HomeMy WebLinkAboutVILLAGE COOPERATIVE FORT COLLINS - PDP - PDP160036 - CORRESPONDENCE - (6)can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
970-416-2341
for a Modification of Standard.
18. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
19. 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.
20. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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.
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 (/PC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use
1. Single Family; Duplex; Townhomes: 20121RC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 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
sidewalk connections from the patio and perhaps the units that front on Horsetooth to
enhance the building's presence on Horsetooth.
9. On a related note, staff would prefer the patio be larger and more prominent on the site
plan that is being shown. The purpose of the connecting walkway standard and having
buildings front streets is to have the front door of buildings face the community. With the
front door facing north, staff would like to explore ways to enhance the building's presence
on Horsetooth. Staff would prefer the back of the building to appear like the front of the
building when viewed from Horsetooth. We can collaborate on this component of the
building and site plan as the project goes through the development review process.
10. What is the bedroom mix for all of the units? The development must meet the parking
requirement outlined in Land Use Code section 3.2.2(K)(1)(a). These requirements are
as follows:
1 bed/studio - 1.5 parking spaces
2 beds - 1.75 parking spaces.
3 beds - 2 parking spaces
4+ beds - 3 parking spaces
11. What is the area between the detention pond and emergency access drive being used
for? If it is for trash/recycling or mechanical equipment, this area must be screened from
public view.
12. Thank you for the perspective renderings and elevations. For your PDP submittal, please
provide staff with additional perspective renderings and plan view drawings that
correspond with each elevation. Staff wants to ensure that there is ample articulation of
the building especially along the south and north sides of the building.
13. Consider using local stone for the stone elements of the building to match the local
vernacular. This will tie the building in with the rest of the community from an architectural
perspective.
14. 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.
15. 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.
16. 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.
17. 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
PI
Electric Capacity Fee, Building Site charges, and any necessary system modification
charges will apply. Please see the Electric Estimating Calculator and Electric
Construction Policies, Practices & Procedures at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
3. Contact Light and Power Engineering to coordinate the transformer locations.
Transformers must be within 10' of an asphalt/concrete surface. Pay close attention to
the transformer clearances in the Electric Construction Policies, Practices &
Procedures.
4. Please contact Light & Power Engineering if you have any questions at 221-6700.
Planning Services
Contact: Clay Frickey, 970.224-6045, cfrickeycDfcgov.com
1. A landscape plan will be required upon PDP submittal.
2. Full tree stocking will be required around the building. This means providing canopy
shade trees at 30-40' spacing and ornamental trees at 20-40' spacing. Staff will pay
close attention to this standard in particular since street trees are not allowed in the
sanitary sewer easement that covers a significant portion of the street frontage along
Horsetooth and a portion of Stanford as well.
3. Please note the species diversity requirements for trees in Land Use Code section
3.2.1(D)(3). This standard is to prevent monocultures and prevent landscapes that are
highly susceptible to disease.
4. The proposed parking lot will need to meet the parking lot interior and perimeter
landscaping requirements outlined in Land Use Code sections 3.2.1(E)(4)-(5). The
interior of the parking lot must dedicate 6% of the area to landscaping. For the perimeter
of the parking lot, 75% of the glare from headlights must be screened either through
landscaping, fencing, berms, or any combination of these elements. Staff recommends
using evergreen shrubs for year-round screening. You must also provide one tree per 40
lineal feet along a side lot line or in the setback area and one tree per 25 lineal feet along
a public street.
5. Your landscape plan should include hydrozone calculations as outlined in Land Use Code
section 3.2.1(E)(3). The average water use may not exceed 15 gallons/sq. ft. annually.
6. The strip of parking on the north side of the parking lot will require at least one landscaped
island. The maximum number of parking spaces in a row permitted without a landscaped
island is 15 per Land Use Code section 3.2.1(E)(5)(e).
7. Where will the bike parking be located? Since this is classified as a multi -family
development, one bike parking space per bedroom is required. 60% of these bike
parking spaces must be in an enclosed location. The remainder can be provided with
fixed racks.
8. Per Land Use Code section 3.2.2(C)(5), the devleopment must provide connecting
walkways to sidewalks in the surrounding area while minimizing the crossing of drive
aisles. The proposed site plan mostly meets this requirement but staff wants to make
sure the building has a strong presence on Horsetooth. Please provide some additional
meeting appropriate stack length and separation for the left turn lane at Stanford Road
would need to be designed and ensured that lane offsets across the Stanford Road
intersection are within LCUASS criteria.
8. The redevelopment of Foothills Mall required the construction of a right turn lane on
westbound Horsetooth Road to northbound Stanford Road, which has been in process.
This work abutting the property pertained to meeting LCUASS criteria for right turn
lanes. The development of this property would still need to widen Horsetooth Road
further than the right turn lane construction with the mall project to ensure a westbound
bike lane and establishment of curb and gutter in the ultimate condition of Horsetooth
Road (arterial standards) occurs. Sidewalk along both Stanford Road and Horsetooth
Road would need to be installed in accordance with Collector and Arterial standards.
Right-of-way dedication may be needed for roadway widening outside of existing
right-of-way.
9. Civil construction plans will be required.
10. A Development Agreement will be recorded once the project is finalized with
recordation costs paid for by the Developer.
11. 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.
12. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
13. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
14. 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.
15. 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.
16. 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: Luke Unruh, 9704162724, lunruh cDfcgov.com
1. Light & Power has three phase and single phase facilities readily accessible on the
south west comer of the proposed development.
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: fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or
jscharton@fcgov.com
Please consider the City's sustainability goals and ways for your development to
engage with these efforts, and let me know if I can help connect you to these programs.
4. In regard to LED light fixtures, cooler color temperatures are harsher at night and cause
more disruption to circadian rhythms for both humans and wildlife. Please consider a
warmer color temperature (warm white, 3000K or less) for your LED light fixtures.
Please also consider fixtures with dimming capabilities so that light levels can be
adjusted as needed.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mviratana.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, 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:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. Most easements to be dedicated need
to be public easements dedicated to the City. This shall including the standard utility
easements that are to be provided behind the right-of-way (15 foot along an arterial, 8
foot along an alley, and 9 foot along all other street classifications). Note that with the
plat for the now expired "Bellavista PDP", a 9 foot utility easement was dedicated along
Horsetooth Road. An additional 6 feet utility easement dedication for a 15' total utility
easement is required to be dedicated. Information on the dedication process can be
found at: http://www.fcgov.com/engineering/devrev.php
7. Access off of Horsetooth Road would need to be looked at further. There is currently no
median for a left turn lane into the site, which left as is, would require either no access off
of Horsetooth Road, or access limited to right -in, right -out. Otherwise a left turn lane
HYDRANT FOR STANDPIPE SYSTEMS > IFC 507.1.1: Buildings equipped with a
standpipe system installed in accordance with Section 905 shall have a fire hydrant
within 100 feet of the fire department connections. Exception: The distance shall be
permitted to exceed 100 feet where approved by the fire code official.
6. AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require a full NFPA13 automatic fire sprinkler system under a separate
permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler
related questions at 970-416-2868.
7. GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS
> IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided throughout
buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance
with IBC 406.4 OR where located beneath other groups. Exception: Enclosed parking
garages located beneath Group R3 occupancies.
8. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM TEST
New buildings require a fire department, emergency communication system evaluation
after the core/shell but prior to final build out. For the purposes of this section, fire walls
shall not be used to define separate buildings. Where adequate radio coverage cannot
be established within a building, public -safety radio amplification systems shall be
designed and installed in accordance with criteria established by the Poudre Fire
Authority. Poudre Fire Authority Bureau Admin Policy #07-01
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple(@1cgov.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 or feature (riparian forest and aquatic).
However, as there is an arterial road and some intervening parcels between the natural
habitats and this property, and the standard buffer would not extend to this project's
parcel, the ECS is waived for this site. Please consider though the use of native plants
and grasses to complement the natural feature, in accordance with Article 3.2.1 (E)(2)
(3) of the Land Use Code.
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in
Article 3.2.1 (E)(3), requires that you use low -water -use plants and grasses in your
landscaping or re -landscaping and reduce bluegrass lawns as much as possible. Native
and wildlife -friendly landscaping is encouraged as well.
3. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals that
may benefit your 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
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.
3. AERIAL FIRE APPARATUS ACCESS ROADS - as applicable
WHERE REQUIRED > IFC D105.1: Where the vertical distance between the grade
plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus
access roads shall be provided. For purposes of this section, the highest roof surface
shall be determined by measurement to the eave of a pitched roof, the intersection of
the roof to the exterior wall, or the top of parapet walls, whichever is greater.
WIDTH > IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire
apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive
of shoulders, in the immediate vicinity of the building or portion thereof.
PROXIMITY TO BUILDING > IFC D105.3: At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
4. WATER SUPPLY
A hydrant is required within 300' of any commercial building. An exception applies to
buildings with a standpipe system in which case a hydrant is required within 100' of the
fire department connection. 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.
5. BUILDINGS FOUR OR MORE STORIES IN HEIGHT
ROOF ACCESS > IFC 504.3. New buildings four or more stories in height shall be
provided with a stairway to the roof. Stairway access to the roof shall be in accordance
with IFC 1009.12. Such stairways shall be marked at street and floor levels with a sign
indicating that the stairway continues to the roof.
FIRE STANDPIPE SYSTEM > IFC Sections 905 and 913: Standpipe systems shall be
provided in new buildings and structures in accordance with Section 905 or the 2012
International Fire Code. Approved standpipe systems shall be installed throughout
buildings where the floor level of the highest story is located more than 30 feet above the
lowest level of fire department vehicle access. The standpipe system shall be capable of
supplying at minimum of 100 psi to the top habitable floor. An approved fire pump may
be required to achieve this minimum pressure.
6. 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.
7. 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: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, Ilynxwiler(a)poudre-fire.org
FIRE LANES
Fire access is required to within 150' of all exterior portions of the building, or facility as
measured by an approved route around the perimeter. For the purposes of this section,
fire access cannot be measured from an arterial road. All fire lanes or private roads
serving as fire lanes shall be dedicated as an Emergency Access Easement and be
designed to standard fire lane specifications. In addition to standard fire lane
specifications, buildings over 30' in height trigger additional fire access requirements.
Code language 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.
2. 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
Contact: Martina Wilkinson, 970-221-6887, mwilkinson(cOcgov.com
1. The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study Qust a memo study -not a full study). Please have your traffic
engineer contact me to scope the study.
2. Adjacent street improvements to both Horsetooth and Stanford will be needed. This
includes bike lanes and sidewalks. The sidewalk along Stanford may need to be
extended to the north to where the current sidewalk ends.
3. Are there two proposed access points (including one on Horsetooth)? The TIS will need
to address that - note that the access on Horsetooth is likely to be problematic.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221.6339, sboyle(@fcgov.com
1. The design of this site must conform to the drainage basin design of the Foothills Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
2. A drainage report, erosion control report, and construction plans are required and they
must be prepared by a Professional Engineer registered in Colorado. The drainage
report must address the four -step process for selecting structural BMPs. There is a final
site inspection required when the project is complete and the maintenance is handed
over to an HOA or another maintenance organization. The erosion control report
requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3,
Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this
section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
3. 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 point for this site
is to the Horsetooth Road right-of-way. Alternately, the site can tie into the inlet box
located at the southwest comer of the site.
4. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
del ines-regu lations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
5. 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/util ities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopment
6. LUC 3.2.1 (D) (2) Planting of street trees shall occur in the adjoining street right-of-way
in connection with the development
7. LUC 3.2.1 A landscape plan is required.
8. LUC 3.2.2(C)(4) Commercial, industrial, civic, employment and multi -family residential
uses shall provide bicycle facilities to meet the following standards:
Space Requirements %Enclosed/ % Fixed Rack
Multi -Family Residential 1 per bedroom 60%/40%
9. LUC 3.2.2(L) Table A and B
Parking Stall Dimensions should be 19'x9'
Drive Aisle should be 24' for two way traffic and 20' for one way traffic
10. LUC 3.2.2(K) Multi -family Parking requirements.
One or less bedrooms per unit requires 1.5 parking spaces per unit
Two bedrooms per unit requires 1.75 parking spaces per unit
Three bedrooms per unit requires 2 parking spaces per unit
Four and above bedrooms per unit requires 3 parking spaces per unit
11. Any vehicular use area containing six (6) or more parking spaces or one thousand eight
hundred (1,800) or more square feet shall be set back from the street right-of-way and
the side and rear yard lot line (except a lot line between buildings or uses with collective
parking) consistent with the provisions of this Section, according to the following:
Along a lot line- 5 ft
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboylegnfcgov.com
1. Existing water and sewer mains in the vicinity include a 12-inch water main in Stanford,
a 20-inch water main on the south side of Horsetooth, and an 8-inch sanitary main along
the southern edge of the site.
2. The existing 20-foot sanitary easement along the southwest corner of the site does not
meet current standards. An additional 5-foot easement will need to be dedicated on
each side of the existing easement for a total of 30-foot Utility Easement.
3. It does not appear the sewer services were installed per the approved 2004 Utility Plan.
If the services are discovered to have been installed they will need to be reused or
abandoned at the main. The fire hydrant connection shown on the 2004 Utility Plan is
acceptable if needed, although a shorter lead would be preferred. The hydrant and
hydrant lead will need to be centered within the existing 20' Utility Easement or the
easement will need to be revised to match the hydrant configuration proposed with this
project.
4. The water main configuration approved with the 2004 development plan will not be
acceptable. Parallel mains on Horsetooth will not be supported and the proposed
building will need to be serviced from one of the existing mains.
5. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
6. Development fees and water rights will be due at building permit.
Department: Traffic Operations
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 -fax
fcgov.com
August 26, 2016
Cathy Mathis
TB Group
444 Mountain Ave.
Berthoud, CO 80513
Re: Horsetooth and Stanford - Multi -family
Description of project: This is a request to build a 52-unit, multi -family building at Horsetooth
and Stanford (parcel #9725329001). The building would be 3-4 stories in height with an
underground parking garage. The site would also contain a 35-space parking lot behind
the building. The site is located in the Medium Density Mixed -Use Neighborhood (MMN)
zone district. This proposal will be subject to Planning & Zoning Board (Type II) review.
Please see the following summary of comments regarding the project request referenced
above. The comments offered informally by staff during the Conceptual Review will assist you
in preparing the detailed components of the project application. Modifications and additions
to these comments may be made at the time of formal review of this project. If you have any
questions regarding these comments or the next steps in the review process, you may contact
the individual commenter or direct your questions through the Project Planner, Clay Frickey, at
970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow(a)fcgov.com
1. LUC 4.6(D)(3) Buildings shall be limited to a maximum of three (3) stories.
2. LUC 3.8.30(E)(3) Minimum setback from the right-of-way along an arterial street shall be
fifteen (15) feet and along a nonarterial street shall be nine (9) feet.
3. 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
separate from the main -service gates.
4. 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
5. LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with
catalog cut -sheets of the fixtures.