HomeMy WebLinkAboutAFFINITY AT FORT COLLINS - PDP - PDP150010 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW. 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
August 11, 2014
Mark Osello
Inland Group
1620 North Mamar Road
Building B
Spokane, WA 99223
RESPONSES
Civil- JR Engineering
Planning- Ripley Design
Architecture- N+O Architects
Traffic- Delich Associates
Re: Front Range Village - Multifamily
Description of project: This is a proposal to construct a 153-unit, senior oriented multifamily project at 2600
E Harmony Rd, north of Front Range Village (Parcel # 87320-00-003). The proposal calls for a 3-story
building along with a community garden, dog park, pickle ball court and a separate 20,000 sq. ft. pool
building. The parcel is located in the Harmony Corridor (HC) 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
1. The narrative states that there are 'fewer driving residents per units', yet the plan shows considerably
more parking than the minimum requirement. Do you need to provide that much parking?
Response: Our provided parking is exactly at the required number.
2. The parking lot must comply with the parking lot design standards in Sec. 3.2.2 of the Land Use Code
and with the parking lot landscape standards in Sec. 3.2.1.
Response: Noted
3. While only 8 handicap parking stalls are required, are you planning on providing extra given that this is a
55+ age group?
Response: 7 handicap spaces are required and we are providing 8. This is an active senior development so there
is not an anticipated need for additional handicap spaces.
4. An adequate number of trash enclosures are required.
Response: Noted. Trash bins are located inside the facility and two trash staging areas are located outside for
trash pickup days.
5. Show bike parking on plan. A minimum of one bike space per bedroom is required, with 60% of them
being in an enclosed bike parking area.
Response: Bike parking requirements are being met.
6. The multi-family design standards in Sec. 3.8.30 will apply.
Response: Noted.
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 12-inch water main and an 8-inch sewer in
Corbett Drive near the southeast corner of the site and a 12-inch water main in Kingsley Court at the
northeast corner of the site.
Response: Noted
2. This project will be responsible for installing a 12-inch water main to connect the two existing 12-inch
mains noted in the first comment.
Response: 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
Response: Noted
4. Development fees and water rights will be due at building permit.
Response: Noted
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: Noted
2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
and the 2 year historic release rate, not to exceed 0.23 cfs/acre.
Response: Noted
3. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
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-regulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
Response: Noted
4. Low Impact Development (LID) requirements are now 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_219392996.
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-regulatio
ns/stormwater-criteria.
Response: Noted
5. The outfall for the site is to the east into a channel on the HP site and eventually into the Fossil Creek
Inlet Ditch. There are offsite flows from the mobile home park to the west that need to be routed through
the site. There is also inadvertent detention to the west of Ziegler Rd. that must be accounted for in the
onsite detention volume. There is an easement for on this property which can be modified through this
development process.
Response: The project is based on a retention Pond approach until such time that an offsite drainage outfall
can be acquired from the downstream land owners
6. 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: Noted
7. The design of this site must conform to the drainage basin design of the Fox Meadows Master Drainage
Plan Update as well the Fort Collins Stormwater Manual.
Response:
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
1. 1. 6/16/2014: No comments
Department: Historical Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com
1. N/A. The property does not contain buildings 50 years old or older, and the proposed plans are unlikely
to affect adjacent historic properties, if any.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. 2012 IFC CODE ADOPTION
The Poudre Fire Authority and City of Fort Collins recently adopted the 2012 International Fire Code.
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.
Response: Noted.
2. SECOND POINT OF ACCESS REQUIRED
FCLUC 3.6.2(B)2006; IFC 503.2.5 and Appendix D: Dead-end fire apparatus access roads cannot
exceed 660 feet in length. Roads exceeding 660 feet shall provide for a second point of access.
Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
Response: A second point of emergency access is being proposed to connect to Kingsley Court. An easement
would need to occur in Tract A of English Ranch South. Ongoing discussions are taking place with the HOA of
English Ranch South.
3. FIRE LANES
IFC 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.
Response: This has been coordinated with Jim Lynxweiler and reflected in the plan.
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 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.
> 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.
2012 International Fire Code 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.
Response: This has been coordinated with Jim Lynxweiler and reflected in the plan.
*STRUCTURES EXCEEDING 30'
IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access
requirements for aerial fire apparatus (ladder trucks), 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. Refer to Appendix D for further details.
Response: This has been coordinated with Jim Lynxweiler and reflected in the plan.
PAVERS
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
Private drives incorporating pavers as surface for fire lanes shall provide geotech information confirming
the paver design can handle fire truck loading. A note shall be added to the civil plans.
Response: Noted
4. 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.
IFC 508.1 and Appendix B: 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.
Response: Noted
5. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
IFC 903.2.7: 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. With the adoption of the
2012 IFC, a full NFPA 13 system shall be required.
Response: Noted.
6. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system evaluation after the
core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to
define separate buildings. Where adequate radio coverage cannot be established within a building,
public-safety radio amplification systems shall be designed and installed in accordance with criteria
established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01
Response: Noted.
7. FIRE PITS
Fire pits fueled by natural gas are allowed. Wood burning or smoke producing fire pits are prohibited.
Response: Noted, the fire pit in the project will be gas.
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: Noted.
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.
Response:Noted.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@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: Noted
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: Noted
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: Noted
4. Please contact the City's Traffic Engineer, Martina Wilkinson (221-6887) 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: The TIS was scoped with Martina Wilkinson.
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: Noted
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project.
Response: Noted
7. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
Response: Noted
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Response: Noted
9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking
design.
Response: Noted
10. A public roadway must be ended in a cul-de-sac (permanent or temporary if the street is planned to be
extended). In this situation the roadway will not extend further north so the road would need to be ended
in a permanent cul-de-sac. The code also specifies the allowable maximum cul-de-sac length (See
Section 3.6.2(D).
Response: There is not a public roadway in this project. Corbett Drive, to the south of this property, is a public
roadway that ends in a cul-de-sac. A 26’ private drive ties into Corbett Drive and extends north into the Affinity
site.
11. The Master Street Plan does not show Corbett Road extending this far north as a collector roadway, so
likely we would be looking for the road to be reduced in width, since an extension and dead-end here
would not be of collector level roadway.
Response: See response above.
12. There has been discussion that a roadway connection should be stubbed to the west to the edge of this
property. This would be in compliance with Section 3.6.3(F) of the Land Use Code which requires
connections to adjacent parcels. The need is based on the potential for that site to redevelop and the
need to provide a second point of access into the site.
Response: A tree-lined sidewalk and access easement along the south drive will allow pedestrians, bicyclists and
motorists to travel through the site and connect to Corbett Drive and Front Range Village in the future.
13. This site seems to be out of access without a connection over to Ziegler Road.
Response: There is access off Corbett Drive and a secondary emergency access to Kingsley Court is being
negotiated with the HOA of English Ranch South.
Department: Electric Engineering
Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com
1. Directly west of the existing cul de sac Light & Power has 2-4 inch conduit stubs that may be used to
loop in 3-phase service to Affinity Apartments. Normal greenstone development costs will apply.
Electric construction policies, practices, and procedures may be referenced at
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulatio
ns. Also, a general estimator for commercial or multifamily developments may be found at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees. If a
3-phase transformer is necessary to serve multi-family units then the development will be treated as a
commercial service for billing purposes. Please contact Electrical Engineering for any
clearance/accessibility requirements for transformers, streetlights, etc. as well as required forms needed
for electrical construction at (970) 221-6700.
Response: Noted
Planning Services
Contact: Clark Mapes , 970.221.6225, cmapes@fcgov.com
1. TRAFFIC OPERATIONS: This proposal will require a Traffic Impact Study (TIS) that address traffic and other
multi-modal impacts to the transportation system. The level of study will likely be a traffic memo per
LCUASS 4.2.3.C. Please contact me at 970-221-6887 or mwilkinson@fcgov.com to scope the details of
the study.
Response: The TIS was scoped with Martina Wilkinson as a memorandum level TIS.
2. TRAFFIC OPERATIONS: Access and connectivity to areas other than Corbett will need to be addressed.
Response: Pedestrian, bicycle and emergency access will be provided to the English Ranch neighborhood to the
north. In the short range future (Memorandum TIS), it is not likely that vehicular access will be made to the mobile
home park to the west. This future connection is anticipated in the future and an access easement has been
provided.
3. Multi-Family Housing Land Use: The application reflects awareness of the H-C, Harmony Corridor zoning
which limits multi-family housing to 25% of any development plan as a Secondary Use. The H-C zone is
specifically designated for basic industrial and non-retail employment uses including office, light industrial,
institutional, and similar uses. The purpose of the standard involves city-wide balancing of employment,
housing, and retail uses through zoning to maintain locations for a variety of employment uses as the city
grows.
Response: Modification has been approved for this issue.
4. To approve a Modification to the 25% standard, the Planning and Zoning Board would need to find that the
plan is not detrimental to the public good, and that it meets one of four criteria found in Section 2.8.2(H)(1)-
(4) of the Land Use Code. At this Concept stage, it appears to staff that the affordable aspect of the
housing could be the crucial determining factor in the discussion of the Modification. Would the units be
officially qualified under the City¿s definition? See the definitions of Affordable Housing Project and
Affordable Housing Units for Rent in Article 5, Definitions, in the City¿s Land Use Code.
Response: Modification has been approved for this issue.
5. The main issue to be addressed in the Modification to the 25% standard is the opportunity cost of the lost
potential for employment use. Staff would need to follow up with additional work after the meeting to
assemble additional information and perspective on how to assess the long term community-wide
implications of the proposal from an economic health perspective.
Response: Modification has been approved for this issue.
6. The application emphasizes how the proposed use would be compatible as a transition in this location;
and that aspect is acknowledged by staff. The proposal does that well with the scale of the building and its
wings, the pool building, and the garages. However, note that compatibility is not a determining factor in
the required findings regarding the Modification. (i.e., the permitted uses could also be designed to be
compatible as a transition.)
Response Modification has been approved for this issue.
:
7. Buffer yards adjacent to single family residences: Section 3.8.30 requires 25-foot wide buffer yards along
the north and west boundaries. This is a significant issue with site plan as proposed. A Modification
would be required. A point of discussion would likely be whether there is a solution that is equal or better
than the standard in accomplishing the purpose of compatibility.
Response: Modification has been submitted.
8. Block size for multi family development: the Land Use Code promotes an interconnected neighborhood
pattern of streets and blocks of limited size (7 acres maximum). A Modification would be required for the
site plan as proposed. The existing development on all sides would be the primary consideration.
Response:
9. Note that the Modifications could be brought to a hearing for a decision without investing in a full
development plan set.
Response: Noted,
10. Site Plan: The walkways would need to be enhanced with more generous design features such as more
width, trees in cutouts along the parking similar to street trees, corners eased with generous curves rather
than strictly following parking lot outlines, and possibly pedestrian light fixtures. This design would be
related to Modifications to the block size standard.
Response: Tree-lined detached sidewalks are located on the south and east private drives. Interior walks loop
around the site and connect parking to entrances and amenities.
11. Architecture: Overall building character is compatible with the H-C zone emphasis on large employment
uses. Scale and character contribute to a positive transition from Lowe's to the neighborhood to the north.
Generous setbacks aid the architecture in creating the transition.
Response: Noted.
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.
Response: Two neighborhood meetings have been held.
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.
Response: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.
Response: 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.
Response: Noted.
16. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: 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.
Response: Fee submitted.
18. 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.
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 phone number below.
City of Fort Collins
Building Services
Plan Review
416-2341