HomeMy WebLinkAbout1721 S. COLLEGE TOWNHOMES - PDP - PDP160042 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1
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
July 15, 2016
December 7, 2016 – PDP Responses
Chad Matesi
Core Spaces
2234 W North Avenue
Chicago, IL 60647
Re: 1751 S College Ave – Townhomes
Description of project: This is a request to build 10 townhomes at 1751 S College Ave
(parcel #9723107004). Each townhome is will be 2-stories with a rooftop terrace. All of
the townhomes will have a two-car garage on the ground floor with an internal drive that
connects to the shopping center to the north and College Ave. The site is located in the
General Commercial (CG) 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, Seth Lorson, at
970-224-6189 or slorson@fcgov.com.
Comment Summary:
Comment Responses: Antunovich Associates, Kimley-Horn, Core Spaces
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Will this property be replatted with the project?
Response: Yes, we are replatting the property.
2. This property is located in the Transit-Oriented Development Overlay District. Please
find the standards of the TOD in section 3.10 of the Land Use Code.
Response: Comment noted. Townhome development will comply with TOD standards
of Land Use Code. See Site Plan and Architectural elevation sheets for details.
2
2. Are there any 4bedroom units or greater?
Response: Project will not include 4 bedroom units. Townhomes will be limited to 2-
bedroom or 3-bedroom configurations.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing water and sewer mains in the vicinity include an 8-inch water main and 21-inch
sewer main in Choice Center Drive.
Response: Comment noted.
2. There is an existing 1-1/2 inch water service and an existing sewer service that serve
this site. These services will need to be reused as part of this development or
abandoned at the main.
Response: These existing services are planned to be used for this development.
3. If the intent of this development is to have single-owner homes on fee simple lots, then
separate water and sewer services will be required for each unit. If this is a multi-family
product with a single entity owning the entire development, then each building will be
served by a single water and sewer service.
Response: A single entity will be owning the entire development, therefore each building
will be served by a single water service and sewer service.
4. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Response: Comment noted.
5. Development fees and water rights will be due at building permit.
Response: Comment noted.
Department: Traffic Operations
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
1. Site plans will need to comply with Midtown in Motion recommendations along College
Avenue. A 12 foot Multi-use path, and driveway treatment for path crossing are
recommended.
Response: A 12-foot multi-use path is provided along South College Avenue per
Midtown in Motion Upper District. A crossing path will be provided at driveway on to S.
College Avenue. See Site Plan.
2. The anticipated change in traffic volume is not expected to rise to the threshold of
needing a TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study
requirement can be waived.
Response: Based on conversations with the City staff a trip generation memo has been
prepared and is included in this submittal.
3. Will need to work with CDOT to find appropriate access locations off of US 287.
Response: Comment noted.
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
3
1. The design of this site must conform to the drainage basin design of the Spring Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Response: Comment noted.
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: Comment noted.
3. It is 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 is required prior to the
time fees are calculated for each building permit.
Response: Comment noted and an impervious area exhibit is included with our drainage
memo.
4. When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2-year historic release rate for water quantity. Parking lot detention for water
quantity is allowed as long as it is not deeper than one foot. If onsite detention is
required, the development will need to detain the runoff volume difference between the
100-year developed inflow rate and the 2-year historic release rate for the new
impervious area. Existing drainage patterns for the site will need to be maintained.
Response: Comment noted. We are not increasing the impervious area by greater than
1000 square feet and thus are not providing onsite detention.
5. Fifty percent of the newly added or modified impervious area is required to be treated
using the standard water quality treatment as described in the Fort Collins Stormwater
Manual, Volume 3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
Response: Fifty percent of our modified impervious area will be treated via pervious
pavers for the site’s water quality treatment requirement.
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.
Standard operating procedures (SOPs) for all onsite drainage facilities will be included
4
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: Comment noted. Fifty percent of our site and more than 25% of our site will
be treated by pervious pavers.
7. 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: Comment noted.
8. 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: Comment noted
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, 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 private drives serving as fire
lanes shall be dedicated as an Emergency Access Easement (EAE) and be designed
to standard fire lane specifications. 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.
5
Response: A 20’-wide fire lane will be provided at the private drive off College
Avenue to the south of the townhome development. This drive will be dedicated as
an Emergency Access Easement and designed to standard fire lane specifications.
The townhome structures do not exceed 30’ in height and therefore will not require
aerial apparatus access requirements. All portions of the development are within
150’ of this fire lane per IFC 503.1.1.
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. 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: Fire lane will comply with design criteria above. Fire lane will provide dead-end
fire access of less than 150 feet and will not require turnaround. Signage and red curbing
will be provided as required. Fire lane plan will be provided for review and approval prior to
installation.
*STRUCTURES EXCEEDING 30' IN HEIGHT (see 2012 IFC definition)
2012 IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to
accommodate the access requirements for aerial fire apparatus (ladder trucks),
required fire lanes shall be 30 foot wide minimum on at least one long side of the
building. At least one of the required access routes meeting this condition shall be
located within a minimum of 15 feet and a maximum of 30 feet from the building, and
shall be positioned parallel to one entire side of the building.
Response: Townhome structures do not exceed 30’ in height and therefore will not require
aerial apparatus access requirements.
3. SECURITY GATES
In this application, the security gate will be required to activate with fire department
Opticon system. Code language provided below.
> IFC 503.6: The installation of security gates across a fire apparatus access road shall
be approved by the fire chief. Where security gates are installed, they shall have an
approved means of emergency operation. The security gates and the emergency
operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the
following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
6
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times and
replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department
personnel for emergency access. Emergency opening devices shall be approved by the
fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or chain and
padlock, unless they are capable of being opened by means of forcible entry tools or
when a key box containing the key(s) to the lock is installed at the gate location.
7. Gate design and locking device specifications shall be submitted for approval by the
fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates intended for automatic operation shall be designed, constructed and installed
to comply with the requirements of ASTM F 2200.
Response: No security gates will be provided for this development.
4. WATER SUPPLY
A hydrant is required within 300' of either building. Based upon the available utility
infrastructure available in the area, this distance requirement appears to be satisfied
however it is the applicant's responsibility to verify location, pressure and volume. 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: A hydrant is located within 300’ of either building. Please reference the utility
plan set for layout.
5. AUTOMATIC FIRE SPRINKLER SYSTEM
These buildings will require a full NFPA 13 automatic fire sprinkler system under a
separate permit. NFPA 13R is not allowed by local ordinance. Please contact Assistant
Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868.
Response: Townhome buildings will contain a full NFPA 13 automatic fire sprinkler
system.
6. FDC
> 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.
Response: Fire Department connections will be installed per NFPA standards along
south façade of each townhome building at designated fire lane. FDC locations will
be submitted to fire department for review and approval.
7. PREMISE IDENTIFICATION - ADDRESS POSTING & WAYFINDING
The orientation of these residential "fronts" are likely to create access confusion without
appropriate unit labeling on the north and south sides of the buildings. The drive aisle
will deliver services to the rear of the units and addressing may be required on both front
and rear of each unit as well.
> 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
7
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: Wayfinding unit numbering will be provided on the north and south sides
of the buildings as well as at the front entry door and rear garage door of every
residential townhome. Unit numbering will be designed in compliance with IFC 505.1.
8. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST
> IFC 510: 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.
LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in
all buildings less than 10,000 sq. ft. and any Type V construction building less than
15,000 sq. ft. PFA policy P15-510.1
Response: The proposed townhome structures will be Type V construction. The
combined square footage of both townhome structures exceeds 15,000sf of
gross building area. Per PFA policy P15-510.1, the development will require the
installation and testing of a public-safety radio amplification system.
9. ROOFTOP COOKING APPLICANCES
Grills fueled by natural gas may be allowed in multi-family buildings with approval of the
fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited.
Grills shall be located in a permanent/fixed location, such as an outdoor kitchen area
and be connected to gas with hard pipe. Grills shall have a 10' separation to
combustible construction and/or vegetation. This distance is measured both horizontally
and vertically from the fire source.
Response: Grills fueled by natural gas are not part of the project.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. 1. The City of Fort Collins Land Use Code [Section 3.4.1] takes into account significant
natural habitats and features and requires buffering of these features as necessary. This
parcel is located within 500ft of natural features (Spring Creek and associated habitats).
Generally this would result in the need for an Ecological Characterization Study (ECS) to
be completed and submitted prior to PDP, however, developed parcels and several
buildings exist between this parcel and the resources and a buffer would not extend into
the property. The ECS requirement is waived.
Response: Noted.
2. 2. A landscape plan will be required and should including scientific names of all species
proposed. Note the City of Fort Collins Land Use Code requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques [3.2.1E(3)]. 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.
Response: Comment noted. Landscape plans are included with this submittal.
3. 3. Regarding site lighting and light fixtures, The American Medical Association (AMA)
8
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. 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. For further information regarding health effects please
see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Response: Site lighting fixtures will have a CCT of no more than 3000 degrees Kelvin.
4. 4. Our city has an established identity as a forward-thinking community that cares about
the quality of life it offers its citizens now and into the future. Thus, the City of Fort Collins
has many sustainability programs and goals that may benefit this 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: http://www.fcgov.com/natureinthecity/, contact Justin
Scharton at 970-221-6213 or jscharton@fcgov.com
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.
Response: The project will be documented and developed following applicable
residential code green building amendments.
Department: Engineering Development Review
Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of
building permit. Please contact Matt Baker at 224-6108 if you have any questions.
Response: Comment noted
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: TDRF fee check is included with this submission.
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.
9
Response: Comment noted
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: Comment noted.
5. Midtown in Motion plan calls for a 10'-12' wide sidewalk and 5' parkway for the
property's College Ave. frontage. LCUASS cross-section for a 6-lane arterial requires a
total of 17' parkway + sidewalk. Therefore, the development could either design a 7'
parkway with 10' sidewalk or a 5' parkway with 12' sidewalk to effectively meet both the
LCUASS and the Midtown in Motion Plan design standards. These and other 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: Comment noted. Development is proposing a 12’ sidewalk with 5’ parkway.
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). A
variance to the LCUASS standard can be requested (LCUASS 1.9.4) but it may or may
not be approved. Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Response: Comment noted. ROW’s and easements have been taken in to account in the
design of the project and are discussed in this submission.
7. Existing private cross access agreement may require the northern access to remain
open - if this agreement is terminated, engineering has no issues with this access being
restricted.
Response: Comment noted. Existing private cross access easement will not be
terminated, and the north access will remain open, allowing continued cross access
between our property and the retail center to the north.
8. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
Response: Comment noted.
9. 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: Noted.
10. This site is adjacent to CDOT roadway and all access to the site is governed by an
access control plan. The access control plan will need to be followed and implemented
with any project. Plans will be routed to CDOT for review and approval and the applicant
may need to obtain access permits from CDOT.
Response: Noted.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Response: Comment noted.
10
12. 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: Noted.
13. Any rain gardens within the right-of-way cannot be used to treat the development/ site
storm runoff. We can look at the use of rain gardens to treat street flows – the design
standards for these are still in development.
Response: Comment noted. Rain gardens are not proposed in the right-of-way.
14. Doors are not allowed to open out into the right-of-way.
Response: Noted.
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: Bike parking will be provided within the interior of the development site
so to not encroach on the public right-of-way.
16. In regards to construction of this site: the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary Staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Response: Comment noted.
Department: Electric Engineering
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
1. Currently three phase power is the primary source of power in the area. There is a
120/208V three phase transformer located to the NE corner of the property to the south.
This can be upgraded or primary can be tapped off of this and supplied to a dedicated
transformer for the site.
Response: Noted. Development will incorporate existing 3-phase power as design of
electrical system progresses. Design team will explore potential upgrade of
neighboring transformer to accommodate electrical service of new development.
2. If power is taken from an area located on another private property, utility easements will
need to be obtained from that property owner
Response: Noted.
4. New development and/or system modification charges will apply
Response: Comment noted.
4. Anything greater than a duplex is considered a commercial application. The owner will
be responsible for providing and installing the secondary service cable. Light & Power
will assist in the interconnection on the secondary side of the transformer.
11
Response: The proposed development does not have anything greater than a duplex.
5. Contact Light and Power Engineering to coordinate the transformer and electric meter
locations. Please show these locations on the utility plans. Transformers need to have
an 8’ frontal and 3’ side/rear clearance. It also has to be 10’ within a drivable surface
and cannot be located under the drip zone of any trees. Please reference our Electric
Service Standards to ensure requirements and policies are met.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Response: Noted.
6. A completed commercial service form (C-1) and one-line diagram will need to be filled
out by engineer/electrician and provided to Light & Power in order to determine billing
and proper transformer sizing. A link to our C-1 form is below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Response: Noted.
Planning Services
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
1. The proposed development is in the General Commercial (C-G) zone district.
Development standards in the C-G district require "pedestrian-oriented outdoor spaces"
and "outdoor spaces and landscaped areas integral to an open space system in
conjunction with streets and connections". (4.21(E)(2)(a-b))
Response: Built-up planter boxes will be provided within the 10’ utility easement at
townhouse entry facade along South College Avenue.
2. Section 3.5.2 (Residential Building Standards) applies to this proposal:
- 15 foot setback from College Ave. ROW; 5 foot side; and 8 foot rear.
- Each entrance must connect to a connecting walkway and must be no more than 200
feet from a street sidewalk.
Response: A minimum setback of 27’ will be provided from College Ave (in order to
accommodate 5’-wide parkway buffer, 12’-wide multi-use path, and 10’-wide utility
easement). A 5’-wide minimum setback will be provided at building sides, and an 8’-
minimum setback will be provided at building rear. Walkways will be provided from
each townhouse entrance. No portion of the townhome development is located further
than 200’ from College Avenue.
3. Bike parking is required at one space per bedroom at a 60/40 split between enclosed
and fixed bike parking.
Response: Bike parking is provided at one space per bedroom and at a 60/40 split
between enclosed and fixed bike parking spaces.
5. Sidewalks should go around both sides of the buildings.
Response: Walkways will be provided at the east and west facades from each
townhouse entrance and at north townhome façade. Pedestrian circulation along the
south townhome façade will occur on the vehicular drive as well as at the walkway at
the north end of the adjoining property to the south.
5. The proposed development project is subject to a Type 1 review and public hearing, the
12
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: Comment noted. We do not plan on holding a neighborhood meeting.
6. 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: Comment noted. Thank you for providing this resource.
7. 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: Comment noted.
8. 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: Comment noted.
9. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: Comment noted.
10. 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: Development review fee check is included with this submittal.
11. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Response: Comment noted; Sam Coutts with Ripley Design is assisting us with our
submittal and an intake appointment has been set up.
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,
13
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