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HomeMy WebLinkAboutPECK APARTMENTS - PDP/FDP - FDP130031 - CORRESPONDENCE - (10)Pre -Submittal Meetings for Buildinq 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 proiects 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 All 7.1-2003. 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 • i 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. 13. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 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. 15. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Ift Department: Electric Engineering Contact: Janet McTague, 970-224-6154, Imctague(a)fcgov.com 1. There is existing primary in the alley. In addition to normal development fees, there is a possibility that we will need to modify the existing system to accomodate increased capacity need. Modifications are typically done on a time and materials basis. We will need to coordinate a transformer location within 10 feet of a paved surface and accessible to a line truck. Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com 1. In the Community Commercial district, multi -story buildings are encouraged to provide a vertical mix of residential and non-residential uses. 2. In your planning objectives (or sep. exhibit) , please explain/demonstrate of this project contributes to the overall mix of land uses within the surrounding area. 3. The CC standard requires that 40% of each block side and 50% of the total of all block sides shall consist of building frontage, plazas or other functional open space. It is helpful to provide an exhibit illustrating compliance with the standard. 4. For the landscape plan, 5 foot wide foundation plantings are required along 50 % of all walls. How will the east wall meet this standard? 5. You may want to consider having the trash open to the alley. Please make a note on the submitted plans that the trash is on a concrete pad. The trash enclosure details should be included on the elevations with materials called out. See Section 3.2.5 for details. 6. Per Section 3.5.1(1), all rooftop mechanical should be screened from public view. Additionally all conduit, meters, vents should be screened and painted to match. Please call out meter locations on the elevations and make a note on the plans that they are painted to match. 7. On the landscape plan, please call out hydrazones and provide a water budget chart. No more than 15 gallonslsq. ft. is permitted. 8. The project is located in the TOD and there are no parking minimum requirements. However, if this project were not in the TOD, an additional space (9 parking spaces) would be required. 9. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. 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. 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:llwww.colocode.com/ftcollins/landuse/begin.htm. • 40179PPr-� Department: Environmental Planning Contact: Lindsay Ex, 970.224-6143, lex(a)fcgov.com 2. 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. Department: Engineering Development Review Contact: Marc Virata, 970-221.6567, mvirata( 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. 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 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. 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. 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: hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. An 8' utility easement is required abutting the alley per LCUASS criteria. This can be waived if the utility providers do not find a need for the easement dedication. 7. LCUASS criteria specifies that garage doors off the alley are required to setback from the alley a distance of 8 feet or more, or 20 feet for fences placed less than 8 feet from the edge of the alley. The garage doors all appear to be set at least 8 feet, however with the porch indicated on the plan set, there may be concerns that associated structural components provide similar impact as a fence and that it may be interpreted that 20 feet would be the required setback for the garage doors (perhaps only abutting the garages next to the porch). Additional review and discussion on this item may be needed to understand the potential impact of the porch and its interpretation on the criteria. 8. Constriction plans will be required. 9. A Development Agreement may be required and recorded once the project is finalized with recordation costs paid for by the applicant. 10. A Development Construction Permit (DCP) or excavation permit will need to be obtained prior to starting any work on the site. Department: Electric Engineering Contact: Janet McTague, 970.224.6154, imctague(@.fcciov.com Department: Fire Authority Contact: Jim Lynxwiler, 970.416-2869, jlynxwilerna poudre-fire.org provided throughout all buildings with a Group R (Residential) fire area. If the access requirements pertaining to the Fire Lane (listed above) cannot be met due to site restraints, these code requirements may be offset by an NFPA 13 sprinkler system rather than a 13R system. 4. BALCONIES AND DECKS Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. 2006 International Fire Code 903.3.1.2.1 5. GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where located beneath other groups. Exception: Enclosed parking garages located beneath Group R3 occupancies. 2006 International Fire Code 903.2.9 & 903.2.9.1 6. FDC Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. 2006 International Fire Code 912.2 7. KEY BOXES REQUIRED Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be higher than 6 feet above finished floor. 2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20 8. 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 9. SITE PLAN As the conceptual review provided only the ground floor layout of the proposed building, further comments may be required once the 2nd and 3rd story plans along with elevations are available. Department: Environmental Planning Contact: Lindsay Ex, 970.224.6143, lex(a fcgov.com 1. The applicant should make note of Article 3.2.1(C) 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. • Department: Stormwater Engineering ®RAFT Contact: Glen Schlueter, 970-224-6065, gschlueterAfcgov.com 7. 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 hftp://www.fogov.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. 8. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Manual. Department: Historical Preservation Contact: Josh Weinberg, 970-221.6206, iweinberg(a)fcgov.com 1. This property was reviewed for its eligibility to qualify for designation as a Fort Collins Landmark by the LPC Chair and CDNS Director, per Municipal Code 14-72. It was determined not individually eligible for Landmark Designation. Thus, there is no further Historic Preservation review for this project. Department: Forestry Contact: Courtney Levingston, 970.416.2283, clevingston(afcgov.com 1. Please contact Tim Buchanan, City Forester, for an on -site tree mitigation meeting. A tree mitigation plan is required listing existing trees, trees to be protected, trees to be removed and proposed mitigation. Department: Fire Authority Contact: Jim Lynxwiler, 970.416.2869, ilynxwiler(dpoudre-fire.om 1. FIRE LANES Fire Lanes shall be provided for every facility, building or portion of a building 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, as measured by an approved route around the exterior of the building or facility. The fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire -sprinkler system. 2006 International Fire Code 503.1.1 2. STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT 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. 2006 International Fire Code 503.2.3, 503.3, 503.4 and Appendix D 3. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221.6854, rbuffington(a)fc-gov.com 4. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: hftp://www.fcgov.com/standards 5. Development fees and water rights will be due at building permit. Credit will be given for the existing established service based upon the account information. Department: Transfort Contact: Courtney Levingston, 970-416-2283, clevingston(o)fcgov.com 1. This site is about one block west of the Laurel MAX BRT stop. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcnov.com 1. It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. 2. A drainage and 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. The erosion control 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. 3. Also when a site is completely redeveloped (scraped) the standard requirement is to provide onsite detention with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. A variance to the 2 year historic release rate may be justified if the site has been paying fees for a higher imperviousness. Please contact Jean Pakech at 221- 6375 to determine the present Stormwater fees and runoff coefficient category. 4. Water quality treatment is provided for this site in the Udall Natural Area water treatment facility. However onsite water quality treatment is encouraged as described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs). Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. (http://www.fcgov.com/utilites/business/builders-and-developers/development-forms-guidelines-regu lab onslstormwater-criteria) 5. 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 parking lots must be pervious. Please contact Basil Harridan 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. 6. The drainage outfall for the site is the street or the alley. The closest storm drain line is in Howes St. • City of Fort Collins r_;, DRAFT March 18, 2013 Dana Lockwood Lockwood Architects, Inc. 415 E Pitkin Street Fort Collins, CO 80524 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 Re: 218 Laurel - Multifamily Description of project: This is a request to remove an existing single family residence and construct a new multifamily rental project located at 218 West Laurel Street (Parcel # 97141-13-026). The new multifamily project would contain approximately 5 units. The site is located in the Community Commercial (C-C) Zone District and the TOD Overlay Zone; multifamily uses with less than 50 units are subject to Administrative (Type 1) review in this zone district. Please see the following summary of comments regarding the project request referrenced 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, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970.416-2338, gloaezna fcgov.com 1. There is a conflict between the trash enclosure doors and last driveway as the likely scenario is that the driveway will be occupied by vehicles. In addition trash enclosures must meet LUC 3.2.5 standards. 2. With the number of garage doors seen from the street consider larger planter areas between the garages using columnar junipers or similar to break up the garage faces. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970.221-6854, rbuffington(a)fcgov.com 1. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in Laurel. 2. The existing water service to the property is a %-inch service. 3. The water service to 212 W Laurel is located at the west edge of the north/south alley and needs to be protected in place.