HomeMy WebLinkAboutVILLAGE COOPERATIVE FORT COLLINS - PDP - PDP160036 - 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 26, 2016
Cathy Mathis
TB Group
444 Mountain Ave.
Berthoud, CO 80513
Re: Horsetooth & Stanford - Multi-family
Description of project: This is a request to build a 52-unit, multi-family building at Horsetooth and Stanford
(parcel #9725329001). The building would be 3-4 stories in height with anunderground parking garage. The site
would also contain a 35-space parking lot behind the building. The site is located in the Medium Density Mixed-Use
Neighborhood (MMN) 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 4.6(D)(3) Buildings shall be limited to a maximum of three (3) stories.
RESPONSE: The buildings will be three stories.
2. LUC 3.8.30(E)(3) Minimum setback from the right-of-way along an arterial street shall be fifteen (15) feet and
along a nonarterial street shall be nine (9) feet.
RESPONSE: The building meets the required setbacks.
3. LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and
recycling enclosures. These shall be designed with walk-in access separate from the main-service gates.
RESPONSE: The trash areas are located within the underground parking garage.
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
RESPONSE: Acknowledged.
5. LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with catalog cut-sheets of
the fixtures.
RESPONSE: A photometric plan is included.
6. LUC 3.2.1 (D) (2) Planting of street trees shall occur in the adjoining street right-of-way in connection with the
development
RESPONSE: Street trees are included on the landscape plan.
7. LUC 3.2.1 A landscape plan is required.
RESPONSE: A landscape plan is included.
8. LUC 3.2.2(C)(4) Commercial, industrial, civic, employment and multi-family residential uses shall provide
bicycle facilities to meet the following standards:
Space Requirements %Enclosed % Fixed Rack
Multi-Family Residential 1 per bedroom 60% 40%
RESPONSE: Acknowledged. The site plan shows 12 fixed racks and there will be 23 spaces located in the parking
garage. Given the population, we will be requesting a Modification to the bike parking standard.
9. 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
RESPONSE: The parking stalls are 18’ deep with a 2’ overhang and vertical curb. The drive aisle widths are 30’ for
PFA and 24’.
10. LUC 3.2.2(K) Multi-family Parking requirements.
One or less bedrooms per unit requires 1.5 parking spaces per unit
Two bedrooms per unit requires 1.75 parking spaces per unit
Three bedrooms per unit requires 2 parking spaces per unit
Four and above bedrooms per unit requires 3 parking spaces per unit
RESPONSE: Acknowledged. There are 21 surface spaces and 54 underground parking spaces.
11. Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or
more square feet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line
between buildings or uses with collective parking) consistent with the provisions of this Section, according to the
following: Along a lot line- 5 ft
RESPONSE: The parking is 5’ from the north lot line.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing water and sewer mains in the vicinity include a 12-inch water main in Stanford, a 20-inch water main
on the south side of Horsetooth, and an 8-inch sanitary main along the southern edge of the site.
RESPONSE: This information is shown on the plans.
2. The existing 20-foot sanitary easement along the southwest corner of the site does not meet current
standards. An additional 5-foot easement will need to be dedicated on each side of the existing easement for a total
of 30-foot Utility Easement.
RESPONSE: An additional min. 5’ of Utility easement is dedicated on the north and south side of the existing
sanitary sewer easement.
3. It does not appear the sewer services were installed per the approved 2004 Utility Plan. If the services are
discovered to have been installed they will need to be reused or abandoned at the main. The fire hydrant
connection shown on the 2004 Utility Plan is acceptable if needed, although a shorter lead would be preferred.
The hydrant and hydrant lead will need to be centered within the existing 20’ Utility Easement or the easement will
need to be revised to match the hydrant configuration proposed with this project.
RESPONSE: A proposed fire hydrant is shown along Stanford Road within ROW. This hydrant will have a shorter
lead as suggested.
4. The water main configuration approved with the 2004 development plan will not be acceptable. Parallel mains
on Horsetooth will not be supported and the proposed building will need to be serviced from one of the existing
mains.
RESPONSE: A single water service is shown on these plans tapping into the watermain in Stanford.
5. 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.
6. 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
(just a memo study - not a full study). Please have your traffic engineer contact me to scope the study.
RESPONSE: Acknowledged. A traffic memo is provided.
2. Adjacent street improvements to both Horsetooth and Stanford will be needed. This includes bike lanes and
sidewalks. The sidewalk along Stanford may need to be extended to the north to where the current sidewalk ends.
RESPONSE: Acknowledged. The plans show the portion of sidewalk connecting to the driveway to the north.
Bike lane may need to be reconfigured due to a conflict with existing storm junction structure.
3. Are there two proposed access points (including one on Horsetooth)? The TIS will need to address that - note
that the access on Horsetooth is likely to be problematic.
RESPONSE: The main access is off of Stanford. The Horsetooth access is emergency only and will be gated.
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.
RESPONSE: Acknowledged.
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.
RESPONSE: A Preliminary Drainage and Erosion Control Report has been submitted. This report addresses the
4-step process and preliminary erosion control measures. A full SWMP will be submitted with FDP.
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 point for this site is to the Horsetooth Road right-of-way. Alternately, the
site can tie into the inlet box located at the southwest corner of the site.
RESPONSE: The drainage design strived to meet the 2-year historic release from the site. Improvements within
the ROW caused the release from the site to be slightly above the historic 2-year, but we believe this minimla
additional release will still be acceptable to the City. Please call with any questions or concerns regarding this.
4. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described
in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/stormw
ater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of
the BMPs is encouraged.
RESPONSE: 95% of the on-site basins are treated for water quality through underground water quality chambers or
underground detention basins.
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-development
RESPONSE: 76% of all new impervious area is treated through either underground water quality chambers, grass
buffers or grass-lined swale with infiltration section.
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.
RESPONSE: Acknowledged. This spreadsheet will be provided at FDP.
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-development-fees or contact
Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is
based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins
Stormwater Manual.
RESPONSE: Acknowledged.
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 the 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. All fire lanes or private roads serving as fire lanes shall be dedicated as an
Emergency Access Easement and be designed to standard fire lane specifications. In addition to standard fire lane
specifications, buildings over 30' in height trigger additional fire access requirements. Code language provided
below.
RESPONSE: The fire lane along the front of the building is 30’ and will be dedicated as an emergency access
easement on the Plat.
> 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.
2. FIRE LANE SPECIFICATIONS - A fire lane plan shall be submitted for approval prior to installation. In addition
to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following
general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> 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: Fire lane pavement will be designed to support 40 tons. Fire lane is a minimum 20’ wide. One
radius along the fire route is shown at 15’, but a AutoTurn analysis shows this area is easily traversed by the fire
engine. The AutoTurn Analysis can be provided upon request. Fire lane signage is shown on the horizontal
control plan.
3. AERIAL FIRE APPARATUS ACCESS ROADS - as applicable
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.
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.
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: The aerial access route has been worked through with PFA. The shown layout was preliminarily
approved by PFA.
4. WATER SUPPLY - A hydrant is required within 300' of any commercial building. An exception applies to
buildings with a standpipe system in which case a hydrant is required within 100' of the fire department connection.
Code language provided below.
> 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.
RESPONSE: The proposed fire hydrant is within 100’ of the proposed FDC.
5. BUILDINGS FOUR OR MORE STORIES IN HEIGHT
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: The building is three stories.
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.
RESPONSE: Standpipes will be located within the stairwells for alternative compliance.
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: The hydrant is shown within 100’ of the the FDC connection.
6. AUTOMATIC FIRE SPRINKLER SYSTEM - This building will require a full NFPA13 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: A fire sprinkler system per NFPA 13 is planned for the building.
7. 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.
RESPONSE: A fire sprinkler system will be designed to meet code.
8. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST
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: A communication system will be provided if required.
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 (riparian forest and aquatic). However, as there is an arterial road and some
intervening parcels between the natural habitats and this property, and the standard buffer would not extend to this
project’s parcel, the ECS is waived for this site. Please consider though the use of native plants and grasses to
complement the natural feature, in accordance with Article 3.2.1 (E)(2)(3) of the Land Use Code.
RESPONSE: Acknowledged.
2. 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.
RESPONSE: Acknowledged.
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
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
RESPONSE: Acknowledged.
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.
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.
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. 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). Note that with the plat for the now
expired “Bellavista PDP”, a 9 foot utility easement was dedicated along Horsetooth Road. An additional 6 feet utility
easement dedication for a 15’ total utility easement is required to be dedicated. Information on the dedication
process can be found at: http://www.fcgov.com/engineering/devrev.php
RESPONSE: An additional 6’ of easement is provided behind the ROW along Horsetooth.
7. Access off of Horsetooth Road would need to be looked at further. There is currently no median for a left turn
lane into the site, which left as is, would require either no access off of Horsetooth Road, or access limited to
right-in, right-out. Otherwise a left turn lane meeting appropriate stack length and separation for the left turn lane at
Stanford Road would need to be designed and ensured that lane offsets across the Stanford Road intersection are
within LCUASS criteria.
RESPONSE: Access from Horsetooth will be for emergency access only. Access will be gated.
8. The redevelopment of Foothills Mall required the construction of a right turn lane on westbound Horsetooth
Road to northbound Stanford Road, which has been in process. This work abutting the property pertained to
meeting LCUASS criteria for right turn lanes. The development of this property would still need to widen Horsetooth
Road further than the right turn lane construction with the mall project to ensure a westbound bike lane and
establishment of curb and gutter in the ultimate condition of Horsetooth Road (arterial standards) occurs. Sidewalk
along both Stanford Road and Horsetooth Road would need to be installed in accordance with Collector and Arterial
standards. Right-of-way dedication may be needed for roadway widening outside of existing right-of-way.
RESPONSE: Due to conflicts with an existing storm junction structure,bike lane routing may need to be adjusted
from the typical. We would like to have a meeting with Traffic, Engineering, and Stormwater regarding this issue.
Currently the plans show the bike lane located in the typical location, but the plan and profile shows conflict with the
existing storm structure.
9. Civil construction plans will be required.
RESPONSE: Acknowledged.
10. A Development Agreement will be recorded once the project is finalized with recordation costs paid for by the
Developer.
RESPONSE: Acknowledged.
11. 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: Plans are shown on NAVD 88 datum.
12. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
RESPONSE: Acknowledged.
13. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
RESPONSE: Parking setbacks meet LCUASS standards.
14. 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: No encroachments of fences, barriers, posts etc. are proposed within the ROW.
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: Luke Unruh, 9704162724, lunruh@fcgov.com
1. Light & Power has three phase and single phase facilities readily accessible on the south west corner of the
proposed development.
RESPONSE: Acknowledged.
2. 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
RESPONSE: Acknowledged.
3. Contact Light and Power Engineering to coordinate the transformer locations. Transformers must be within 10’
of an asphalt/concrete surface. Pay close attention to the transformer clearances in the Electric Construction
Policies, Practices & Procedures.
RESPONSE: Acknowledged.
4. Please contact Light & Power Engineering if you have any questions at 221-6700.
RESPONSE: Acknowledged.
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. A landscape plan will be required upon PDP submittal.
RESPONSE: A landscape plan is included.
2. Full tree stocking will be required around the building. This means providing canopy shade trees at 30-40'
spacing and ornamental trees at 20-40' spacing. Staff will pay close attention to this standard in particular since
street trees are not allowed in the sanitary sewer easement that covers a significant portion of the street frontage
along Horsetooth and a portion of Stanford as well.
RESPONSE: Acknowledged.
3. Please note the species diversity requirements for trees in Land Use Code section 3.2.1(D)(3). This
standard is to prevent monocultures and prevent landscapes that are highly susceptible to disease.
RESPONSE: Acknowledged.
4. The proposed parking lot will need to meet the parking lot interior and perimeter landscaping requirements
outlined in Land Use Code sections 3.2.1(E)(4)-(5). The interior of the parking lot must dedicate 6% of the area to
landscaping. For the perimeter of the parking lot, 75% of the glare from headlights must be screened either through
landscaping, fencing, berms, or any combination of these elements. Staff recommends using evergreen shrubs for
year-round screening. You must also provide one tree per 40 lineal feet along a side lot line or in the setback area
and one tree per 25 lineal feet along a public street.
RESPONSE: Acknowledged.
5. Your landscape plan should include hydrozone calculations as outlined in Land Use Code section 3.2.1(E)(3).
The average water use may not exceed 15 gallons/sq. ft. annually.
RESPONSE: Acknowledged.
6. The strip of parking on the north side of the parking lot will require at least one landscaped island. The
maximum number of parking spaces in a row permitted without a landscaped island is 15 per Land Use Code
section 3.2.1(E)(5)(e).
RESPONSE: We have added a landscape island.
7. Where will the bike parking be located? Since this is classified as a multi-family development, one bike parking
space per bedroom is required. 60% of these bike parking spaces must be in an enclosed location. The remainder
can be provided with fixed racks.
RESPONSE: There are 12 fixed racks and 23 spaces in the parking garage. We will be requesting a Modification
to be allowed to reduce the number of spaces.
8. Per Land Use Code section 3.2.2(C)(5), the development must provide connecting walkways to sidewalks in
the surrounding area while minimizing the crossing of drive aisles. The proposed site plan mostly meets this
requirement but staff wants to make sure the building has a strong presence on Horsetooth. Please provide some
additional sidewalk connections from the patio and perhaps the units that front on Horsetooth to enhance the
building's presence on Horsetooth.
RESPONSE: We have connections where practical. The grading plan shows the outdoor patio being 6-7’ above
the Horsetooth sidewalk. We will have to look at a walk in that location.
9. On a related note, staff would prefer the patio be larger and more prominent on the site plan that is being
shown. The purpose of the connecting walkway standard and having buildings front streets is to have the front door
of buildings face the community. With the front door facing north, staff would like to explore ways to enhance the
building's presence on Horsetooth. Staff would prefer the back of the building to appear like the front of the building
when viewed from Horsetooth. We can collaborate on this component of the building and site plan as the project
goes through the development review process.
RESPONSE: Acknowledged.
10. What is the bedroom mix for all of the units? The development must meet the parking requirement outlined in
Land Use Code section 3.2.2(K)(1)(a). These requirements are as follows:
1 bed/studio - 1.5 parking spaces
2 beds - 1.75 parking spaces.
3 beds - 2 parking spaces
4+ beds - 3 parking spaces
RESPONSE: Acknowledged. There are 21 surface spaces and 54 underground parking spaces, while 88 spaces
are required. We will be requesting a Modification.
11. What is the area between the detention pond and emergency access drive being used for? If it is for
trash/recycling or mechanical equipment, this area must be screened from public view.
RESPONSE: These are community gardens.
12. Thank you for the perspective renderings and elevations. For your PDP submittal, please provide staff with
additional perspective renderings and plan view drawings that correspond with each elevation. Staff wants to
ensure that there is ample articulation of the building especially along the south and north sides of the building.
RESPONSE:
13. Consider using local stone for the stone elements of the building to match the local vernacular. This will tie the
building in with the rest of the community from an architectural perspective.
RESPONSE:
14. 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.
15. 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.
16. 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.
17. 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.
18. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
RESPONSE: Acknowledged.
19. 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.
20. 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