HomeMy WebLinkAboutWEST PLUM HOUSING - PDP - PDP160029 - 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 31, 2016
Rodney J King
EdR
999 Shady Grove
Suite 600
Memphis, TN 38120
Re: 1303 Plum St - Multi-family
Description of project: This is a request to construct a 42 unit, 137 bed multi-family building
at 1303 Plum St (parcel #9715104028). The proposed development will be 5-stories with
98 parking spaces. The building will contain a parking structure with one level of parking
below grade and the remainder provided on the first level. The site is located in the
Community Commercial (CC) 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, Seth Lorson, at
970-224-6189 or slorson@fcgov.com.
In PURPLE please contact Yaohua Yu, Humphreys & Partners Architects, LP, 972.701.9636
In RED please contact Stephanie Van Dyken, Ripley Design Inc., 224-5828
In BLUE please contact Nick Haws or Andy Reese, Northern Engineering, 221-4158
In ORANGE please contact Joe Delich, Delich Associates, 669-2061
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. If the plan is to rent by bedroom then a minimum 103 off-street parking spaces are
required per the TOD parking requirements. If renting per dwelling unit then 56 off-street
vehicle spaces are required per TOD requirements Proposed plan shows 98 off-street
parking spaces. Please refer to LUC 3.2.2 for parking regs.
Response: There are now 62 units with 233 beds total. There are 180 parking spaces in the garage for a .77 ratio.
2. A min. number of bicycle storage/parking spaces is required. Based on the numbers of
bedrooms of one per bedroom a total of 137 bicycle storage spaces is required with
60% of these within enclosed areas and 40% outside.
Response: Acknowledged. There is enclosed bike parking on floors 1-4 in the east stairwell. As well as hooks within each room.
3. Trash enclosures are required meeting LUC 3.2.5.
Response: We will meet city requirements.
4. Elevation drawings should not include any exterior signage. Signage approval is by
separate permit. Please note that the property is located in the Residential
Neighborhood Sign District which will limit the amount and size of exterior signs.
Response: We will not show signage.
5. The plans need to show mechanical equipment (vents, flues, RTU, meters, electric
boxes, conduit) locations and how these are screened
Response: All AC equipment are on roof top and screened from street by parapets. The rest of the equipment locations have not
been finalized but will be screened to our best ability.
6. A lighting is required. This is a photometric site plan with catalog cut-sheets of the
proposed fixtures.
Response: Provided.
7. Any structure over 40ft in height requires a shadow analysis.
Response: Shadow analysis has been provided in the submittal
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. There is an existing 20-inch steel water main in Plum Street. There are two ¾” water
service stubs for future use into this property. If this project requires a larger tap, then the
existing water services must be abandoned at the main. Placement of the water meter
box or vault should be planned for an area outside of the Plum Street ROW.
Response: Acknowledged.
2. There is an existing 12-inch sanitary sewer line in Plum Street. There appears to be an
existing sanitary sewer service to this property but the size is unknown and it is not
currently active. If this project requires a new sewer tap, then the existing sewer service
must be abandoned at the main.
Response: Acknowledged.
3. 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.
4. Development fees and water rights will be due at building permit.
Response: 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 - at least a memo . Please have your traffic engineer contact me to
scope the study.
Response: The development has been scoped with City staff
2. Sidewalk improvements will be needed. The standard would require a detached walk.
Response: A detached sidewalk is being proposed.
3. Where will the required bike parking be located?
Response: Please see site plan
4. We'll need to work with you on driveway location including sight distance coming out of
structured parking, and adjacency to other driveways.
Response: Distance was reviewed and the parking structure drive was moved as far from adjacent driveways as feasible.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control
Materials need to be submitted at the latest by final material submittal. The erosion
control requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. www.fcgov.com/erosion Please submit; Erosion
Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need
clarification concerning the erosion control section, or if there are any questions please
contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
Response: Acknowledged. Erosion materials will be submitted with final materials.
2. A drainage report and construction plans are required and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must be
prepared in accordance with the Fort Collins Stormwater Criteria Manual.
Response: A drainage report has been provided.
3. The design of this site must conform to the drainage basin design of the Old Town
Master Drainage Plan.
Response: Acknowledged.
4. When improvements are being added to an existing developed site, onsite detention is
required when there is an increase in impervious area greater than 5000 square feet. If
it is greater, onsite detention is required with a 2-year historic release rate for water
quantity. As such, it will be important to document the existing impervious area since
drainage requirements and fees are based on new impervious area. An exhibit
showing the existing and proposed impervious areas with a table summarizing the
areas will be required as a part of the submittal documents.
Response: Acknowledged.
5. Water quality treatment is required as described in the Fort Collins Stormwater Criteria
Manual. Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria)
Response: Acknowledged.
6. 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.
Response: Acknowledged.
7. Standard operating procedures (SOPs) for all onsite drainage facilities (including LID
systems) 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
Response: Acknowledged.
8. Stormwater outfall/tie-in options for this site appear to be the following:
a. There is a private storm system across the street, on the north side of Plum Street that
was installed as part of the District at Campus West project. Tie-in to this private system
would require an agreement with that property owner and may also require the lines to
be upsized for added capacity.
b. There is an existing 15¿ public storm system approximately 580¿ east of this
property within Plum Street; however, tie-in to this storm system would require crossing
a different private storm system that was installed for Scott Plaza.
c. Daylight stormwater discharge into Plum Street ROW at street level.
d. Discharge stormwater to the south into adjacent property owners if you can get their
approval to do so and ultimately, drainage easements through those properties. The
Lofts at Campus West, Town Square and Campus West Shopping Center are the three
subdivisions that may have the space to route stormwater toward Elizabeth Street. You
would need to work with those property owners if this is the direction you want to pursue.
Response: Acknowledged.
9. 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.
Response: Acknowledged.
10. There is a final site inspection required when the project construction is complete and
the maintenance is handed over to an HOA or another maintenance organization.
Response: Acknowledged.
11. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 sq.-ft., and there is a $1,045.00/acre review fee. No fee is
charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an
erosion control escrow required before the Development Construction permit is issued.
The amount of the escrow is determined by the design engineer, and is based on the
site disturbance area, cost of the measures, or a minimum amount in accordance with
the Fort Collins Stormwater Manual.
Response: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. AUTOMATIC FIRE SPRINKLER SYSTEM
Be advised that the City of Fort Collins no longer allows 13-R systems in multi-family
residential buildings and as such, a full 13 system is mandatory (not optional as
indicated in the 1/5/2016 letter from the project team). Additional relevant code
requirements provided below. Please contact Assistant Fire Marshal, Joe Jaramillo with
any fire sprinkler related questions at 970-416-2868.
GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS
> IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided throughout
buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance
with IBC 406.4 OR where located beneath other groups. Exception: Enclosed parking
garages located beneath Group R3 occupancies.
BALCONIES AND DECKS
> IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks,
and ground floor patios of dwelling units where the building is of Type V construction.
Response: We will meet city requirement.
2. FIRE LANES
Fire access is required to within 150' of all exterior portions of the building perimeter.
Calculating accessibility from Plum Street leaves the building approximately 230'
out-of-access. The out-of-access condition can be reduce to approximately 50' if a
cross access easement can be established with the property to the east, but that drive
aisle will also be required to be dedicated as an EAE and meet minimum fire lane
standards and provide a turnaround. See also PFA comment #3 (below) for specific fire
lane requirements pertaining to buildings greater than 30' in height. Code language and
fire lane specifications provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction. The
fire apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
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 dedicated by separate document 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.
Response: Refer to letter for proposed fire department service and access.
3. BUILDINGS EXCEEDING 30 FEET IN HEIGHT
Buildings exceeding 30' in height are required to meet aerial fire apparatus access
requirements as per 2012 IFC Appendix D. In such cases where site limitations do not
allow the code to be met, the fire marshal will allow the project team to present a formal
plan for meeting the intent of the fire code via means of alternative compliance. Such a
plan is required to be presented in writing for review and approval prior to issuance of a
building permit. Code language provided below.
AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED
> IFC D105.1: Where the vertical distance between the grade plane and the highest roof
surface exceeds 30 feet, approved aerial fire apparatus access roads shall be
provided. For purposes of this section, the highest roof surface shall be determined by
measurement to the eave of a pitched roof, the intersection of the roof to the exterior
wall, or the top of parapet walls, whichever is greater.
AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH
> IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus
access roads shall have a minimum unobstructed width of 30 feet, exclusive of
shoulders, in the immediate vicinity of the building or portion thereof.
AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING
> IFC D105.3: At least one of the required access routes meeting this condition shall be
located within a minimum of 15 feet and a maximum of 30 feet from the building, and
shall be positioned parallel to one entire side of the building. The side of the building on
which the aerial fire apparatus access road is positioned shall be approved by the fire
code official.
Response: Plum Street is our Aerial fire apparatus access road.
4. ROOF ACCESS
> IFC 504.3: New buildings four or more stories in height shall be provided with a
stairway to the roof. Stairway access to the roof shall be in accordance with IFC
1009.12. Such stairways shall be marked at street and floor levels with a sign indicating
that the stairway continues to the roof.
Response: Provided.
5. FIRE STANDPIPE SYSTEM
> IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and
structures in accordance with Section 905 or the 2012 International Fire Code.
Approved standpipe systems shall be installed throughout buildings where the floor level
of the highest story is located more than 30 feet above the lowest level of fire
department vehicle access. The standpipe system shall be capable of supplying at
minimum of 100 psi to the top habitable floor. An approved fire pump may be required
to achieve this minimum pressure. Buildings equipped with standpipes are required to
have a hydrant within 100 feet of the Fire Department Connection.
Response: We will meet city requirement.
6. FDC
Unless otherwise approved by the authority having jurisdiction, the Fire Department
Connection is required to be located on the street side and visible. Upon initial review,
the southwest corner of the building would not seem an appropriate location for an FDC
as proposed. Furthermore, a hydrant is required within 100' of an FDC for any building
equipped with a standpipe. Code language provided below.
> IFC 912.2: 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.
HYDRANT FOR STANDPIPE SYSTEMS
> IFC 507.1.1: Buildings equipped with a standpipe system installed in accordance with
Section 905 shall have a fire hydrant within 100 feet of the fire department connections.
Exception: The distance shall be permitted to exceed 100 feet where approved by the
fire code official.
Response: FDC panel is located in the lobby.
7. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM IEST
New buildings require a fire department, emergency communication system evaluation
after the core/shell but prior to final build out. For the purposes of this section, fire walls
shall not be used to define separate buildings. Where adequate radio coverage cannot
be established within a building, public-safety radio amplification systems shall be
designed and installed in accordance with criteria established by the Poudre Fire
Authority. Poudre Fire Authority Bureau Admin Policy #07-01
Response: We will meet city requirement.
8. FIRE PITS & GRILLS
Fire pits and grills fueled by natural gas are allowed. Wood burning or smoke producing
fire pits and grills are prohibited. In addition, gas fired appliances require a 10'
separation distance (both horizontal and vertical) from combustible construction or
vegetation.
Response: We will meet city requirement.
9. ROOFTOP VEGETATION
As applicable, rooftop gardens and landscaped roofs shall be shown to comply with IFC
317.
Response: None anticipated.
10. 2012 INTERNATIONAL FIRE CODE COMPLIANCE
As follow-up to the conceptual review meeting on 2/1/2016, I wanted to provide further
commentary relative to our discussion on fire access. Fire access must meet both
perimeter requirements (Section 503) and aerial requirements (Appendix D105). At this
time, it appears that neither access category can be met with the proposed site plan. In
order to proceed, the project team will need to present a formal proposal to the fire
marshal which meets or exceeds the full intent of the fire code via alternative means of
compliance. It is highly recommended that the project team look at high rise provisions
of the 2012 IFC in order to determine ways in which the architectural design of the
building will compensate for and overcome the site deficiencies. To what extent the
project team must go in order to meet the intent of the code should be based upon the
degree of code separation. In general, the farther away the site plan is from meeting the
letter of the fire code, the more onerous will be the alternative means of compliance
expected to compensate for the deficiency. Based upon recent development of other
infill sites within Fort Collins, this particular site appears to be one of the more limited,
unless a cross access emergency easement can be negotiated with the property to the
east. Feel free to contact me at any time should you wish to discuss this further. Any
formal proposal will require review and approval by the fire marshal.
Response: We will meet code.
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com
1. 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
landscaping is encouraged to the extent possible, as well as flowering plants and
fruit-bearing trees and shrubs to attract birds and pollinators.
Response: Please see landscape plan for turf areas.
2. 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.
Response: A tree inventory walk has been completed.
3. Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals that
may benefit your project. Of particular interest may be the:
1. ClimateWise program: fcgov.com/climatewise/
2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker
at 970-416-4238 or traeker@fcgov.com
4. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@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.
Response: Acknowledged
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@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. 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.
Response: 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
Response: Acknowledged.
6. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. Right-of-way dedication in a manner
similar to Scott Plaza to the east is likely, and will be evaluated in conjunction with review
of Plum Street design. This shall also include the standard utility easements that are to
be provided behind the right-of-way (a 9 foot utility easement along Plum Street).
Response: Acknowledged.
7. Vertical curb and gutter and detached sidewalk along Plum Street is required, and will
be reviewed with a design of the project.
Response: Acknowledged.
8. Sight distance will need to be reviewed for the parking garage/structure access and
potential conflicts with the Plum Street sidewalk.
Response: Acknowledged.
9. Street cuts to Plum Street will be subject to triple impact pavement fees.
Response: Acknowledged.
10. Civil construction plans will be required. A Development Agreement will be required and
recorded once the project is finalized with recordation costs paid for by the Developer.
Response: Acknowledged.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Response: Acknowledged.
12. LCUASS parking setbacks (Figure 19-6) may apply and will need to be followed
depending on parking design.
Response: 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.
Response: Acknowledged.
14. Doors are not allowed to open out into the right-of-way.
Response: Acknowledged.
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.
Response: Acknowledged.
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.
Response: Acknowledged.
Department: Electric Engineering
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
1. New development and system modification charges may apply. A link to our online
electric fee estimator is below.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees/electric-development-fee-estimator?id=3
Response: Acknowledged.
2. Each unit will have to be individually metered. The meters will have to be gained meter
in one location near the transformer. Please provide the service size for each unit at the
main disconnect.
Response: We will provide individual meters but locations are yet to be finalized
3. Please coordinate transformer location with Light & Power as soon as possible.
Transformers will have to maintain proper clearances, at leas 3' side/rear and 8' frontal
with nothing overhanging it. Transformer must be within 10' of a drivable surface.
Response: Acknowledged.
4. It will need to be determined whether single phase or three phase power is required and
if the units will be gas/electric heat.
Response: This is yet to be determined.
5. There is single phase service coming from the west located south of 1311 & 1307 Plum
St. If primary power needs to come from this transformer, a utility easement needs to be
granted or verified that one exists in order to provide primary power to the site. The
other alternative is there a vault located on the north side of Plum St. Primary power can
be provided from here but will have to be bored underneath Plum St.
Response: Acknowledged.
6. It is assumed there will be no commercial applications on this site?
Response: Correct, no commercial, all residential.
7. Please contact Light & Power Engineering if you have any questions at 221-6700.
Please reference our policies, development charge processes, and use our fee
estimator at
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations.
Response: Thanks!
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 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. Applicants of new commercial or multi-family projects
should call 416-2748 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: Conceptual meeting has happened and follow up meeting will occur at the appropriate time.
2. 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
Fort Collins has amendments to most of the codes listed above. See the
fcgov.com/building web page to view them.
Response: We will meet the codes.
3. 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.
2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter.
Response: We will meet the codes.
Planning Services
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
1. The proposed project is in the Community Commercial (CC) district, and the following
Land Use Code provisions apply:
Section 4.18
(D) Land Use standards
(2) Secondary Uses. All residential permitted uses, except mixed use dwellings in
multistory mixed use buildings, shall be considered secondary uses in this zone district
and...If the project contains less than ten (10) acres, the development plan must
demonstrate how it contributes to the overall mix of land uses within the surrounding area,
but shall not be required to provide a mix of land uses within the development.
(E) Development Standards
(1) Site Planning
(b) Central Feature or Gathering Place. At least one (1) prominent or central location
within each geographically distinct Community Commercial District shall include a
convenient outdoor open space or plaza with amenities such as benches, monuments,
kiosks or public art. This feature and its amenities may be placed on blocks with
community facilities.
(2) Block Requirements
(d) Building Height. ... All buildings shall be limited to five (5) stories.
Response: This project contributes to the overall mix of land uses by providing higher residential density for successful commercial
projects.
2. The proposed project is also in the Transit-Oriented Development (TOD) Overlay Zone
however most of the provisions of Section 3.10 only apply to properties south of Prospect
Road.
Response: Acknowledged.
3. According to Section 3.2.2(K)(1)(a)(1) parking requirements for rent-by-the-bedroom
multi-family dwellings are 0.75 spaces per bedroom. Thus a proposal with 137 bedrooms
requires a minimum of 103 parking spaces.
Response: The project is currently parked at .78 spaces per bedroom.
4. The City of Fort Collins has an ordinance that limits occupancy to 3 unrelated people per
unit. However, Sec. 3.8.16(E)(2) permits expanding that limit if the development "has
provided sufficient additional amenities, either public or private, to sustain the activities
associated with multi-family residential development, to adequately serve the occupants
of the development and to protect the adjacent neighborhood. Such amenities may
include, without limitation, passive open space, buffer yards, on-site management,
recreational areas, plazas, courtyards, outdoor cafes, limited mixed-use restaurants,
parking areas, sidewalks, bikeways, bus shelters, shuttle services or other facilities and
services."
Typically this includes some outdoor space.
Response: Please see attached plans.
5. Two weeks prior to submitting for the Project Development Plan (PDP), you must have a
neighborhood meeting for which a notification to Affected Property Owners (APO) must
be mailed per Sec. 2.2.2 The proposed project is subject to a Type 2 review with the
Planning and Zoning Board.
Response: Two neighborhood meetings have been completed.
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: Acknowledged
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: 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 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.
City of Fort Collins
Building Services
Plan Review
970-416-2341