HomeMy WebLinkAboutRIVER MODERN - PDP - PDP150005 - CORRESPONDENCE - (5)Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designerlbuilder 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 groiects 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:
20012 International Building Code (IBC)
2012 International Residential Code (IRC)
20012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
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 A117.1-2009.
Snow Load Live Load: 30 PSF 1 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 Green Code 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
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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.
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.
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.
15. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
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 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.
17. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
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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.
12. A public street can be designed into this site. It will need to align with Cherokee Drive 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.
13. Where are parking and drop off for the school to be provided? This will need to be identified and shown on
any application.
Planning Services
Contact: Seth Lorson, 970.224.6189, slorson()fcgov.com
1. Street trees need to be provided along all public streets per LUC 3.2.1(D)(2).
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)).
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).
4. Bike parking for the school shall be provided at 1 space per 3,000 square feet with a minimum of 4 spaces.
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.
6. Parking required:
Duplexes and attached: 1.5/1-bd; 1.75/2-bd; 2/3-bd; 3/4+-bd
Single-family detached: 2 spaces per lot with less than 40' of frontage (all the lots in this proposal)
School: 1 space per 4 seats; or, 2 spaces per 3 employees; or, 1 space per 1,000 s.f. whichever is
greatest.
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])
8. When considering private streets or street -like private drives, please consult Sec. 3.6.2(M & N).
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.
10. Please provide an detailed description of the school in order to verfy 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...
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.
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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.
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.
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.
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.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221.6573, slangenbergerr7afcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineerng/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs
and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or
restored to City of Fort Collins standards at the Developers expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
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.
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.lahmer.org/engineeHng/GMARdStds/UtanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
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.
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.
9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
10. Narrow Residential Streets are no longer an allowed street type.
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pole or other sign or means shall be used to identify the structure.
4. CHANGE OF USE
The conversion of the residential home to school will require further details and review.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224.6143, lexna 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 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.
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.
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.
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.
4. Projects in the Vicinity of Spring Creek must also comply with Section 3.4.1(I)(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.
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.
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.
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Department: Fire Authority
Contact: Jim Lynxwiler, 970-416.2869, Ilynxwileranaoudre-fire.org
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.
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; FCLUC 3.6.2(B)2006 and
Local Amendments.
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.
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,
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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/stormwater/flooding/forms-documents.
7. Floodplain -Development review checklists for floodplain requirements can also be obtained at
http://www,fcgov.com/utilities/what-we-do/stormwater/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.
8. Floodplain - Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.com with any questions.
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 jschlam@fcgov.com.
10. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
and the 2 year historic release rate.
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-form s-guidelines-regulations/
stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the
use of any of the BMPs is encouraged.
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 impervious 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?
go back=. gd e_4605732_mem ber_219392996.
LID design information can be found on the City's web site at:
http://www.fcgov, com/utilities/business/builders-and-developers/development-forms-g uidelines-regulations/
stormwater-criteria.
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
hUp://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, cost of the measures, or a minimum amount in
accordance with the Fort Collins Stormwater Manual.
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.
Page 3 of 9
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.
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.
4. The water conservation standards for landscape and irrigation will apply. Information on these requirements
can be found at: http://www.fcgov.com/standards
5. Development fees and water rights will be due at building permit.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221.6887, mwilkinson(a)fcgov.com
1. Are there two accesses proposed for the site? Typically only one is allowed, and it should be aligned with
Cherokee Drive.
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?
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?
4. The trail connection to Spring Creek is fabulous. A wider width and hard surface would make it more
usable.
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.
Department: Stormwater Engineering
Contact: Mark Taylor, 970-416.2494, mtavlor(a)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.
2. Floodplain - New residential construction is prohibited in the floodway.
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.
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.
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.
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
Page 2of9
Fort Collins
November 26, 2014
Mollie Simpson
BHA Design Incorporated
1603 Oakridge Dr.
Fort Collins, CO 80525
\��51T—A
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970,221,6760
970, 224.6134 - fax
fcgov.com
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 ll)
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
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
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970.221.6339, sboyle(cDfcclov.com
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.
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
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