HomeMy WebLinkAboutTERRA VIDA II APARTMENTS - PDP - PDP130028 - 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
July 05, 2013
APPLICANT RESPONSES: SEPTEMBER 4, 2013
Nick Haws
Northern Engineering
200 S. College Ave., Suite 10
Fort Collins, CO 80524
Re: Terra Vida 2 - Multifamily
Description of project: This is a request to construct new multifamily apartment units located between
Cinquefoil Lane, Lady Moon Drive, Precision Drive and the planned extension of Le Fever Drive (Parcel #s
86040-00-023 & 86040-00-030). Approximately 276 multifamily units are planned on 10.2 acres with 464
parking spaces. The site is located in the Harmony Corridor (H-C) Zone District and is a part of the Harmony
Technology Park Overall Development Plan. Multifamily dwellings are subject to Planning & Zoning Board
(Type 2) review in the H-C Zone District.
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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Developer – Milestone
Planning & Architecture – Kephart
Civil & Survey – Northern Engineering
Landscape – Henry Design
Traffic – Delich Associates
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Land Use Code (LUC) Section 4.26(B) In the Harmony Corridor Zone District Multi-Family dwellings are a
permitted use subject to a Type 2 Review.
LUC 4.26(D) Also in this zone district Multi-Family dwellings are a Secondary Use and according the
Harmony Technology Park ODP this area has already been approved for secondary uses.
RESPONSE: Acknowledged.
2. LUC 4.26(D)(3) Residential buildings are restricted to a maximum height of 3 stories.
RESPONSE: Acknowledged.
LUC 4.26(D)(4) All residential development in the HC zone district shall have a minimum average density
of 7 dwelling units per net acre.
RESPONSE: Acknowledged.
LUC 4.26(D)(5) For residential developments that are 10 to 30 acres in size are required at least two
housing types (see section for list of allowed housing types other details).
RESPONSE: Terra Vida II’s two (2) housing types are multi-family and live/work.
3. LUC 4.26(D)(6) 90% of the dwellings shall be within one-quarter mile of a neighborhood park, privately
owned park or central gather place that is at least 10,000 sq ft and highly visible, accessible to the public
and not conflicting with storm drainage grading (see section for greater detail).
RESPONSE: The leasing center and its adjoining amenities meet this criteria.
4. LUC 4.26(E)(1) All development shall comply with Harmony Corridor Design standards.
RESPONSE: Acknowledged.
5. LUC 3.8.30(D)(1) Block Structure. Each multi-family project shall be developed as a series of complete
blocks bounded by streets (public or private). (See Figures 16A through 16F below). Natural areas,
irrigation ditches, high-voltage power lines, operating railroad tracks and other similar substantial physical
features may form up to two (2) sides of a block.
RESPONSE: A north/south major walkway spine has been incorporated into the plan to form compliant block
structure for Terra Vida II.
LUC 3.8.30(D)(2) Block Size. All blocks shall be limited to a maximum size of seven (7) acres.
RESPONSE: Block areas are 6.18 and 3.96 respectively. The block structure is compliant.
LUC 3.8.30(D)(3) Minimum Building Frontage. Forty (40) percent of each block side or fifty (50) percent of
the block faces of the total block shall consist of either building frontage, plazas or other functional open
space.
RESPONSE: Building frontages have been provided at each block.
6. LUC 3.8.30(F)(2) For any such development containing more than five (5) buildings excluding
clubhouses and leasing offices), there shall be at least three (3) distinctly different building designs. For all
developments, there shall be no more than two (2) similar buildings placed next to each other along a street,
street-like private drive or major walkway spine. Buildings shall be considered similar unless they vary significantly
in footprint size and shape, architectural elevations and entrance features, within a coordinated overall theme of
roof forms, massing proportions and other characteristics. To meet this standard, such variation
shall not consist solely of different combinations of the same building features.
RESPONSE: Three (3) distinctly different building designs have been provided.
LUC 3.8.30(F)(3) Each multi-family building shall feature a palette of muted colors, earth tone colors,
natural colors found in surrounding landscape or colors consistent with the adjacent neighborhood. For a
multiple structure development containing at least forty (40) and not more than fifty-six (56) dwelling units,
there shall be at least two (2) distinct color schemes used on structures throughout the development. For
any such development containing more than fifty-six (56) dwelling units, there shall be at least three (3)
distinct color schemes used on structures throughout the development. For all developments, there shall
be no more than two (2) similarly colored structures placed next to each other along a street or major
walkway spine.
RESPONSE: Terra Vida II has 276 dwelling units; as such three (3) color schemes have been provided.
7. LUC 3.8.30(F)(3) Entrances shall be made clearly visible from the streets and public areas through the
use of architectural elements and landscaping.
RESPONSE: Entry portals have been incorporated into the site design to direct pedestrians to building entries.
LUC 3.8.30(F)(5) Roof lines may be either sloped, flat or curved, but must include at least two (2) of the
following elements:
RESPONSE: Roof lines for the Terra Vida II residential buildings are compliant, based on the variety of height
detailing and by the incorporation of secondary roofs over entrances.
(a) The primary roof line shall be articulated through a variation or terracing in height, detailing and/or
change in massing.
RESPONSE: Provided.
(b) Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other
architectural projections.
RESPONSE: Provided.
(c) Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane.
RESPONSE: Not provided.
(d) Termination at the top of flat roof parapets shall be articulated by design details and/or changes in
materials and color.
RESPONSE: Provided.
(e) Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible
design and materials.
RESPONSE: Provided.
8. LUC 3.8.30(F)(6) Each multi-family dwelling shall be articulated with projections, recesses, covered
doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades
and walls into human-scaled proportions similar to the adjacent single- or two-family dwellings, and shall
not have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal
and/or vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation may be
accomplished by offsetting the floor plan, recessing or projection of design elements, change in
materials and/or change in contrasting colors. Projections shall fall within setback requirements.
RESPONSE: The residential building design provides horizontal and vertical articulation. See building elevations
for further information.
LUC 3.8.30(7) Colors of non-masonry materials shall be varied from structure to structure to differentiate
between buildings and provide variety and individuality. Colors and materials shall be integrated to
visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing
one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent
and trim.
RESPONSE: Acknowledged. See illustrated building elevations.
9. LUC 3.2.1 A landscaping plan is shall include but not limited to, foundation plantings, street
trees and parking lot interior and perimeter landscaping.
RESPONSE: Acknowledged, the plans will include plantings in all open areas.
3.2.4 A lighting plan is required should include a photometric site plan with catalog cut-sheets.
RESPONSE: Acknowledged.
LUC 3.2.5 Enclosures are required for 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 20ft from a
public sidewalk.
RESPONSE: Acknowledged.
10. LUC 3.2.2(K)(1)(a) In the HC zone district Multi-Family developments are required to provide a minimum
number of off-street parking spaces for vehicles. This is based on the number of units and bedrooms
(see section for details). Spaces that are located in detached residential garages (but not including
Parking structures) or in attached residential garages, which attached garages do not provide
direct entry into an individual dwelling unit, may be credited toward the minimum
requirements contained herein only if such spaces are made available to dwelling unit
occupants at no additional rental or purchase cost (beyond the dwelling unit rental rate
or purchase price).
Standard stall dimensions start at 19'x9' and two-way drive aisles are required to be 24ft in width.
RESPONSE: Parking requirements are met (see Site Plan). One garage space per unit is included in the base
rent price.
LUC 3.2.2(K)(5) Based on the total number of off-street parking a certain number of these spaces are
required to be handicap spaces. At least one of the handicap spaces shall be van accessible (8ft wide
stall adjoined to an 8ft wide loading area). Handicap spaces shall be located as close as possible to
main pedestrian entrances and designated by the standard vertical sign.
RESPONSE: Acknowledged. See plans for conformance.
LUC 3.2.2(J) Vehicle use areas are required a landscape setback along arterial street 15ft, along non
arterial street 10ft and lot lines 5ft.
RESPONSE: Vehicular use areas have an average landscape setback greater than 10ft along all non-arterial
streets, and nowhere is the minimum width of landscape setback less than 5ft.
11. LUC 3.2.2(C)(4) Bicycle parking is required. For multi-family it is one space per bedroom and 60% of
the required is to be enclosed and 40% fixed.
RESPONSE: Each apartment includes an enclosed detached garage which provides secure bicycle storage for
100 % of the dwellings.
12. LUC 3.5.1(I) Mechanical/Utility equipment (vents, flues, meters, conduits, boxes, transformers, ac/rtu...)
locations shall be identified on the plans with notes on how such equipment is screened and painted.
RESPONSE: Mechanical/Utility equipment will be screened by providing enhanced landscape. See landscape
plans.
13. LUC 3.2.2(C)(5) Connecting walkways from pedestrian entrance to the public sidewalk are required (see
section for details).
RESPONSE: Connecting walkways have been provided. See site plan.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include 8-inch water mains in Le Fever and
Precision and a 12-inch water main in Lady Moon.
RESPONSE: Acknowledged.
2. Wastewater service in this area is provided by the South Fort Collins Sanitation District.
RESPONSE: Acknowledged.
3. This project will be responsible for the installation of a 12-inch water main in Cinquefoil between Le Fever
and Precision as a part of this project.
RESPONSE: See off-site improvement plans submitted with this application.
4. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
RESPONSE: Acknowledged.
5. Development fees and water rights will be due at building permit.
RESPONSE: Acknowledged.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. A drainage report, erosion control report, and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four-step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer and there is a final site inspection required when
the project is complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section
1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this
section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
RESPONSE: Acknowledged. Additional information will be provided during the Final Plan process.
2. In the East Harmony Portion of the McClellands drainage basin onsite detention is required with a 0.5
cfs/ac release rate for the 100 year storm. The detention pond outfalls negotiated with the Fossil Creek
Inlet Ditch (FCRID) owners are also defined in the City's drainage master plan.
RESPONSE: Acknowledged. Drainage for this property conforms to the site-specific ODP Drainage Plan
commissioned by Imago and Banner.
3. It appears the site could drain into the storm drain in Lady Moon Dr. or there is one in Le Fever Dr. that
could also be the outfall. The design engineer will need to verify pipe and detention capacity for either
route since they drain through different ponds but both discharge into the FCRID at the same point.
RESPONSE: See response to Comment #2, above.
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-guidelines-regulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
RESPONSE: See response to Comment #2, above.
5. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must
be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member_219392996.
RESPONSE: See response to Comment #2, above. LID compliance is achieved in an off-site pond.
6. 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.
RESPONSE: Acknowledged.
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, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
RESPONSE: Acknowledged.
7. The design of this site must conform to the drainage basin design of the East Harmony Portion of
McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
RESPONSE: See response to Comment #2, above.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved
route around the exterior of the building. When fire lanes cannot be provided, 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
RESPONSE: Fire lanes have been provided that meet the 150’ rule.
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.
> Be visible by painting and signage, and maintained unobstructed at all times.
2006 International Fire Code 503.2.3, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and
Local Amendments.
RESPONSE: Fire lanes will be identified as required by PFA.
*STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT
In order to accommodate aerial fire apparatus access, required fire lanes shall be 30 foot wide minimum
on at least one long side of the building. 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. 2006 International Fire Code Appendix D;
Poudre Fire Authority Administrative Policy 85-5
RESPONSE: Required access has been provided.
2. TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. International Fire Code 503.2.4 and Local Amendments
RESPONSE: Acknowledged.
Please show demonstrated that turning radii requirements have been met for this project.
RESPONSE: An exhibit has been provided to PFA demonstrating turning maneuver compliance.
3. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Commercial Hydrants are required 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
RESPONSE: Acknowledged.
4. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be
provided throughout all buildings with a Group R (Residential) fire area. Exceptions: Detached one and
two-family dwellings and multiple single-family dwellings (townhomes) not more than three stories above
grade plane in height with a separate means of egress. 2006 International Fire Code 903.2.
RESPONSE: Fire sprinklers are being provided.
BALCONIES AND DECKS
Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling
units where the building is of Type V construction.2006 International Fire Code 903.3.1.2.1
RESPONSE: Fire sprinklers are being provided.
5. FDC
Fire Department Connections shall be installed in accordance with NFPA standards. Fire department
connections shall be located on the street side of buildings, fully visible and recognizable from the street
or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire
department.
2006 International Fire Code 912.2
RESPONSE: Acknowledged.
6. 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. 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
RESPONSE: Acknowledged.
7. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. 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
RESPONSE: Acknowledged.
8. HAZARDOUS MATERIALS
Provide an HMIA for the storage and use of pool chemistry at time of building permit.
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. This site, and overall area, contains a significant number of prairie dogs. Should the project gain
approval, a clause in the development agreement will be added that any prairie dog removal will be
subject to the Division of Wildlife standards for humane eradication.
RESPONSE: Prairie dogs will be removed by the land owner (Imago) prior to construction, in a humane manner,
following the CDOW recommendations.
2. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site
have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City
Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that
could result from the proposed development.
RESPONSE: We have completed a preliminary review of the trees. An Existing Plant Materials plan is included in
the PDP. Most of the trees will need to be removed to accommodate development. There are a couple of trees
that may be able to relocate. However, most of the Cottonwoods are dead or in poor health. There are a couple
of Pines and a Spruce that are very nice and could be relocated. We will need to consult with our arborist and the
City Forester to confirm the likelihood of survival. It is understood that the Landscape Plan will need to provide
mitigation for the healthy trees removed due to development.
3. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
RESPONSE: Noted. The proposed plants are from the City’s recommended Plant List. Plants with the asterisk
will need to be approved by the City Forester prior to use. Bluegrass lawns have been minimized in the planting
scheme.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@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. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
RESPONSE: Acknowledged.
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. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
RESPONSE: The TIS submitted with this application is based upon said scoping meeting.
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. Le Fever Drive is being constructed as a Collector with the Banner Health Project. Incorporate
this Right of Way into this project. Further Discussion should be had on the Cross section along
Cinquefoil adjacent to this project and ensure that adequate right of way is currently being provided.
RESPONSE: Off-site right-of-way is being dedicated by others and/or by separate document. See Off-Site
Imporvement Plans submitted with this application for additional information.
7. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
RESPONSE: Acknowledged. The DA for this project will follow the precedence established with Presidio
Apartments (aka, Terra Vida I).
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
RESPONSE: Acknowledged.
9. Verify that the Driveway at the Primary entrance is appropriately aligned with the Driveway proposed with
Banner Health.
RESPONSE: The driveways and plan sets have been coordinated.
10. This project will be responsible for completing the Frontage along Le Fever (sidewalk and/or Street
depending on Banner Timing), Cinquefoil (Street and Sidewalk) and Precision Drive (Sidewalk).
RESPONSE: Acknowledged. These improvements are considered “off-site” to HUD, and it is imperative to keep
this demarcation of responsibility explicitly clear. The land owner (Imago) will fund said off-site improvements, as
HUD will not guarantee financing for items outside of the property to be mortgaged. Refer to Off-Site Improvement
Plans for additional information.
Department: Electric Engineering
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
1. Coordinate transformer and meter locations with Light and Power Engineering, 970-221-6700. Each unit
will need to be individually metered. Transformers need to be within 10 feet of an all-weather drive over
surface and need to have 3 feet of clearance on the back and sides, and 10 feet of clearance in the front.
RESPONSE: Acknowledged.
2. A C-1 form will need to be submitted for the club house. The form is available at
http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf.
RESPONSE: Acknowledged.
3. Electric development and system modifications charges will apply. An online estimator for these
charges is available at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees/elec
tric-development-fee-estimator?id=2 (the charges for the clubhouse will need to be estimated under the
commercial tab).
RESPONSE: Acknowledged.
4. Shade trees will need to maintain 40 feet of clearance with street lights. Ornamental trees will need to
maintain 15 feet of clearance with street lights.
RESPONSE: Noted. The proposed tree locations will be coordinated with the Lighting Plan.
Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. All entry drives must have walkways on both sides that connect to the larger walkway network serving the
entire site.
RESPONSE: The main entry is proposing a sidewalk on one side of the entry drive. The single walkway occurs in
a major walkway spine layout and the opposite side of the entry drive will have not less than 24’ of enhanced
landscape treatment. There is sufficient room for the second walkway. The applicant believes that the additional
landscape treatment is a preferred solution at the entry and does not inhibit pedestrian access to the community.
2. Section 3.5.2 calls for a strong relationship of buildings to streets to promote a town-like development
pattern. Please note that this standard requires that buildings relate to streets by one of three methods:
• Directly connecting to the street by a walkway.
• Connecting to the street by a sidewalk no greater than 200 feet in length.
• Connecting to a street by a major walkway spine, as specifically defined.
The four perimeter public streets offer an excellent opportunity to comply with this standard by providing
entrances facing the street, with connecting walkways to the public sidewalk. These entrances must be
prominent with entry features that project off the vertical wall plane. Please note that entry features, with
secondary roofs and covered doorways, may also contribute to compliance with Section 3.8.30(F)(2) -
Variation Among Repeated Buildings; 3.8.30(F)(4) - Entrances; 3.8.30(F)(5) - Roofs; 3.8.30(F)(6) - Facades
and Walls.
RESPONSE: Acknowledged.
3. There are several instances where the backs of the garages face a public street. Please note that Section
3.5.2(F) requires that these elevations be upgraded. Also, the Landscape Plan should emphasize a
generous amount of plant material to screen these areas of low visual interest.
RESPONSE: Acknowledged.
4. In accordance with Section 3.8.30(C)(3), the clubhouse and pool area must exceed 10,000 square feet. If
so, then it satisfies the standard of providing a "community facility or neighborhood support / recreation
facility" and, therefore, would not have to be open to the public.
RESPONSE: The clubhouse and pool area exceed the 10,000 square foot criteria.
5. On Terra Vida One, the large stormwater detention pond doubles as passive open space for the benefit of
the residents and is also an ideal location for dog walking. Terra Vida Two, however, does not include a
stormwater detention basin. You are encouraged, therefore, to provide ample areas of passive open
space to allow for the enjoyment of the residents.
RESPONSE: Acknowledged.
6. 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: A neighborhood meeting was held on August 7, 2013.
7. 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.
8. 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.
9. 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.
10. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
RESPONSE: Acknowledged.
11. 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.
12. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
RESPONSE: Thank you to Sandy Lindell for working with us on our submittal appointment.
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.
RESPONSE: Acknowledged.
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