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HomeMy WebLinkAboutARROWHEAD COTTAGES - MJA/FDP - FDP160004 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com September 19, 2014 Mike Walker Birdsall Group 444 Mountain Ave. Berthoud, CO 80513 Re: Centre Avenue Residences, Phase Two, Major Amendment Description of project: This is a request to amend Phase Two of the Centre Avenue Residences Final Plan. The plan consists of a total of nine multi-family dwelling units divided between two buildings. One building would be two stories and contain six units. The other building would be one story and contain three units (parcel #9723323001). Phase One of Arrowhead consists of an existing three-story multi-family building. The site is located in the Employment (E) zone district. This project will be processed as a Major Amendment since there is a reduction of 21 dwelling units which is a change of greater than one percent of the total number of dwelling units when compared with the original approved Final Plan. Since the original Final Plan was considered by the Planning & Zoning Board, so too will the Major Amendment. As proposed, one of the building envelopes encroaches into an existing platted easement which will require either a replat or an easement vacation. 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, Ted Shepard, at 221-6343 or tshepard@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. All units are considered multi-family. The attached garages appear to accommodate two vehicles but only if stacked end to end. This tandem arrangement will only be counted as one space. Please note that the required minimum number of parking spaces is based on the number of bedrooms per unit per Section 3.2.2(K)(1)(a). Response: Acknowledged. See land use table for garage counts 2. Since all units are considered multi-family, then LUC 3.2.2(C)(4) shall apply which requires one bicycle parking space per bedroom and that these spaces be divided between 60% enclosed and 40% exterior (secured by a fixed rack). Response: Acknowledged. See land use table for counts Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include an 8-inch water main and a 21-inch sewer in Centre and an 8-inch water main and 8-inch sewer in Worthington Circle. Response: Acknowledged. Buildings are using existing service lines and installing service on Worthington per previous designs 2. There is a 1½-inch water service and a sewer service extended north from Centre in the eastern third of the site. These services must be used or abandoned at the main. Response: Acknowledged. Buildings are using existing service lines and installing service on Worthington per previous designs 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. 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. It appears that a T.I. S. for this parcel was done in 2009 for 30 dwelling units. Based upon section 4.2.3.D in the Larimer County Urban Area Street Standards, the traffic impact study can most likely be waived. Response: Acknowledged. Thank you. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 1. This site has approved Final Plan Documents including Utility Plans and a Drainage Report. Response: Acknowledged. The approved design has been referenced. 2. A revised grading plan is required if changes are proposed relative to the approved grading plan. Response: Acknowledged. Preliminary grading plan is included 3. Please show the new plan has equal or less impervious area than the approved site plan. If additional impervious area is proposed, mitigation of the additional impervious area is required. This includes quantity detention, water quality detention, and LID mitigation. If you can document that there is no increase in impervious surface, then LID mitigation would not be required. Response: Acknowledged. We are balancing imperviousness and are proposing pervious pavements where needed to match the previous design. Water quality facilities are proposed to match the previous design. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. 2012 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins have 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: Acknowledged. 2. FIRE LANES Fire Lanes shall be provided to within 150' of all portions of the buildings, as measured by an approved route around the exterior of the building. A fire lane is needed on the property in order to meet minimum fire access requirements. In the event an Emergency Access Easement already exists for Arrowhead Residences, the existing easement may need to be updated based on changes to the site. Further information is needed. Response: Acknowledged. The existing emergency access easement and pavement is match previously approved 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 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. 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. 3. AUTOMATIC FIRE SPRINKLER SYSTEM These buildings will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Response: Acknowledged. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. This proposal is for the phase two of the Centre Avenue Residences project. A minor amendment was approved for Phase One, which reduced the buffer zone plantings from the originally approved plans to only plantings around the phase one section of the project. Buffer zone plans for the phase two building will need to be provided in the landscape plan for the project. An ECS is not necessary for this phase, because staff has visited the site with the applicants in the past two years and the natural habitat on the site (the canal) has not changed substantially. Response: Acknowledged. 2. 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. Photometric plan is included 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. Response: Acknowledged. 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: 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. 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. Any sidewalks, ramps or driveways along Worthington or Centre Ave adjacent to the site that do not meet current ADA standards will need to be updated with this project. Response: Acknowledged. 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. Per the approved plans all services (water and sewer) for these two building location were to have been installed with Phase 1. Standard street cut fees will apply for any street cuts. Response: Acknowledged. No record of service stub installation has been found and no evidence of street cut is seen on Worthington. We believe services have not been installed to building 2. 7. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Response: Acknowledged. No right-of-way dedication is anticipated. 8. If the site is replatted, any needed easement dedications or vacations can be done as a part of the replat, if the site will not be replatted any easement dedications or vacations can be done though a separate document process. Response: Acknowledged. Replat is proposed. 9. Utility plans will be required and we will either need to do a new Development Agreement or amend the existing agreement which will be recorded once the project is finalized. Response: Acknowledged. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged. Department: Electric Engineering Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com 1. Normal development charges will apply. Response: Acknowledged. 2. Electric service will most likely come from middle of Worthington Cr SE of existing entrance. Response: Acknowledged. 2. Please contact Light & Power Electrical Engineering at 221-6700 if you have any questions. Response: Acknowledged. Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com 1. Since the proposed building envelope encroaches into the platted easement, either a replat or an easement vacation would be required. Response: Acknowledged. Replat proposed. 2. The rear elevation of the detached garage may need to be upgraded in order to comply with Section 3.5.2(G). Response: Acknowledged. See elevations 3. The three units facing Centre Avenue must each include a direct connecting walkway out to the public sidewalk. As it appears now, the backs of the units face the street. Such orientation is not the design intent of the standard. Please consider a design approach that includes the fronts of the dwelling units facing the public street with a front porch to accentuate the building's orientation. Response: Understood. The building front faces what I would consider as the front street or access point to all three buildings. So essentially internally all the building generally face each other as opposed to having the 2 condo buildings face the back of the patio home building. Walks from the front of the patio home buildings all connect to our internal central walk (loop) which connects to the ROW walk. The back elevation of the patio homes all have patio doors and covered patios - a very complimentary elevation facing the busy corner. 4. Since this proposed amendment will complete the phasing of the Centre Avenue Residences, all areas contained within the Final Plan must be fully improved including all landscape areas. Response: Acknowledged 5. The seven parking spaces facing Centre Avenue will be required to be screened with a continuous row of shrubs or in combination with a low screen wall. Response: Acknowledged 6. The architecture of the two new buildings will be required to complement the existing building. Response: Acknowledged 7. Is there any common outdoor space proposed? If so, please indicate on the Site Plan. Response: Acknowledged. See site plan there are gathering areas in front of each building with landscape and sandstone seat boulder 8. The original Final Plan shows that Building Two, Phase Two, which is now the proposed two-story six-plex, is connected to Centre Avenue with a walkway. The proposed building should be similarly connected. Response: Acknowledged. 9. 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: Acknowledged. Meeting held on 3/2015 at the existing Arrowhead Building. No major concerns from the neighbors. Very supportive and looking forward to getting the property completed. 10. 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: Acknowledged. 11. 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. 12. 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. No modifications are anticipated 13. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Acknowledged. 14. 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. Fees are included 15. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750.