HomeMy WebLinkAboutVILLAGE ON HORSETOOTH (AFFORDABLE HOUSING) - PDP - PDP160025 - 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
August 11, 2016
Kristin Fritz
Fort Collins Housing Authority
1715 W Mountain Ave
Fort Collins, CO 80526
Re: 1506 W Horsetooth Rd - Multi-family
Description of project: This is a request to build 96 multi-family units at 1506 W Horsetooth
Rd (parcel #'s 9727400912 and 9727400913). All of the units will be affordable to families
earning 30-60% of Area Median Income. The development will contain 175 parking stalls
and a clubhouse. The parcels are located in the Low Density Mixed-Use Neighborhood
(LMN) 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@fcgov.com
1. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section.
6 Handicap spaces are required; we are providing 7 handicap spaces
2. LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with
catalog cut-sheets of the fixtures.
The photometric plan is included in the planning set for first round PDP submittal.
3. LUC 3.2.5 All development shall provide adequately sized conveniently located,
accessible trash and recycling enclosures. How will you handle trash?
4 Trash and recycling enclosures are provided on site for ease of access to all residents.
4. LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view
from both above and below by integrating it into building and roof design to the
maximum extent feasible
Acknowledged.
5. LUC 3.2.1 A landscape plan is required.
Landscape Plan is included in PDP submittal
6. The setbacks for LMN are:
Front 15'
Rear 8'
Side 5'
Corner Side 15'
Acknowledged. All setbacks are being met.
7. 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
Parking stalls are 17’ with a 6’ walk, attached.
8. LUC 3.2.1 (D) (2) Planting of street trees shall occur in the adjoining street right-of-way
in connection with the development by one (1) or more of the methods described in
subparagraphs (a) through (c)
Street trees are added along Horsetooth Rd at 40’ intervals
9. Detach the sidewalks along the drive aisle.
Sidewalks are attached to drive aisle to allow for 17 parking stalls. See Modification Request for further
justification.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing water and sewer mains in the vicinity include an 24-inch water main in
Birmingham St, a 16-inch water main in Horsetooth, an 18-inch sanitary sewer in
Birmingham, and a 15-inch sewer main in Horsetooth.
Noted and shown on utility plans.
2. This project will be required to route a 15-inch sanitary sewer through the site from
Birmingham to Horsetooth. Additionally, a water loop will be required in order to provide
adequate water service to the proposed development. This loop will need to be made
from the water main in Birmingham to the main in Horsetooth.
15 inch sanitary connection and 8 inch water loop have been provided, see utility plans.
3. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Acknowledged
4. Development fees and water rights will be due at building permit.
Acknowledged
Department: Traffic Operations -
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study. Please have your traffic engineer contact me to scope the study.
Acknowledged. Done.
2. No connection to Birmingham is shown, which is what was assumed when Birmingham
was constructed. We'll need to figure out whether a connection is needed / appropriate.
At a minimum a bike / ped connection should be included.
Analyses with and without the Birmingham connection are included in the traffic impact study. A ped/bike
connection is shown on the site plan.
3. You'll need adjacent street improvements (including detached sidewalk) along
Horsetooth.
Acknowledged.
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.
Comment noted and reference made to the Master Drainage Plan in the drainage report for the
project.
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.
Comment noted. See Drainage & Erosion Control Report and Utility Plans.
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 for this site is the
storm sewer on the south side of Horsetooth. No developed release into the adjacent
irrigation ditch will be permitted.
Comment noted. Detention has been provided on the east side of the site, outfalling to the
storm system on the south side of Horsetooth Road at the 2-year historic release rate. A small berm
prevents developed drainage from entering the Pleasant Valley and Lake Canal. See Grading Plan and
Drainage & Erosion Control Report.
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
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
An extended detention basin and infiltration basin will be used to treat 83.6% of the site runoff
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/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
An extended detention basin and infiltration basin will be used to treat 83.6% of the site runoff.
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.
Comment noted. State Stormwater Design Data sheet will be included in the final drainage
report.
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.
Acknowledged.
Department: Historic Preservation –
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
1. Any exterior changes to or demolition of buildings 50 years old or older need to be
reviewed under the City’s Demolition/Alteration Review Process (Municipal Code
Section 14-72). This process determines a building or structure’s eligibility to qualify for
recognition as a Fort Collins Landmark. The eligibility of a property for landmark
designation does not designate the property as a Landmark; it does define which of the
various City review processes the development application would be reviewed under.
The determination of eligibility requires current color photographs of all sides of each
building or structure, provided by the applicant. Sufficient photos should be taken to
show the current condition of the building, especially any previous alterations or
additions. Additionally, photos of the front elevation of adjacent buildings or structures
are also required, to show the context of the building. Digital photos are encouraged,
should be individually labeled to indicate location, and may be sent to
mbzdek@fcgov.com. Hard copies may be sent to P.O. Box 580, 80522; or dropped off
at CDNS, 1st Floor, 281 N. College Ave
FCHA has submitted a demolition request and photographs of existing buildings built in 1963 to Maren Bzdek
2. If any of the buildings or structures are found to be individually eligible for Landmark
designation, then the project would be reviewed for compliance with LUC Section 3.4.7.
Section 3.4.7. is intended to ensure that, to the maximum extent feasible: (1) historic
sites, structures or objects are preserved and incorporated into the proposed
development and any undertaking that may potentially alter the characteristics of the
historic property is done in a way that does not adversely affect the integrity of the
historic property; and (2) new construction is designed to respect the historic character
of the site and any historic properties in the surrounding neighborhood.
Acknowledged.
Department: Fire Authority –
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of any building perimeter. If
the fire lane involves a private drive, an Emergency Access Easement shall be
dedicated by separate document and fire lane specifications shall apply. 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.
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
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.
Acknowldeged.
2. DEAD-END FIRE LANES
The loop road creates a dead-end condition of approximately 750' in length. Dead-end
roads in excess of 660' in length are not permitted and a second point of access is
required. Providing increased connectivity with Birmingham Dr. to the north would
resolve this problem. Code language provided below.
> FCLUC 3.6.2(B)2006; 06IFC 503.2.5 and Appendix D: Dead-end fire apparatus
access roads cannot exceed 660 feet in length.
A second emergency point of access from Birmingham Road has been added to the plans
3. WATER SUPPLY
A hydrant is required within 300' of any building as measured along an approved path of
vehicle travel. At this time, it appears that at least two hydrants will be required within the
site.
> 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,
on 600-foot centers thereafter.
Acknowldeged.
4. AUTOMATIC FIRE SPRINKLER SYSTEM
Buildings will require a full NFPA13 automatic fire sprinkler system (not 13R) under a
separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire
sprinkler related questions at 970-416-2868.
Based on the revised building sizes and the City of Fort Collins’ Group R Sprinkler System Notice , FCHA will
Pursue NRPA13R by separating the 12-plex and 8-plex buildings with a two-hour rated Fire Wall in accordance
with IBC Section 706.
5. CLUBHOUSE
Should the building exceed 5000 square feet, it shall be sprinklered or fire contained. If
containment is used, the containment construction shall be reviewed and approved by
the Poudre Fire Authority prior to installation. Should the occupant load of the A-2
assembly exceed 99 persons, the clubhouse will require a sprinkler system.
Acknowldeged. The clubhouse is less than 5,000 sq ft
Department: Environmental Planning -
Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.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 (Pleasant Valley and Lake Canal
and Urban Plains Forest). Please note the buffer zone standards of 50' for these
features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with
your site design process.
Please contact me if you would like to discuss the scope and requirements of the ECS
further. Please note that the Ecological Characterization Study is due a minimum of 10
days prior to the PDP submittal.
ECS was submitted on August 6 2016. A 50’ buffer has been accounted for.
2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to
determine if the existing landscaping is incompatible with the purposes of the buffer
zone. Please ensure that your ECS discusses the existing vegetation and identifies
potential restoration options. If it is determined to be insufficient, then restoration and
mitigation measures will be required.
Acknowledged.
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.
No light should spill into the 50’ buffer areas, see photometric plan
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.
Noted and considered
5. 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.
Noted and considered
6. The applicant should make note of Article 3.2.1(C) that requires developments to submit
a landscape and tree protection plan, and if receiving water service from the City, an
irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5)
enhances the pedestrian environment". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within
this site have a DBH of greater than six inches, a review of the trees shall be conducted
with Tim Buchanan, City Forester (970-221-6361 or tbuchanan@fcgov.com) to
determine the status of the existing trees and any mitigation requirements that could
result from the proposed development.
Site walk was conducted with City Foresters, and tree mitigation plan has been proposed and met.
7. If tree mitigation is necessary, please include the following note on the tree mitigation
plan and/or landscape plan, as appropriate: “All tree removal shown shall be completed
outside of the songbird nesting season (Feb 1 - July 31) or a survey will be conducted of
the trees to be removed to ensure that no active nests are present."
Included
8. Please be aware, the creation or enforcement of covenants that prohibit or limit
xeriscape or drought-tolerant landscapes, or that require primarily turf-grass are
prohibited by both the State of Colorado and the City of Fort Collins.
Noted
9. 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
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.
Noted. FCHA shares sustainability goals.
10. This site is not currently located within a 10-minute walk to nature, which is a priority of
the Nature in the City Strategic Plan. Incorporating trail connections, as well as secluded
areas, seating and/or gathering spaces in or adjacent to the Natural Habitat Buffer Zone
would serve as an amenity for the site and give residents an opportunity to access and
connect with nature.
Trail connector included, greenspace is provided
Department: Engineering Development Review -
Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
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
Acknowledged. TDR Fee is being submitted with PDP application.
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.
Acknowledged.
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.
Acknowledged.
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
Acknowledged.
6. ROW will need to be dedicated and frontage improvements installed (including curb,
gutter, parkway, and sidewalk) along the property¿s Horsetooth frontage per LCUASS
4-lane arterial cross-section
Acknowledged.
7. Section 3.6.3 of the Land Use Code (Street Pattern and Connectivity Standards) is
intended to ensure that the local street system is well designed with regard to safety,
efficiency, and convenience for automobile, bicycle, pedestrian, and transit modes of
travel. The existing stub to the property was created with the intention of allowing for said
safety, efficiency, and convenience – and section 3.6.3 (F) requires the continuation of
the stub. Please review the other sections of 3.6.3 as you alter your site plan and note
Land Use Code procedures for alternative compliance in 3.6.3 (H).
Alternative compliance is being requested for Section 3.6.3 to allow for emergency access and a walkway
connection instead of the street connection.
8. LCUASS access spacing requires the Horsetooth access to be between 460’ and 660’
from neighboring access points – the current site plan appears to meet this requirement.
Acknowledged.
9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Acknowledged.
10. This project is responsible for dedicating any easements that are necessary or required
by the City for this project. This shall including the standard utility easements that are to
be provided behind the right-of-way (15 foot along Horsetooth, 9 foot along
Birmingham).
Acknowledged.
11. Utility plans will be required and a Development Construction Permit (DCP) will need to
be obtained prior to starting any work on the site.
Acknowledged.
12. 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.
Acknowledged.
13. 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.
Acknowledged.
14. Any rain gardens within the right-of-way cannot be used to treat the development/ site
storm runoff. We can look at the use of rain gardens to treat street flows – the design
standards for these are still in development.
There are no rain gardens within the right-of-way
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
There is no bike parking located within 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.
Acknowledged.
Department: Electric Engineering -
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. Light and Power has single phase and three phase facilities in the area to feed the
development.
Acknowledged.
2. Contact Light and Power Engineering to coordinate the transformer locations, please
show the locations on the utility plans. Transformer must be within 10’ of an
asphalt/concrete surface.
Acknowledged. FCHA will coordinate transformer locations with Light and Power.
3. 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
Acknowledged.
4. Please contact Light& Power Engineering if you have any questions at 221-6700.
Department: Building Inspection -
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
1. Please schedule a pre-submittal meeting for this project. Pre-Submittal meetings assist
the designer/builder by assuring, early on in the design, that the new 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. Applicants of new projects should email scarter@fcgov.com 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.
Acknowledged. FCHA will schedule a pre-submittal meeting.
Department: Advance Planning -
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Landscape setback from the ROW for vehicle use areas is 10ft from an non-arterial and
15ft from an arterial.
Acknowledged, a 15’ setback from W Horsetooth Rd is shown on the plans.
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. The plan as shown does not meet the connecting walkway standard in 3.5.2(D)(1) nor
does the site plan provide the necessary connection to Birmingham Dr. The sidewalk
network on the site is discontinuous and requires pedestrians to cross drive aisles with no
delineation of pedestrian paths. The site plan also does not have buildings oriented to
any sort of street, rather they are oriented around a parking lot with little connectivity to the
sidewalk and road network in the surrounding area. The site plan will require fundamental
changes to meet these code requirements. Staff would be happy to meet and discuss
these changes in further detail. –
A modification request for the connecting walkway standard has been included in the PDP application.
2. While the project narrative contains the number of bicycle parking spaces to be provided
as part of this development, the site plan does not show the location of these bicycle
parking spaces. Please provide more detail on where bicycle parking will be provided
on-site. If the enclosed spaces will be provided in the unit, please submit a floor plan of
each unit type showing where the bicycle parking will be provided.
Acknowledged. The location of the covered bike parking has been added to the site plan.
3. What is the square footage of each building? The maximum floor area allowed per
building in the LMN is 14,000 sq. ft. If any of the buildings exceed the maximum floor
area, you will be required to submit a modification request to this standard.
The Total GSF for each building is as follows (Attached is the Building Matrix):
- A1: 8,130 GSF
- A2: 8,760 GSF
- B1: 13,730 GSF
- B2: 13,340 GSF
- Clubhouse: 2,900 GSF
None of the buildings exceed 14,000 sq. ft. The maximum sq. ft. per building is 13,730.
4. The maximum number of units allowed per building in the LMN is 12. Three of the
buildings exceed the maximum number of units. Please submit a modification request to
this standard.
FCHA has revised the plans to eliminate the buildings with more than 12-units, so a modification request is
not needed. The plan now includes nine (6) 12-unit buildings and three (3) 8-unit buildings.
5. The submittal does not include proposed elevations for the A2 building. Include the
proposed elevations for A2 as part of your PDP submittal.
Acknowledged. Elevations for all building types, including A2 are included in the application.
6. Will the elevations for all of the 8-unit buildings be the same? Since there are more than 7
buildings proposed as part of this plan, there will need to be 3 distinctly different building
designs. It is unclear if this proposal meets that standard at the moment.
Acknowledged. Each Building Type will have a different massing due to different unit types within the
buildings. No same Building Types will be adjacent. Building Types A1 & A2 are 8-Unit buildings and differ
between massing, especially at the entrances. Building Types B1 & B2 are 12-Unit Buildings and also differ in
massing, especially at the entrances. There is also a 1-Story Clubhouse that has its own massing itself.
There are some common elements that run through the different buildings to help with continuity throughout
the development.
7. 10% of the parking lot interior must be landscaped. Please include a table that shows
how much of the interior parking area is dedicated towards landscaping as part of your
PDP submittal.
This information has been added to the site plan.
8. It is unclear how this plan meets the parking lot perimeter landscaping. Parking areas
abutting streets and adjacent uses must be screened to screen at least 75% of the shine
from headlights. The parking areas also must have one tree per 25 lineal feet.
Noted and observed in new plans.
9. 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.
FCHA held two (2) neighborhood meetings on June 27th and August 8th, 2016
10. 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.
Acknowledged.
11. 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.
Acknowledged.
12. 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.
Acknowledged.
13. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Acknowledged.
14. 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.
Acknowledged.
15. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Acknowledged. Appointment is scheduled for August 17th at 11:30am.
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 (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi-family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
Noted. FCHA will utilize the multi-family 3-stories max standards and schedule a presubmittal meeting.
City of Fort Collins
Building Services
Plan Review
970-416-2341