HomeMy WebLinkAboutBUCKING HORSE FILING FOUR - PDP - PDP150026 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWConstruction 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 (1FGC)
2012 International Plumbing Code (/PC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2009.
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: 20121RC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stones max: 20121ECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 20121ECC 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. City of Fort Collins
Building Services, Plan Review, 970-416-2341.
Noted.
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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.
A neighborhood meeting was held at Timberline Church on October 26, 2015.
19. 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.
Noted.
20. 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/beoin.htm.
Noted.
21. 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.
Noted.
22. Please see the Submittal Requirements and Checklist at:
http://www.fcoov.com/develoi)mentreview/applications.php.
Noted.
23. 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.
Noted.
24. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Noted.
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 projects are advised to call 970416-2341
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.
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This option was discussed, but decided against. Instead one of the 24-plex buildings was reduced to a 20-plex
building. Garages will meet the design requirements set forth in the Land Use Code for visual interest to break
them up.
12. The two 3-story buildings fronting on Gooseberry should be setback from the property line
to the greatest extent feasible to help transition the height, mass, bulk and scale in
relationship to the single family detached housing across the street.
These buildings have been set back as far as possible while still allowing the site to meet all required criteria.
The two ends of each building have been reduced to two-story to help transition the bulk and mass from single-
family to multi -family.
13. The back side of all garages must comply with the design standards in Section 3.5.2(G).
All garages comply with design standards.
14. The trail along the railroad tracks is intended to serve the entire Bucking Horse/Sidehill
neighborhoods but appears to be located too close to the backside of the garages to fully
serve this purpose. This trail should be shifted further away from the trail so it appears
more like a neighborhood -wide trail and not placed in such a way as to be perceived as
being restricted to the multi -family project trail.
The trail aligns with the existing trails to the north and south Nancy Grey Ave. The trail must be in the alignment 4
is in order to avoid conflict with the existing slopes of the ditch. Heavy vegetation has been shown along the
backs of the garages and along the trail to make it a more comfortable environment.
15. Trash enclosures must be properly sized to contain recycling containers. Now that it's
illegal to discard cardboard into the waste stream, a sufficient number and properly sized
containers must be provided. A roll -off for cardboard may be needed during times of
move -in and move -out. Please contact Caroline Mitchell, Environmental Planner,
221-6288, for assistance in this area.
Contact with Caroline was made and we discussed trash removal at near by apartment complexes. Since there
are not any code standards to give a measureable way to design this it was decided that 5 enclosures with (4)
4CY bins would be adequate based on existing facilities. Roll off bins can be placed within the site for times of
heavy cardboard discarding.
16. A Lighting Plan will be required at Final. If LED is selected as the light source, be sure to
specify the warmer light color (as measured under 2,500 on the Kelvin scale due to
problems with excessive brightness. Or, consider using LED fixtures that feature
adjustable dimming capability so modifications can be made in the field, if necessary.
Lighting plan has been submitted with specs called out. A warmer colored bulb has been selected.
17. In designing the site, perhaps at Final, please consider distributing small gathering areas
(grills, picnic tables, outdoor furniture, pedestrian amenities, shade structures, etc.) on a
broad basis throughout the 23-acre project. While larger gatherings and events are
appropriate at the clubhouse and pool area, smaller areas have proven popular in several
recent multi -family projects, and get used more frequently and contribute to overall
livability within a multi -family setting.
A grill area has been added to the main clubhouse area. At this time the focus has been on creating a central
community space with outdoor garden plots located near the outdoor kitchen (with grill and sink area). This area
is outside the fenced pool area (for year round use) and promotes the vision of Bucking Horse to provide more
contact with the land and transferring that to the table on site.
18. 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.
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5. Please be sure that all street -like private drives include detached sidewalks, parkways
(minimum six feet in width for street trees) and either parallel or diagonal parking (but not
90-degree parking).
The street -like private drives include detached sidewalks where parallel and diagonal parking does not occur. In
the instances where parallel and diagonal parking occurs the sidewalks are attached to facilitate movement from
the parking to the circulation pattern of the sidewalks. Tree lawns for shade trees are 6'-0" to 8'-6" wide. Where
feasible street trees are 30' oc.
6. The alley access off Nancy Gray Avenue, that serves the single family lots fronting on
Nancy Gray Avenue, would be a logical alignment for a walkway connection into the
multi -family project, grade permitting. (This would be at the southeast edge of Lot 13,
Block 6, Bucking Horse Filing Two.) This would allow bikes and pedestrians to gain a
more direct access to Nancy Gray Avenue and Bucking Horse Park.
Two 4'-6" sidewalk have been added along the alley for bike and pedestrians connecting from Filing 4 to Nancy
Grey Ave. One utiliszes part of the alley as access and then other uses the existing 10' utility easement to
connect all the way to Nancy Grey Ave.
7. The same comment applies to the connection further to the southeast between Lots 8 and
9, Block 2, Bucking Horse Filing Three. Aligning these connections creates more
opportunities for the single and multi -family neighborhoods to be more fully integrated.
See note above.
8. If Miles House does not continue as a public street upon entering the project, then the
walkway in front of the 3-story building at the corner of Nancy Gray and Miles House must
be at least of equal size as the public sidewalk. This private walkway acts as the
connecting walkway (no greater than 200 feet) to the public sidewalk and compliance with
Section 3.5.2(D).
All sidewalks on the plan reflect the existing 4'-6" wide sidewalks shown on previous Filings of Bucking Horse.
9. The 3-story B Building at the northwest point of the Central Lawn will need a connecting
walkway (no greater than 200 feet), or a major walkway spine (no greater than 350 feet) to
one of the internal street -like private drives. This will require this sidewalk to be widened
accordingly.
The east -west running street will also be a street -like private drive.
10. The Housing Model Variety standard (Section 3.8.30) requires that there be at least three
distinct building designs. One of the ways this can be accomplished is to vary the number
of units per building. With both the A and B 3-story buildings each containing 24 units,
compliance with this standard may be difficult to achieve. Has any consideration been
given to breaking up one of the 24 unit buildings into different combinations to gain the
same unit count? Please consider adding variety by providing buildings with eight, 12 or
16 units, or any other combination, so that not all the 3-story buildings have the same unit
count and thus the same mass.
The site will have two varieties of 24-plex buildings, a 20-plex building as well as a 2-plex building for a total of
four distinct building designs.
11. Has any consideration been given to providing a dwelling unit(s) above the detached
garages? By so doing, especially along the railroad tracks, such arrangement would
mitigate the regimentation of the long row of garages along the northeast property line.
Also, such units would have the added benefit of contributing to the mix of housing types.
If provided, be sure that entry points and stairs are visible to drivers traversing the parking
lots.
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Per Section 3.5.2(D), every front entrance of every building must face onto (in order of
priority)
• Public street
• Private street
• Street like private drive
• 200 feet direct connecting walkway to public sidewalk
• 350 feet direct major walkway spine to public sidewalk
All buildings face onto a street like private drive except for Building 'C' type. The 20-plex and 24-plex do not have
a front of building; they can be entered from on either of the long sides through sidewalks that enter into two
breezeways. All building 'C' units are within 60-70' of the street -like private drive and connecting sidewalk to
public sidewalk. They can also access public sidewalks via the two connecting sidewalks to the south onto
Nancy Gray Ave.
2. As we discussed at Conceptual Review, none of the two-story buildings front on any of the
above. If these buildings cannot be shifted to front on the Yearling Drive extension
(street -like private drive), then they need to have the connectivity described above. For
the buildings closest to the public streets (Yearling and Miles House), it appears that the
200 foot connecting walkway would work. For buildings between 200 and 350 feet away,
the major walkway spine would work. For buildings beyond 350 feet, a Modification of
Standard may be necessary.
See above note.
3. Staff would like to prioritize and extend the existing framework of public streets as much
as possible. For example, Cutting Horse Drive should continue as a either a public street,
private street or street -like private drive. As we discussed at Conceptual Review, if a
direct alignment to an intersection with Nancy Gray (as shown on B.H. Filings Two and
Three) is not possible, then the indirect alignment as shown may have to suffice.
Providing an additional intersection with Nancy Gray will not be a problem as such an
intersection was shown and approved with previous filings. This would allow two entry
points from the southeast versus a single entry point and help distribute traffic. With 23
acres and 328 units, the more opportunities to distribute traffic, the less congestion at any
one point.
An additional entry point to Nancy Grey Ave has been provided north of Miles House Ave. Due to the existing
sewer line running from Cutting Horse to the south it is not possible to align the road directly to Cutting Horse
and still provide the needed parking bays that are along the fronts of buildings 1-4 (as shown on the site plan).
4. Has any consideration been given to providing a direct connection (public street, private
street, street -like private drive or private driveway) that aligns with Blue Yonder? Such a
connection would provide another point of access and perhaps lessen traffic impacts on
Yearling and Cutting Horse. As shown now, there is potential for a significant amount of
trips loading up Yearling and Bucking Horse to gain access to Nancy Gray. Such a
connection would also provide an opportunity to add a 200-foot connecting walkway or
350-foot major walkway spine if needed to serve the internal buildings. At minimum, if a
roadway connection cannot be aligned with Blue Yonder, then a bike / pedestrian walkway
should be provided between the two 3-story buildings that front on Gooseberry Lane. This
walkway would approximately align with Blue Yonder Way and contribute to integrating the
multi -family area into the larger neighborhood.
Do to site constraints it is not possible to extend Blue Yonder into the site. A walkway has been added between
buildings 6 & 11 (as shown on site plans) to provide bike and pedestrian connections into the site.
io
All bike parking is located within the interior of the site outside of public ROW.
15. 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.
Noted.
Department: Electric Engineering
Contact: Todd Vedder, 970-224-6152, tvedder(&fcgov.com
1. Power is currently available to the west and east side of the property. If 3-phase power
is needed for the pool and clubhouse it will need to come from the east part of the lot.
Noted.
2. New development charges will apply for this project. A link to our electric development
fee estimator is given below.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pme n t-fees/electric-d eve to pmen t-fee-esti m ator? id=1
Noted.
3. Transformer and meter location will need to be coordinated with Light & Power
Department. Clearance requirements will need to be maintained for the transformers.
An 8' front and 3' rear/side clearance must be maintained. Also transformers must be
located within 10 feet of drivable surface.
4. When designing for street lights and trees the following street light clearances need to
be considered. Shade trees are required to maintain 40 feet of clearance with street
lights and ornamental trees are required to maintain 15 feet of clearance with street
lights.
Street trees have been located in respect to these minimum clearances on site.
5. For the clubhouse, a one -line diagram will need to be provided as well as a filled out
Commercial Service Form (C-1). A link to this document is provided below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Acknowledged.
6. Please review our Electric Construction Policies, Practices and Procedures to ensure
standards are met. A link to this document is attached to the website below. If you have
any questions please contact Light & Power's Project Engineering Department @
221-6700. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Acknowledged.
Planning Services
Contact: Ted Shepard, 970-221.6343, tshepard(a)fcgov.com
9
No public ROW will be dedicated; all drives will be street -like private drives.
6. The intersections of Yearling Drive and Gooseberry Lane and Gooseberry Lane and
Cutting Horse will need to be redesigned and reconstructed with the widened elbow for
the 90 degree turn since the public streets are not being extended. Right-of-way to
accommodate this on the existing lots will be needed.
Elbows cannot be added due to existing and platted lots. Raised crosswalks have been added to plans in order
to provide traffic calming measures requested by residents as well as provide a clear delineation between public
street areas of maintenance and the private street -like drives.
7. Miles House will need to end in a cul-de-sac or we can look at vacating it and the entire
stretch north of Nancy Gray can be a private drive.
Miles House is desired to remain as a connection from the apartments to Nancy Gray/Miles House. Since the
existing portion of Miles House Drive provides access to multiple residences/apartments. we feel it is appropriate
to main Miles House as public ROW. Applicant is certainly open to discussing the best approach for all
residents using the road.
8. The other existing rights -of -way within this proposal will need to be vacated based on
this concept. Only City council has the authority to vacate right-of-way. Information on
the ROW vacation process can be found here:
http://www.fcgov.com/engineering/dev-review.php
A request to vacate right-of-way will not be taken to council until after the project has
gone to hearing, so the project will go to hearing with a condition 'provided the existing
right-of-way is vacated by council'.
Noted.
9. The accesses into the site off of the public streets will need to be designed and
constructed as driveways.
Access has been designed to be street -like private drives with raised crosswalks at entry points off of
neighborhood streets to the north.
10. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
Noted.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Noted.
12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Parking setbacks meet LUCASS standards.
13. 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.
No encroachments within public ROW is being proposed.
14. 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.
8
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.
Seed mix and plant species selection are consistent with those used in adjacent Filing One and Filing Two open
areas that border this buffer zone.
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.
Lighting plan reflects that light spillage into natural areas is not occurring on site.
4. 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 low -water -use plants and grasses in your
landscaping or re -landscaping and reduce bluegrass lawns as much as possible.
Low water use/native shrubs and perennials are used within the site. Enviroturf (a low water turf) has been
called out as well as a non -irrigated native seed mix for open space areas.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenbergera( fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
Noted.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
htt�://www.fcgov.com/eng ineednq/dev-review. ph p
Noted, has been submitted with plans.
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. 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.
Note is on site plans.
4. 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.ladmer.org/engineedng/GMARdStds/urbanSt.htm
Noted.
5. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. This shall including the standard utility easements that are to
be provided behind the right-of-way.
shall not be used to define separate buildings. Where adequate radio coverage cannot
be established within a building, public -safety radio amplification systems shall be
designed and installed in accordance with criteria established by the Poudre Fire
Authority. Poudre Fire Authority Bureau Admin Policy #07-01
Acknowledged.
8. ADDITIONAL FIRE ACCESS REQUIREMENTS FOR BUILDINGS OVER WIN
HEIGHT
> AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED
IFC D105.1: Where the vertical distance between the grade plane and the highest roof
surface exceeds 30 feet, approved aerial fire apparatus access roads shall be
provided. For purposes of this section, the highest roof surface shall be determined by
measurement to the eave of a pitched roof, the intersection of the roof to the exterior
wall, or the top of parapet walls, whichever is greater.
> AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH
IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus
access roads shall have a minimum unobstructed width of 30 feet, exclusive of
shoulders, in the immediate vicinity of the building or portion thereof.
> AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING
IFC D105.3: 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. The side of the building on
which the aerial fire apparatus access road is positioned shall be approved by the fire
code official.
Acknowledged.
Department: Environmental Planning
Contact: Kelly Kimple, , kkimp",,fcaov.com
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 or feature, including an irrigation ditch to the
east and a wetland to the southwest. As you proceed with your site design process,
please note the minimum buffer zone standard of 50' for ditches that are identified as
wildlife corridors and/or naturalized storm drainage channels, as outlined in Section
3.4.1(E) of the Land Use Code. Based on site conditions, a memo -based ECS can be
submitted that addresses (a) what wildlife utilize the ditch both on this site and in the
broader area, (b) based on your ecologist's professional opinion, whether or not the
ditch in this area qualifies as a wildlife corridor, and (C) the extent of the wetlands along
the ditch as well as the size and quality of the wetland to the southeast. Once we have
this information, staff will be able to better evaluate buffer zone standards that may apply
and the implications to your project as a result. Please note that the Ecological
Characterization Study is due a minimum of 10 days prior to the PDP submittal.
Ecological Study was prepared for the ODP and will still apply for this filing as previous filings. Garages located
along the east boundary of the site have been set back 72', consistent with the adjacent lots in Filing One.
FCLUC 3.6.2(B)2006 and Local Amendments.
TURNING TEMPLATE
The fire marshal has requested that all projects provide turning templates to indicate fire
apparatus movement along private drives and throughout Emergency Access
Easements within the development site.
2. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. Hydrants are required within 300' of all buildings as measured along the
path of vehicle travel. Code language provided below.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide
1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building,
on 600-foot centers thereafter.
Acknowledged.
3. AUTOMATIC FIRE SPRINKLER SYSTEM
The residential buildings will require a full NFPA 13 automatic fire sprinkler system
under a separate permit. The clubhouse may require a sprinkler system if it exceeds
5,000 sq. ft. or has an occupant load of 100 or more persons. Please contact Assistant
Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868.
Acknowledged.
4. FDC
> IFC 912.2: 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.
Acknowledged.
5. POOL CHEMISTRY
MSDS sheets for pool chemicals and quantities need to be submitted for review by time
of building permit.
Acknowledged.
6. 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.
Acknowledged.
7. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system evaluation
after the core/shell but prior to final build out. For the purposes of this section, fire walls
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http://www.fcgov.com/utilitieslbusiness/bui lders-and-developers/plant-i n vestment-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.
Acknowledged.
7. The design of this site must conform to the drainage basin design of the Foothills Basin
Master Drainage Plan as well the Fort Collins Stormwater Manual.
Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970416-2869, ilynxwilerftoudre-fire.org
FIRE LANES
Fire access is required to within 150' of all exterior portions of all buildings. Buildings
over 30' in height have additional fire lane requirements. Refer to 20121FC, Appendix D
for more information. Code language and fire lane specifications provided below.
An emergency access plan has been submitted that shows platted EAE for trucks as well as 150' reach arcs
from along these routes.
> 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.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 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;
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Contact: Wes Lamarque, 970-416-2418, wlamargue(@fcgov.com
1. A drainage report, erosion control report, and construction plans are required and they
must be prepared by a Professional Engineer registered in Colorado. The drainage
report must address the four -step process for selecting structural BMPs. 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(a fcgov.com.
A preliminary drainage compliance letter is being provided documenting conformance of this project with the
overall drainage plan and SWMM modeling that was provided as a part of Filing One and Filing Two. All
requested information listed above is provided in those reports.
2. Onsite detention is required for the runoff volume difference between the 100 year
developed inflow rate and the 2 year historic release rate.
Detention is provided in the existing detention pond located at the southeast corner of the project site.
3. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
(hftp://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment, however the use of any of the BMPs is encouraged.
Acknowledged.
4. 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 for 50% of the new
impervious area and 25% of new paved areas must be pervious. 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:
h ttp://www.fcgov.com/uti I ities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
Acknowledged.
5. The site was included in the Overall Drainage Report for Bucking Horse and Side Hill
2nd filing. Quantity detention and standard water quality mitigation are accounted for in
the neighborhood detention basin. The proposed site plan must meet the assumed
impervious area and drainage patterns or on -site mitigation will be required.
A preliminary drainage compliance letter is being provided documenting conformance of this project with the
overall drainage plan and SWMM modeling that was provided as a part of Filing One and Filing Two.
6. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new
impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review
fee. No fee is charged for existing impervious area. These fees are to be paid at the
time each building permit is issued. Information on fees can be found at:
3
Parking counts meet Land Use code requirements of 549 spaces (for 322 units) as well as providing and
additional 24 spaces for a total on site parking capacity of 573 spaces.
2. Multi -Family Residential bicycle parking is 1 space per bedroom
60% enclosed 40% fixed racks.
586 bikes parking spaces are required by Land Use code (351 enclosed, 235 fixed). A total of 688 spaces are
provided with 586 enclosed within garages and stairwells (79% of total) and 142 fixed bike spaces.
3. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. If
you have 1-25 parking spaces you'll need one van accessible handicap space.
2% of total spaces are required to be handicap accessible (12 spaces) 11 are standard handicap on one van
space on the NW portion of the site is provided.
4. LUC 3.2.5 All development shall provide adequately sized conveniently located,
accessible trash and recycling enclosures.
Five separate trash/recycling enclosures are located throughout the site. Each enclosure houses (4) 4CY bins
for a total of 80 CY on site.
5. Light sources shall be concealed and fully shielded and shall feature sharp cut-off
capability so as to minimize up -light, spill -light, glare and unnecessary diffusion on
adjacent property.
Lighting plans show light fixtures that meet the above standards.
Department: Water -Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargueRfcgov.com
1. Existing water mains in the vicinity include 8-inch water mains in Gooseberry lane and
Nancy Gray Avenue. Existing sanitary sewer mains in the vicinity include a 10-inch main
near the northeast boundary and an 8-inch main in the alley to the south.
Acknowledged.
2. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Noted, plans used are low water/native plants that meet Land Use code requirements.
3. Development fees and water rights will be due at building permit.
Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221.6887, mwilkinson(cDfcgov.com
The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study. This proposal will generate more than 1,000 trips per day. Please
have your traffic engineer contact me to scope the study - we'll need to determine what
has been previously approved, what has changed, and what needs to be updated or
re -analyzed at this time.
TI S report has been conducted and will be submitted with PDP submittal.
Department: Stormwater Engineering
►7
City of
Fort 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
September 17, 2015
Paul Mills
Russell + Mills Studios
141 South College Ave.
Suite 104
Fort Collins, CO 80524
Re: Bucking Horse 4th Filing - Multi -family
Description of project: This is a request to construct 328 multi -family units on a 23-acre
parcel within the Bucking Horse development (parcel #�s 8720366007, 8720366006,
8720366008, 8720466004, and 8720370001). The units will be contained in a mix of two
and three story buildings. 597 parking spaces will be provided to serve this development
along with a clubhouse, pool, and community gardening area. The parcels are located in
the Low Density Mixed -Use Neighborhood (LMN) and Urban Estate (UE) zone districts and
multi -family dwellings have been permitted with the granting of an Addition of Permitted
Use in conjunction with the O.D.P. 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, Ted Shepard,
at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970-416.2743, avandeutekoma()fcgov.com
1. Attached Dwellings: For each two-family and multi -family dwelling there shall be parking
spaces provided based on bedrooms per unit.
one bedroom requires 1.5 spaces
two bedrooms requires 1.75 spaces
three bedrooms requires 2 spaces