HomeMy WebLinkAboutMASON STREET MOTEL - PDP/FDP - 7-98 - CORRESPONDENCE - (4)The Planning Objectives indicate that the property will be replatted from
two existing lots into one lot. Please submit a plat for review.
M. Due to the significant Stormwater and Natural Resource Department
comments, the applicant's request for a combined PDP/Final has been
denied. The development application is currently being processed as a
PDP application only.
10. Comments and redlined utility plans from the Engineering Department are
attached. Please return all redlined documents with plan revisions.
11. Comments and redlined utility plans from the Stormwater Utility are attached.
Please return all redlined documents with plan revisions.
12. Comments and redlined utility plans from the Water and Wastewater Utility are
attached. Please return all redlined documents with plan revisions.
This completes the review comments at this time. Additional comments may be
forthcoming as the various departments and reviewing agencies continue to review this
request.
Please provide a written response to each of -the above stated comments with the
submittal of plan revisions. A hearing date will be assigned once all comments have
been addressed and revisions have been reviewed. -
Please contact me at 221-6206 if you have any questions or concerns related to these
comments.
Sincerely,
Michael Ludwig, AICP
City Planner
xc: Mike Dean, Engineering
Stormwater
Current Planning File #7-98
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C. Section 10.507.7(h) of the Fire Code states that an automatic sprinkler
system shall be installed throughout hotels three or more stories in height
or containing 20 or more guest rooms.
d. An automatic fire alarm system is required.
e. A knox box is to be mounted in an accessible location on each
commercial building that is equipped with a required fire sprinkler system
or fire alarm system.
Chlorine storage shall be in accordance with Article 80 of the Uniform Fire
Code.
3. Public Service Company will need to extend a gas main along Mason Street in
the middle of the easement. No trees are to be planted within 4 feet of the gas
line.
4. The Zoning Department offers the following comments:
a. The property is not located within the residential neighborhood sign
district. Therefore sign locations do not need to be shown on the building
elevations. All signage must be in accordance with the City Sign Code.
b. A minimum 6% interior parking lot landscaping must be provided.
C. Please provide dimensions for the distances from the property line(s) to
the building envelope.
5. The Water Conservation Specialist requests that the applicant note that the
species "Narrowleaf Cottonwood" has been grown for 10 years at the City's
Xeriscape Demonstration Garden and has caused a terrible suckering problem.
The maintenance time to keep the suckers out has outweighed the value of the
tree. They were planted as an experiment in our area and are not recommended
for use on this project.
6. The Light and Power Utility offers the following comments:
a. A streetlight is planned on Mason Street at the north property line. Street
trees need to maintain minimum clearances to street lights (20 feet if tree
is an ornamental species, 40 feet if a shade tree).
b. The developer needs to coordinate the transformer location, power
requirements, and electric development charges with the Light and Power
Engineering Department.
a
PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: January 29, 1998 TO: Trans Ping
PROJECT: #7-98 Mason Street Motel (South College
Investments Subdivision) - Type I (4V.0
PDP/FC
All comments must -be received by Mike Ludwig no later than °the staff
review meeting:. -
Wednesday, February 25,1998
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Date:
OM HERE 7 YOU WISH TO RECEIVE COPIES OF REVISIONS
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City of Fort Collins
PROJECT
COMMENT SHEET
DATE: January 29, 1998 DEPT: Water & Wastewater
PROJECT: #7-98 Mason Street Motel (South College
Investments Subdivision) - Type I (LUC)
PDP/FC
All comments must be received by Mike Ludwig no later than the staff
review meeting:
Wednesday, February 25, 1998
-Include the standard water service and thrust block details with the next submittal.
-Include the standard general notes on the overall utility plans.
-In order to use existing 2 inch water service, a curb stop must be set a maximum of 2 feet from
the proposed meter pit and the valve box in the street must be removed.
-Will proposed location of the meter pit create a conflict with other utilities? Show location of
gas and electric.
-See utility, site and landscape plans for other comments.
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Date: � ,
Signature:
CHECK HERE IF YOU WISH. TO RECEIVE COPIES OF REVISIONS 0 '
_& PLAT SITE _DRAINAGE REPORT _OTHER
�X UTILITY REDLINE UTILITY CLLANDSCAPE
City of Fort Collins
RESPONSE:
9. Please show a profile view of the proposed storm sewer system. Calculate the capacity
of the storm sewer system and show that the system has adequate capacity for onsite as
well as offsite flows routed through the storm system.
RESPONSE:
10. Please show all easements on the plan and provide a plat for the site.
RESPONSE:
11. Show the existing wetland area to remain on the plan, indicate it as a sensitive area
where no traffic or construction material is to be placed. Also, how is the remaining
existing wetland in the northwest corner of the site going to be protected during
construction? It could completely silt in before the project is complete. Please address
this issue.
RESPONSE:
12. The erosion control report should contain a better description of the erosion/sediment
control plan including reference to the wetland to be retained, how this is to be done
during construction. This note should be included on the plan.
RESPONSE:
Please see the redlined plan and report for additional review comments.
2. A large portion of the site consists of an existing wetland area. Please delineate the
existing wetland boundaries. The site may be subject to local, state, and federal wetland
regulations. The proposed disturbance to the wetlands must comply with Section 3.4 of
the City of Fort Collins Land Use Code. Specifically, Section 3.4.1(M) states that, "..the
developer shall provide to the City a written statement from the U.S. Army Corps of
Engineers that the development plan fully complies with all federal wetland regulations
as established in the federal Clean Water Act." Also, Section 3.4.1M states, "The
developer shall also provide to the City written statements from such other governmental
agencies having jurisdiction and which have been identified in writing by the Director,..".
3. The site currently serves as a detention area for the overflow from the west. If this site
were to be filled, the flooding of properties adjacent and downstream of this site would
increase because of the removal of the detention area. The development of the site must
be shown to cause no increase in flooding to off -site properties.
4. Runoff from the south portion of the site appears to be conveyed directly to the Mason
Street storm drain undetained. Please calculate the amount of undetained runoff and
ensure that a maximum of .5 cfs/acre is being released from the site.
RESPONSE:
5. Please delineate drainage basins for the site and provide design points to show where
flow will concentrate. Provide a flow summary table on the drainage plan.
RESPONSE:
6. Please show more detail of the proposed extension of the 15 inch RCP storm sewer in
the northeast corner of the site. Show how the proposed pipe will tie in with the existing
pipe.
RESPONSE:
7. Provide temporary inlet protection at the two area inlets and also at the inlet of the 75
foot 15-inch RCP in the northwest comer of the site.
RESPONSE:
8. Please delineate the offsite basins that contribute flow to the site. Calculate the amount
of offsite flow that drains to the storm pipes at the northeast and northwest corners of the
site. Also, calculate the amount of flow that will be conveyed by the swale on the south
side of the site. Show calculations for the capacity of the swale.
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PROJECT
COMMENT SHEET
City of Fort Collins
Current Planning
DATE: January 29, 1998 TO: Stormwater
PROJECT: #7-98 Mason Street Motel (South College
Investments Subdivision) - Type I (LUC)
PDP/FC
All comments must be received by Mike Ludwig no later than the staff
review meeting:
Wednesday, February 25,1998
Note: The Stormwater Dept. has significant concerns with the proposed development.
The major concerns are related to the off -site flows from the west and the disturbance to
the wetlands. Comments 1 and 2 need considerable attention and should be addressed
before resubmitting. The project could potentially be delayed in order to resolve these
issues. The remainder of the comments are related to the on -site design. Additional
comments may arise once more information is provided.
1. The site is proposed within an area of known flooding due to floodwaters from the
west overtopping the Burlington Northern Railroad. The site is subject to the conditions
of Section 3.3.3 of the Land Use Code because of the existing water hazards of the site.
It is the responsibility of this development to comply with the applicable sections of the
Land Use Code._ . A master plan update may be needed to further quantify the problem
and to identify potential solutions to the problem.
Date: 3_ )--
Cffa HERE 1F YOU WISH TO RECENE COPIES OF REVISIONS
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City of Fort Collins
REVISION
COMMENT SHEET
DATE: January 29, 1998 DEPT: Engineering
PROJECT: #7-98 Mason Street Motel (S. College Investments Subdivision)
- Type I (LUC) PDP/FC
PLANNER: Mike Ludwig
ENGINEER: Michael Dean
All comments must be received no later than the staff review meeting:
Wednesday, February 25, 1998
Make corrections to the Deed of Dedication For Easement, provide an exhibit, and show
and note on the Overall Utility Plan.
Provide elevations and details of drive intersection in accordance with D-19.
Make corrections to the General Notes as noted on the redlines.
Provide a 12' Public Access Easement for future connection with BNRR Transportation
Corridor.
** See redline plans for additional comments **
Date:_ -/2y /98 Signature:
-Tr "
Please send copies of marked revisions ,.-4iat Site
�tility �andscape
City of Fort Collins
Division 3.4, Environmental, Natural, and Cultural Standards
Section 3.4.3
be designed so that precipitation runoff flowing from the site is treated in accordance
with the criteria set forth in the Storm Drainage Design Criteria and Construction
Standards. Treatment measures may include, but shall not be limited to:
minimization of impervious surfaces
runoff spreaders
infiltration devicesextended detention
constructed wetlands
sand filters
water quality inlets
3.4.4 Noise and Vibration
The proposed land uses and activities shall be conducted so that any noise generated on
the property will not exceed the maximum noise levels as specified in the city's Noise
Control Ordinance (Chapter 20, Article 2 of the City Code), and so that any vibration
created by the use of the property will be imperceptible without instruments at any point
along the property line. Noise generated by emergency vehicles and airplanes shall be
exempted from the requirements of this provision.
3.4.5 Hazardous Materials
(A) Purpose. The purpose of this Section is to protect the community and
neighborhood from potential harm caused directly or indirectly by
hazardous materials. The proper location, construction and processing of
hazardous materials facilities are important to controlling community
risk. If the type and magnitude of hazardous materials emergencies can
be predicted, the potential impact on adjacent land uses, emergency
providers and the environment can be minimized.
(B) General Standard If any use on the development site may entail the use
or storage of hazardous materials (including hazardous wastes) on -site,
the project shall be designed to comply with all safety, fire and building
codes for the use and storage of the hazardous materials involved.
Adequate precautions shall be taken to protect against negative off -site
impacts of a hazardous materials release, using the best available
technology.
Article 3, Page 68
Supp. I
Division 3.4, Environmental, Natural, and Cultural Standards Section 3.4.1(L)
�. (L) Standards for Protection During Construction.
(1) Designation. LODs and natural area buffer zones as approved by
the Director shall be shown on the final plan for development.
LODs and natural area buffer zones shall be designated in the
field prior to commencement of excavation, grading or
construction with fencing or other methods approved by the
Director.
(2) Barrier Fencing. Construction barrier fencing shall be provided
at the limits of development during construction. For the
protection of trees and clumps of trees to be preserved within a
natural area buffer zone that is to be disturbed, tree protection
specifications as described in subsection 3.2.1(G)(1) and (3)
through (7) shall be followed.
(M) Proof of Compliance.
(1) If a proposed development will disturb an existing wetland, the
developer shall provide to the city a written statement from the
U.S. Army Corps of Engineers that the development plan fully
complies with all applicable federal wetland regulations as
established in the federal Clean Water Act.
(2) The developer shall also provide to the city written statements
from such other governmental agencies having jurisdiction, and
which have been identified in writing by the Director, that the
development plan fully complies with all applicable state
(including county) and federal environmental regulations. Such
written statements shall be provided to the Director prior to the
scheduling of the hearing for the project development plan.
3.4.2 . Air -Quality --
The project shall conform to all applicable local, state and federal air quality regulations
and standards, including, but not limited to those regulating odor, dust, fumes or gases
which are noxious, toxic or corrosive, and suspended solid or liquid particles.
3.4.3 Water Quality
The development shall comply with all applicable local, state and federal water quality
standards, including, but not limited to, those regulating erosion and sedimentation,
storm drainage and runoff control, solid wastes, and hazardous substances. Projects shall
Article 3, Page 67
Supp. I
Division 3.4, Environmental, Natural, and Cultural Standards
Section 3.4.1(1)
Stormwater Utility for design and construction and shall, to the maximum
extent feasible, utilize nonstructural control techniques, including but not
limited to:
(1) limitation of land disturbance and grading;
(2) maintenance of vegetated buffers and natural vegetation;
(3) minimization of impervious surfaces;
(4) use of terraces, contoured landscapes, runoff spreaders, grass or
rock -lined waterways;
(5) use of infiltration devices;
(6) use of recharge basins, seepage pits, dry wells, seepage beds or
ditches, porous pavement or Dutch drains.
(J) Water Rights. To the extent that a development plan proposes the
creation of water features such lakes, ponds, streams or wetlands, the plan
must include clear and convincing evidence that such water features will
be supplied with sufficient water whether by natural means or by the
provision of sufficient appropriative water rights. No development plan
shall be approved which would have the effect of injuring or diminishing
any legally established water supply for any natural area.
(K)
Access to Natural Areas. In the event that the development plan contains
or abuts a publicly owned natural area, the development plan shall
include such easements and rights -of -way as are necessary to allow
reasonable access for the public to such natural area, unless such access
is deemed by the Director to be unnecessary and undesirable for the
proper public utilization of the natural area. Any such access requirement
or dedication shall be credited (based upon a fair market value analysis)
against any open space dedication or fee -in -lieu thereof required by the
city. If the development site contains any privately owned natural area,
any access provided to such area, whether for private or public use, shall
be designed and managed in such manner as to minimize the disturbance
of existing wildlife using such area.
Article 3, Page 66
Supp. I
Division 3.4, Environmental, Natural, and Cultural Standards
Section 3.4.1(F)
(2) Streambank Stabilization. When the Stormwater Master Plans
and the Storm Drainage Design Criteria and Construction
Standards of the city require streambank stabilization, native
vegetation shall be utilized for such purpose, and engineered
stabilization techniques such as exposed rip rap shall be avoided,
to the maximum extent feasible. The use of native vegetation
shall be the principal means of streambank stabilization, and the
use of rip -rap for streambank stabilization shall be restricted to
locations where the use of vegetation techniques is not reasonably
feasible.
(G) Ridgeline Protection.
(1) Ridgeline Setback So that structures blend more naturally into
the landscape, rather than being a prominent focal point, no
development shall intrude into any ridgeline protection area
identified and designated by the Director during the development
review process in conjunction with the establishment of the LOD
and the natural area's buffer zone. For the purposes. of this
subsection, a designated ridgeline protection area shall include the
crest of any hill or slope so designated, plus the land located
within one hundred (100) horizontal feet (plan view) on either
side of the crest of the hill or slope. .
(2) Building Height and Profile. Multi -level buildings shall follow
the general slope of the site in order to keep the building height
and profile in scale with surrounding natural features.
(H) Design and Aesthetics. Projects in the vicinity of large natural areas
and/or natural area 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 area. 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.
(I) Stormwater Drainage/Erosion Control. All stormwater drainage and
erosion control plans shall meet the standards adopted by the city
Article 3, Page 65
Supp. 1
Division 3.4, Environmental, Natural, and Cultural Standards Section 3.4.1(F)
01
natural area or in the adjacent natural area buffer zone which is of
importance to the use or survival of any such species shall not be
disturbed or diminished and, to the maximum extent feasible,
such habitat shall be enhanced.
(4) Connections. If the development site contains existing natural
areas that connect to other off -site natural areas, to the maximum
extent feasible the development plan shall preserve such natural
area connections. If natural areas lie adjacent to (meaning in the
region immediately round about) the development site, but such
natural areas are not presently connected across the development
site, then the development plan shall, to the extent reasonably,
feasible, provide such connection. Such connections shall be
designed and constructed to allow for the continuance of existing
wildlife movement between natural areas and to enhance the
opportunity for the establishment of new connections between
natural areas for the movement of wildlife.
(5) Wildlife Conflicts. If wildlife that may create conflicts for the
future occupants of the development (including, but not limited
to, prairie dogs, beaver, deer and rattlesnakes) are known to exist
in areas adjacent to or on the development site, then the
development plan must, to the extent reasonably feasible, include
provisions such as barriers, protection mechanisms for ,
landscaping and other site features to minimize conflicts that
might otherwise exist between such wildlife and the developed
portion of the site.
(F) Lakes/Riparian Area Protection.
(1)
Lakes, Reservoirs and Ponds. If the development site contains a
lake, reservoir or pond, the development plan shall include such
enhancements and restoration as are necessary to provide
reasonable wildlife habitat and improve aesthetic quality in areas
of shoreline transition and areas subject to wave erosion. The
development plan shall also include a design that requires
uniform and ecologically and aesthetically compatible treatment
among the lots or tracts surrounding a lake, reservoir or pond with
regard to the establishment of erosion control protection and
shoreline landscaping on or adjacent to such lots or tracts. Water
bodies and features such as reflecting pools and lagoons
constructed as new landscaping features of a development project
shall be exempt from the standards contained in this 1
subparagraph. _ J
Supp. I
Article 3, Page 64
Division 3.4, Environmental, Natural, and Cultural Standards
Section 3.4.1(D)
�_.-------------
(c) The Director may allow disturbance or construction
activity within the natural area buffer zone for the
following limited purposes:
1. mitigation of development activities;
2. restoration of previously disturbed or degraded
areas;
3. emergency public safety activities and utility
installations when such activities and installations
cannot reasonably be contained within the LOD or
other nearby areas of development;
4. construction of a trail or pedestrian walkway that
will provide public access for educational or
recreational purposes when such trail or walkway
cannot reasonably be contained within the LOD or
other nearby areas of development.
(E) Protection of Wildlife Habitat and Ecological Character.
(1) Construction Timing. Construction shall be organized and timed
to minimize disturbance of Sensitive or Specially Valued Species
occupying or using on -site and adjacent natural areas.
(2) Prairie Dog Removal. Before the commencement of construction
on the development site, any prairie dogs inhabiting portions of
the site within the limits of development shall be relocated or
humanely eradicated by the developer by city approved methods
as set forth in Chapter 4 of the City Code, and when applicable,
as reviewed and approved by the Colorado Division of Wildlife.
(3) Sensitive or Specially Valued Species. If the development site
contains or is within five hundred (500) feet of a natural area, and
the ecological characterization report required pursuant to
subsection (C)(3).above shows the existence in such natural area
of a plant or wildlife species identified by the city as a Sensitive
or Specially Valued Species, or by state or federal agencies as
"threatened" or "endangered," then the development plan shall
include provisions to ensure that any habitat contained in any
such
Article 3, Page 63
Supp. 1
Division 3.4, Environmental, Natural, and Cultural Standards Section 3.4.1(D)
1
(2)
3. emergency public safety activities and utility
installations when such activities and installations
cannot reasonably be contained within the LOD or
other nearby developed areas;
4. construction.of a trail or pedestrian walkway that
will provide public access for educational or
recreational purposes when such trails or
walkways cannot reasonably be contained within
the LOD or other nearby developed areas;
5. the enhancement of the habitat values and/or other
• natural resource values of a natural area.
Natural Area Buffer Zone.
(a) No disturbance shall occur within any natural area's buffer
zone and no person shall engage in any activity that will
disturb, remove, fill, dredge, clear, destroy or alter any
area, including vegetation within natural areas including
without limitation lakes, ponds, stream corridors and
wetlands, except as provided in subsection (c) below. l
(b) If the development causes any disturbance within the 1
natural area buffer zone, whether by approval of the
Director or otherwise, the applicant shall undertake
restoration and mitigation measures within the natural
area buffer zone such as regrading and/or the replanting
of native vegetation. The applicant shall undertake
mitigation measures to restore any damaged or lost
natural resource either on or off site at the discretion of
the Director. Any such mitigation or restoration shall be
roughly equivalent to the loss suffered by the community
because of the disturbance, and shall be based on such
mitigation and restoration plans and reports as have been
requested, reviewed and approved by the Director. Unless
otherwise authorized by the Director, if existing
vegetation (whether native or non-native) is destroyed or
disturbed, such vegetation shall be replaced with native
vegetation and landscaping.
Article 3, Page 62
D
Supp. I
Inn
Division 3.4, Environmental, Natural, and Cultural Standards Section 3.4.1(C)
(d) the pattern, species and location of any significant native
trees and other native site vegetation;
(e) the bank, shoreline and high water mark of any perennial
stream or body of water on the site;
(f) areas inhabited by or frequently utilized by Sensitive and
Specially Valued Species;
(g) special Habitat Features;
(h) wildlife movement corridors; and
(i) the general ecological functions provided by the site and
its features.
(D) Development Standards and Guidelines.
(1)1
Limits of Development. JPVJrS; oL,
(a) No construction tivi
'ty, including, without limitation,
grading, excava on or stockpiling of fill material shall be
permitted witlhn the limits of development, whether to
provide for a building site, on -site utilities or services, or
for any roads or driveways prior to the approval by the
Stormwater Utility of the erosion and sedimentation
control plan for the development.
(b)
To the maximum extent feasible, no development, grading
or vegetation removal or alteration shall occur as a part of
the development project or associated construction
activity outside the LOD except as provided in subsection
(c) below.. _.. ._ _ ......... .
(c) The Director may allow disturbance or construction
activity outside the LOD for the following limited
purposes:
1. mitigation of development activities;
2. restoration of previously disturbed or degraded
areas;
Article 3, Page 61
Supp. 1
Division 3.4, Environmental, Natural, and Cultural Standards
Section 3.4.1(C)
included on the Natural Areas Inventory map; key areas
for rare, migrant or resident butterflies as identified in the
NAPP; areas of high terrestrial or aquatic insect diversity
as identified in the NAPP; remnant native prairie habitat;
mixed foothill shrubland; foothill ponderosa pine forest;
plains cottonwood riparian woodlands; and any wetland
greater than one -quarter ('/.) acre in size.
(g) the character of the proposed development in terms of use,
density, traffic generation, quality of runoff water, noise,
lighting and similar potential development impacts.
(h) site topography, including but not limited to such
characteristics as steepness of slopes, existing drainage
features, rock outcroppings, river and stream terraces,
valley walls, ridgelines and scenic topographic features.
(3) Ecological Characterization. If the development site contains or
is within five hundred (500) feet of a natural area, or if it is
determined by the Director, upon information or from inspection,
that the site likely includes areas with wildlife, plant life and/or
other natural characteristics in need of protection, and if the city
does not then possess the information required by this subsection
to establish the LOD or the natural area buffer zone or to apply
review standards set forth below, then the developer shall provide
to the city a report prepared by a professional qualified in the
areas of ecology, wildlife biology or other relevant discipline that
describes, without limitation, the following:
(a) the wildlife use of the natural area showing the species of
wildlife using the area, the times or seasons that the area
is used by those species and the "value" (meaning
feeding, watering, cover, nesting, roosting, perching) that
the area provides for such wildlife species;
(b) _ the boundary of wetlands in the area, as determined in
establishing the LOD, and a description of the ecological
functions and characteristics provided by those wetlands;
(c) any prominent views from or across the site;
Article 3, Page 60
Supp. 1
Division 3.4, Environmental, Natural, and Cultural Standards
Section 3.4.1(C)
�. (2) Establishment of Natural Area Buffer Zones. The natural area
buffer zone shall range from one hundred (100) feet to three
hundred 300 feet from any identified natural area No
development shall occur in the natural area buffer zone except for
the purposes and under the circumstances set forth in this Section;
provided however, that when justified by ecological data and/or
studies, or when there exists the potential for a substantial adverse
impact to Sensitive or Specially Valued Species, or when strict
application of this subsection will impose an exceptional and
undue hardship upon the property owner or developer, the
Director may increase or decrease the buffer zone requirement as
reasonably appropriate under such circumstances. In establishing
the natural area buffer zone(s), which may be multiple and
noncontiguous on a site, the Director shall consider and apply the
following criteria:
(a) the foreseeable impacts of developmenton the wildlife
usage or ecological character or function of the natural
area.
(b) the ecological and wildlife use characterization of the
natural area.
(c) the existence of wildlife movement corridors.
(d) the extent of floodplains and floodways.
(e) the type, amount and extent of existing vegetation on the
site.
(f) the existence of special habitat features such as key raptor
habitat features, including nest sites, night roosts and key
feeding areas as identified by the Colorado. Division of.....
Wildlife or in the Fort Collins Natural Areas Policy Plan
(NAPP); key production areas, wintering areas and
migratory feeding areas for waterfowl; key use areas for
wading birds and shorebirds; key use areas for migrant
songbirds; key nesting areas for grassland birds; fox and
coyote dens; mule deer winter . concentration areas as
identified by the Colorado Division of Wildlife or NAPP;
prairie dog colonies over fifty (50) acres in size as
Article 3, Page 59
Supp. 1
W
Division 3.4, Environmental, Natural, and Cultural Standards
VPP
Section 3.4.1(C)
(c) In establishing the LOD, the following shall also be taken
into account: '
1. visual impacts, including but not limited to
ridgeline protection areas and protection of scenic
views.
2. erosion prevention and control, including but not
limited to protection of natural drainage channels
and compliance with an approved stormwater
drainage management plan.
3. preservation of significant native trees and other
native site vegetation, including protection of
natural area buffers zones.
4. conservation of water, including but not limited to
preservation of existing native vegetation,
reduction in amounts of irrigated areas and similar
considerations.
5. stream corridor and wetland protection and
buffering.
6. site topography, including but not limited, to such"
characteristics as steepness of slopes, existing
drainage features, rock outcroppings, river and
stream terraces, valley walls, ridgelines and scenic
topographic features.
7. floodplains and floodways.
8. wildlife movement corridors.
9. natural area buffer zones as delineated below.
10. the practical needs of approved construction
activity in terms of ingress and egress to the
developed project and necessary staging and
operational areas.
D
SupP. 1
Article 3, Page 58
Division 3.4, Environmental, Natural, and Cultural Standards
Section 3.4./(C)
shall be contained. In establishing the LOD, which may be
multiple and noncontiguous on a site, the Director shall consider
and apply the following criteria:
(a) If any portion of the development site is identified as a
natural area or feature on the city's Natural Areas
Inventory Map, the ecological and wildlife use
characterization of such identified areas shall be taken
into account and protected through the establishment of
the LOD. (The boundary of any natural area shown on
_ the Natural Areas Inventory Man is only anuroximate.
The actual boundary of any natural area to be shown on a
project development plan shall be proposed by the
applicant, and established by the Director through site
evaluations and reconnaissance, and shall be based on the
ecological characterization of the natural area in
conjunction with the man.1 The Director may also require
to be shown as natural areas on the project development
plan, any areas not currently included on the Natural
Areas Inventory Map, but possessing such characteristics
(e.g., wetlands, riparian areas or foothills forest) as would
have supported their inclusion on the Natural Areas
Inventory Map, if such areas are discovered during site
evaluation and/or reconnaissance associated with the
development review process.
(b) In establishing the boundaries of a wetland, the applicant
and the Director shall use soil samples, ecological
characterization and hydrological evidence, to the extent
that such are in existence, and/or are requested of and
provided by the applicant. The Director may also utilize
the standards and guidelines and/or the professional
recommendations of the U.S. Army Corps of Engineers, . .
the U.S. Fish and Wildlife Service and/or the Colorado
Division of Wildlife in establishing such boundaries. In
no instance shall the boundary of a wetland be defined as
less inclusive than that which would be included in the
wetland according to the standards and guidelines in use
by the U. S. Army Corps of Engineers at the time of
development review.
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Article 3, Page 57
Division 3.4, Environmental, Natural, and Cultural Standards
Section 3.4.1
DIVISION 3.4 ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND CULTURAL
RESOURCE PROTECTION STANDARDS
Sections:
3.4.1
Natural Areas and Features
3.4.2
Air Quality
3.4.3
Water Quality
3.4.4
Noise and Vibration
3.4.5
Hazardous Materials
3.4.6
Glare or Heat
3.4.7
Historic and Cultural Resources
3.4.8
Parks and Trails
3.4.1 Natural Areas and Features
(A) Purpose. The purpose of this Section is to ensure that when property is
developed consistent with its zoning designation, the way in which the
proposed physical elements of the development plan are designed and
arranged on the site will protect the natural areas and features both on the
site and in the vicinity of the site.
(B) General Standard. To the maximum extent feasible, the development
plan shall be designed and arranged to ensure that no disturbance shall
occur to any natural area as a result of the development, and that impacts
and disturbance to natural areas and the plants and wildlife inhabiting
those areas shall be minimized through the use of natural area buffer
zones. If any development generates a disturbance to a natural area or to
a natural feature located in a natural area, the development project shall
restore to the community such lost natural resource either on or off the
site. Any such restoration or replacement shall be roughly equivalent to
the loss suffered by the community because of the disturbance.
(C) Establishment of Limits of Development and Natural Area Buffer
Zone& For every development subject to this Division, the applicant
shall propose, and the Director shall establish on the project development
plan, a "limits of development' ("LOD") line(s) and a natural area buffer
zone(s) according to the criteria set forth below.
(l) Establishment of Limits of Development. The LOD shall indicate
the specific area(s) of a site within which the developed project
may be constructed and within which the development activity
Article 3, Page 56
Supp. I
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e. Pedestrian lighting for the off-street walkway on the north side of the
building is needed as per Section 3.2.2[C][5][3] of the Land Use Code.
f. A 12 foot wide easement is required along the south property boundary
for future pedestrian access to the Burlington Northern Railroad tracks.
The Transportation Master Plan designates these tracks as a Transit
Corridor and expected to be used as such within 8 to 10 years. Please
refer to Sections 3.2.2[C][6]; 3.3.1 [C][2]; 3.6.1 [B]; and 3.6.2[J][4] of the
Land Use Code.
g. The proposed site lighting will need to be revised. Lighting levels on the
south, east and west elevations appears to be 2 to 5 times the
recommended lighting levels. The average lighting level of the main lot is
more than 2 times the recommended lighting levels. Pedestrian scale
lighting for the walk on the north side of the building appears to be less
than recommended lighting levels. There are at least three points where
lighting levels exceed the maximum allowable 10 foot candles. General
note number 2 on the Site Plan states that lighting levels will fall off to
zero at the property lines. This is not true based upon the proposed
lighting plan. According to the Land Use Code lighting levels (generated
by on site lighting) cannot exceed 0.1 foot candle at any point 20 feet
beyond the property line. Please refer to Sections 3.2.2[D][3][e]; 3.2.4[C];
3.2.4[D[5]; 3.2.4[D][7]; and 3.2.4[D][8] of the Land Use Code regarding
these comments.
h. Please verify that the building will not cast a shadow greater than a
hypothetical 25 foot wall placed on any property line as outlined in Section
3.2.3[D][1] of the Land Use Code.
Please provide color chips/samples of the building materials and clarify
the building materials and colors on the building elevations. Please refer
to Section 3.5.1 [G] of the Land Use Code.
j. Please show the location of all proposed utility meters, transformers and
HVAC equipment on the building elevations and/or Site Plan and'
Landscape Plans. These items must be the screened as using
appropriate colors similar to the building and/or landscaping. Please
refer to section 3.5.1 [J][2] of the Land Use Code.
k. Section 3.5.1 [J][5] of the Land Use Code requires rooftop mechanical
equipment to be fully screened. It does not appear that the equipment is
adequately screened on the east and west building elevations. The
proposed parapet system does not appear to relate well with the
remaining architectural elements of the building.
Y
7. The Building Inspections Department offers the following comments:
a. The site shall be accessible to persons with disabilities in accordance with
Uniform Building Code Section 3103 and UBC Appendix Section 3106. A
designated and marked "accessible route of travel' among all the
buildings on the site an the public way (public sidewalk) is shown on the
plan. Accessible routes shall comply with ANSI Al 17.1-1992 with running
slopes no greater than 1:20 and cross slopes no steeper than 1:50.
Where routes cross lanes for vehicle traffic, they shall be designated and
marked as a cross walk. Provide parking and signs per Appendix Section
3107. Parking. and access aisles shall comply with ANSI A117.1-1992
with slopes no greater than 1:50 in any direction.
b. The motel building shall be designed to comply with the Fort Collins
Residential Energy Code (MEC 95 with local amendments).
C. The City is currently reviewing the 1997 editions of the Uniform codes for
adoption. The process is slated for completion in April. Please contact
the Building Inspections office for current code editions and standards.
CThe Natural Resources Department stated that there are wetland issues which
must be addressed on this site. Has the developer received confirmation from
the Army Corps of Engineers that it is O.K. to fill the wetlands (since they exceed
more than 1/3 acre)? Since not allowing disturbance or the filling of the wetland
would possibly over restrict the use of the property, the City of Fort Collins will
entertain and consider any proposals to modify the existing wetlands if such
disturbance is shown by the developer to be acceptable to the U.S. Army Corps
of Engineers, and if such disturbance is offset by off -site mitigation as set forth
in Section 3.4.1 of the Land Use Code (see attached).
9. The Current Planning Department offers the following comments:
a. Trees are needed adjacent to the north and west sides of the building as
per Section 3.2.1 [D][1 ][c] of the Land Use Code.
b. The Planning Objectives state thatl5% interior parking lot landscaping is _-
provided. Please verify this calculation/statement a modify the plan as
necessary. A minimum 6% interior parking lot landscaping is required as
per Sections 3.2:1 [D][1 ][a]; 3.2.1 [E][5]; and 3.2.2[M][1 ] of the Land Use
Code.
C. Foundation plantings/shrubs are needed along the south, east and west
building elevations as per Section 3.2.1 [E][2][d] of the Land Use Code.
d. Site amenities such as benches are required as per Section 3.2.2[C][3] of
the Land Use Code.
Comm._ -ry Planning and Environmental , _rvices
Current Planning
City of Fort Collins
March 3, 1998
Ric Hattman
Hattman Associates
145 W. Swallow
Fort Collins, CO 80525
Dear Ric:
Staff has reviewed your documents for the Mason Street Motel PDP/Final which were
submitted on January 28, 1998 and offers the following comments:
U S WEST stated the following:
a. Review of these plans should not be construed as a commitment that
telephone facilities sufficient to serve this project are presently available.
U S WEST will provide telephone service in accordance with the rates and
tariffs on file with the Colorado Public Utilities Commission.
b. The owner is responsible for provision of all conduit, ditch crossings, and
street crossings for telephone facilities within the project. The owner also
provides terminal room space (usually 8' x 4') and power for the telephone
terminal. Contact the U S WEST engineer for conduit specifications for
the telephone entrance cable.
C. All relocation of existing telephone facilities required by these plans will be
paid for by the developer.
2. The Poudre Fire Authority offers the following comments:
a. Fire apparatus access roads shall be provided for every facility, building,
or portion of building hereafter constructed when any portion of the facility
or any portion of an exterior wall of the first story of the building is located
more than 150 feet from fire apparatus access as measured by an
approved route around the exterior of the building or facility or the building
must be equipped with an automated fire suppression system.
b. Each fire hydrant must be capable of delivering 1000 gallons of water per
minute as a residual pressure of 20 pounds. No commercial building can
be greater than 300 feet from a fire hydrant.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020