held on April 14, 2014. 13. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Comment is noted. 14. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Comment is noted. 15. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard.. Comment is noted. Currently no Modification of Standard Request is requested. 16. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Comment is noted. 17. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Comment is noted. 18. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Comment is noted.