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HomeMy WebLinkAboutWORTHINGTON AVENUE RESIDENCES - PDP - PDP160023 - 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 April 08, 2016 Cathy Mathis TBGroup 444 Mountain Ave Berthoud, CO 80513 Re: Centre for Advanced Technology - Single-family Attached Description of project: This is a request to construct 34 units of single-family attached units (parcel #9723000904). The units will be organized around private drive leading from Worthington Ave. This development is proposed on Parcel B of the Centre for Advanced Technology Amended ODP adopted in January of 2012. The site is located in the Employment (E) zone district. This proposal 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com. Comment Summary: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. LUC 3.2.2(C)(4)(b) There is a minimum bicycle parking requirement of one per bedroom. 60% of these spaces must be enclosed. RESPONSE: The project is now 100% single-family attached since we removed the triplexes. 2. How will trash be handled? RESPONSE: Similar to other single family developments, the trash and recycling will be located in individual garages and picked up at the curbside. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. Existing water mains in the vicinity include an 8-inch main in Worthington Avenue Page 2 of 8 and a 12-inch main in Centre Avenue. Existing sewer mains in the vicinity include an 8-inch main in Worthington Avenue and a 21-inch main in Centre Avenue. It does not appear there are any service stubs into this site. RESPONSE: Stubs are shown at Research and Center and these will be used. 2. A water main loop will be required to service the site. Coordination with Water Utilities Engineering as design progresses is advised. RESPONSE: A loop has been provided. 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. The anticipated traffic volume from this development is right at the threshold for needing a Traffic Impact Study. It would only be a simple traffic memo. Please have your traffic engineer contact me to scope the study. RESPONSE: A traffic impact study is included with the PDP. 2. It's great that the access is off a local road. If a connection to Centre would need to be made, it would need to be opposite Research Blvd. RESPONSE: Acknowledged. No connection to Centre is planned. 3. Will there be any trail connections along the ditches? RESPONSE: There is an existing gravel ditch riders road along the Larimer Canal No. 2 on the north side of the project. Residents can utilize this to get out to Centre Avenue, but there are no plans to extend the gravel ditch road west with this project. Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: The design detains the site to 0.2 cfs per acre and drains to the storm sewer in Centre. 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. 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. Page 3 of 8 RESPONSE: Provided. 3. Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. The outfall for the site is the storm sewer in Centre Avenue which is located east of the site. No developed site release into the adjacent ditches will be allowed. RESPONSE: Provided. 4. 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- guideli nes-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: The majority of the site is treated with LID (rain gardens and swales). 5. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: A. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. B. 75% of all newly added or modified impervious area must be treated by LID techniques. Standard operating procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low- impact-development RESPONSE: More than 75% of the site is treated by LID. 6. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, excluding bio-retention cells. RESPONSE: Acknowledged. 7. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 sq. ft. and there is a $1,045.00/acre 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 at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment- developme nt-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 Department: Historical Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com 1. The property does not contain buildings 50 years old or older, and the proposed plans are unlikely to affect adjacent historic properties, if any. RESPONSE: Acknowledged. Department: Fire Authority Page 4 of 8 Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE ACCESS Fire access is required to within 150ft of all exterior portions of all buildings. Code language below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. RESPONSE: The drive for the site meets fire lane standards. 2. DEAD-END FIRE LANES Any dead end road over 660ft in length requires a secondary means of access. Code language added below. > IFC 503.2.5 and Appendix D: 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. RESPONSE: The private drive does not have a dead end. 3. FIRE LANE SPECIFICATIONS All private drives serving as a fire lane shall be built to fire Lane standards and be dedicated as an Emergency Access Easement. 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. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. 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: The drive for the site meets fire lane standards. 4. WATER SUPPLY Adequate water supply has to be provided for all Residential developments. Code language below. > IFC 508.1 and Appendix B: 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. Page 5 of 8 5. RESIDENTIAL SPRINKLER SYSTEMS Single-Family attached residences are required to be sprinklered. Contact the building department for further details. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of multiple known natural habitats or features, including the Larimer County Canal #2, the New Mercer Ditch, and wet meadow habitat. Please note that the buffer zone standards for these features of at least 50' and that the project will need to be designed in a way that is sensitive to these natural features. This may affect the site layout that is currently proposed. The Ecological Characterization Study should include a delineation of natural features on the entire property and provide recommendations for protecting and enhancing the features that are on or adjacent to the site. Please contact me if you would like to discuss the scope and requirements of the ECS further. The Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. RESPONSE: An ECS has been submitted with a recommendation of a 50’ buffer along both irrigation ditches. 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: The ECS discusses the existing vegetation in the buffers and recommend that additional native planting be added in these area. 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 buildings or other site amenities shall not spill over to the buffer areas. RESPONSE: The photometrics plan shows how light does not spill onto the buffer areas. 4. In regard to LED light fixtures, IDA (International Dark-Sky Association) recommends using lighting that has a color temperature of no more than 3000 degrees Kelvin in order to limit the amount of blue light in the night environment, as blue light brightens the night sky more than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife. Please consider a warmer color temperature (3000K or less) for your LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. RESPONSE: The photometrics plan shows the temperature of the light fixtures and will be no more than 3000 degrees Kelvin. 5. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Native and wildlife- friendly landscaping is encouraged as well. RESPONSE: Acknowledged. 6. The applicant should make note of Article 3.2.1(C) that requires developments to submit Page 6 of 8 a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any 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 (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. RESPONSE: There are no significant trees on the site. Woody species are restricted to three recently planted lanceleaf cottonwoods at the northwest property corner and four large eastern cottonwoods which grow along an abandoned segment of the Larimer County Canal No. 2. 7. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: 1. Green Building Program: http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 2. Solar Energy: http://www.fcgov.com/utilities/residential/renewables/solar-contractors- resources, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 3. Urban Agriculture: http://www.fcgov.com/developmentreview/urbanagriculture.php 4. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221- 6213 or jscharton@fcgov.com Please consider the City’s sustainability goals and ways for your development to engage with these efforts. RESPONSE: Acknowledged. Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501, ksexton@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. TDRF fees are included. 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. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. The existing driveway will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. RESPONSE: Acknowledged. Page 7 of 8 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 or required by the City for this project. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial and 9 foot along all other street classifications). RESPONSE: Acknowledged. 7. The street is currently labeled as a private drive; if this changes, and the development decides to make it a public street, please keep in mind the following: The road would need to be designed as the Connector Local cross section because it is a multi-family development which requires more width to accommodate on-street parking. The median should be removed because it is not part of the standard cross section. Elbows will most likely need to be added to the curves to meet LCUASS geometry standards. Ditch/ irrigation crossings of public streets are allowed provided that the crossing is perpendicular to the roadway, the pipe is sleeved per standards, and an encroachment permit is obtained. Except for the perpendicular crossings, ditch/ irrigation lines are not allowed within the public right of way. RESPONSE: The access is a private drive. 8. 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) may need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. 10. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. RESPONSE: Acknowledged. 11. Any rain gardens within the right-of-way cannot be used to treat the development/ site storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. RESPONSE: Acknowledged. 12. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Page 8 of 8 RESPONSE: Acknowledged. 13. In regards to construction of this site: The public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. RESPONSE: Acknowledged. 14. Repayment for local street portions of adjacent streets may be due with building permit. RESPONSE: Acknowledged. Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. Light and Power has electric facilities along the east side of Centre Ave that can be utilized to provide power to the development. RESPONSE: Acknowledged. 2. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please visit the following website for an estimate of charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment- development-fees RESPONSE: Acknowledged. 3. Light & Power will need the following documentation to be submitted before design will begin and construction will start on the electric facilities to feed the development: AutoCAD files of the approved site plan, plat, landscape plans, and utility plans. RESPONSE: Acknowledged. 4. The location of the electric services will need to be coordinated with Light and Power Engineering. Please note that the residential units must be metered individually. RESPONSE: Acknowledged. 5. Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: Acknowledged. Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com 1. Secondary uses can make up no more than 25% of the gross area of a development plan Page 9 of 8 in the Employment zone district. Single-family attached units are considered a secondary use. This proposal will require a modification to this standard. RESPONSE: A Modification request is included. 2. The minimum residential density allowed in the zone district is 7 dwelling units per acre. This proposal shows a density of 4.56 dwelling units per acre. This will require a modification request. RESPONSE: A Modification request is included. 3. How large is the proposed park? For development sites with greater than 2 acres of gross area, a minimum 10,000 sq. ft. park is required. Please show the size of the park on the site plan. If it is less than 10,000 sq. ft., this will require a modification request. RESPONSE: The park is at least 10,000 sq. ft. and a calculation is shown on the landscape plan. 4. How will parking be provided on the site? Below are the minimum parking requirements based on the number of bedrooms per unit: One bedroom or less: 1.5 parking spaces Two bedroom: 1.75 parking spaces Three bedroom: 2 parking spaces Four bedroom or more: 3 parking spaces RESPONSE: We have 34 two-bedroom units that requires 60 parking spaces. 51 spaces will be in garages and there are 9 surface spaces for guests. 5. This proposal will require a landscape plan. Consider creating a parkway around the private drive with street trees to create an urban tree canopy. RESPONSE: The plans show LID pavers that also serve as a paved walkway around the private drive. There wasn’t enough room to create a parkway but there are street trees at 40’ on center. 6. Will you be replatting as part of this project? On a related note, what will be happening with the remainder of the parcel to the east? The site plan shown would preclude any sort of connection to potential development on the eastern portion of the parcel. RESPONSE: We will be platting the project. The plat will contain one lot that will be for this development. The remainder of CSURF’s land will remain unplatted. We acknowledge that no connection will be made between the two parcels. That is the desire of the two owners. 7. How tall are the proposed buildings? The maximum building height in the E zone district is 4 stories. RESPONSE: The buildings are one-story. 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: A neighborhood meeting was held on July 14th. 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. Page 10 of RESPONSE: Acknowledged. 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: Acknowledged. 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: Acknowledged. 12. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Acknowledged. 13. 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. 14. 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.