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HomeMy WebLinkAboutMANHATTAN TOWNHOMES, SECOND FILING - PDP/FDP - FDP150021 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com NOTE: THE FOLLOWING COMMENTS / RESPONSES ARE BEING USED AS A STARTING POINT FOR THE CURRENT VERSION OF THE PROPOSED SITE PLAN. BECAUSE THE SITE PLAN LAYOUT IS SIMILAR, THE PROJECT WAS NOT TAKEN BACK TO CONCPETUAL REVIEW PRIOR TO THIS FORMAL SUBMITTAL. February 08, 2013 Blaine Rappe Loveland Midtown Development, Inc. 1043 Eagle Dr. Loveland, CO 80537 Re: 3836 Manhattan Ave – Townhomes Description of project: This is a request to construct a single family attached project similar to the expired plans for the Manhattan Townhomes located at 3836 Manhattan Avenue (Parcel # 97351-86-001). The site is located in the Low Density Mixed-Use Neighborhood (L-M-N) Zone District. 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com 1. Land Use Code (LUC) 4.5(D)(6) It is unclear how this development is meeting the The Neighborhood Park Requirement of this section. Please demonstrate compliance RESPONSE: This development meets the requirements of the LUC for neighborhood parks (90% of all units must be within 1/3 of a mile of a park). The northern boundary of the Manhattan Townhomes development is located approximately 1,385 feet from Troutman Park, south of the development. 2. LUC 3.2.5 Enclosures are required that will adequately accommodate both the trash and recycling needs of the project. Such enclosure shall be designed with walk-in access without having to open the main service gate and located on a concrete pad at least 20ft from a public sidewalk. RESPONSE: Trash enclosures have been provided. 3. LUC 3.2.2©(5)(a) Walkways from building entrances to the street sidewalks shall be 6ft in width RESPONSE: The sidewalks are currently shown 4’ wide. We feel that this code section was intended for a commercial project rather than the single family attached townhome project that we are proposing. 6’ wide sidewalks from each residential front porch to the street or connecting walkway seems excessive due to the amount of pedestrian traffic. 4. LUC 3.2.2©(4) There are new bicycle standards and it is unclear at this time the development is meeting those. Please review standards and if necessary revise plans to comply. RESPONSE: Bicycle racks have not been included with this submittal but will be included with the next submittal. We would like some feedback from staff on which bike parking requirement applies since this is technically not a multi-family project. 5. LUC 3.2.4 A lighting plan is required (see section for details). RESPONSE: As discussed with Jason Holland, the lighting plan is deferred but we will provide on after the 1st round of review. 6. It may be necessary for this project to install the trail connection on the adjoining lot. Further staff discussion is needed to determine if this connection is required of the project. RESPONSE: An 8’ trail connection along the northern boundary of the project has been provided on the plans, however, it is unclear who will be constructing it. 7. LUC 3.2.1 A landscape plan is required that. It is unclear if the old plan is still in compliance with current standards. Please review section and revise plans to comply RESPONSE: A landscape plan has been provided for review. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. The water mains and sanitary sewer services shown on the approved utility plans (Last revised April 2009) are essentially complete with only some minor items remaining. RESPONSE: Acknowledged. 2. 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. 3. Development fees will be due at building permit. The raw water requirements were previously satisfied. RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. The approved drainage report is still acceptable but may need an addendum if there are changes to the approved drainage plan to meet new requirements. RESPONSE: A new drainage report and erosion control report have been prepared and show conformance with new City criteria and conformance with the previously agreed upon detention volumes in the adjacent detention pond. 2. Water quantity detention was proposed and accepted to be provided in the adjacent regional Manhattan detention pond. RESPONSE: Acknowledged. 3. Water quality treatment is also required as described in the City’s Stormwater Criteria Manual and is provided in the adjacent regional detention pond. However the additional use of any of the Urban Storm Drainage Criteria Manual, Volume 3 ‘ Best Management Practices (BMPs) is encouraged . (http://www.udfcd.org/downloads/down_critmanual_volIII.htm) RESPONSE: Acknowledged. 4. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID) requirements that will go into effect March 1, 2013. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. The present draft requires that 50% of the new impervious area must be treated by an LID method and 25% of new parking lots must be pervious. RESPONSE: Acknowledged. 25% of parking lots are shown as pervious. 5. 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 Design Criteria. RESPONSE: Acknowledged. All applicable fees have been submitted. 6. The design of this site must conform to the drainage basin design of the Mail Creek Master Plan Update as well the City’s Design Criteria and Construction standards. RESPONSE: Acknowledged. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 1. 1. 1/25/2013: No comments Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jly nxwiler@poudre-fire.org 1. 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.  Be visible by painting and signage, and maintained unobstructed at all times. RESPONSE: Acknowledged. *STRUCTURES EXCEEDING 30’ IN HEIGHT OR THREE OR MORE STORIES 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 on entire side of the building. 2006 International Fire Code 503.2.3, 503.3, 503.4 and Appendix D RESPONSE: The buildings are 2-stories with this current plan. 2. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Residential 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. RESPONSE: Acknowledged. 3. 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: Acknowledged. 4. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS 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 swellings (townhomes) not more than three stories above grade plane in height with a separate means of egress. 2006 International Fire Code 903.2.7 RESPONSE: Acknowledged. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. 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 (wetlands, wet meadows, and aquatic areas). Please note the buffer zone standards range from 50-100’ for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Please note that the ECS is due no later than 10 days prior to the PDP submittal for the project. RESPONSE: Acknowledged. An ECS report was submitted to the City in April 2015 for review. 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. RESPONSE: Several meetings have been held with natural resources and stormwater staff to review proposed buffer zone enhancements. At our last meeting, it was determined that the landscape shown within the 100’ buffer enhancement zone was sufficient to meet the requirements of Staff. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that “natural areas and natural features shall be protected from light spillage from off-site sources.” Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. RESPONSE: Acknowledged. A lighting plan will be provided after the 1st round of review. 4. 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: Acknowledged. The landscape provided meets the COF LUC requirements. 5. The applicant should make note of Article 3.2.1© 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 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. RESPONSE: Acknowledged. Tim Buchanan has been contacted to schedule a time for a review of the trees. Department: Engineering Development Review Contact: Tyler Siegmund, 970-221-6501, tsiegmund@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: Acknowledged. 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: Acknowledged. The required fees have been submitted. 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: Acknowledged. 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. RESPONSE: We have been coordinating with Staff regarding this comment. It is our understand, per Staff that a traffic study is not required for this submittal but if they determine that additional information is needed in the future, we will be notified of their requests. 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: Acknowledged. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. RESPONSE: Acknowledged. 7. Installation of curb, gutter and detached sidewalk along the frontage of the property and a connection to the existing sidewalk to the south will be required with this project. RESPONSE: Acknowledged. 8. A new set of utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged. 9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. 10. This project will be responsible to repair the asphalt road to current standards where the previous utility connections cut the road. RESPONSE: Acknowledged. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Electric primary system was installed for the expired Manhattan Townhomes development. Secondary services have been stubbed out but not installed. RESPONSE: Acknowledged. 2. Any relocation or modification to the existing electric facilities will be at the owners expense. RESPONSE: Acknowledged. 3. Light & Power development charges were paid with the expired Manhattan Townhomes exclusive of secondary services charges. Secondary service charges will be due at time of building permit. Any change in the number of units or the existing layout of the site may be subject to development charges and / or system modification charges. RESPONSE: Acknowledged. Current Planning Contact: Jason Holland, 970-224-6126, jholland@fcgov.com 1. If multi-family buildings are limited to 8 or less units per building, then approval of the plans would be under a Hearing Officer. If more than 8 units per building are desired, then the project is subject to review and approval by the Planning and Zoning Board. RESPONSE: Acknowledged. All of the building are less than 8 units per building. 2. Each multi-family dwelling containing between four (4) and eight (8) dwelling units, when located in a building of three (3) or more 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: RESPONSE: Acknowledged. For any development containing at least five (5) and not more than seven (7) dwelling units, there shall be at least two (2) distinctly different building designs. For any such development containing more than seven (7) dwelling units, 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. RESPONSE: Acknowledged. See building elevations. 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. RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. The proposed buildings are 2 stories. The maximum gross floor area (excluding garages) shall be fourteen thousand (14,000) square feet. RESPONSE: All buildings are lesser than 14,000 sq. ft. 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. RESPONSE: Acknowledged. 3. Any garage located with its rear wall along the perimeter of a development and within sixty-five (65) feet of a public right-of-way or the property line of the development site shall not exceed fifty-five (55) feet in length. A minimum of seven (7) feet of landscaping must be provided between any two (2) such perimeter garages. RESPONSE: Acknowledged. There are no detached garages in this proposal. (b) Articulation. No rear garage wall that faces a street or adjacent development shall exceed thirty (30) feet in length without including at least one (1) of the following in at least two (2) locations: 1. change in wall plane of at least six (6) inches, 2. change in material or masonry pattern, 3. change in roof plane, 4. windows, 5. doorways, 6. false door or window openings defined by frames, sills and lintels, and/or 7. an equivalent vertical element that subdivides the wall into proportions related to human scale and/or the internal divisions within the building. RESPONSE: Acknowledged. There are no detached garages in this proposal. 5. 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: Reviewed. 6. 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: Acknowledged. 7. 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: Acknowledged. 8. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Reviewed. 9. 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: Acknowledged. 10. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. RESPONSE: Acknowledged. 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