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Home My WebLink AboutOAKRIDGE CROSSING (AFFORDABLE SENIOR HOUSING) - PDP - PDP160009 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW! March 11, 2015 Ryan Mounce City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 Dear Ryan The following is the applicant’s response to the Oakridge Senior Apartments Conceptual Review Comments dated January 17, 2013. Please ﬁnd attached copies of the PDP plans for your review. Comment Summary: Department: Zoning Contact: Gary Lopez, 970‑416‑2338, glopez@fcgov.com 1. Platting of the property is required. Noted, A plat is included with this submittal 2. The maximum number of stories allowed for residential uses in the HC zone is 3. The application indicates that at least 2 modiﬁcations will be necessary. Is this one of them? Also, since the building is taller than 40', the Building Height Review process in Sec. 3.5.1(G) will apply. The building has been redesigned to be no more than 3 stories in height, thus eliminating this modification, Building height is also less than 40’. 3. The parking lot design and landscaping will need to comply with Sec. 3.2.1 and 3.2.2 of the LUC. A minimum of 200 parking spaces are required based on the number of one‑ and two‑bedroom units, but only 99 are proposed. Is this another modiﬁcation? A modification of standards is included with this submittal to reduce the parking count, based on the clientele that will be using this building. 4. Site plan proposes only one trash enclosure. That seems insufﬁcient. Please refer to LUC 3.2.5 for trash enclosure requirements. Based on the applicants experience with this type of project, one trash enclosure is sufficient. 5. As a multi‑family development and 160 bedrooms a minimum of 160 bicycle storage/spaces required with 96 of these enclosed and 64 ﬁxed to outdoor racks. Please refer to LUC 3.2.2(C)(4). PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ! Noted, we have accommodated bike parking in the submittal. Department: Water‑Wastewater Engineering Contact: Roger Bufﬁngton, , 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 McMurry and an 8‑inch sewer extending east from McMurry in an easement on the property to the north. Noted, A portion of water line on site will be relocated east as shown on the plans. 2. If there are any water or sewer lines extending onto the site, these must be used or abandoned at the main. Noted, Sewer service will connect at existing manhole to the north. Water service, fire service and new fire hydrant will wet tap into the existing water main through the site. A portion of the main will be relocated outside the building area. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards. Noted, 4. Development fees and water rights will be due at building permit. 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. Drainage and Erosion Control Report is provided. The SWMP/Erosion Control Report will be submitted at Final Design. 2. Onsite detention is required for the runoff volume difference between the old 100 year developed runoff and the present 100 year runoff requirements. The existing offsite detention pond was sized for this site to drain into it. In the McClellands drainage basin onsite PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ! detention is required with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm. Water Quality Control Volume will be provided in a central Rain Garden LID with no additional on-site detention. Excess runoff will discharge to storm sewer. The proposed site development will have a smaller runoff coefficient and with the current IDF data, results in less runoff per acre than as was established for this Basin 210, in the Master Plan SWMM data. 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‑regulations/stormwater‑criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Water quality for the site will be provided using a central Rain Garden LID to treat the majority of the site. The area south and east of the proposed building will be treated with established grass and landscaped surfaces as historically occurs. Greater than 75% of the site will be treated and therefore will not need porous pavers. 4. 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. 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. LID requirements will be met with the rain garden and grass buffer areas. 5. The outfall for the site is the storm drain line in McMurry Ave. Proposed storm sewer draining the majority of the site, will connect to the existing manhole in McMurray Avenue. Portions of the site will drain in the historic pattern as outlined in the drainage report. 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 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ! of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Noted, Stormwater Escrow calculations are provided in the drainage report. 7. The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Noted Department: Fire Authority Contact: Jim Lynxwiler, 970‑416‑2869, jlynxwiler@poudre‑ﬁre.org 1. 2012 IFC CODE ADOPTION Be advised, the Poudre Fire Authority and the City of Fort Collins are currently in the process of reviewing the 2012 International Fire Code in preparation for its adoption in 2014. 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. Noted 2. PUBLIC‑SAFETY RADIO AMPLIFICATION SYSTEM New buildings will 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 3. FIRE LANES 06IFC 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. An EAE will be required for ﬁre access. There is a ﬁre lane connectivity concern at the NE corner of the site. Otherwise an approved turnaround will be needed on site. The current site plan does not provide ﬁre access to all portions of the building. Additionally, buildings over 3 stories shall require a 30' ﬁre lane, positioned as per local amendments. A continuous and dedicated ﬁre lane is necessary. Please contact me should you need further clariﬁcation or direction. 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 (see footnote for bldgs. in excess of 30' in height)* & 14 foot minimum overhead clearance. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ! > 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. 2006 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. *STRUCTURES EXCEEDING 30' (OR) THREE OR MORE STORIES IN HEIGHT 06IFC 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. 4. ROOF ACCESS 06IFC 504.3: New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street and ﬂoor levels with a sign indicating that the stairway continues to the roof. 5. AUTOMATIC FIRE SPRINKLER SYSTEM This building will require an NFPA 13 automatic ﬁre sprinkler system under a separate permit. BALCONIES AND DECKS 06IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground ﬂoor patios of dwelling units where the building is of Type V construction. 6. FIRE STANDPIPE SYSTEM 06IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2006 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the ﬂoor level of the highest story is located more than 30 feet above the lowest level of ﬁre department vehicle access, or where the ﬂoor level of the lowest story is located more than 30 feet below the highest level of ﬁre department vehicle access. The standpipe system shall be capable of supplying at minimum of 100 psi to the top habitable ﬂoor. An approve ﬁre pump may be required to achieve this minimum pressure. 7. WATER SUPPLY 06IFC 508.1 and Appendix B: Commercial 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. Noted: We have met with Jim to work out the fire access requirements. ENVIRONMENTAL PLANNING PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ! 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.. Noted:, refer to the included landscape plan 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. 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 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. Noted 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. TIS provided by Delich Associates 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 Noted 6. This project is responsible for dedicating any right‑of‑way and easements that are necessary for this project. Noted 7. The driveway access onto McMurry will need to meet standards and separation requirements. From my initial look at this, this means that the driveway will need to align with Pleasant Oak Drive or be shared driveway with the Oakridge 7th Filing project to the north as was originally planned with that approval. We are continuing to use the existing shared driveway access with Oakridge 7th Filing. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ! 8. Detached sidewalk will need to be installed along the frontage of the property and if the driveway pan along the north property line is not going to be used it will need to be removed and replaced with vertical curb and gutter. The walk along McMurry is included with this PDP. 9. Utility plans will be required and a Development Agreement will be recorded once the project is ﬁnalized. Noted, this will be at Final. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Noted ELECTRIC ENGINEERING Contact: Justin Fields, 970-224-6150, jfields@fcgov.com 1. System modiﬁcation and electric development charges will apply. An online fee estimator is available at http://www.fcgov.com/utilities/business/builders‑and‑developers/ plant‑investment‑development‑fees/electric‑development‑fee‑estimator?id=2. Power requirements, as well as the meter and transformer locations, will need to be coordinated with Light and Power Engineering, 970‑221‑6700. A C‑1 form and 1‑line diagram for the support facility will need to be submitted to Light and Power Engineering. The C‑1 form is available at http://www.fcgov.com/utilities/img/site_speciﬁc/uploads/c‑1_form.pdf. Noted PLANNING SERVICES Contact: Ryan Mounce, 970‑224‑6186, rmounce@fcgov.com 1. Secondary uses, including multifamily, are limited to 25% of the gross area of a larger employment‑based development plan in the Harmony Corridor Zone District. In addition, the Oakridge Business Park Overall Development Plan, approved in 2000, designates this parcel for primary uses. As it appears a secondary use at this location exceeds the 25% threshold, both a modiﬁcation of standard and amendment of the Oakridge Business Park ODP will be required. An analysis of primary and secondary uses in the area should utilize the most‑recent Oakridge Business Park ODP approved in 2000 as the baseline. Please note 3.18 acres of the Mackenzie Place development are classiﬁed as a primary use and the remaining 15.65 acres as a secondary use. Based on a preliminary analysis, staff cannot support a modiﬁcation increasing the amount of secondary uses in Oakridge. We would welcome and investigate additional data and analysis on the amount of primary and secondary uses and the remaining availability of sites for employment uses. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ! The project design has been modified to become a mixed use building by incorporating commercial/ professional office space into the building along McMurry Avenue. This meets the requirements of the Harmony Corridor Zone District. 2. The maximum height for residential buildings in the Harmony Corridor is 3‑stories. The 4 stories as proposed will require approval of a modiﬁcation of standard. LUC 3.5.1(G) Structures over 40 feet in height are subject to special height review, examining views, shading, privacy and overall neighborhood scale. The building has been redesigned to be no more than 3 stories in height, thus eliminating this modification, Building height is also less than 40’. 3. Please refer to Project & Residential Building Standards in LUC 3.5.1 and 3.5.2. The nearby area features a variety of uses and building heights. Utilizing similar colors, materials and massing/articulation patterns from the nearby area will be important in achieving compatibility. Noted, please reference the architectural plans. 4. The project should include access to a park, central feature or gathering place of at least 10,000 square feet. Features such as plazas, pavilions and multi‑use walking and turf areas are good examples. Please refer to LUC 3.8.30(C) for details. This community has access to the existing open spaces and park areas with the Oakridge Community. 5. Minimum parking requirements are based on bedrooms per dwelling unit; 1.5 spaces per one bedroom unit and 1.75 for each two bedroom unit. The number of spaces shown do not meet these minimum requirements, however, alternative compliance may be requested. In evaluating any alternative compliance request, staff will need to see a detailed parking analysis showing project parking demand based on resident and employee demographics, data from comparable projects, and anticipated mode shares. A modification of standards is included with this submittal to reduce the parking count, based on the clientele that will be using this building. 6. Given the intended demographics for the proposal, please be sure to follow Handicap Parking requirements found in LUC 3.2.2(K)(5) Noted, please reference the site plan. 7. LUC 3.2.1(E)(5)(e) There should be no more than 15 spaces without a landscape island ‑ the northernmost parking spaces appear to be exceeding this limit. Noted, the northernmost spaces are existing, and implementing landscape islands would impede the existing drainage swales and patterns. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ! 8. A minimum of 1 bicycle parking space per bedroom is required, with a minimum of 60% of these spaces enclosed. Noted, we have included this 9. Please see LUC 3.8.26 for residential buffering standards. The 15' buffer along the south and eastern portions of the lot should utilize landscaping elements, berming and walls/fencing, or a combination thereof, to help reduce potential impacts between different land uses and ensure privacy. Noted, please reference the landscape plan. 10. TRAFFIC OP's: A Trafﬁc Impact Study will be required. Noted, a TIA is included with this submittal. 11. 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. Noted, the neighborhood meeting was held on June 24, 2015. 12. 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. 13. 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. 14. 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. 15. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/ developmentreview/applications.php. 16. 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. 17. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221‑6750.. Noted PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ! Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Yours Truly Terence C. Hoaglund RLA, ASLA, LEED AP PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com