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HomeMy WebLinkAboutUNION PLACE/REVIVE - COMBINED MJA/FDP - FDP140032 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONS1501 Academy Ct., Ste 203 Fort Collins, CO 80524 December 17, 2014 Jason Holland City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 RE: Union Place, MA130073, Round Number 3 Submittal Please see our response to the comments from City staff and outside reviewing agencies for the above referenced project. In addition to this response to comments letter, we have also included the following with this submittal: • Applications form • List of names and addresses and mailing labels • Legal description of the Site • Certification of Notice of Mineral Rights • 22 copies of the Response to Comments Letter • 23 copies of the Site Plan • 17 copies Landscape Plan • 20 copies of the Plat • 8 copies of the Elevations • 4 copies of the Drainage Letter • 14 copies of the Utility Plans • 26 copies of the Planning Objectives • 3 copies of the SWMP Thank you, Sam Eliason United Civil Design Group, LLC 970-530-4044 CC: Sue McFaddin, Revive Properties LLC Comment Summary: Department: Current Planning Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/05/2014 The project will be a Major Amendment of the approved plans, and subject to P&Z review and approval if more than 50 multi-family units are proposed. Please refer to the Multi-family standards in 3.8.30 of the code. The code was recently changed to include this 50 unit threshold. Response: We are not proposing more than 50 units. Comment Number: 2 Comment Originated: 06/05/2014 Subsection E of 3.2.6: Lots having a front or rear lot line that abuts an arterial street shall have a minimum depth of one hundred fifty (150) feet. Alternative Compliance. Upon request by the applicant, the decision maker may approve an alternative lot plan that does not meet this 150' standard if the alternative lot plan includes additional buffering or screening that will, in the judgment of the decision maker, protect such lots from the noise, light and other potential negative impacts of the arterial street as well as, or better than, a plan which complies with the 150' standard of this subsection. Procedure. Alternative lot plans shall be prepared and submitted in accordance with the submittal requirements for streets, streetscapes, alleys and easements as set forth in this Section and landscape plans as set forth in Section 3.2.1. The alternative lot plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will equally well or better accomplish the purpose of this Subsection (E) than would a plan which complies with the standards of this Subsection (E). Review Criteria. To approve an alternative lot plan, the decision maker must first find that the proposed alternative plan accomplishes the purpose of this Subsection (E) as well as, or better than, a lot plan which complies with the standard of this Subsection. In reviewing the proposed alternative plan, the decision maker shall take into account whether the lot plan provides screening and protection of the lots adjacent to the arterial street from noise, light and other negative impacts of the arterial street equally well or better than a plan which complies with the standard of this Subsection (E). Response: We understand that this comment is no longer valid per an email from you on 3/12/2014. Comment Number: 3 Comment Originated: 06/05/2014 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: Noted, we have decided not to do a neighborhood meeting. Comment Number: 4 Comment Originated: 06/05/2014 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: Noted, thank you. Comment Number: 5 Comment Originated: 06/05/2014 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: Noted, thank you. Comment Number: 6 Comment Originated: 06/05/2014 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: Noted, we have submitted one Modification of Standard request with this submittal. Comment Number: 7 Comment Originated: 06/05/2014 Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Noted, thank you. Comment Number: 8 Comment Originated: 06/05/2014 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: Noted, thank you. Comment Number: 9 Comment Originated: 06/05/2014 When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Noted, thank you. Department: Engineering Development Review Contact: Sherri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/05/2014 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: Noted, thank you. Comment Number: 2 Comment Originated: 06/05/2014 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: Noted, thank you. Comment Number: 3 Comment Originated: 06/05/2014 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: Noted, thank you. Comment Number: 4 Comment Originated: 06/05/2014 Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study update is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Response: We had email correspondence with Martina Wilkinson with City of Fort Collins Traffic Operations on 12/11/2014. She indicated that if there isn’t a change from the approved number of units/trip generation, then there is no reason to do further traffic review. The TIS requirement can be waived. Comment Number: 5 Comment Originated: 06/05/2014 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: Noted, thank you. Comment Number: 6 Comment Originated: 06/05/2014 This project is responsible for dedicating any right-of-way and easements that are necessary for this project. With the change from multi-family/commercial to single family, there may be a need for additional utility services from the utility providers that require utility easement dedication. Response: Noted. We have added some additional utility easements on the plat. Comment Number: 7 Comment Originated: 06/05/2014 Changes to the utility services requiring street cuts to Mason Street or Willox Lane would be subject to a street cut permit and pavement impact penalty fees due to the condition of these streets being new. Response: Noted, we aren’t proposing to cut Mason Street or Willox Lane. Comment Number: 8 Comment Originated: 06/05/2014 Construction plans (or revisions to the construction plans of record) may be required. Response: New Utility Plans for the Replat have been included. Comment Number: 9 Comment Originated: 06/05/2014 A Development Agreement or an amendment to the development agreement, may be required and recorded once the project is finalized with recordation costs paid for by the applicant. A note on the replat stating that the development agreement for Union Place Subdivision shall apply to this replat may satisfy the need to amend the development agreement or require a new development agreement. Response: Noted, we would like to discuss this with you more. Comment Number: 10 Comment Originated: 06/05/2014 Changes to the utility services requiring street cuts to Mason Street or Willox Lane would be subject to a street cut permit and pavement impact penalty fees due to the condition of these streets being new. Response: Noted, we aren’t proposing to cut Mason Street or Willox Lane. Comment Number: 11 Comment Originated: 06/05/2014 The original Union Place development plan obtained a reduction in fees due to a portion of the project being designated as affordable housing. Should the percentage of affordable housing designation change with the replat and depending on the process (new PDP vs. major amendment), fees that weren't collected with the original Union Place may need to be paid back to the City, including the TDRF). Response: Noted, the fees have been included with the submittal Department: Zoning Contact: Noah Beals, 970-221-6588, bneals@fcgov.com Comment Number: 1 Comment Originated: 06/05/2014 Land Use Code (LUC) Section 4.22(B)(2)(a) Single Family detached dwellings located on lots less than 6000 sq ft and Single Family attached dwellings are both permitted uses in the Service Community (CS) zone district subject to a TYPE 1 review (public hearing with hearing officer). Platting is also a TYPE 1 review. Response: Noted, thank you. Comment Number: 2 Comment Originated: 06/05/2014 LUC 3.5.2(D) Setback from an Arterial Street (Willox) is 30ft Setback from a Non-Arterial Street is 15ft Setback side and rear property lines is 5ft except garages which are 8ft By definition of single family attached these structures have 0ft setback on the sides they are attached. LUC 3.5.2(D)(4) Minimum lot width for single family detached is 50ft. LUC 3.6.2(E) Lots that have a front or rear lot line that abuts an Arterial street shall have a minimum lot depth of 150ft. Response: Noted, a modification of Standards has been submitted. Comment Number: 3 Comment Originated: 06/05/2014 LUC 3.5.2(E) These Garage standards do apply. Response: Noted, thank you. Comment Number: 4 Comment Originated: 06/05/2014 LUC 3.2.2(K)(1)(c) Single-Family Detached: For each single-family dwelling there shall be one (1) parking space on lots with greater than forty (40) feet of street frontage or two (2) parking spaces on lots with forty (40) feet or less of street frontage. LUC 3.2.2(K)(1)(a) Attached Dwellings: Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit* One bedroom or less = 1.5 Two bedroom = 1.75 Three bedroom = 2.0 Four bedroom and above = 2.5 Response: Noted, thank you. Comment Number: 5 Comment Originated: 06/05/2014 LUC 3.2.1 A landscape plan is required, which includes but not limited to detached sidewalks and street trees (see section for details). Please verify that utility locations will not conflict with landscape plan. Response: A landscape plan has been included. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Comment Number: 1 Comment Originated: 06/05/2014 Water and sewer mains were previously installed within the site for the Union Place project. It appears the number and sizes of buildings will be changing; therefore, utility plans need to be updated to determine what adjustments will be needed. Response: Utility plans have been included. Comment Number: 2 Comment Originated: 06/05/2014 Existing water and sewer service stubs must be used or abandoned at the main. Response: This note has been included on the Utility Plan. Comment Number: 3 Comment Originated: 06/05/2014 The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Noted, thank you. Comment Number: 4 Comment Originated: 06/05/2014 Development fees and water rights will be due at building permit. Response: Noted, thank you. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com Comment Number: 1 Comment Originated: 06/05/2014 The drainage design engineer needs to verify that with this revision the site design is still in compliance with the approved drainage plan. Impervious area and drainage patterns must be consistent with the approved plan, and if not the engineer needs to propose mitigation for the changes. Response: A drainage letter has been provided. Comment Number: 2 Comment Originated: 06/05/2014 The detention and water quality treatment are being provided for in the onsite detention facilities which also provides regional detention for the west side of North College Ave. The Stormwater Utility did cost share in the regional detention facilities. The future storm drains will drain the site in the future. The existing design uses percolation to drain the lower portion of the pond. So in the interim if the pond holds water for more than 72 hours the water must be pumped out of the pond. Response: Noted, thank you. Comment Number: 3 Comment Originated: 06/05/2014 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. This site already has LID treatment methods included in the original design so even though it does not meet the 50% requirement, no additional LID runoff treatment is needed. This project volunteered to install LID before it was required which is something that should be rewarded. Response: Noted, thank you. Comment Number: 4 Comment Originated: 06/05/2014 A revised grading plan is required and it must be prepared by a professional engineer registered in Colorado. Response: A revised grading plan has been prepared. Comment Number: 5 Comment Originated: 06/05/2014 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-fe es or by contacting Jean Pakech at 221-6375. 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: Noted, thank you. Comment Number: 6 Comment Originated: 06/05/2014 The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Response: Noted, thank you. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Comment Number: 1 Comment Originated: 06/05/2014 RESIDENTIAL HYDRANT 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: I believe we are okay with this requirement. Comment Number: 2 Comment Originated: 06/05/2014 DEAD-END FIRE LANES Dead-end fire apparatus access roads cannot exceed 660 feet in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. FCLUC 3.6.2(B)2006; International Fire Code 503.2.5 and Appendix D Response: I believe we are also okay with this requirement. Comment Number: 3 Comment Originated: 06/05/2014 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: Noted, thank you. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Comment Number: 1 Comment Originated: 06/05/2014 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: The landscape plan has been updated and revised with this submittal.