HomeMy WebLinkAboutLINK-N-GREENS - PDP - PDP130001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
January 14, 2012
Conceptual Review Comment responses below in RED:
December 04, 2012
Allen Ginsborg
New Mark Merrill
2720 Council Tree Ave, Suite 230
Fort Collins, CO 80525
Re: Link-n-Greens Conceptual Review
Description of project: This is a request for a phased project to include office/commercial and industrial
space for Woodward as well as retail spaces in a campus-like setting located at the former Link-n-Greens
Golf Course site at the southwest corner of Lincoln Ave and Lemay Ave (Parcel #s 9712400062, 9712400071,
9712400006, 9712400017, 8707300096, 9712400005, 8707300099). The project will require Planning & Zoning
Board (Type 2) review.
Please see the following summary of comments regarding the project request referrenced 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Land Use Code (LUC) 3.2.2(K)(a) This sections identifies the parking maximums for non-residential uses.
These maximums can be adjusted by request of the applicant for alternative compliance please review
this section for criteria for alternative compliance
Parking spaces also require a minimum of them to be signed accessible spaces located near main
entrances and at least one van accessible.
LUC 3.2.2(C)(4) This section sets the minimum bicycle parking required please illustrate in the plans that
this requirement is being met.
Response: Acknowledged
2. Standards LUC setions 4.20 and 3.5.3 do apply based on the uses of the buildings.
LUC 4.20(D)(a)2. Parking lot shall be to the side or interior of building that face the street or the river.
Any parking in between the buildings and the street or river will require a modification.
Response: Although all parking areas could be considered to be located in side yards as required by the
LUC, we have included a request for Modification of Standards to better explain the justification.
3. LUC 3.2.1 Requires a landscape plan (see section for details).
Response: PDP application includes and landscape plan for Phase One areas, and key landscape
buffering concepts for future areas.
LUC 3.2.4 Requires a lighting plan (see section for details).
Response: PDP application includes and lighting plans for Phase One areas.
LUC 3.2.5 Requires enclosures that is adequate for both trash and recycling. Such enclosures shall be
designed with walk-in access without having to open the main service gate and located on a concrete
pad and at least 20ft away from a public sidewalk.
Response: Trash and recycling enclosures to be located at receiving dock between ITS and ES on the
interior of the building.
4. LUC 3.5.1(I) Mechanical/utility equipment shall be identified on site, landscape, and elevations plans with
notes on how such items are to be screened/painted.
Response: Acknowledged, all exterior mechanical and utility equipment are identified on the site plan.
5. LUC 3.8.11 Fences shall be 4ft in height in the front yard. Fences used for screening purposes shall not
be chain link.
Response: Acknowledged, currently there are no fences included on our master site plan, however if
fences are to be incorporated, they shall comply with these guidelines.
6. LUC 4.20(D)(3)(a)1. Building that directly abut the natural area protection buffer shall step down to 1 story.
Anything higher then 1 story in this location will need a modification.
Response: A modification of standards has been included for the mixed-use/commercial buildings on
the east side of the site. All other buildings directly adjacent to the buffer are indicated as one-story.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Information pertaining to existing water mains and sanitary sewers has been provided to the engineer.
2. No additional comments at this time.
Department: Transportation Planning
Contact: Amy Lewin, 970-416-2040, alewin@fcgov.com
1. The two full movement accesses may make it difficult to achieve a boulevard design with a wide median.
Does the traffic study confirm the need for two full movement accesses on Lincoln?
Response: The client desires to have two full movement accesses on Lincoln Avenue. The TIS reflects
only this access configuration.
2. Please show the proposed trail connections between the site and the Poudre Trail.
Response: Trail connections are provided, as requested. Refer to PDP site plan.
3. Please indicate a trail connection on the west side of the project site between Lincoln and the Poudre
Trail to comply with Land Use Code Section 3.2.2(B) and 3.2.2(C)(6).
Response: Public connections to the Poudre Trail are indicated from the road intersections at
Mulberry/Lemay and at Magnolia/Lemay. Public trail connections also exist to the west of the site at the
Lincoln Avenue bridge. The client would prefer to limit public connections along the west edge of their
industrial campus for safety and security reasons.
4. Please show pedestrian facilities and circulation on site, as required in Section 3.2.2.
Response: On-site pedestrian facilities and circulation are provided for Phase One and conceptually for
future phases. Refer to PDP site plan.
5. Please show bike facilities on the internal roads, as required in Section 3.2.2.
Response: Internal automobile circulation is accommodated on private driveways 28’ or more in width.
Bicyclists will share the private driveways with automobiles.
6. Please show how bike parking is being accommodated, as required in Section 3.2.2(C)(4)(b).
Response: Please refer to the PDP site plan for bike parking locations and quantities.
Department: Transfort
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
1. Per the email sent to Angie Milewski on November 8, 2012, Transfort has the following comments for the
Link-n-Green's site:
There are 2 phases of bus improvements you need to be aware of. First is stops to accommodate
Transfort's current service in the area and second would be stops to accommodate future plans for a
downtown circulator that would operate on Lincoln Avenue.
A graphic was attached to the original email indicating the location of the two existing stops, one on
Lincoln west of Lemay and one on Lemay south of Magnolia Street. These two stops will need to be
upgraded to current standards which is a concrete bus pad of at least 12' by 18' attached to a sidewalk,
typical location recommendation would be 50' - 80' from the intersection.
The phase 2 improvements would include an upgraded "station like" stop to be located on the western
part of the site on Lincoln Avenue. Exact location is negotiable as well as the design will need to be
thought through and designed with the overall road design. If this station is not built with the project then
a transit easement will need to be provided.
Response: Transit stops have been indicated on site plans. The future ‘station like’ stop will be
accommodated when the enhanced section for Lincoln Avenue is designed by the city. ROW has been
dedicated for this anticipated enhance section.
2. All bus stops will need to be either in the public right of way or within a Transit Easement.
Response: All bus stops are located within the public right of way. Future stop locations have
not yet been identified in detail nor has the need for a Transit Easement been established.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. Floodplain Comments:
This site is in the FEMA-designated Poudre River 100-year floodplain and floodway and 500-year
floodplain and subject to all requirements in Chapter 10 of City Code.
Response: All requirements identified in Chapter 10 of the City Code have been met. A floodplain
variance for critical facilities has been requested in order to construct buildings that may contain
hazardous materials in the currently effective 100-year floodplain. However, all structures will be
elevated 2-feet above the existing 100-year flood levels or the existing 500-year flood levels, whichever
is greater.
2. Residential and Mixed-Use Development is prohibited in the 100-year floodplain and floodway.
Response: All structures will be elevated 2-feet above the existing 100-year flood levels or the existing
500-year flood levels, whichever is greater. Also, all 100-year post-project condition water surface
elevations through the entire project reach will be at or below that of the pre-project conditions as to not
adversely impact any insurable structures. A CLOMR is being prepared to verify the design intent and
a LOMR will be completed at the completion of the project based on as-built survey. In addition, a
floodplain use permit and no-rise certification will be completed and submitted as part of the CLOMR
submittal package.
3. New structures are not allowed in the floodway.
Response: Please see the response to Comment No. 2.
4. Any new, non-residential structures in the 100-year floodplain must have their lowest floor, HVAC,
electrical and mechanical elevated or floodproofed 2 feet above the 100-year flood elevation.
Response: All proposed lowest floors, HVAC, electrical and mechanical systems shall be elevated a
minimum of 2 feet above the 100-year flood elevation.
5. Life-safety, Emergency Response and Hazardous Material Critical Facilities are prohibited in the 100-year
floodplain and floodway. Life Safety and Emergency Response Critical facilities are prohibited in the
500-year floodplain. Please see the definition of "critical facilities" in Chapter 10 of City Code. The
specific uses, in particular the industrial uses, will need to be reviewed for conformance with this
definition.
Response: Please see the response to Comments No. 1 and 2.
6. Remodeling of any existing structures is allowed subject to the substantial improvement requirements,
including elevating or floodproofing to 2 feet above the 100-year flood elevation. Designated historic
structures may apply for a variance to the substantial improvement requirements.
Response: A variance shall be requested should substantial improvements be made to the designated
historic structures.
7. Storage of floatable materials including overnight parking of fleet vehicles is prohibited in the 100-year
floodplain. All floatable materials must be secured in a structure or anchored to resist floatation.
Response: Please see the response to Comment No. 2.
8. Floodway Modification, including filling, grading, detention ponds, trails, planting of vegetation, etc., is
subject to the requirements of Section 10-45 of City Code and will either be required to show no-rise in
100-year flood elevations and no change in floodplain or floodway boundaries or the floodplain map
must be changed via the FEMA Conditional Letter of Map Revision (CLOMR) and Letter of Map Revision
(LOMR) process.
Response: Please see the response to Comment No. 2.
9. Property may be removed from the 100-year floodplain by preparing a hydraulic model and changing the
floodplain map using the FEMA CLOMR/LOMR process (City Code Section 10-80(a)(1)).
Response: Please see the response to Comment No. 2.
10. The Poudre River Master Drainageway Plan identifies three erosion sites on the left bank of the Poudre
River. Mitigation of these sites will need to be incorporated into the work on proposed in the buffer and
floodway.
Please be aware that CDOT is planning to replace the Mulberry Bridge over the Poudre River in the next
few years and will be going through a FEMA map revision process. Coordination with CDOT on their
hydraulic modeling will be necessary.
Response: The Applicant is working with the Natural Areas Department to develop a joint river buffer
design and mitigation plan that will incorporate the three erosion sites identified.
11. The City is in the process of reviewing and possibly changing the floodplain regulations for the Poudre
River. There may be a future requirement for an emergency response and preparedness plan.
Response: Please see the response to Comment No. 2.
12. Any work in the floodplain requires approval of a floodplain use permit and $25 permit fee. Each
structure will require a separate floodplain use permit. For each new structure, addition or substantial
improvement constructed in the floodplain, approval of a FEMA Elevation or Floodproofing Certificate will
be required for release of the Certificate of Occupancy. Work in the floodway may require approval of a
pre- and post-construction No-Rise Certification. The review fee for hydraulic modeling is $325.
Response: Please see the response to Comment No. 2. All applicable fees will be covered by the
Woodward representatives.
13. Variances are allowed. All variance requests are heard by the City’s Water Board. Please see Section
10-28 and Section 10-29 of City Code for more information on variance requirements. The cost for each
variance request is $300.
Response: Please see the response to Comment No. 1.
14. Please see the Floodplain Forms Website for the floodplain use permit, no-rise certification forms,
elevation certificate, and variance forms. This site also contains the 50% and 100% floodplain
development review checklists.
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
Response: Please see the response to Comment No. 2. All submittal package material will satisfy the
requirements identified in the development review checklists.
15. The Floodplain Administration contact for this project is Marsha Hilmes-Robinson,
mhilmesrobinson@fcgov.com or (970) 224-6036.
Response: Acknowledged
16. Stormwater Development Review Comments:
A drainage and erosion control report and construction plans are required and they must be prepared by
a Professional Engineer registered in Colorado. The drainage report must address the four-step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer and there is a final site inspection required when
the project is complete. The erosion control requirements are in the Stormwater Design Criteria Section
1.3.3. If you need clarification concerning this section, please contact the Erosion Control Inspector,
Jesse Schlam at 224-6015 or jschlam@fcgov.com.
Response: A Preliminary Drainage and Erosion Control Report has been prepared for the PDP submittal
in accordance with City Stormwater Design Criteria.
17. The Stormwater system maps show two outfalls into the river from ponds on the golf course. It is usually
preferred that those be used as the outfalls for the proposed development so as not to cause any new
protrusions into the river. The existing outfall points need to be evaluated as to their condition and
effects on the river. There may need to be some mitigation done on them.
Response: The two existing outfalls into the river have been determined to be inadequate for the
proposed development. The development team is working in conjunction with the city Natural Areas
Department to redefine the river buffer area. New storm drain outfalls will be required and mitigation
of the entire reach will be provided as part of the bank stabilization efforts.
18. Generally onsite water quantity detention is not required when discharging into the river as long as the
outfall system can convey the developed 100 year flow to the river.
Response: Onsite water quantity detention is not provided; however, a series of Dry Wells and similar
Systems are proposed which will allow runoff to re-enter the groundwater system via percolation.
The soils in the area are highly permeable and the design will take advantage of these soils to
reduce the quantity of water which needs to be conveyed directly to the river. The outfall system
to the river is a combination of overland flow and pipe network capable of conveying the 100
year flows.
19. Water quality treatment of the runoff is required for 100% of the site. Water quality treatment methods are
described in the City's Stormwater Criteria Manual and Volume III of the Urban Drainage manual
Extended detention is the usual method selected for water quality treatment; however the use of any of
the BMPs is encouraged. (http://www.udfcd.org/downloads/down_critmanual_volIII.htm)
Response: Water quality treatment is being provided in a series of BMP’s which include Rain
Gardens, Grass Buffers and Swales, Dry Wells and use of the existing Retention Pond.
20. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID)
requirements in late December 2012 or early January 2013. Please contact Basil Hamdan at 224-6035 or
bhamdan@fcgov.com for more information.
Response: The proposed BMP’s described in number 19 above are anticipated to adequately
address the desired LID goals by meeting an equal or better standard for the project.
21. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area or a minimum amount in
accordance with the Fort Collins Stormwater Design Criteria.
Response: Acknowledged
22. The design of this site must conform to the drainage basin design of the Cache la Poudre River Master
Drainageway Plan as well the City's Design Criteria and Construction standards.
Response: Acknowledged
Department: Historical Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com
1. The project area contains the Coy Barn Complex, which is designated on the State Register of Historic
Properties, and, although not official, is also very likely to be individually eligible for Fort Collins
Landmark designation. The State Register designation would mean that LUC Section 3.4.7 would apply to
this project.
Response: We have met with the State Historic Preservation Office to confirm that the barn complex
retains its eligibility for State Register listing with the proposed development plans. We are in the
process of obtaining official determination of continued eligibility concurrent with the PDP.
2. The State and National Register coordinator at the Colorado Historical Society/History Colorado will need
to define the boundaries of the designated area; and will need to comment upon the effects of the
proposed development on the Coy Barn Complex's continued eligibility for State Register listing. In
order to comply with LUC Section 3.4.7, the property will need to retain both its State Register listing and
its eligibility for individual Fort Collins Landmark designation. If a property is found to be eligible/remains
eligible for listing on the State Register of Historic Properties, it is also likely to to retain its local landmark
eligibility and therefore comply with LUC Section 3.4.7.
Response: See comment 1 response above. We will request determination of Local Landmark
designation eligibility once the determination from the State of continued eligibility.
3. The State and National Register Coordinator for Northern Colorado is Heather Peterson. Her contact
information is heather.peterson@state.co.us or 303-866-4684. Historic Preservation staff is working with
Ms. Peteson to facilitate the State's review.
Response: We have met with Heather – see comment 1 response above.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire Lanes shall be provided for every facility, building or portion of a building 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.
The fire code official is authorized to increase the dimension of 150 feet if the building is equipped
throughout with an approved, automatic fire-sprinkler system. 2006 International Fire Code 503.1.1
¿ A fire access shall be provided to within 150¿ of all portions of all buildings. This distance can be
extended for sprinkled buildings as approved by the Fire Marshal.
Response: Fire Lanes are depicted on the Master Utility Plan pursuant to prior
discussions with the fire code official. All buildings will be equipped 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.
NOTE: Required fire lanes for structures three stories or more in height require 30 foot wide minimum on
at least one long side of the building.
¿ Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
¿ Be visible by painting and signage, and maintained unobstructed at all times.
¿ All surfaces shall be maintainable in all-weather conditions, including snow removal.
¿ The required turning radii of a fire lane shall be a minimum of 25 feet inside and 50 feet outside.
¿ Dead-end fire lanes cannot exceed 660 feet in length. Dead-end fire access roads in excess of 150
feet in length shall be provided with an approved area for turning around fire apparatus.
2006 International Fire Code 503.2.3, 503.2.4; 503.2.5; 503.3, 503.4; Appendix D; FCLUC 3.6.2(B) and
Local Amendments
Response: Acknowledged
3. TEMPORARY FIRE LANE
The surface of all fire lanes, including temporary fire lanes, shall be of an approved hard surface or
compacted road base capable of supporting 40 tons. Asphalt, concrete, or compacted road base is
acceptable.
Response: Acknowledged
4. FIRE LANE PROXIMITY
Buildings or portions of buildings exceeding 30 foot in height above the lowest level of fire department
vehicle access shall be provided with approved fire apparatus access roads capable of accommodating
fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire
apparatus access roadway. Fire lanes shall have a minimum unobstructed with of 30 feet and shall be
positioned parallel to one entire side of the building. Fire lanes shall be located within a minimum of 15
feet and a maximum of 30 feet from the building. 2006 International Fire Code Appendix D
Response: Acknowledged. The future Headquarters (HQ) Building is the only proposed structure
exceeding 30 feet. A 30 foot wide fire lane has been identified along the north side of HQ
pursuant to discussions with the fire code official. Also see response number 7 below.
5. FIRE LANEs & FLOOD PLAINS
Dedicated fire lanes shall be built above the flood plain.
Response: Primary fire lanes are designed to be above the flood plain elevation. A secondary fire
lane is identified along the south side HQ which will be located slightly below the flood plain.
6. COMPLETION TIMELINES
PFA does not require fire lane completion or fire hydrant operation until buildings go vertical.
Response: Acknowledged
7. WATER SUPPLY
Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department.
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Commercial requirements: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further
than 300 feet to the building, on 600-foot centers thereafter. 2006 International Fire Code 508.1 and
Appendix B
¿ The number and placement of fire hydrants on the Woodward Campus remains a discussion point. This
discussion should postpone until the parking plan and access issues have been resolved.
Response: A fire hydrant location plan has been reviewed with the fire code official and is in
general compliance with the required spacing. Due to conflicting goals and criteria associated
with having a fire access road along the south edge of the ES and ITS buildings, an alternative
design is proposed consisting of a fire suppression pump to be installed along with a series
of perimeter stand pipes which will allow PFA to energize the sprinkler system for ES and ITS
from various locations.
8. PREMISE IDENTIFICATION
Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a
minimum of six-inch numerals on a contrasting background. 2006 International Fire Code 505.1
¿ A comprehensive address plan for the Woodward Campus shall be submitted for fire department
review and approval.
Response: Response: Acknowledged, address/ signage will comply with codes.
9. PROPERTY ACCESS
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s)
on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be
higher than 6 feet above finished floor. The location(s) shall be approved by the fire department. 2006
International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20
Response: Acknowledged, One Knox Box to be located at each building.
10. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings or building additions that cause the building to be greater than 50,000 square feet will
require a fire department, emergency communication system evaluation after the core/shell but prior to
final build out. 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. For the purposes of this section, fire walls shall not be used to define separate
buildings. Poudre Fire Authority Bureau Policy 07-01
Response: Acknowledged, radio amplification system to be provided in accordance with the Poudre Fire
Authority.
11. HAZARDOUS MATERIALS
Managing the storage and use of Hazardous Materials on the Woodward Campus is still under review
and requires further discussion with the fire department. A HMIA detailing compliance with FCLUC 3.4.5
shall be submitted for review. This study shall confirm that storage of such shall not take place within the
flood zone.
Response: Acknowledged, hazardous materials storage zone to be located adjacent to receiving dock,
outside of flood zone. This area will be identified on our site plan as part of our PDP submittal package.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. Section 3.4.1 of the Land Use Code applies at the time of PDP. An Ecological Characterization Study will
need to be submitted at least 10 days prior to the PDP submittal. The ECS should address all of the
required components in Section 3.4.1(D)(1) of the Land Use Code and the value of all of the site's natural
habitats and features, as noted above.
Response: Preliminary ECS report was submitted prior to PDP application.
One of the most critical issues for the ECS to address is the performance standards outlined in Section
3.4.1(E)(1). The project is proposing to encroach into the 300' buffer established in the Code and thus
must indicate how all of the performance standards are being met by varying the buffer standard of 300'
on the site. The encroachment proposed includes the buildings and parking lot proposed on the SE
corner of the site - the submittal should address why these buildings could not be moved further north
and the parking lot further east to avoid encroaching into the buffer zone.
Response: The ECS and additional narrative have been submitted with the PDP to describe the
collaborative approach that has been undertaken to accomplish the buffer standard for the site.
2. Within the Poudre River buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to
determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer
zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration
options. Visual examples of the proposed improvements, e.g., the different riparian and wetland zones
proposed, should be provided with the submittal or prior to hearing.
Response: Proposed restoration and planting plans for the buffer zone are included in the ECS Report.
City staff and the project development team have consulted extensively on habitat restoration of the
buffer zone. It is City of Natural Resources staff’s desire to use the buffer zone to achieve more natural
topographic and river flow conditions within the buffer zone and to create and expand native wetlands,
floodplain cottonwood woodlands, and upland shrublands and grasslands within the buffer zone and the
extended riparian restoration area. Project and City planning staff used evaluations of historic aerial
photos, river morphology, and existing topography to guide their development of a native riparian
restoration plan for the proposed buffer zone between the river and commercial development in the
project area. This plan will include allowing the Poudre River to overflow its banks during high flow
periods into a designed overflow channel that would assist in creating adjacent wetlands and areas of
upland floodplain forest.
3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural
areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from
the parking areas or other site amenities shall not spill over to the buffer areas.
Response: Acknowledged, full-cutoff fixtures to be provided and included in the lighting design to
eliminate light spillage to the buffer areas.
4. As discussed during prior meetings, staff will continue to work with the applicants on the proposed river
grading in the buffer zone. Connecting the river to its floodplain, recreating diverse riparian habitat types,
creating microtopography, and creating interesting experiences for those using the Poudre River trail will
be critical.
The landscaping plan, especially if the performance standards are sought to be applied, will be critical to
ensuring the encroachments are sufficiently buffered and the river/floodplain connections are met. The
driver of this landscape plan is the grading plan. Staff will work with the applicants through the iterative
process of proposed grading, hydrological modeling, and landscape design.
Response: Acknowledged
5. Transitions from the proposed development area to the buffer zone will also be critical.
Response: Acknowledged
6. Please note the requirement in the Land Use Code for "Compatibility with Public Natural Areas of
Conserved Land¿ (see Section 3.4.1(L)), which requires that ¿the development plan shall be designed
so that it will be compatible with the management of such natural area of conserved land.¿ Please
illustrate in your submittal documents (including the statement of objectives) how the site plan is
compatible with the Williams, Springer and Udall Natural Areas management plan and objectives. (see the
Poudre River Management Plan); the plan for this Natural Area is available at
http://www.fcgov.com/naturalareas/pdf/poudre-management-plan2011.pdf.
Response: The proposed enhancements, described in response to Environmental Planning comment #2,
will greatly improve the Poudre River’s ecology, biodiversity, habitat value, and create a healthier and
sustainable river ecosystem. A description of the comprehensive approach to the river restoration area
is include with the PDP submittal.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@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.
Response: Acknowledged
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. Because of
this projects large size and the amount of the TDRF may exceed $65,000 we will want to use the
submitted plans to calculate the PDP fee for the project and determine if the fee does exceed $65,000.
If it does the fee is eligible to be reviewed and set by the City Manager based on an evaluation and
estimation of the staff time needed to process the application and the appropriate fee amount needed to
cover expenses occurred. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response: Based on this comment and discussions with staff, we have not included TDR fee with our
submittal. We will submit the required fee once the final fee determination is set by staff and City
Manager.
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.
Response: Acknowledged.
4. A TIS for this project will be needed. It will need to evaluate the project based on the proposed project,
the proposed phasing the anticipated build out of the project. Scoping meetings have occurred. Any
questions regarding the content and requirements of this study should be directed to the City's Traffic
Engineer, Joe Olson (224-6062).
Response: Acknowledged. Delich Associates has been in contact with Joe Olson.
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
Response: Acknowledged.
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Right of way along Lemay and Lincoln will be needed. The row provided on both streets
should be that needed to accommodate a 4 lane arterial. This allows for the 4 lane section on Lemay
and the boulevard design on Lincoln. Additional row will be necessary for the right turns and if the 2nd
left is needed at Mulberry along the Lemay frontage.
Response: Additional right-of-way and easements are indicated on the plans and plat to accommodate
a 4 lane arterial for both Lincoln and Lemay.
7. For Lincoln Ave frontage. Since there will be a study done this next year to determine if an alternative
cross section for Lincoln Ave should be planed and built along this site it does not make sense for this
project to build its frontage improvements at this time. In lieu of building the developments local street
frontage obligation with this project at this time the project will need to construct interim improvements as
needed to accommodate the traffic movements into and out of the site and any improvements needed to
meet Level of Service requirements. In lieu of constructing the developers local street frontage
improvement with this project a payment in lieu (cash) covering the cost of these improvements shall be
provided to the City prior to the issuance of the first building permit for the site.
Response: Lincoln will be designed to an interim condition with right-of-way
dedicated to support the future design and construction of a boulevard design. Preliminary
plans are included for a 2 Lane Arterial roadway section across the property frontage which
will be the basis of developing a cash in lieu amount.
8. For Lemay Ave frontage. In addition to the dedication of row needed for the frontage improvements the
site is responsible for the design and installation of the curb, gutter and sidewalk along the west side of
the road adjacent to the site. When the roadway was built the median width narrows as it goes north from
Magnolia and this was intended to be an interim solution due to limited row and it is expected that the
median would be widened (to the west) with the improvements along the sites frontage. Additional
median width maybe necessary to accommodate the median design for the ¾ movement.
Response: Construction plans will be prepared for the ultimate improvements along Lemay
Including curb, gutter and sidewalk. Median improvements are proposed to accommodate turn
Lanes at Magnolia and for the ¾ movement to the north. The median is proposed to be widened
to the ultimate 19 foot width to a point as far north as is practical with the right-of-way available.
9. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
Response: Acknowledged.
10. This site is adjacent to CDOT roadway. Plans will be routed to CDOT for review.
Response: Acknowledged.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Response: Acknowledged.
12. Will need to see how the row line and PRPA relocated lines will work. How it works with the right turn
lanes, left turn lanes and widening needed to accommodate these. If the lines are overhead a shared
easement for the PRPA line and the other utilities would most likely be acceptable to the utilities (it is up
to them). If the lines are buried most likely separate easements would be needed for the PRPA lines
and the other utilities.
Response: A temporary realignment of the PRPA overhead line is shown on the Utility Plan and Site
Plan. The future realignment of the remaining lines is currently under consideration between PRPA
and the City of Fort Collins.
Department: Electric Engineering
Contact: Alan Rutz, 970-224-6153, arutz@fcgov.com
1. Contact Light and Power to discuss development charges, rate schedule and load requirements. Contact
Alan Rutz 970-224-6153
Response: Acknowledged Ghafari has had meetings with Alan Rutz and is scheduling follow-up
meetings to identify the best program for rate charges.
2. Contact PRPA to discuss cost and schedule to move or underground the existing transmission line.
Response: Discussions with PRPA are ongoing with the intent to establish a new location for the
transmission line.
Current Planning
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
1. As the site plan is developed in more detail, a sidewalk connection needs to be added along the west
project boundary that connects Lincoln Avenue to the Poudre River trail. A connection is also needed
from Lemay Avenue. Please refer to Section 3.2.2(C)(6) which states:
(6) Direct On-Site Access to Pedestrian and Bicycle Destinations. The on-site pedestrian and bicycle
circulation system must be designed to provide, or allow for, direct connections to major pedestrian and
bicycle destinations including, but not limited to, parks, schools, Neighborhood Centers, Neighborhood
Commercial Districts and transit stops that are located either within the development or adjacent to the
development as required, to the maximum extent feasible. The on-site pedestrian and bicycle circulation
system must also provide, or allow for, on-site connections to existing or planned off-site pedestrian and
bicycle facilities at points necessary to provide direct pedestrian and bicycle travel from the development
to major pedestrian destinations located within the neighborhood. In order to provide direct pedestrian
connections to these destinations, additional sidewalks or walkways not associated with a street, or the
extension of a sidewalk from the end of a cul-de-sac to another street or walkway, may be required.
Response: We have provided multiple connections for pedestrians into, through, and adjacent to the
large industrial/office campus. A significant amount of walkways connect to and through the open space
areas south of the collection of Woodward facilities and the realigned Poudre trail. Public connections to
the Poudre Trail are indicated from the road intersections at Mulberry/Lemay and at Magnolia/Lemay.
Public trail connections also exist to the west of the site at the Lincoln Avenue bridge. The client would
prefer to limit public connections along the west edge of their industrial campus for safety and security
reasons.
2. The two-story buildings that are shown in the southeast corner abutting and within the buffer will require a
modificion request to Section 4.20(D)(3)(a)(1), which requires buildings to step down to one story when
directly abutting the natural area protection buffer.
Response: A modification of standards has been included for the mixed-use/commercial buildings on
the east side of the site. All other buildings directly adjacent to the buffer are indicated as one-story.
3. The applicant is proposing to reduce the 300' buffer along the southeast and western portion and enlarge
the buffer along the center of the project. An Ecological Characterization Study is required to further
evaluate this proposal. For the two buildings that are proposed within the 300' area, please shift these
buildings north to the extent feasible.
Response: Please see response to Environmental Planning comment #1.
4. A request for Modification of Standard to Section 4.20(D)(3)(a)(2) will be required for the parking areas that
are behind the main office headquarters building (the curved building), as well as the parking area that is
between the river buffer and the back side of the buildings on the west side of the development. A part of
the justification for these parking areas could be to provide appropriate screening between the parking and
the river, meeting the intent of Section 4.20(D)(4)(a) Landscaping/Vegetation Protection, which states: The
natural qualities of the River landscape shall be maintained and enhanced using plants and landscape
materials native to the River corridor in the design of site and landscape improvements.
Response: Although all parking areas could be considered to be located in side yards as required by the
LUC, we have included a request for Modification of Standards to better explain the justification.
5. A key consideration for this campus style development will be the requirement that parking areas
adjacent to streets and abutting uses be screened per Section 3.2.1.(E)(4). Please also note the
requirement for screening of potential low interest or visually intrusive site elements, as described in
Section 2.3.1(E)(6).
Response: Parking lot screening is provided.
6. A major amendment to the ODP is assumed to be required based on the likely increase in building square
footage shown in the SE corner of the site.
Response: Building square footage is in compliance with the approved ODP.
7. 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.
Response: Neighborhood meeting has taken place, as required. No significant concerns were raised.
8. 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.
Response: Acknowledged
9. 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.
Response: Acknowledged
10. 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.
Response: Acknowledged
11. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: Acknowledged.
12. 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.
Response: Acknowledged
13. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Response: Acknowledged.
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 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:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003.
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: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. 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
416-2341