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HomeMy WebLinkAboutLINDEN STREET PARKING LOT (FORMERLY JEFFERSON STREET PARKING LOT) - PDP - PDP150001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 8 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 Responses 01-07-15 Planning Response: Ripley Design, Inc. Civil Response: Northern Engineering Developer Response: Blue Ocean Enterprises October 14, 2014 Brent Cooper Ripley Design, Inc. 401 W Mountain Ave. # 100 Fort Collins, CO 80521 Re: Jefferson Street Parking Lot Description of project: This is a request to construct a parking lot at the northeast corner of Jefferson and Linden (parcel #9712207822). The proposed location is the current site of Jefferson Street Park. The access point will remain as is on Linden Street and will share access with an existing lot southeast of the Rodizio Grill on Jefferson. The site is located in the River Downtown Redevelopment (RDR) zone district. This project will be subject to Planning & Zoning Board (Type II) 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, Seth Lorson, at 970-224-6189 or slorson@fcgov.com. Comment Summary: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. LUC 3.2.1 A landscape plan is required which includes but is not limited to street trees (see section for further details) Response: Landscape plan provided with submittal. Page 2 of 8 2. LUC 3.2.1(E)(4) Parking lot perimeter landscaping is required (these areas are not part of the interior landscaping). Response: Perimeter landscape being provided. 3. LUC 3.2.1(E)(5) A minimum of 6% of the interior space of all parking lots is required to be landscaped. Please show the calculations on how this is being met. Response: A chart is provided and 11.6% of the parking lot in Lot 1 is being landscaped. 4. LUC 3.2.4 A lighting plan is required that includes a photometric site plan and catalog cut-sheets. Response: Lighting plan has been provided with this 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 a 16-inch water main in Jefferson, an 8-inch water main in Linden and 6-inch sewers in Linden and the east 100+ feet of Jefferson. Response: Acknowledged 2. There is an existing 1½-inch irrigation service to the site extending from the main in Jefferson. 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. If additional water or wastewater service is needed, development fees and water rights will be due at building permit. Response: Acknowledged Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. What type of parking will occur in this lot? Is there a nearby land use that will utilize the lot? Is this daily (employee) or hourly (business patrons) parking? More information is needed to determine the amount of traffic to anticipate at the accesses. Response: At this time, parking is anticipated to serve the employees and customers for several real estate projects planned by Blue Ocean Enterprises in the immediate area. Rodizio Grill will utilize 14 of the spaces, the same number as what currently exists in their lot. Page 3 of 8 2. TRANSPORTATION PLANNING notes that isn't consistent with the adopted Jefferson Street Plan, and in fact that the property is owned by the Railroad. Is this proposal from the railroad? Response: No, the property is being purchased by Blue Ocean Enterprises from Union Pacific Railroad. Department: Stormwater Engineering Contact: Shane Boyle, 970.221.6339, sboyle@fcgov.com 1. It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. Response: Acknowledged 2. 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 3. The runoff from this site flows to two different basins, as shown in the attached Exhibit B. It will be required that the design of the parking area stay consistent with the approximate drainage areas shown. The area of the site shown in brown (the approximate northeast half of the site) can be released at the northeastern corner of the site with no extended water quality detention or volume detention but must meet LID standards as described below. Since the ultimate outfall for the remainder of the site shown in green (the approximate southwestern half of the site) has not been constructed yet, this area of the site will need to provide onsite extended water quality detention as well as volume detention and can release into the existing storm sewer at the southern corner of the site (intersection of Jefferson and Linden). Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. This portion of the site will also need to meet LID standards as described below. Standard water quality treatment is described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines- regulations/stormwater-criteria). Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: Acknowledged Page 4 of 8 4. Low Impact Development (LID) requirements are required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. 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_21939299. LID design information can be found on the City's web site at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/ stormwater-criteria. Response: Acknowledged 5. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 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 Cache la Poudre River Master Drainageway Plan, the Downtown River District Final Design Report and construction plans as well the Fort Collins Stormwater Manual. Response: Acknowledged Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. No PFA comments pertinent to conceptual review. 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 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 Page 5 of 8 the proposed development. Response: A conscious effort was taken to preserve many of the existing trees on the site. A walkthrough was performed with Tim Buchanan and trees were inventoried. Mitigation requirements were established and the project will plant the necessary mitigation trees to compensate for any trees being removed. 2. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Poudre River). However, as there are several intervening parcels between the river and this property, and the standard buffer would not extend to this project’s parcel, the ECS is waived for this site. However, please consider the use of native plants and grasses to compliment the natural feature, in accordance with Article 3.2.1 (E)(2)(3) of the Land Use Code. Response: Noted. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com 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 Response: Check included at submittal. 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. Response: Acknowledged 3. 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 4. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. The sidewalk along Jefferson is not within the right-of-way – either right-of-way for this sidewalk or an access easement will be needed. Response: Acknowledged 5. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Acknowledged 6. This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. Page 6 of 8 The access control plan will need to be followed and implemented with any project. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT. Response: Acknowledged 7. A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. Response: Acknowledged 8. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. The parking stalls closest to Jefferson in the existing lot will need to be eliminated to meet parking setback requirements and safety needs. The ones on the east side can be turned and retained. Response: Acknowledged 9. Drainage from the parking lot cannot drain out the driveways into the street. CDOT will not allow any drainage other than historical to go into Jefferson. If flows are directed out to Linden it will need to be through a sidewalk chase. Response: Acknowledged Department: Electric Engineering Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com 1. Normal development charges will apply. Response: Acknowledged 2. Power for lighting will be supplied from existing streetlights lining NE Jefferson St. Any questions, please call Light & Power Engineering at 221-6700. Response: Acknowledged Planning Services Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com 1. The Larimer County Assessor shows this parcel as part of the railroad property. Therefore, the development proposal requires a plat. Response: A plat was supplied as part of the PDP submittal. 2. Who will this parking lot serve? Public? Response: At this time, parking is anticipated to serve the employees and customers for several real estate projects planned by Blue Ocean Enterprises in the immediate area. Rodizio Grill will utilize 14 of the spaces, the same number as what currently exists in their lot. 3. Parking lots in the River Downtown Redevelopment (R-D-R) District are subject to review and approval by the Planning and Zoning Board (Type 2). A neighborhood meeting is required two weeks prior to submittal. Please Page 7 of 8 contact me to schedule the meeting. A notice will be mailed to affected property owers two weeks prior to the neighborhood meeting. Response: Neighborhood meeting was held on 12/15/14. 4. Currently, the park has a lot of seemingly homeless people gathering for long periods of time. Do you expect this population will continue to gather in the parking lot? If so, what is your plan to manage loitering? Response: This will be a private lot and be privately managed. 5. The parking lot permiter and interior shall be landscaped according to LUC Sec. 3.2.1(E)(4-5). Please provide calculations accordingly. Response: Chart provided. 6. The RDR design standards require planters to screen parking along Jefferson Street (Sec. 4.17(D)(2)(d). Low walls made of native materials with historic characteristics, such as brick, stone, architectural cast stone etc… (as noted in 4.17(D)(3)(c)(4)) with intermittent plantings would be appropriate. More details can be found in the RDR Design Guidelines. Response: Three walls measuring 20’ in length and 30” high are provided along the landscape setback between Jefferson Street and the parking lot. The walls are proposed to be brick with sandstone caps, similar to the planter wall in front of the adjacent building (Rodizio Grill). Additionally, generous landscape plantings will be provided behind in between the walls. 7. The Linden Street streetscape will need to be consistent with the improved design in the area. Response: The streetscape along Linden is proposed to remain as-is with the existing access point retained. 8. 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. Response: Neighborhood meeting was held on 12/15/14. 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: Noted. 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: Noted. 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: A modification of standard for the parking lot street frontage has been submitted with the PDP submittal. 12. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Noted. 13. The request will be subject to the Development Review Fee Schedule that is available in the Community Page 8 of 8 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: Fees were paid at time of PDP submittal. 14. When you are ready to submit your formal plans, please make an appointment with the Community Development and Neighborhood Services at (970)221-6750. Response: Noted. 15. Save the Poudre has requested to be contacted whenever a project is proposed within 800’ of the Poudre River. Please add the following address to your APO labels: Save the Poudre, c/o Gary Wockner, PO Box 20, Fort Collins, CO 80522-0020. Response: APO label with a hard copy has been included with the PDP submittal.