HomeMy WebLinkAboutNIX FARM NATURAL AREAS FACILITY - MAJOR AMENDMENT - MJA160004 - CORRESPONDENCE - (5)Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI All 17.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
970416-2341
4. As more details emerge for individual buildings or structures, they will be reviewed for
requirements of vehicle and bike parking, landscaping, walkways, site lighting, etc.
5. 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.
6. Please seethe 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.
7. 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
hftp://www.colocode.com/ftcollins/landuse/begin.htm.
8. 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.
9. Please see the Submittal Requirements and Checklist at:
hftp://www.fcgov.com/developmentreview/applications.php.
10. 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.
11. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
12. Save the Poudre has requested to be contacted whenever a project is proposed within
800' of the Poudre River. Please add the following address to your APO labels: Save the
Poudre, c/o Gary Wockner, PO Box 20, Fort Collins, CO 80522-0020.
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 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.
A link to this document is below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
3. If additional electrical demand is needed than a Commercial Service Form (C-1) and
one -line diagram will need to be filled out and submitted. A link to this C-1 form is
below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
4. If you have any questions please contract Project Engineering @ 221-6700 or
ElectricProjectEngineering@fcgov.com
5. Please contact Norm Weaver with Energy Services Departmnt regarding any additional
PV systems. 970-416-2312
Planning Services
Contact: Ryan Mounce, 970-224-6186, rmounce&fcgov.com
1. There are multiple process paths to the future improvements shown, depending on the
timing and scope.
Over a long-term, a multi -phased master plan could be processed and reviewed as an
Overall Development Plan (ODP) by the Planning and Zoning Board. The ODP could help
delineate any planned changes to access, locations of conservation easements, future
building locations, etc.
In specific improvements are anticipated within a shorter time -frame, those changes could
be processed as either a minor amendment administratively by staff, or as a major
amendment with Planning and Zoning Board review, depending on the final scope. Larger
new buildings or building additions that represent a change in character to the
previously -approved plans are the determination of whether changes may be processed
as either a minor or major amendment.
The sum total of changes discussed or contemplated (multiple buildings) will ultimately
require a major amendment, being a change in character to currently -approved plans.
2. For Planning and Zoning Board reviews (ODP or major amendment), a neighborhood
meeting is required.
3. Nix Farm is a designated Fort Collins landmark and the project will be reviewed for
compliance with Section 3.4.7, Historic and Cultural Resources.
This code section requires new buildings to be compatible with the historic character of
existing structures in relation to design, height, width, window pattern, materials, etc.
The design of new structures will require review by the Landmark Preservation
Commission who will provide a written recommendation to the decision maker for the
project.
frontage.
7. Utility plans will be required and an inter -departmental agreement of some sort may
need to be recorded once any project is finalized - this will cover LID operating
procedures as well as the properties future responsibility for public improvements along
Hoffman Mill Road should they become feasible/necessary.
8. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
11. 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.
12. Any rain gardens within the right-of-way cannot be used to treat the development/ site
storm runoff. We can look at the use of rain gardens to treat street flows —the design
standards for these are still in development.
13. Doors are not allowed to open out into the right-of-way.
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.
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.
Department: Electric Engineering
Contact: Todd Vedder, 970-224-6152, tvedde fcgov.com
1. Currently there are two single phase transformers servicing this site. One is a 50kVA
and the other is a 100kVA. Both are 120/240V. Records show that these arefeeding a
400 amp panel. This will need to be field verified to ensure nothing has changed. If
additional electrical demand is needed then system modification charges will apply.
2. If another transformer is needed in order to meet the electrical plans then clearance
requirements will need to be met. An 8' frontal and 3' side/rear clearance will need to be
met and cannot be located under the drip zone of any trees. Also transformers need to
be within 10' of a driveable surface for maintnance purposes. Please review our
Electrical Service Standards to ensure transformer and metering requirements are met.
6. It appears that the existing conservation easement for the Nix Farm will need to be
amended for some of the site changes and additions proposed. This will need to be
documented as part of your submittal - either as a note on the site plan, or with
documentation that the conservation easement has already been updated.
7. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its citizens now and into the future. Thus, the City of Fort Collins has
many sustainability programs and goals that may benefit this project. Of particular
interest may be the:
1) ClimateWise program: fcgov.com/climatewise/
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker
at 970-416-4238 or traeker@fcgov.com
4) Solar Energy: www,fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
5) Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin
Scharton at 970-221-6213 orjscharton@fcgov.com
Please consider City's sustainability goals and ways this development can engage with
these efforts. Let me know if I can help connect you to these programs.
Department: Engineering Development Review
Contact: Katie Sexton, 970-221-6501, ksexton@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.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
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.
4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the
site need to meet ADA standards.
5. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and alignments that are
necessary or required by the City for this project. This shall including the standard utility
easements (alignments) that are to be provided behind the right-of-way (9 feet along
Hoffman Mill Road). Alignments won't be necessary along undevelopable property
2. Any issues regarding the timing of development related activities stemming from the
ecological character of the area; and
3. Any measures needed to mitigate the projected adverse impacts of the development
project on natural habitats and features.
An update to the previous memo that was completed for this site, with specific
comments related to the current proposal(s), will suffice for this project.
2. The City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques. This includes use of low -water -use plants and grasses in landscaping
or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife -friendly (ex: pollinators; songbirds) landscaping and maintenance are also
encouraged.
Any existing landscaping that is impacted by future phases of this project should be
replaced on -site.
3. In regard to LED light fixtures, The American Medical Association (AMA) and
International Dark -Sky Association (IDA) both recommend using lighting that has a
corrected color temperature (CCT) of no more than 3000 degrees Kelvin in order to limit
the amount of blue light in the night environment. Blue light brightens the night sky and
creates more glare than any other color of light. Both LED and metal halide fixtures
contain large amounts of blue light in their spectrum, and exposure to blue light at night
has been shown to harm human health and endanger wildlife. Therefore, use of warmer
color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to
fixtures with dimming capabilities.
4. The applicant should make note of Article 3.2.1(C) that requires developments to submit
a landscape and tree protection plan, and if receiving water service from the City, an
irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5)
enhances the pedestrian environment'. 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 (970-221-6361 or tuchanan@fcgov.com) to
determine the status of the existing trees and any mitigation requirements that could
result from the proposed development.
Please prioritize protection of significant trees on this site. If any smaller trees will be
impacted, please consider transplanting them to more suitable locations on the site.
5. This project must also comply with Section3.4.1(L) - Compatibility with Public Natural
Areas or Conserved Land. If the project contains or abuts a publicly owned natural area
or conserved land, the development plan shall be designed so that it will be compatible
with the management of such natural area or conserved land. In order to achieve this, the
development plan shall include measures such as barriers or landscaping measures to
minimize wildlife conflicts, setbacks or open space tracts to provide a transition
between the development and the publicly owned natural area or conserved land, and
educational signage or printed information regarding the natural values, management
needs and potential conflicts associated with living in close proximity to such natural
area or conserved land.
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.
7. WATER SUPPLY
7-18-2016 (AR). The 300ft requirement has to be along an appropriate access as
discussed in the meeting. It is also understood that this access may change with future
proposed phase developments and placement of new buildings.
A hydrant is required within 300' of any building. This requirement appears to be met
with the existing utility infrastructure available in the area. 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.
8. FIRE LANE SPECIFICATIONS
ADDED 7-18-2016 (AR)
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, 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.
> Be visible by painting and/or signage, and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on future plans.
> 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.
Department: Environmental Planning
Contact: Rebecca Everette, 970.416.2625, reverette(a).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 (wet meadow, wetland, riparian forest, Gadwell
Pond). Please note the buffer zone standards for these features range from 50-100 feet,
as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site
design process.
However, as each of the features within the vicinity of the project would not have buffers
that extend to this project site, a short memo describing how the project is addressing
the following can be substituted for a full ECS:
1. Ecological functions provided by the site and its features;
3. FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or facility as
measured by an approved route around the perimeter. The master plan will require
adjustments to the existing Emergency Access Alignments already indicated for this
site. Code language and fire lane specifications 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.
4. SECONDARY POINT OF ACCESS
7-18-2016 (AR). This is to confirm our conversation at the meeting today that the
secondary access point was built to Fire Lane standards which comply with current
Standards and will be gated with an approved means of Emergency access. There will
also be an approved plan for its maintenance and snow removal. This should take place
as part of the next development phase.
As this site continues to grow and develop into more of a city facility, some attention
should be given toward improving the second point of access into this facility. If not
already provided for, the secondary point of access should be included as an
Emergency Access Alignment. The road should be upgraded to a minimum of 16' in
width, with compacted road base, and engineered to support 40 tons. Emergency
access signage should be added to the east connection at S Timberline and at the west
connection at the Hoffman Mill offices and the secondary access road should be
maintained unobstructed and available year-round - to include snow removal as needed.
As an alternative to the secondary access road upgrade, the fire marshal will require
every new building to be equipped with an automatic fire sprinkler system.
5. FIRE LANE GATING
If the gate connection at S Timberline is presently secured, it should be configured in
such a way as to allow fire department access. Code language provided below.
Where security gates are installed, they shall have an approved means of emergency
operation. The security gates and the emergency operation shall be maintained
operational at all times. Manual opening gates shall not be locked with an unapproved
padlock, or chain and padlock, unless they are capable of being opened by means of
forcible entry tools or when a Knox Padlock is installed at the gate location.
6. PREMISE IDENTIFICATION
Each proposed building should be individually identified to enable efficient wayfinding.
Code language provided below.
> 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,
9. 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:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopment
10. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria
regarding detention drain time will apply to this project. As part of the drainage design,
the engineer will be required to show compliance with this statute using a standard
spreadsheet (available on request) that will need to be included in the drainage report.
Upon completion of the project, the engineer will also be required to upload the
approved spreadsheet onto the Statewide Compliance Portal. This will apply to any
volume based stormwater storage, including extended detention basins and
bio-retention cells.
11. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 sq. ft. and there is a $1,045.00/acre 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:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an
erosion control escrow required before the Development Construction permit is issued.
The amount of the escrow is determined by the design engineer, and is based on the
site disturbance area, cost of the measures, or a minimum amount in accordance with
the Fort Collins Stormwater Manual.
Department: Historic Preservation
Contact: Karen McWilliams, 970-224-6078, kmcWlliams&fcgov.com
1. The Nix Farm is a designated Fort Collins Landmark. Alterations or additions to the
buildings and site will need Landmark Preservation Commission approval. Work would
be reviewed for compliance with Article 3 of the Municipal Code and with LUC Section
3.4.7.
2. The property has received a substantial amount of State Historic Fund grants, which,
depending upon the total amount, means that a covenant or easement is in place on the
property. This covenant or easement requires that all work to the buildings or site,
including additions and alterations, be approved by History Colorado. This is different
from the GOCO conservation easement.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler(a)aoudre-frre.org
1. FIRE CONTAINMENT
Any building exceeding 5000 square feet shall be sprinklered or fire contained. If
containment is used, the containment construction shall be reviewed and approved by
the Poudre Fire Authority prior to installation.
2. AUTOMATIC FIRE SPRINKLER SYSTEM IN S-1 OCCUPANCY
> IFC 903.2.9: A sprinkler system is required in S-1 occupancies storing commercial
trucks (or buses) where the fire area exceeds 5,000 s.f.
Department: Stormwater Engineering
Contact: Heidi Hansen, 970-221-6854, hhansen fcgov.com
1. 1. A portion of this property is located in the FEMA-regulated, 100-year Poudre River
floodplain and the 500-year floodplain and must comply with the safety regulations of
Chapter 10 of City Municipal Code. A FEMA Flood Risk Map is attached.
2. 2. The materials submitted for Conceptual Review do not show any improvements in the
floodplain. Any construction activities in the future, within the floodplain boundary (e.g.
sidewalk or curb & gutter installation/replacement, utility work, landscaping, etc.) must
be preceded by an approved floodplain use permit, the appropriate permit application
fees, and approved plans. The permit form can be obtained at
http://www.fcgov.com/utilitiestwhat-we-do/stormwater/flooding/forms-documents.
3. 3. Please contact Heidi Hansen with any questions about development in the floodplain.
hhansen@fcgov.com 970-221-6854.
4. The design of this site must conform to the drainage basin design of the Poudre River
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
5. 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 conceming this
section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
6. Onsite detention is required for the runoff volume difference between the 100-year
developed inflow rate and the 2-year historic release rate. The outfall for this site is into
Gadwall Pond.
7. Fifty percent of the newly added or modified impervious area 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/bu ilders-and-developers/development-forms-g ui
del ines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
8. 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 with one of the two
following options:
A. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
B. 75% of all newly added or modified impervious area must be treated by LID
techniques.
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:
http://www. fcgov. com/uti I ities/what-we-do/stormwater/storm water-quality/low-impact-dev
elopment
separate from the main -service gates.
5. LUC 3.5.1 (1) (6) All rooftop mechanical equipment shall be screened from public view
from both above and below by integrating it into building and roof design
6. Bicycle parking required as part of LUC 3.2.2(C)(4)
7. LUC 3.2.2(K)(2) Nonresidential parking requirements
Minimum Spaces Max Spaces
General Office 1/1,000 sq ft 3/1000 sq ft
Vehicle Service/ Maintenance 2/1,000 sq ft 5/1000 sq ft
8. Please refer to parking lot requirements under LUC 3.2.2 (K) and LUC 3.2.2(L) to
include handicap parking with van -accessible space.
9. Parking Stall dimensions required as part of LUC 3.2.2(L)
10. LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with
catalog cut -sheets of the fixtures.
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970.221-6339, sboyle(a)fcgov.com
1. Existing water and sewer mains in the vicinity include an 8-inch water main that runs
along the eastern edge of the site and through the site to the north of Hoffman Mill Rd
where it dead ends and an 8-inch sewer main that runs along the eastern edge of the
site.
2. As the site continues to develop, new water and sewer services will need to be provided
for each new building. Based on the intensity of development, there may be a need in
the future to loop the water line in order to provide adequate water and fire service. The
existing water services are at the end of a dead end main that is approximately 0.5
miles long. Looping would most likely entail connecting to the existing 6-inch water main
that comes from Lemay and terminates near the western edge of the City materials
storage area. Also, extension of the existing sewer main will likely be needed to avoid
multiple long service lines.
3. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: hftp://www.fcgov.com/standards
4. Development fees and water rights will be due at building permit.
Department: Traffic Operations
Contact: Martina Wilkinson, 970.221-6887, mwilkinson(a)fcaov.com
1. Traffic Operations has been working with Natural Areas staff on traffic evaluation for the
master plan. Counts are complete, and a compilation of evaluation and
recommendations will be needed.
2. It's not entirely clear what type of approval this process will allow. Is it an ODP? PDP?
Does it go to P and Z hearing, or get adopted as a planning document? Whether it's an
official land use approval or just a plan makes a difference in the level of traffic review
that will be completed. More discussion on this would be helpful.
Fart Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
July 22, 2016
Steve Steinbicker
Architecture West
160 Palmer Drive
Fort Collins, CO 80525
Re: Nix Farm Master Plan -Community Facility
Description of project: This is a request to explore possible new offices and workshop
additions at Nix Farm, located at 1745 Hoffman Mill Road (parcel # 87181-40-901). The
updated master plan for the site shows areas for new office buildings, an expansion of
vehicle storage and shop/maintenance space, and new parking areas. The site is located
in the Public Open Lands (POL) zone district. The 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, Ryan Mounce,
at 970-224-6186 or rmounce@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Marcus Glasgow, 970.416-2338, mglasaow(a.fcgov.com
1. LUC 3.2.1 A landscape plan is required.
2. LUC 3.2.2(E)(4) Landscaped Islands. To the maximum extent feasible, landscaped
islands with raised curbs shall be used to define parking lot entrances, the ends of all
parking aisles and the location and pattern of primary internal access drives, and to
provide pedestrian refuge areas and walkways.
3. LUC 3.2.1 (D) (2) Planting of street trees shall occur in the adjoining street right-of-way
in connection with the development
4. LUC 3.2.5 All development shall provide adequately sized conveniently located,
accessible trash and recycling enclosures. These shall be designed with walk-in access