HomeMy WebLinkAboutRIVER MODERN - PDP - PDP150005 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWThank you!
City of Fort Collins
Building Services
Plan Review
970-416-2341
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: Understood. Payment is included with PDP 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.
Response: Done.
Pre -Submittal Meetings for Building 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 970-416-2341
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:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibili :State Law CRS 9-5 & ICC/ANSI A117.1-2009.
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: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
7. As the site plan gets further worked out, make sure you reference Section 3.5.2
Residential Building Standards. Specifically, the setback requirements (E) and Minimum
lot width (50' for single-family detached - this will be dependent on the alley concept [see
Engineering comments])
Response: The proposed site plan does not include any single-family detached dwellings.
8. When considering private streets or street -like private drives, please consult Sec. 3.6.2(M
& N).
Response: Understood. Project includes street -like private drives, no new public streets.
9. Density: the school site will have to be netted out of the density calculation. In the LMN
zone, residential density is required to be between 3 dwelling units per net acre and 9
dwelling units per gross acre.
Response: Understood. See site data table on the site plan. Gross density complies with code requirements.
10. Please provide an detailed description of the school in order to verty whether it is a school
or child care center. Please provide age of children attending, days/hours of operation,
amount of students, is it chartered through the State? etc...
Response: The City Attorney determined that the facility is legally defined as a Child Care Facility.
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.
Response: With the city attorney's determination on the Child Care Center, all proposed uses are subject to a
Type 1 review, not Type 2. The required neighborhood meeting was held on December 1811 at LifePoint Church.
The city is hosting a second neighborhood meeting shortly after the first round of PDP review by City staff.
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.
Response: Okay
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.
Response: Understood
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.
Response: No known modifications are required/requested.
15. Please see the Submittal Requirements and Checklist at:
http://www.fc-gov.com/developmentreview/applications.php.
Response: Done.
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
and end in a cul-de-sac. Even if you wished to create a second street that T'd into the
adjacent properties as shown cul-de-sacs would need to be constructed at the ends of
these roads in order to meet standards and if the adjacent properties ever redeveloped
and extended these stub, then and only then could the cul-de-sacs be removed.
Response: Internal streets will be private.
13. Where are parking and drop off for the school to be provided? This will need to be
identified and shown on any application.
Response: Cars will enter the development via the private drive aligned with Cherokee Drive, turn right into the
southern private alley, turn right into the one way designated pick up/drop off zone located on the east side of
the parcel, and exit back on to Stuart Street.
Planning Services
Contact: Seth Lorson, 970-224-6169, slorson@fcqov.com
1. Street trees need to be provided along all public streets per LUC 3.2.1(D)(2).
Response: Street trees are provided along Stuart Street.
2. Depending on how the site plan is proposed, landscaping is required in all areas that are
not buildings, roads, or sidewalks (LUC Sec. 3.2.1(E)(2)).
Response: The PDP submittal includes a landscape plan illustrating required street trees and common area
landscaping.
3. 1 don't see any parking proposed although it will be necessary and any parking lots will
require interior and perimeter landscaping per LUC 3.2.1(E)(4-5).
Response: Child care parking is illustrated, and on-street/alley parallel parking is provided for residential uses.
See landscape plan for preliminary planting concepts.
4. Bike parking for the school shall be provided at 1 space per 3,000 square feet with a
minimum of 4 spaces.
Response: 4 bike parking spaces near the southeast corner Child Care Center building.
5. Sidewalks and direct pedestrian access to each dwelling unit, the sidewalk on Stuart,
Spring Creek Trail, and the school shall be provided throughout the site per 3.2.2(C)(5). A
pedestrian connection should be made to adjacent properties such as the parking area to
the west.
Response: Sidewalks/pedestrian access is provided to each dwelling unit, to the Child Care Facility, as well
as a trail connecting to Spring Meadows (east of project site), and to the Spring Creek trail.
6. Parking required:
Duplexes and attached:1.5/1-bd; 1.75/2-bd; 2/3-bd; 3/4+-bd
Response: Refer to site data table provided on the site plan. Parking requirements are exceeded.
Single-family detached: 2 spaces per lot with less than 40' of frontage (all the lots in this
proposal) Response: The site plan does not include any single-family detached dwellings.
School: 1 space per 4 seats in the auditorium or place of worship or assembly; or, 2 spaces per 3 employees;
or, 1 space per 1,000 s.f., whichever is greatest.
Response: The child care facility does not include an auditorium or place of assembly. So we've based parking
requirements on the 2 spaces per 3 employees metric. The child care facility will employ 6 or 7 FTE's in the
short term and as many as 9 in the long term. 6 parking spaces are provided accordingly.
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: Understood.
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.fcqov.com/engineering/dev-review.php
Response: A check is included with the PDP submittal.
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: Understood.
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: The walk on Stuart is to be rebuilt in place per ADA. The site itself slopes at 7% (less than the local
street max).
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.orq/enqineering/GMARdStds/UrbanSt.htm
Response: Noted.
6. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
Response: Refer to the plat. Additional public right-of-way is being dedicated for E. Stuart Street along the
property's frontage. The plat also includes easements for proposed public utilities, drainage, access, and
Emergency Access.
7. The sidewalk along the front of the property as it crosses the driveways probably doesn't
meet ADA standards and will need to be upgraded so the crossing and the sidewalk
along the frontage of the property meets ADA standards.
Response: See plans.
8. A Development Construction Permit (DCP) or an excavation permit will need to be
obtained prior to starting any work on the sidewalks or driveways.
Response: Understood.
9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Response: proposed project meets standards.
10. Narrow Residential Streets are no longer an allowed street type.
Response: Internal streets will be private.
11. Public alleys are only allowed to be used when they continue an existing pattern. There
is not a system of streets and public alleys in this area, so public alleys cannot be used.
Response: proposed alleys will be private.
12. A public street can be designed into this site. It will need to align with Cherokee Drive
"fronts" now face Spring Creek and building placement varies on each lot to create a softer edge along Spring
Creek. The green connection linking the community to Spring Creek also helps to soften views to the
community.
Landsaping: Native plantings will be provided within the Spring Creek buffer to provide screening of the
development, and to complement the visual character of the natural habitat found in areas adjacent to this
site.
5. The Land Use Code requires that whenever a project abuts a Natural Area, then
compatibility with and reasonable public access to that Natural Area is required. Please
ensure your ECS addresses this code requirement, see Section 3.4.1(L)(M) for more
information.
The submitted ECS and conceptual review plan has provided a trail connection to the
Spring Creek trail, meeting this requirement. Please review the proposed connection
with our Parks Planning Department to ensure they agree with this location.
Response: The conceptual site plan was shared with Kurt Friesen in the Park Planning Department and his
email response on 2/24/15 said "Thanks for sending this over — the trail connection looks great!"
6. Regarding the Preble's Meadow Jumping Mouse habitat, I am reviewing the ECS with
the City's Wildlife Biologist for his assessment of the ECS's assertion that the site
provides marginal habitat.
Response: Understood. Please let us know the City's Wildlife Biologist's opinion.
7. Because of the site's healthy stand of tall fescue, even though it is non-native, this is one
site where I would like to not see the buffer zone and the site's detention combined. Let's
discuss this further as you move forward with the project.
Response: The site has been graded as little as possible to meet water quality requirements, and to reduce
disruption of the existing tall fescue areas along the creek.
8. 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. 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 (221 6361) to
determine the status of the existing trees and any mitigation requirements that could
result from the proposed development.
Response: A tree review was conducted with Tim Buchanan and Ralph Zentz on Feb 25, 2015. Please refer to
the tree mitigation sheet for condition of existing trees, planned removals, and tree mitigation requirements. See
landscape plan for trees used for mitigation.
9. With respect to landscaping and design, the City of Fort Collins Land Use Code, in
Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your
landscaping or re landscaping and reduce bluegrass lawns as much as possible.
Response: Acknowledged. Refer to representative plant list included on the landscape plan.
10. Please be aware, the creation or enforcement of covenants that prohibit or limit
xeriscape or drought -tolerant landscapes, or that require primarily turf -grass are
prohibited by both the State of Colorado and the City of Fort Collins.
Response: Understood.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
riparian forest appears to be protected but the alley may impact those trees. I would like
to see how a continuous greenbelt could extend up through the western edge of the site
and protect the cottonwoods in this area.
Response: BHA met with Lindsey Ex on site. During the meeting Lindsey said that a reduced buffer width would
be acceptable for the cottonwoods located along the west edge of the site. The northwestern most building is
setback approximately 21' from the west parcel boundary adjacent to the existing cottonwoods. The
southernmost 2 trees in this cluster will be removed to accommodate the new development, and mitigation trees
will be placed within the Spring Creek buffer area to offset this loss.
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.
Response: Understood.
The ECS discusses several measures meant to enhance the buffer zone, including the
removal of grazing pressure, ensuring that light does not spillover into the buffer zone,
and the enhancement of the buffer zone through native plantings such as chokecherry
and other species. Staff supports this recommendation and would like to see these
recommendations incorporated into the project development plans.
Response:
Plantings: The Spring Creek buffer will be enhanced with native plantings, as illustrated in the landscape
plan.
Light Spillover: see response to comment 3 below.
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 parking areas or other site amenities shall
not spill over to the buffer areas.
Response: See photometric lighting plan included with PDP submittal.
4. Projects in the Vicinity of Spring Creek must also comply with Section 3.4.1(1)(1) of the
Land Use Code, which states the following: "Projects in the vicinity of large natural
habitats and/or natural habitat corridors, including, but not limited to, the Poudre River
Corridor and the Spring Creek Corridor, shall be designed to complement the visual
context of the natural habitat. Techniques such as architectural design, site design, the
use of native landscaping and choice of colors and building materials shall be utilized in
such manner that scenic views across or through the site are protected, and manmade
facilities are screened from off -site observers and blend with the natural visual character
of the area. These requirements shall apply to all elements of a project, including any
aboveground utility installations."
The ECS recommends buffer zone plantings to enhance the screening between this
development, the Spring Creek Trail and the proposed development. Staff will also be
closely reviewing the architectural materials adjacent to the buffer zone to ensure
compliance with this standard.
Responses:
Architectural Design: The building elevations facing the Spring Creek Corridor (units Al & A2) have been
broken up into multiple planes to reduce the visual impact of the residences. Approximately 30% of the
elevations visible from the corridor are a natural looking stone material, specifically at the building/ground
interface. The specific color of this cultured stone material can be carefully selected to approximate the colors
of natural stone in the vicinity to help the structure blend into the site.
Site Plan: The site plan has been modified so that garage doors face away from Spring Creek. Building
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. Done
> 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: Fire lane is on the plat and paved.
2. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A utility plan will be necessary to help determine code compliance.
Commercial use (school): Hydrants to provide 1,500 gpm at 20 psi residual pressure,
spaced not further than 300 feet to the building.
Residential use: 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: Noted.
3. PREMISE IDENTIFICATION
2012 IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly
legible, visible from the street or road fronting the property, and posted with a minimum
of six-inch numerals on a contrasting background. Where access is by means of a
private road and the building cannot be viewed from the public way, a monument, pole
or other sign or means shall be used to identify the structure.
Response: Acknowledged. Place holder numbers have been placed on the drawings until the development has
been addressed.
4. CHANGE OF USE
The conversion of the residential home to school will require further details and review.
Response: Further details are provided with the PDP submittal documents.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is
within 500 feet of a known natural habitat (Spring Creek and isolated riparian forest).
The conceptual review application has provided a draft ECS, which staff is currently
reviewing, which meets this code requirement.
The buffer zone standard for Spring Creek is 100' and 50' for the isolated riparian forest.
Currently, the plan illustrates a nearly continuous 100' buffer for the creek, whereas the
area and 25% of new paved areas must be pervious. Information can be found on the
EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=. gde_4605732_m em ber_219392996.
LID design information can be found on the City's web site at:
http://www.fcgov. com/utilities/bu si ness/bu ilde rs-and-deve lopers/developm ent-forms-g u i
del ines-regu lations/stormwater-criteria.
Response: see drainage plan and report.
13. 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-develo
pment-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: Noted
14. The design of this site must conform to the drainage basin design of the Spring Creek
Basin Master Drainage Plan as well the Fort Collins Stormwater Manual.
Response: see drainage plan and report.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, Ilynxwiler@poudre-fire.orq
1. FIRE LANES
Fire lanes are required to within 150' of all portions of any structure. Private drives,
where required, shall be dedicated as an Emergency Access Easement. Code
language and fire lane specifications are provided below.
Response: Understood. We had conversations with Jim Lynxwiler prior to submitting the PDP and made
adjustments to the site plan based on his comments, and we believe that we have illustrated streets and
Emergency Access Easements per PFA's direction. Please refer to the plat and the site plan.
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: Understood.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
6. Floodplain - Any construction activities in the flood fringe (e.g. structures, playgrounds,
driveways, sidewalks, utility work, landscaping, etc.) must be preceded by an approved
floodplain use permit, the appropriate permit application fees, and approved plans. In
addition to obtaining an approved Floodplain Use Permit, any development in the
floodway (utility work, landscaping, paving, sidewalks, etc.) must be preceded by a
No -Rise Certification. The No -Rise Certification must be prepared by a professional
engineer licensed in the State of Colorado. The Floodplain Use Permit and the No -Rise
Certification forms can be obtained at
http://www.fcgov. com/utilities/what-we-do/sto rmwater/flood ing/forms-documents.
Response: The only work in the floodway will be the trail connection and the water quality pond outlet pipe and
riprap. All will be placed below grade. In the 50% checklist, it sounds like the permit and no rise are not
needed until later in the process.
7. Floodplain - Development review checklists for floodplain requirements can also be
obtained at
http://www.fcgov.com/utilities/what-we-do/sto rmwater/flooding/forms-documents.
Please contact Beck Anderson of Stormwater Master Planning at
banderson@fcgov.com for floodplain CAD line work as required per the floodplain
development review check list.
Response: Included in the drainage report..
S. Floodplain -Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.com with any
questions.
Response: Will do — Thank you.
9. 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 Ischlam@fcoov.com.
Response: Drainage report is included. Erosion control report will be prepared at FCP.
10. Onsite detention is required for the runoff volume difference between the 100 year
developed inflow rate and the 2 year historic release rate.
Response: Drainage report shows that site changed do not increase peak in Spring Creek, so detention has
been eliminated.
11. 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-gui
del in es-regu lations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
Response: see drainage plan and report.
12. Low Impact Development (LID) requirements are required when the impervious area is
increased or a site is required to be brought into compliance with the Land Use Code.
These require a higher degree of water quality treatment for 50% of the new imperious
School: The original site plan included a "school" label, but the facility is legally defined as a child care center.
Parking: Six (6) parking spaces are provided along the north edge of the child care parcel. If site distances
allow, a few on -street parking spaces may be accommodated in front of the Child Care Center on Stuart
Street.
Child Care Circulation: Cars will enter the development via the private drive aligned with Cherokee Drive, turn
right into the private alley, turn right into the one way designated pick up/drop off zone located on the east
side of the parcel, and exit back on to Stuart Street.
Student Population: In the short term the child care facility will operate with 2 classrooms having a total
capacity of 28 children. A third classroom may be added at some point in the future which will accommodate
an additional 14 children.
4. The trail connection to Spring Creek is fabulous. A wider width and hard surface would
make it more usable.
Response: This is a tight site, but it may be possible to widen portions of the trail.
5. The 29 dwelling units will generate enough traffic that at least a traffic memo will be
required that addresses access, circulation, and roadway function. Please contact me
to scope the study.
Response: A scoping meeting was held on January 27th.
Department: Stormwater Engineering
Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com
1. Floodplain - The northern portion of this property is located in the FEMA-regulatory
Spring Creek 100-year floodway and flood fringe and must satisfy all safety
requirements of Chapter 10 of City Municipal Code. A FEMA Flood Risk Map will be
presented to the applicant at the Conceptual Review Meeting.
Response: We received the maps and the site plan includes the City's GIS floodway and floodplain lines. All of
the proposed structures are located outside of the 100 year floodplain.
2. Floodplain - New residential construction is prohibited in the floodway.
Response: Understood.
3. Floodplain -Residential structures are allowed in a FEMA 100-year flood fringe, as long
as the lowest finished floor of the building, and all duct work, heating, ventilation,
electrical systems, etc. are elevated 18-inches above the Base Flood Elevation (BFE).
This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE _
BFE + 18-inches.
Response: All of the proposed structures are located outside of the 100 year floodplain.
4. Floodplain - Basements are not allowed in the flood fringe. Crawl spaces (if used rather
than slab -on -grade) must be built in conformance with Section 10-40 of City Code;
including venting, sump pumps, etc. Venting requirements are found in Section 10-39 of
City Code.
Response: All of the proposed structures are located outside of the 100 year floodplain.
5. Floodplain - Even though this proposal currently has no structures located in the
floodplain, for safety reasons, we suggest that any structures adjacent to ---or near ---the
floodplain follow the elevation requirements and basement restrictions listed in
comments 3 and 4 above.
Response: The buildings are elevated above the floodplain.
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com
1. Existing water mains and sanitary sewers in this area include 8" water and 10" sewer in
Stuart. There is also an existing 6" water main and 8" sewer main in the driveway of the
multi -family complex to the east. If the existing water line is in an easement, the utility
design should consider connecting to this line so that the water system can be looped to
provide more reliable water service.
Response: We are connecting to the sewer northeast of the site, but did not have room to get the water in this
area. We have water service planned only from Stuart.
2. Water and sewer service configurations will vary depending on the proposed unit types.
Single family units, including single family attached where each unit is on its own lot, will
be required to have individual service lines to each unit/lot. If condo type units are
proposed, each building can be served by a common service line. Please coordinate
with Utilities as design proceeds if you have questions.
Response: Interwest discussed with Shane and the dual water services are proposed per standard. One sewer
tapper building is proposed to allow a place to plant a tree on the frontage. We can discuss with the review of
the project if this plumbing can work for the City.
3. There are existing service lines that serve the existing residential building. These
services will need to be used with the proposed development or abandoned at the main.
Please coordinate with Utilities at 970-221-6700 if the services are to be abandoned.
Response: The water and sewer to the existing building will remain. There is a water tap to the vacant site that
will also remain if it is sufficient to serve one of the buidlings.
4. 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. A Hydrozone Map is included with the PDP documents
5. Development fees and water rights will be due at building permit.
Response: Understood.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Are there two accesses proposed for the site? Typically only one is allowed, and it
should be aligned with Cherokee Drive.
Response: The site plan includes one access to Stuart Street from the residential parcel which is generally
aligned with Cherokee Drive, and one access to Stuart Street located at the east edge of the parcel for Child
Care access.
2. The internal circulation appears to be limited and very tight (such as corners in the alley).
Do the units have garages and where do visitors park?
Response: It is a tight site. Each dwelling unit has 2 garage spaces, room for two cars to park in the driveway,
and additional parallel parking is provided along portions of the private drives and alleys.
3. Where is the parking located for the school? Pick up and drop off circulation, as well as
staff parking is also a concern. How many students will be attending the school?
Responses:
F6rt Collins
� _
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224.6134 - fax
tcgov.com
Applicant responses are provided in red text following each comment.
February 18, 2015
Mollie Simpson
BHA Design Incorporated
1603 Oakridge Dr.
Fort Collins, CO 80525
Re: 900 E Stuart - Single -Family Homes and School
Description of project: This is a request to build 26-29 single-family homes and convert the
existing structure to a school at 900 E Stuart (parcel #9724106020). The homes will be a
mix of duplexes and single-family detached homes. The existing home on the site will
house a private school. The parcel is located in the Low Density Mixed -Use Neighborhood
(LMN) zone district. This project 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, Seth Lorson, at
970-224-6189 or slorson@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
1. See comments from planning
Response: Acknowledged.
2. The school would need to provide, to the extent reasonably feasible, adequately sized
conveniently located, accessible trash and recycling enclosures. LUC 3.2.5
Response: The Child Care Center site plan includes trash enclosure located in the NE portion of the site facing
north towards the drop-off lane.