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HomeMy WebLinkAboutCARRIAGE HOUSE APARTMENTS - PDP - PDP120035 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1 October 26, 2012 Mr. Charles Bailey 7302 Rozena Drive Longmont, CO 80503 RE: Carriage House Apartments Conceptual Review Comments October 2012. Please reference this updated conceptual review comment letter when preparing your Project Development Plan application submittal. The comments offered below may be modified or additional comments may be made at time of formal review of this project. Responses in red for PDP submittal on December 19, 2012 Department: Zoning Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com 1. The property is in the TOD overlay zone. This means that no parking is required. However, we encourage the developer to provide as much parking as possible. Response: There are 34 standard spaces, 25 compact spaces and 3 handicap parking spaces provided to maximize the parking spaces for new residents. 2. 3 handicap parking spaces will be required for a parking lot with 69 total spaces. At least one of these spaces need to be van-accessible and must be a minimum of 8 feet wide and adjoin an 8 foot wide (minimum) access aisle. The handicapped spaces should be closest to the building entrance. These spaces should be signed. Please see LUC 3.2.2(K)(5). Response: A total of 62 spaces will be provided, 3 of which will be handicap and one of these spaces will be van accessible. The spaces will be signed as required and placed as close as possible to the building entrance. 3. Need to show/label trash enclosure location. If the object shown on the site plan just off of Springfield at the driveway entrance is a trash enclosure, the dumpster must be totally screened from view. If this is the intended location, it's not ideal because tenants may stop their car in the driveway when leaving or entering the project to deposit trash. Also, the enclosure is required to be at least 20' from a public sidewalk. Please show trash enclosure detail on elevations calling out materials and height and that it is on a concrete pad (LUC 3.2.5) adequate space for recycling containers is Planning, Development and Transportation Services Community Development & Neighborhood Services 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview 2 required. Response: The trash enclosure has been relocated at the west end of the parking lot with access from the sidewalk that serves the rear of the buildings. The enclosure is at least 20' from a public sidewalk and will be screened with coordinating building materials to match the rest of the development. Re: PDP 6 of this submittal. The enclosure will also have the required concrete pad and adequate space for recycling containers as shown. 4. The NCB zone has two lot area to floor area ratio requirements. The overall lot area has to be at least as large as the total floor area of all buildings. This appears to be met. The floor area ratio of the rear 50% of the lot (the west half) is limited to .33 (i.e. if the rear half lot area is 30,000 s.f., then the maximum floor area allowed in the rear half is 9900 s.f. Response: The overall lot area is greater than the total floor area as noted. The rear 50% of the lot meets the requirements of being less than .33 of the total area. See PDP 2 for the land use data. 5. The project description doesn't indicate how many dwelling units are proposed. The number of units determines whether this project will be subject to a Type 1 or a Type 2 review. If the density is 24 dwelling units per acre or less, then this will be a Type 1. If the density is greater than 24 dwelling units per acre, then this will be a Type 2. Based on information provided at the Conceptual Review meeting, approximately 50 units are anticipated to be proposed, which would require a Type 2, Planning and Zoning Board public hearing. Response: The proposed number of dwelling units is 57; therefore, the project will be a Type 2 review. 6. The side setback on to Shields for this project is 15 feet due to LUC 4.9.(D)(6)(d). The front setback will be the contextual setback (LUC 3.8.19) which would be measured from the closest point of the home at 1201 Springfield Drive to the property line. It appears that would be around 25 feet. The NCB zone district standard would govern the rear setback due to 3.1.2., being 15 feet in rear as opposed to the new 3.8.30 regulation. Response: The project has located the buildings with a 30’-0” contextual setback from Springfield Street. The side and rear setback have both been acknowledged and accounted for. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in the area include a 6-inch water main and a 15-inch sewer in Shields and a 6-inch water main and a 10-inch sewer in Springfield. Response: Acknowleged. 2. All water and sewer lines extending to the site must be used or abandoned at the main. Response: Acknowledged. See Utility Plans. 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: Noted. We will conform to city requirements. 3 4. Development fees and water rights will be due at building permit. Credit will be given for services where accounts have previously been established. Response: Agree Department: Transportation Planning Contact: Aaron Iverson, 970-416-2643, aiverson@fcgov.com 1. Springfield is identified as a designated bike route to Shields. Response: Springfield from City Park Avenue to Shields is not a designated bike route. Springfield is a designated bike route west of City Park Avenue. Then the designated bike route goes north on City Park Avenue. There are also bike lanes on Bennett Road. 2. The conceptual plan doesn't show the crosswalk configuration across Springfield, we will want to make sure this is done to current city standards. Response: The City does not typically add crosswalks at unsignalized intersection. The City, traffic and engineering, should have a discussion as to whether crosswalks should be installed across Springfield. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.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 is required. Response: The requested exhibits are included in the Drainage Report. 2. In the Old Town drainage basin a drainage and erosion control report and construction plans are required if there is an increase in impervious area greater than 5000 square feet. They must be prepared by a Professional Engineer registered in Colorado. Response: Acknowledged. 3. The drainage outfall for the site is the inlet at the southwest corner of the intersection of Springfield Dr. and Shields St as discussed in the drainage narrative. Response: Acknowledged. 4. Water quality treatment is also required as described in the Urban Storm Drainage Criteria 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.udfcd.org/downloads/down_critmanual_volIII.htm) All of the methods described in the drainage narrative are acceptable especially the use of permeable pavers since that is also a Low Impact Development (LID) practice. 4 Response: Permeable pavers are proposed to mitigate both stormwater quality and quantity, and will significantly exceed the upcoming LID standards proposed in Ordinance No. 152, 2012. 5. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. Response: Acknowledged. 6. The city wide Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/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 or erosion control measures shown on the site construction plans. Jesse Schlam is your contact for erosion control. Response: Acknowledged. Department: Fire Authority Contact: Ron Gonzales, 970-416-2864, rgonzales@poudre-fire.org 1. FIRE SPRINKLERS Because this is a 50 unit, 3-story + basement, MF R-Occupancy (student housing) project, fire sprinklers are required. A remote fire department connection will be required. Response: Acknowledged. We will coordinate all fire department needs. 2. FIRE LANE If the 3-story building exceeds a 30-foot height, then a fire lane at least 26' in width is required. 06 IFC APPENDIX D105. If the fire lane exceeds 150' in length, a turnaround will be required with a 50' radius. Response: We have been in discussion with Fort Collins Fire Department on these concerns and we will continue to work with them until they are resolved. 3. WATER SUPPLY A fire hydrant is required to be located within 300' of the building...to supply 1500 gpm at 20 psi Response: It is understood that the existing hydrant at the intersection of Shields and Springfield is sufficient. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@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 5 defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site appear to 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: We met with Tim Buchanan and reviewed the trees on site. We will coordinate another meeting with Lindsay on the Environmental Planning to review the trees that are recommended to be kept before we finalize our landscape plan. 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. Reveille Bluegrass is one option for having bluegrass lawns and using less water. Response: Acknowledged. We will comply 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. 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. 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: A traffic study is required for this project 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 6 Response: Acknowledged. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. For Shields Street there appears to be approximately 40 feet of existing right-of-way for the west half of this street. If accurate at 40 feet, an additional 11 feet of right-of-way is required to be dedicated in order to meet the constrained arterial standard half right-of-way width of 51'. In addition to the right-of-way dedication for Shields Street, an additional 15' utility easement behind the right-of-way is required for dedication. Along Springfield Drive, a 9' utility easement behind the existing right-of-way should be dedicated. Response: The subdivision plat currently indicates additional right-of-way (ROW) dedication along Shields Street to provide the necessary 51’ half-ROW. Additionally, 9’ utility easements are being dedicated along both Springfield and Shields. These widths are the result of a Utility Coordination Meeting held for this project on December 5, 2012, as well as subsequent discussions with Xcel Energy. 7. The detached sidewalk should be placed such that the back of walk coincides with the existing right-of-way in Springfield Drive and proposed right-of-way on Shields Street, with appropriate transitions to the south and west respectively. Sidewalk on Springfield Drive should be at a minimum of 4.5 feet and sidewalk on Shields Street should be at a minimum of 6 feet per LCUASS. Note that sidewalk being installed is not eligible for street oversizing reimbursement. Response: 4.5’ and 6’ detached sidewalks are shown along Springfield and Shields in the requested locations. It is noted that there may be some conflicts with existing trees. It is assumed that City Engineering, Planning, Forrestry, and others will decide the preferred sidewalk configuration and what, if any, revisions to the current plan are necessary. 8. Access ramps in accordance with LCUASS criteria are required to be provided at the Springfield Drive/Shields Street intersection. Response: A directional ramp is proposed in the north-south direction only. 9. With the existing Hollywood type curb gutter sidewalk on Springfield Drive, the curb and gutter would need to be replace and built to a vertical curb standard. Response: The Utility Plans call for this replacement, in conjunction with a new detached sidewalk. 10. The drive approach should be narrowed such that it comprises solely of the drive aisle width. The additional width for what appears to be a trash location to back into off of Springfield Drive needs to be reconfigured such that access is from the west, not the north. Response: The trash location has been relocated and the drive approach resized accordingly. 7 11. A sight distance easement might be needed for the drive access to Springfield Drive in accordance with sight distance criteria specified in the LCUASS. Response: Acknowledged. 12. Chapter 19 of LCUASS specifies setback requirements from the public street to the first parking stall(s) in a drive aisles. The standard may require the removal of parking stalls depending upon information generated regarding the development’s traffic generation. Response: The ADT on Springfield is approximately 700 ADT and the site generated ADT is a 204. Therefore, per Figure 19-6, the parking setback should be 40 feet. 13. Construction plans will be required and a Development Agreement will likely be required and recorded once the project is finalized with recordation costs paid for by the applicant. Response: Acknowledged. 14. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged. Department: Electric Engineering Contact: Alan Rutz, 970-224-6153, arutz@fcgov.com 1. Project is subject to normal electric development charges. Please contact me for additional detail. Response: Acknowledged. 2. There are two oval electric vaults on Springfield Dr one at the east end and one at the west end of the project area. Show these vaults on the Utility Plan. Response: These vaults are shown on the Utility Plans. Department: Long-Range Planning Contact: Pete Wray, 970-221-6754, pwray@fcgov.com 1. This project is located within the boundaries of the West Central Neighborhood Plan. This plan is available online at: http://www.fcgov.com/advanceplanning/pdf/w-central-neighborhood-doc.pdf Response: Acknowledged. Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com 1. The property is located within the West Central Neighborhood Plan Subarea and within the NCB - 8 Neighborhood Conservation, Buffer Zone District (LUC 4.9(D)). Response: Acknowledged. 2. New bike parking requirements were adopted in 2012 requiring enclosed bicycle parking and fixed racks. Section 3.2.2(C)(4) states that multifamily requires 1 per bedroom with 60% enclosed and 40% fixed. If you are proposing 100 bedrooms, then 60 enclosed spaces and 40 fixed bike rack spaces are required. Please provide a detail on your elevations sheet of the bike rack(s). Response: The required 60% enclosed bicycle parking will be provided at under stair locations in the breezeways and within the units. For the required 40% fixed bicycle parking, Re: PDP 2 of this submittal. 3. Per 3.2.2(C)(3), the plans are required to provide site amenities that enhance safety and convenience and promote walking or bicycling as an alternative means of transportation. For further direction regarding site amenities, please see the Fort Collins Bicycle Program Plan and Pedestrian Plan. Response: Acknowledged. 4. Wheel stops along the north parking spaces are recommended as to not let overhang impede pedestrians along the sidewalk. Response: Vertical barrier curb is provided, and the proposed 6’ wide sidewalk accommodates 2’ of vehicular overhang. 5. Parking lot screening with 6' fence and trees (must block 75% of headlights) is required 3.2.1(E)(4)(b). Response: Acknowledged. 6. 6 % of the interior space of the parking lot must be landscaped. On the landscape plans, please state square footage of the parking lot and call out the areas and square footage of each that are used to meet the 6% requirement located in 3.2.2(M)(1) Response: Acknowledged. In an effort to address neighbor comments we have maximized our on- site parking. We have also used permeable pavers throughout the parking spaces and drive aisle. 7. Additional building height review LUC 3.5.1 (G) will apply if the building is over 40 feet in height. Response: Comment noted. We have not exceeded the 40’ height limit. 8. The City’s approved plant list can be found online at: http://www.fcgov.com/developmentreview/pdf/2011approvedplantlist.pdf This document as well as the Front Range Tree Recommendation list at http://www.ext.colostate.edu/pubs/garden/treereclist.pdf may be helpful when selecting plants for your landscape plan 9 Response: Acknowledged. 9. A separate tree mitigation landscape plan sheet is required. Please show which trees will be removed and their mitigation value per LUC 3.2.1 Response: Acknowledged. 10. Please provide a hydrozone and water budget chart on the landscape plan per LUC 3.2.1. An irrigation plan is required with the final plan submittal per LUC 3.2.2(M)(3). Response: Acknowledged. 11. A lighting plan will be required at time of submittal and will be recorded with final plans. The lighting plan will need to provide detail of all light fixtures proposed. Light fixtures should be fully shielded and down directional. Please see LUC 3.2.4 for additional details. Response: Acknowledged. See PDP 4 12. Section 3.5.1 speaks to building and project compatibility. Compatibility shall be achieved through techniques such as the repetition of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns, and/or the use of building materials that have color shades and textures similar to those existing in the immediate area of the proposed infill development. Your project appears to meet these standards at this time. Response: Section 3.5.1 has been taken into consideration along with similar design relationships to the immediate area, Re: PDP 5-7 of this submittal. 13. Per Section 3.5.1(I), all meters must be screened and painted to match the buildings. Please call this out on the elevations. Response: Acknowledged. 14. New standards relating to multi-family were adopted in September and are located in Section 3.8.29. Since the project is in the TOD, it is exempt from the requirements in subsections (B).(C) and (E). Subsection (F) does apply regarding variation among repeated buildings. This project will be required to have 2 distinctively different building designs, with no more than 2 similar building designs placed next to each other along a street or major walkway spine. Buildings are considered the same unless they vary significantly in footprint size and shape, architectural elevations and entrance features within a coordinated theme of roof forms, massing, ect. To meet this standard, it cannot simply be different combinations of the same building features. Additionally, there must be 2 distinct color schemes used in the development with no more than 2 of the same color scheme placed next to each other. Please see the cited section for details and additional requirements. Response: The architecture is sensitive to the neighborhood context and all of the building facades are well articulated. The style of the buildings is reminiscent of the ‘shingle/ craftsman style’. In this architecture, there is a richness to the material pallet and a sense of crafted details that give a sense of scale to the buildings. We have used a variety of materials and colors to enhance the articulated facades, creating different textures within a well thought out composition. It is the intent that the two types of buildings are different in their look and material composition, yet that they blend together into one streetscape composition. 10 15. 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: Comment noted. 16. 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: Comment noted. 17. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. In addition to the paper copies required, please note that a digital copy of everything initially submitted (and for each round of review) is required. Response: Comment noted. 18. 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. 19. 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. Building Department Contact: Russ Hovland, 970-416-2341, rhovland@fcgov.com Building Permit Pre-Submittal Meeting 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) 11 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 Chap 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.