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Home My WebLink AboutCROWNE AT OLD TOWN NORTH (FORMERLY CROWNE ON SUNIGA - RESIDENTIAL) - PDP - PDP170007 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWFebruary 15, 2017 Clay Frickey City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Crowne at Old Town North Concept Review Comments (formerly Crowne on Suniga) Dear Clay The following is the applicant’s response to the Concept Review Comments dated September 6th, 2016. Please ﬁnd attached copies of the the PDP application for your review. Comments: Department: Zoning 1. LUC 4.19(D) Maximum Building height shall be ﬁve (5) stories. Noted, we are at 2 and 4 stories 2. Multi Family Setbacks: Setback from arterial street- 15 ft \ Setback from nonarterial street- 9 ft Residential Setbacks: Setback from arterial street- 30 ft Setback from nonarterial street- 15 ft Side setback- 5 ft Rear setback- 8 ft Noted, we comply with these setbacks 3. LUC 3.5.1(G) Will need a shadow analysis for buildings over 40ft in height. This has been included 4. LUC 3.2.1 A landscape plan is required. This has been included 5. LUC 3.2.2(E)(4) Landscaped Islands. To the maximum extent feasible, landscaped islands with raised curbs shall be used to deﬁne parking lot entrances, the ends of all parking aisles and the location and pattern of primary internal access drives, and to provide pedestrian refuge areas and walkways. This has been compiled with 6. LUC 3.2.1 (D) (2) Planting of street trees shall occur in the adjoining street right-of-way in connec- tion with the development This has been complied with 7. 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% Page ! 1 of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 8. Please refer to parking lot requirements under LUC 3.2.2 (K) and LUC 3.2.2(L) to include handicap parking with van-accessible space. This has been complied with 9. LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with catalog cut- sheets of the ﬁxtures. This has been included 10. Please include the mechanical equipment and how it is to be screened. Roof top mechanical equipment is screened by the roof parapets. 11. 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-ser- vice gates. Noted 12. LUC 3.5.2(C)(2)(a) Single Family Attached buildings containing more than two (2) dwelling units shall comply to the following requirements: For any such development containing more than ﬁve (5) buildings (excluding clubhouses/leasing ofﬁces), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street or street-like private drive. Building designs shall be considered similar unless they vary signiﬁcantly in footprint size and shape. The proposed site plan complies with this. We have two story buildings that are townhouse style buildings, a 2 story carriage home building, and two different styles of 4 story multi-family buildings. 13. LUC 3.8.30(B)(1) A minimum of two (2) Multi Family housing types shall be required on any devel- opment parcel sixteen (16) acres or larger, including parcels that are part of a phased development. This site, at 15.7 acres, falls just under the minimum area for this requirement, however we have met this requirement. Department: Water-Wastewater Engineering 1. There is an existing 8-inch water main in Jerome Street that will need to be extended into and through this development and connect to the existing 8-inch water main in Conifer Street. Waterline has been extended, as required. 2. There is also an existing 12-inch water main in Suniga that will need to be extended to the west along your property frontage with the extension of the Suniga roadway. This is an improvement that will be required as a part of standard infrastructure installation along an arterial roadway fronting a development. 12” waterline has been extended, as required. 3. There is an existing 8-inch sewer main in Conifer Street and an existing 10-inch and 21-inch sewer main located to the southwest of this project site that appears to be located within Block 1 of the Old Town North Subdivision. Either or both sewer mains may be connected into to provide service to this development. Page ! 2 of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com A Existing sanitary sewer mains will be connected to, as shown. 4. The water conservation standards for landscape and irrigation will apply. Information on these re- quirements can be found at: http://www.fcgov.com/standards requirements can be found at: http://www.fcgov.com/standards Acknowledged. 5. Development fees and water rights will be due at building permit. requirements can be found at: http://www.fcgov.com/standards Acknowledged. 6. The water services and meters for this project site will need to be sized for each building and use type and based on the AWWA M22 manual design procedure. A sizing justiﬁcation letter that in- cludes demand calculations for maximum ﬂows and estimated continuous ﬂows will need to be pro- vided as a part of the ﬁnal submittal package for this project. This analysis letter will be required to be stamped and signed by a PE registered in Colorado. Water meter sizes are not currently available, as MEP has not completed all calculations. Justification letter and sizing calculations will be provided by MEP/Architect to City of Fort Collins. Department: Trafﬁc Operations 1. The anticipated trafﬁc volume from this development meets the threshold for needing a Trafﬁc Im- pact Study. Please have your trafﬁc engineer contact me to scope the study. Trafﬁc study will need to discuss the potential for connecting Seniga to College Ave. A traffic study has been prepared and is included with this submittal 2. Internal circulation seems awkward, and could be improved. We have made significant changes to the site plan and have improved overall circulation, both vehicular and pedestrian 3. Accesses off of Lupine appear to be offset, please align. \ We have made significant changes to the site plan and have improved overall circulation, both vehicular and pedestrian 4. Adjacent street improvements along conifer are needed, please work with engineering on these details. We have accommodated this 5. Please show pedestrian facilities on next site plan. This has been included Department: Technical Services 1. 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. This has been complied with Page ! 3 of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Stormwater Engineering 1. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Acknowledged. 2. A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Acknowledged. 3. This site is located within the Northeast College Corridor Outfall (NECCO) project area, which is a regional stormwater infrastructure improvements project that includes regional quantity detention and water quality ponds and storm pipe infrastructure throughout the NECCO area. Per the NEC- CO basin map, this project site is located in Basin 408 and is allowed to discharge into the regional pond (located to the east of this site and on the northwest corner of Suniga and Redwood) without having to provide detention or water quality on your site. There will be NECCO pipe infrastructure that will be required to be installed along Suniga and will be eligible for a developer repay. The NECCO fees for this basin are $31,846/acre. Acknowledged. 4. 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. LID measures for site may include LID Basins and pervious pavers, as currently shown. Final drainage and design will provide for compliance with regulations. 5. 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. Acknowledged. 6. 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 Acknowledged. 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 Page ! 4 of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com The proposed development is required to discharge directly to the NECCO system and regional pond, located east of the site. No onsite detention or water quality will be provided. Therefore, it is assumed that the NECCO design engineers will confirm compliance with the statute above, as applicable. 8.. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing imper- vious 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 Jill White at 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Acknowledged. Department: Fire Authority 1. AUTOMATIC FIRE SPRINKLER SYSTEM All multi-family buildings will require a full NFPA-13 automatic ﬁre sprinkler system under a separate permit. Single family townhomes with appropriate ﬁre separation may qualify for residential sprinkler systems. Please contact Assistant Fire Marshal, Joe Jaramillo with any ﬁre sprinkler related ques- tions at 970-416-2868. Noted 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 (Suniga). Any private alley, private road, or private drive serving as a ﬁre lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to stan- dard 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 build- ing 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 ap- paratus access, the ﬁre code ofﬁcial is authorized to increase the dimension if the building is equipped throughout with an approved, automatic ﬁre-sprinkler system. Noted, we have met with Jim and have complied with this. 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 clear- ance. > Be designed as a ﬂat, hard, all-weather driving surface capable of supporting 40 tons. Page ! 5 of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com > 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. Noted 4. STRUCTURES EXCEEDING 30' IN HEIGHT > 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. Noted 5. GENERAL REQUIREMENTS FOR 4-STORY BUILDINGS > ROOF ACCESS - IFC 504.3: New buildings four or more stories above grade plane, shall be pro- vided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.13. See also IFC 1009.16. Such stairways shall be marked at street and ﬂoor levels with a sign indicating that the stairway continues to the roof. > 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, or where the ﬂoor level of the lowest story is located more than 30 feet below the highest 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. > HYDRANT FOR STANDPIPE SYSTEMS - IFC 507.5.1.1: 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 ap- proved by the ﬁre code ofﬁcial. Noted 6. WATER SUPPLY Hydrant spacing and ﬂow must meet minimum requirements based on type of occupancy. A hydrant is required within 300' of any Commercial Building as measured along an approved path of vehicle travel. An exception to this rule pertains to buildings equipped with a standpipe system which re- quire a hydrant within 100' of any Fire Department Connection (FDC). Hydrants on the opposite sides of major arterial roadways are not considered accessible. > IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter (EXCEPT WHERE REQUIRED FOR FDC TO STANDPIPE SYSTEM). Page ! 6 of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Noted 7. 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 Noted 8. PREMISE IDENTIFICATION & WAYFINDING The naming of private drives is sometimes recommended where wayﬁnding is otherwise problemat- ic. Addresses shall be posted on each structure and where otherwise needed to aid in wayﬁnding. This will be determined during the development review process. 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. > ADDRESS POSTING - LOCAL AMENDMENT - IFC 505.1.7: Buildings, either individually or part of a multi-building complex, that have ﬁre lanes on sides other than the addressed street side, shall have the address numbers and street name on each side that fronts the ﬁre lane. Noted 9. FIRE PITS & GRILLS For planning purposes, ﬁre pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the ﬁre marshal. Wood burning or smoke producing ﬁre pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/ﬁxed location, such as a built-in kitchen or ﬁreplace with UL ﬁxtures as appropriate. Connections shall have hard pipe, not ﬂex pipe. Fire pits and grills shall have a 10' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the ﬁre source. Noted 10. HAZARDOUS MATERIALS - GENERAL STANDARD Pool chemistry and material quantities (both stored and in use) will be required at time of building permit. Code language provided below. > FCLU 3.4.5(B): If any use on the development site may entail the use or storage of hazardous materials (including hazardous wastes) on-site, the project shall be designed to comply with all safety, ﬁre and building codes for the use and storage of the hazardous materials involved. Ade- quate precautions shall be taken to protect against negative off-site impacts of a hazardous materi- als release, using the best available technology. Noted Page ! 7 of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Environmental Planning 1. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 (D)(1) as the site is within 500 feet of known natural habitats and features (aquatic; riparian forest; prairie dogs; raptor habitat features). Note the buffer zone standards for these features range from 50 to 100 feet, as identiﬁed in Section 3.4.1(E) of the LUC, as you pro- ceed with your site design process. Additionally, note this site is uniquely located within a context of natural features. The project site is within 1000 feet of wetlands, riparian forest, and both Goose Hollow and River's Edge Natural Areas; it is within 1,500 feet of the Poudre River, and both Salyer and Gustav Swanson Natural Areas. The project will need to be designed in a way that is sensitive to the natural habitats and features on-site and within 500 feet of the site per LUC 3.4.1. This will affect the site layout that is currently proposed. City Staff highly suggest the site design include sensitivity to the natural features context as well, those natural habitats and features within 1000 and 1500 feet of the project site boundaries. The ECS document will help inform the decision-making process and is due a minimum of 10 days prior to the PDP submittal. The ECS shall address the ecological value of the site and the site in relation to its natural features context, including presence of black-tailed prairie dogs. See LUC 3.4.1(D)(1)(a-l) for a comprehensive list of speciﬁc topics to be addressed in the ECS. City Staff visited the project site and took photos on Tuesday, August 23, 2016. While there appears to be evidence on-site of prairie dog eradication efforts, it is currently unclear how many burrows have been vacated and are inactive and how many burrows within the project limits of disturbance remain active (occupied). It is unclear when and with which method eradication efforts were implemented; City Staff would appreciate documentation on this. During the City site visit, black-tailed prairie dogs were observed actively using burrows and other resources located on the southern portion of the project site and directly adjacent (south side) of the project site. Please contact me directly or have the hired ecological consultant contact me to discuss the scope and requirements of the ECS further, if desired. The Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. At a minimum the ECS should include the following information: a. Assessment of total number of prairie dog burrows within project development bounds and their status (inactive/active) and condition (suitability as readily available habitat). b. Summary of total number of plant species observed on-site including grasses, forbs, trees, shrubs and any and all species considered weeds as outlined in the Colorado State Noxious Weed Act. c. Wildlife survey(s) of the site including predator-prey relationship(s). d. References to published literature and/or case studies of raptor use of urban prairie dog colonies. e. Relationship and value of the site within the natural features context. f. Mitigation recommendations for maintaining or enhancing estimated ecological value of the site. 2. Black-tailed prairie dogs are currently present on-site, especially the southeast portion of the project site, therefore, note the following: a. The City Municipal Code and the City Land Use Code require that any prairie dogs inhabiting a project site shall be relocated or eradicated by the developer prior to any site grading or construc- tion activities. If prairie dogs are to be eradicated, this must be done humanely using City of Fort Collins and Colorado Division of Wildlife approved methods [see LUC Section 3.4.1(N)(6)]. Page ! 8 of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com b. A prairie dog removal plan will need to be provided at the time of Final Plans, and documentation of the removal activities provided prior to the issuance of a Development Construction Permit. If prairie dogs are to be eradicated rather than relocated, City Staff recommend use of carbon monox- ide fumigation as opposed to other eradication methods. Due to presence of prairie dogs off-site City Staff also recommend utilizing deliberate physical barrier methods to keep prairie dogs off the project site once they are removed. Documentation of removal should be in the form of a dated and signed letter or memo from the hired professionally qualiﬁed contractor. c. Should this project gain approval and proceed to construction, a burrowing owl survey, in accor- dance with the Colorado Division of Parks and Wildlife standards, shall be conducted prior to con- struction by a professional, qualiﬁed wildlife biologist and prior to prairie dog relocation or eradica- tion. Documentation can be in the form of a letter or memo from the wildlife biologist (in the case of the burrowing owl survey) and contractor (in the case of prairie dog removal). 3. When natural habitat buffer zones are included in site design, note that buffers can be established according to quantitative and/or qualitative performance metrics. Note that within a designated Nat- ural 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. 4. Regarding protection of wildlife and ecological character, note: a. If a development site contains existing natural habitats or features that connect to other off-site natural habitats or features, to the maximum extent feasible the development plan shall preserve such natural connections [LUC 3.4.1(F)(2)]. b. If wildlife may create conﬂicts for future occupants of the development (including, but not limited to, prairie dogs, beaver, deer and rattlesnakes) are known to exist in areas adjacent to or on the development site, then the development plan must, to the extent reasonably feasible, include provi- sions such as barriers, protection mechanisms for landscaping and other site features to minimize conﬂicts that might otherwise exist between such wildlife and the developed portion of the site [LUC 3.4.1(F)(3)]. c. Regarding site design and aesthetics note: Projects shall be designed to minimize the degrada- tion of the visual character of affected natural features within the site and to minimize the obstruc- tion of scenic views to and from the natural features within the site [LUC 3.4.1(I) (2)]. 5. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. 6. 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; 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 en- danger 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 Page ! 9 of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. Down the line please submit a photometric plan and manufacture cut sheets of light ﬁxtures. For further information regarding health effects and lighting please see: http://darksky.org/ama-report- afﬁrms-human-health-impacts-from-leds/ 7. 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. Landscape plans need to include both scientif- ic and common names of plant species. 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 that are appropriate for our CO Foothills ecotype; the link is: http://www.fcgov.com/ naturalareas/pdf/nativeplants2013.pdf. 8. It appears that the current design will eliminate mature growth trees located along the southern boundary of the site. Note LUC Section 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) pro- tects signiﬁcant trees, natural systems, and habitat, and (5) enhances the pedestrian environment.” Note that a signiﬁcant tree is deﬁned as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mit- igation requirements that could result from the proposed development. City Staff highly recom- mends keeping healthy, mature growth trees in place, as our urban tree canopy helps reduce ener- gy costs in summer months, mitigates heat island effects, adds to the pedestrian environment, and provides habitat for local wildlife including songbirds and pollinators. Maintaining and enhancing the urban tree canopy aligns with City of Fort Collins Nature in the City and City Plan goals. 9. If tree mitigation is necessary, please include the following note on the tree mitigation plan and/or landscape plan, as appropriate: “All tree removal shown shall be completed outside of the songbird nesting season (Feb 1 - July 31) or a survey will be conducted of the trees to be removed to ensure that no active nests are present." 10. If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife and addition- al protection standards may be necessary. 11. 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. Thus, the City of Fort Collins has many sus- tainability 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 Page ! 10 of ! 19 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.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 We have prepared an ECS which has been previously submitted. We have also verified that Prairie Dogs are no longer on site. Please see the attached PDP plans that address the other comments. Department: Engineering Development Review 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building per- mit. Please contact Matt Baker at 224-6108 if you have any questions. Noted 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For ad- ditional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Noted, this is included 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 re- placed or restored to City of Fort Collins standards at the Developer's expense prior to the accep- tance of completed improvements and/or prior to the issuance of the ﬁrst Certiﬁcate of Occupancy. 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. Noted 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 Noted, these have been complied with where possible, some variances are being applied for and are included in this submittal 6. This project is responsible for dedicating any right-of-way and easements that are necessary or re- quired 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 be- hind the right-of-way (15 foot along Suniga Road as an arterial, and 9 foot along all the other streets). Information on the dedication process can be found at: http://www.fcgov.com/engineering/ devrev.php This has been done 7. The project will be required to design and construct the full width of Suniga Road abutting the prop- erty, including medians. The Trafﬁc Impact Study would need to also look into whether auxiliary turn lanes are needed, such as right turn lanes off of Suniga. Whether additional offsite connectivity of Suniga Road (such as to College Avenue) would also be required, would be dependent on the Page 11 ! of 19 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com City’s review of a trafﬁc study for the project. Regardless of whether any offsite construction for connectivity is required, the project would still need to provide preliminary offsite design to College Avenue. This has been included 8. The construction of sidewalk to Conifer Street to the collector roadway standard is required abutting the property. (5 foot wide sidewalk detached 8 feet from the curb). This has been included 9. Jerome Street is a collector and should be identiﬁed and built as a collector street with parking, in accordance with LCUASS criteria. The site plan has been modified to accommodate this 10. There may need to be additional right-of-way from JAX for the northwest corner of Jerome and Lupine. Acknowledged 11. The access drives to Lupine shown on the drawing should align and not be offset. This has been modified on this site plan 12. The southernmost driveway onto Jerome may need to be reviewed for its close proximity to Suniga Road. This has been modified on this site plan 13. A 100 foot diameter temporary turnaround is required with the termination of Lupine Street at the western boundary of the property. This has been modified on this site plan 14. Civil construction plans will be required. These are included in this submittal 15. A Development Agreement will be recorded once the project is ﬁnalized, with recordation costs paid for by the applicant. Noted 16. 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. Noted 17. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Noted 18. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. This has been complied with Page ! 12 of ! 19 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 19. The public right-of-way shall not be used for staging or storage of materials or equipment associat- ed 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. Noted Department: Electric Engineering 1. Light & Power would have to extend electric utility facilities to this area. Primary power could be extended from the north along Conifer St. and the S.E. corner of the property where Blondel Dr. dead-ends. There are other connection options for the west depending on the layout of the streets, etc. Noted 2. Development charges, electric Capacity Fee, Building Site charges and any system modiﬁcation charges necessary will apply to this development. Noted 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 found at: http:// zeus.fcgov.com/utils-procedures/ﬁles/EngWiki/WikiPdfs/C/C-1Form.pdf Noted 4. Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is re- quired between canopy trees and streetlights. A 15 feet separation on both sides of the light is re- quired between ornamental trees and streetlights. Noted, this will be addressed once streetlight locations are provided 5. 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. All transformers must be within 10' of a paved surface. Minimum clearances are 8' from the front and 3' around the back and sides. Acknowledged. 6. 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. Noted Page ! 13 of ! 19 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Planning Services 1. This development will need to meet the tree planting standards outlined in Land Use Code section 3.2.1(D). This means the development will need to establish groves and belts of trees along streets, provide parking lot landscaping in conformance with Land Use Code section 3.2.1(E)(4), and full tree stocking, which requires trees planted at 20'-40' spacing within 50' of all buildings. Please reference the submitted landscape plan 2. Per Land Use Code section 3.2.1(E)(4), this development must provide ample parking lot perimeter and interior landscaping. For the perimeter of all parking areas, landscaping shall be provided to screen at least 75% of the shine from headlights. This can be provided through landscaping, berming, or a low wall/fence. Trees should also be provided every 25' on the parking lot perimeter. For the interior of parking areas, 10% of the area of parking lots with more than 100 spaces shall be landscaped. For parking areas with less than 100 spaces, 6% must be landscaped. Please provide a table upon formal submittal that shows what percentage of the parking lot interior is landscaped. The site plan has been changed significantly to address parking and other issues. 3. The proposed site plan does not indicate the number of bicycle parking spaces to be provided. This development must provide one bicycle parking space per bedroom with at least 60% of these spa- ces provided in an enclosed location. The remaining 40% can be provided through ﬁxed racks. Please reference the attached site plan for bike parking locations. 4. With an apartment development of this size it will be critical to provide a system of sidewalks and walkways that connect to the sidewalks along steets and minimizes conﬂicts between pedestrians, bikes, and vehicles. Staff will be paying close attention to these walkways upon submittal. The site plan has been changed significantly to accommodate pedestrian connections. 5. Please keep in mind the minimum setbacks for parking areas when developing the site plan. These setbacks are as follows: Along an arterial: 15' Along a non-arterial: 10' Along a lot line: 5' Noted 6. 2% of the parking spaces shown should be handicap accessible spaces. With the number of spa- ces proposed, there should be 11 handicap accessible spaces. At least one of these spaces should be van accessible with an 8' wide loading zone. This has been accommodated 7. Trash and reycling enclosures will be required as part of this project. Please show to locations of these enclosures on the site plan. The enclosures should be on a concrete foundation and have a pedestrian access separate from the main service gates. Please also provide elevations of the en- closure as part of your formal submittal. Please see the site plan for locations 8. The proposed buildings will need to meet all of the compatibility standards outlined in Land Use Code section 3.5.1. This means the height, bulk, mass, and scale of the buildings should be har- monious with surrounding developments and use high quality materials. Page ! 14 of ! 19 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com The buildings have been designed in the industrial urban style suggested in the north college corridor plan and incorporate a variety of building materials. The site does incorporate several different building types and sizes to increase diversity in the streetscape. 9. There should be 3 distinctly different building designs provided as part of this development. These buildings should vary in footprint, number of units, entry features, exterior materials, and/or ﬂoor plans. These different buildings should also be scattered throughout the development so that like buildings are not next to one another. This prevents the development from having a monotonous appearance from the street. Please reference the site plan for building types, and building elevations for details. 10. Each front doorway should be oriented toward the adjacent street with connecting walkways to the sidewalk per Land Use Code section 3.5.2(D)(1). These entrances should be no more than 200' away from the closest sidewalk. This has been accommodated. 11. The orientation of the building bound by Suniga, Jerome, and Lupine do not meet Land Use Code section 3.5.2(D)(1). For these buildings to meet this code section, the parking areas should be on the interior of the block with the buildings located along the street to the maximum extent feasible. The site plan has been changed signiﬁcantly to address building/ street locations. The site plan has been modified so all buildings front on public streets. 12. All of the garage doors shall meet the standards outlined in Land Use Code section 3.5.2(F). Garage doors need to be recessed behind the front facade of the building by at least 4'. If the garage doors are free-standing, then the rear of the garage doors shall be design to provide pedes- trian interest. This means articulating the rear of the garage doors with changes of plane, windows, changes in materials, doorways, or other methods to break up the mass of the structure. Noted, this has been accommodated. 13. The maximum length for garages on the perimeter of the site is 55'. If two perimeter garages are proposed next to one another, you must provide at least 7' of landscaping between the two struc- tures. Noted, we do not have any perimeter garages 14. The minimum side yard and rear setback is 5'. Noted 15. Each unit should be within a quarter mile of a park or central gathering feature. This feature should be clearly visible from the development and should be at 10,000 sq. ft. in size. Please indicate how large the proposed park is when you formally submit. The central park has been located at Jerome and Lupine, pretty much in the center of the site. This park area is 11,300 sf. 16. For the multi-family portion of this project, the minimum setback along an arterial is 15' and 9' from a non-arterial. For the single-family attached product, the minimum setback from an arterial street is 30' and 15' from a non-arterial. Noted Page ! 15 of ! 19 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 17. Due to the size of the development, there should be 3 distinct color schemes used for the buildings. These colors should muted, earth tone, natural colors. Noted, please reference the building elevations 18. Entrances to the multi-family buildings should be clearly visible from the streets and public areas through the use of architectural elements and landscaping. This has been accomodated 19. Roof lines may be either sloped, ﬂat or curved, but must include at least two (2) of the following el- ements: (a) The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing. (b) Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections. (c) Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane. (d) Termination at the top of ﬂat roof parapets shall be articulated by design details and/or changes in materials and color. (e) Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials. All of the above has been incorporated, please reference the elevations. 20. Each multi-family dwelling shall be articulated with projections, recesses, covered doorways, bal- conies, covered box or bay windows and/or other similar features. Building facades shall be articu- lated with horizontal and/or vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation may be accomplished by offsetting the ﬂoor plan, recessing or projection of de- sign elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements. All of the above has been incorporated, please reference the elevations. 21. Colors of nonmasonry materials shall be varied from structure to structure to differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim. Acknowledged 22. The maximum building height in this zone district is 5 stories. Noted, the proposed buildings are 2 and 4 stories 23. This development will be guided by the North College Corridor Plan. The development should have a pattern akin to downtown as outlined in the plan. As such, staff will be paying close attention to how the site design incorporates bikes and pedestrian, enhances the visual quality of North Col- lege, and improves access by providing connectivity for all modes of travel. Here is a link to the North College Corridor Plan: http://www.fcgov.com/planning/pdf/nccp-doc.pdf Please see our site plan for compliance Page ! 16 of ! 19 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 24. Similarly, the architectural character should be consistent with what is outlined in the North College Corridor Plan. Staff will be looking for a contemporary, semi-industrial design as envisioned in the plan. We have worked hard to create an elevations that meet the intent of the industrial design 25. The site plan as shown does not achieve the visions of City Plan and the Land Use Code for town- like developments with buildings fronting streets that provide connectivity to the surrounding com- munity. All of the parking needs of the development should be achieved by creating a series of street-like private drives rather than the parking lots shown. The street-like private drives would also add to the sense of place of the development and improve the quality of the development from a pedestrian and bicyclist's perspective in particular. The site plan has been changed considerably to be compliant with City Plan and the Land Use Code 26. Mixed-use development is heavily encouraged by planning staff. Since this development will be putting in a large section of an arterial street and completing a collector street, staff recommends exploring mixed-use development along Suniga, Jerome, and/or Conifer. This especially true given character of North College and the pent up demand for neighborhood services with the completion of Old Town North, Aspen Heights, and then potentially this development as well in a short span of time. The North College Corridor Plan also encourages an eclectic mix of uses to create a more active and healthy economy along the corridor. Storefront elevations have been incorporated into the units that front onto Suniga for possible conversion to retail in the future. 27. Staff recommends looking at examples of live/work spaces seen in other communities along the front range. Below are links to successful examples of live/work spaces that could provide some inspiration for potential housing varieties, especially along Suniga or Conifer: Lamar Street Crossing - http://www.mwhsolutions.org/lamar-station-crossing.html TAXI - http:// www.taxibyzeppelin.com/ Noted 28. 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 in- formation meeting prior to formal submittal of the proposal. Neighborhood meetings offer an infor- mal 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 lo- cation. I and possibly other City staff, would be present to facilitate the meeting. Noted, the neighborhood meeting has been held 29. 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. Noted 30. 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. Noted Page ! 17 of ! 19 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 31. 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. Noted, at this time no modifications are anticipated 32. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/ applications.php. Noted 33. The request will be subject to the Development Review Fee Schedule that is available in the Com- munity 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. Noted 34. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Noted Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the de- sign, 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 eleva- tions 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: 20012 International Building Code (IBC) 2012 International Residential Code (IRC) 20012 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 Elec- trical 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 Page ! 18 of ! 19 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Provisions. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions. Fort Collins Green Code Amendments effective starting 2/17/2014. A copy of these requirements can be obtained at the Building Ofﬁce or contact the above phone number. Noted Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Yours Truly Terence C. Hoaglund, RLA Page ! 19 of ! 19 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com