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HomeMy WebLinkAboutZIEGLER TOWNHOMES - PDP/FDP - FDP160043 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 11 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com September 10, 2016 Cathy Mathis TB Group 444 Mountain Ave Berthoud, CO 80513 Re: 5305 Ziegler Rd – Townhomes Description of project: This is a request to build 38 townhomes at 5305 Ziegler Rd (parcel #8605000007). The project will consist of four 7-unit buildings and two 5-unit buildings. County Fair Lane will connect to Ziegler as part of this proposal. Each unit will have its own garage with the development providing 7 additional off-street parking spaces. The site is located in the Low Density Mixed-Use Neighborhood (LMN) zone district. This proposal will be subject to Administrative (Type I) 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: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. Would these be 38 platted lots? Or 38 units on one lot? RESPONSE: These will be platted lots and a Plat is included with the submittal. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. This site is located within the South Fort Collins Sanitation District and the Fort Collins – Loveland Water District. Please coordinate with them for water and sewer requirements. RESPONSE: Acknowledged. Department: Traffic Operations Contact: Nicole Hahn, 970-221-6820, nhahn@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. We will likely request a memo that addresses the change in traffic volume and patters upon the completion of this project. RESPONSE: A memo is included with the submittal. Department: Stormwater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com Page 2 of 11 1. A portion of the property is located in the City regulated, 100-year floodplain and floodway for Fossil Creek. The materials submitted for conceptual review show that the proposed design places all of the proposed structures outside of the regulatory floodplain. RESPONSE: Acknowledged. 2. The boundaries of the floodplain/floodway should be included on any plans so that it is clear whether improvements are in or out of the floodplain. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work, as required per the floodplain development review check list. RESPONSE: The floodplain limits are shown on the plans. 3. Any new construction and/or site work within the 100-year floodplain/floodway must obtain a floodplain use permit and comply with the safety regulations of Chapter 10 of City Municipal Code. The permit form can be obtained at: http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Any site work within the boundaries of the 100-year floodway, including utilities, grading, trails and stormwater outfall, etc. must also be preceded by a no-rise certification, and followed by a no-rise recertification after completion of the project. A City Flood Risk Map is attached. RESPONSE: Acknowledged. No work is currently proposed within the floodplain. 4. Staff strongly recommends that, even if the structures are proposed to be located outside of the mapped floodplain, they should be elevated for protection from flooding. The applicant should also be aware that the City remaps floodplains as new technology and information become available and the floodplain line may shift, a building that is currently outside of the floodplain may be mapped into the floodplain in the future and be subject the floodplain regulations upon remodeling or redevelopment, especially if that building is not elevated above adjacent existing grade. RESPONSE: Acknowledged. Buildings are elevated a minimum of 6” above the emergency spill elevation over Ziegler. 5. Development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these documents when preparing your plans for submittal. RESPONSE: Acknowledged. 6. Please contact Heidi Hansen with any questions about these comments or to schedule a meeting to discuss any requirements for development in the floodplain. hhansen@fcgov.com 970- 221-6854. RESPONSE: Acknowledged. 7. The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: Acknowledged. 8. 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. RESPONSE: Acknowledged. 9. The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Page 3 of 11 RESPONSE: Acknowledged. 10. In the McClellands drainage basin onsite detention is required with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm. The outfall for this site is into McClellands Creek. Alternatively, the storm sewer located at the southeastern corner of the site can be utilized as long as an engineering analysis of this pipe shows there is sufficient capacity for site runoff. RESPONSE: Acknowledged. We have discussed the project with staff, and since this project is located directly adjacent to McClelland’s Creek, no detention will be required. 11. 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-guideli nes- regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. RESPONSE: Acknowledged. 12. 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. 13. There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of 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-development RESPONSE: Acknowledged. 14. 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. 15. 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-developme nt- 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. Page 4 of 11 Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. AUTOMATIC FIRE SPRINKLER SYSTEM These buildings will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416- 2868. RESPONSE: Acknowledged. 2. FIRE LANES Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (Ziegler Rd). Any private road or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. Fire lanes in excess of 150' in length require an approved turnaround. In addition, aerial apparatus access requirements are triggered for buildings in excess of 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. RESPONSE: Acknowledged. Fire lanes and emergency access easements are included in the plans. 3. 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. Sign locations or red curbing should be labeled and detailed on future plans. > 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: Acknowledged. 4. WATER SUPPLY Page 5 of 11 Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 400' of any Residential Building as measured along an approved path of vehicle travel (on 800' centers). Hydrants on the opposite sides of major arterial roadways are not considered accessible. Code language provided below. > IFC 507.5 and PFA Policy: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. RESPONSE: Acknowledged. 5. PREMISE IDENTIFICATION & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding; otherwise, monument signage may be required. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. An Ecological Characterization Study (ECS) is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (wetlands and riparian habitat associated with McClellands Creek). Buffer zone standards range from 50-100 feet for these features, as identified in Section 3.4.1(E) of the Land Use Code. The ECS is due a minimum of 10 days prior to PDP submittal. As discussed at the conceptual review meeting on 8/22/16, please submit ECS document previously completed for this site. Depending upon the date of the document, an abbreviated updated memo style ECS may be sufficient for this submittal. Please contact me if you want to discuss the ECS scope and requirements. Additionally, refer to Land Use Code Section 3.4.1(D) for ECS requirements, which is available online at: https://www2.municode.com/library/co/fort_collins/codes/land_use RESPONSE: Per emails and recommendation from the biologist at CTL Thompson, it was determined that an update to the previous ECS will not be required. 2. Note that within a designated Natural Habitat Buffer Zone, the City has the ability to determine if the existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [Section 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures will be required. RESPONSE: Acknowledged. 3. It appears many significant trees may be impacted by current site design concept. Note LUC 3.2.1(C) requiring 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 Page 6 of 11 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. City Staff highly encourage keeping as many healthy, mature growth trees in place; this helps maintain our urban tree canopy, stores carbon and mitigates urban heat island effects. RESPONSE: The applicant had an on-site meeting with the City Forester. A tree inventory and mitigation plan is included with the submittal. 4. The City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife- friendly (ex: pollinators; songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants; the link is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. RESPONSE: Acknowledged. 5. In regard to LED light fixtures, The American Medical Association (AMA) and International Dark- Sky Association (IDA) both recommend using lighting that has a corrected color temperature (CCT) of no more than 3000 degrees Kelvin in order to limit the amount of blue light in the night environment. Cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife and blue light brightens the night sky and creates more glare than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife. Therefore, use of warmer color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to fixtures with dimming capabilities. Site light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. Down the line submit photometric plan and catalog cut sheets of fixtures. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ RESPONSE: Acknowledged. 6. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens now and generations from now, and thus has many sustainability programs and goals that may benefit your project. Of particular interest may be the: 1. ClimateWise program: fcgov.com/climatewise/ 2. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970- 416-4238 or traeker@fcgov.com 3. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 4. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224- 6003 or gschroeder@fcgov.com 5. Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com RESPONSE: Acknowledged. Please consider City sustainability goals and ways this development can engage with these efforts; let me know if I can help connect you to these programs. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Page 7 of 11 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. 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. Most easements to be dedicated need to be public easements dedicated to the City. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Acknowledged. 7. The extension of County Fair Lane to Ziegler Road shall meet LCUASS design standards, unless otherwise approved via variance. The developer may want to consider re-utilizing the roadway design effort by Interwest design for the previously undertaken proposal, as it was near approval. RESPONSE: Acknowledged. 8. The extension of County Fair Lane to Ziegler Road along with its associated sidewalk improvements along Ziegler Road and County Fair Lane will require the Developer’s installation of access ramps that cross Ziegler Road, including a receiving ramp on the east side of Ziegler Road. RESPONSE: Acknowledged. Applicant understands that a dedicated northbound right turn lane is required for Sabre Cat drive and that the ramp will be provided with that project. If we have misunderstood the current planning, we will add the ramp to our plans. 9. The construction of Ziegler Road frontage along the property (curb & gutter, pavement) was constructed with a City Engineering Street Oversizing project to address the gap in road improvements between the Harvest and Sage Creek developments. The property is obligated to repay the City for the local street portion of curb & gutter and pavement as previously constructed by the City, this obligation will be specified in the development agreement for the project and Page 8 of 11 required prior to the first building permit. RESPONSE: Acknowledged. 10. The original developments of Harvest Park (Harvest) and Sage Creek installed a subdrain collection system to dewater around basements due to the presence of high groundwater. Should basements be proposed in this development, review of how any proposed dewatering measures are to be installed and outfall may be needed. RESPONSE: No basements are proposed at this time. 11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: 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. RESPONSE: Acknowledged. 13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. 14. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 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. 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: Coy Althoff, CAlthoff@fcgov.com 1. Light & Power would need to extend electric facilities to this area by installing primary conduit and cable along the west side of Ziegler Rd. RESPONSE: Acknowledged. 2. Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. RESPONSE: Acknowledged. 3. Multi family buildings are treated as commercial services; therefore a(C 1) form must be filled out and submitted to Light & Power Engineering. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. The C-1 form can be Page 9 of 11 found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf RESPONSE: Acknowledged. 4. As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. Please note that transformers must be 10' from a paved surface and have a minimum clearance of 8' from the front and 3' around the back and sides. It is preferred to keep gas meters and electric meters on opposite sides of buildings. RESPONSE: Acknowledged. 5. You may contact FCU Light & Power, project engineering if you have questions. (970) 221- 6700. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_17 June2016.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: Acknowledged. Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com 1. All parking areas with 6 or more parking spaces shall be screened from abutting properties and uses. The perimeter of these parking areas should have landscaping that blocks 75% of the shine of headlights from cars. You may also want to consider a fence or low wall to further screen the headlights from cars. RESPONSE: We have very little parking on the site, but where we do have parking, the headlights will be screened with a row of shrubs. 2. Parking lots with more than 6 spaces will require interior landscaping as well. 6% of the interior of parking lots will need to be landscaped. Please provide a calculation on your formal submittal that outlines what percentage of the interior of the parking areas are landscaped. RESPONSE: There are 4 total surface spaces. 3. Since this proposal shows single-family attached homes, the multi-family parking standards will apply. RESPONSE: Acknowledged. We have used the multi-family parking standards. 4. One bike parking space is required per bedroom for the development. At least 60% of these need to enclosed. The remaining 40% can be provided via fixed rack. RESPONSE: We are showing 7 fixed spaces and 104 enclosed spaces located within the garages. 5. For vehicle parking, the requirements per unit are as follows: One bedroom - 1.5 spaces Two bedroom - 1.75 spaces Three bedroom - 2 spaces Four bedrooms or more - 3 spaces RESPONSE: Acknowledged. With 37-3 bedroom units, we are required to have 74 spaces. We have 74 garage spaces and 4 surfaces spaces totaling 78. 6. Will any of the units be fully handicap accessible? If so, perhaps the handicap parking spaces could be located in closest proximity to those units. RESPONSE: The end units are the ADA accessible units and the ADA spaces are shown closest to those units. Page 10 of 11 7. Each parking stall will need to be at least 19' x 9'. You can provide 17' deep parking stalls, however, if you have a curb or wheel stop and at least a 2' deep landscaped area to allow for vehicle overhang. RESPONSE: The parking stalls are 17’ x 9’ with wheel stops. 8. The trash and recycling enclosures will need to be fully screened from view and be placed on a concrete pad. There should also be a pedestrian access door separate from the main service gates. RESPONSE: The trash enclosures have a person door and will be screened with Mugo pine trees. 9. This proposal exceeds the maximum density of the LMN zone district. The maximum density is 9 dwelling units per acre, which would allow a maximum of 36 units. With 37 units shown, you are one unit over the maximum allowed. You will need to submit a modification request to achieve this density. RESPONSE: We will be submitting a Modification of Standard request. 10. The maximum building height for residential buildings in the LMN is 2.5 stories RESPONSE: The buildings are 2 stories. 11. Since this parcel abuts single-family detached homes on the west, the setback from the west property line shall be 25'. RESPONSE: The setback is 25’ along the west property line. 12. Please note the architectural style of the surrounding development. Most of the buildings feature traditional siding, sloped roofs, and covered front porches. The proposed development should take these features into consideration to establish compatibility with the surrounding area. RESPONSE: Acknowledged. The buildings are traditional in character and will fit in with the surrounding neighborhood. 13. Per Land Use Code section 3.5.2(C)(2), for single-family attached developments featuring more than 5 buildings there should be three distinctly different building designs. Some of the elements that could be altered to create a different design include building size, footprint, elevations, entry features, mass, and proportion. The development should retain a consistent pattern of roof forms to create a cohesive look and feel. RESPONSE: Acknowledged. 14. The minimum setback from arterial streets is 30' and the setback from non-arterial streets is 15'. RESPONSE: The buildings are set back 30’ from Ziegler but we are requesting a Modification for providing less than the 15’ setback on County Fair. 15. The minimum side yard and rear yard setbacks are 5'. RESPONSE: Acknowledged. 16. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. RESPONSE: Acknowledged. Page 11 of 11 17. 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. 18. 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. 19. 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. 20. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Acknowledged. 21. 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. 22. 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.