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Home My WebLink AboutLAKEVIEW ON THE RISE, AFFORDABLE HOUSING - PDP - PDP170014 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWApril 24, 2017 Clay Frickey City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Lakeview on the Rise Concept Review Comments (formerly 6740 S College - Multi-family) Dear Clay The following is the applicant’s response to the Concept Review Comments dated June 24th, 2015. Please ﬁnd attached copies of the the PDP application for your review. Comments: Department: Zoning 1. LUC 3.2.2(C)(b) Multi-Family have a minimum bicycle parking requirement based on the number of bedrooms, with the 60% enclosed and 40% ﬁxed rakes. Response: We have met the standards for bicycle parking. 2. LUC 3.2.2(K)(1)(A) Off-Street parking minimums for multi-family dwellings are based on number of bedrooms. Spaces that are located in detached residential garages may be credited toward the minimum requirements only if such spaces are made available to dwelling unit occupants at no ad- ditional rental or purchase cost (beyond the dwelling unit rental rate or purchase price). If this is the case please add a note to the site plan. Response: We meet the parking requirements with surface parking. Garage parking is additional parking that will be rented separately 3. LUC 3.2.1(E)(5) A minimum of 6% of the interior space of all parking lots is required to be lan- scaped. Please show the calculations on how this is being met. Response: This standard has been met. 4. LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. Response: This proposal exceeds the required number of handicap parking spaces. 5. LUC 3.5.1(I) Mechanical/utility equipment (vents, ﬂues, meters, boxes, conduit, transformer, ac/ rtu...) locations shall be identiﬁed on the plans with notes on how such equipment is screened and painted. Response: These have been noted on the plans. Page ! 1 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 6. LUC 3.5.2(E) and 3.8.30(E) and 3.8.30(F) Buildings are required to comply with these setbacks. Response: We do comply with these setbacks, except for one location, as noted on the plan. 7. LUC 3.2.1 A landscape plan is required Response: This has been included with this submittal at a 50% level. 8. Light sources shall be concealed and fully shielded and shall feature sharp cut-off capability so as to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Response: A lighting plan has been included with this submittal 9. LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible Response: no rooftop mechanical units are proposed. Department: Water-Wastewater Engineering 1. This site is not served by City of Fort Collins water and sewer. Response: Acknowledged Department: Trafﬁc Operations 1. A trafﬁc impact study will be needed for this project. Please have your trafﬁc engineer contact me to scope the study. The study will need to take into account the adopted access control plan for this area - which dictates the number and type of access allowed. (Only one access is shown, and this is not anticpated to be a full movement access). Response: A traffic study is included with this submittal 2. The site is adjacent to CDOT state highway and review and approvals will need to be coordinated with them. Response: We have had several meetings already with CDOT. 3. Please work with Transfort to determine access to public transportation. Response: Transfort has been contacted. 4. Adjacent street road improvemetns (frontage of US 287), will be needed, and the potential construction of auxiliary turn lanes. Response: This has been included with this submittal. Page ! 2 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Fire Authority 1. 2012 IFC CODE ADOPTION The Poudre Fire Authority and City of Fort Collins have adopted the 2012 International Fire Code. Building plan reviews shall be subject to the adopted version of the ﬁre code in place at the time of plan review submittal and permit application. Response: Acknowledged 2. PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings require a ﬁre department, emergency communication system evaluation after the core/shell but prior to ﬁnal build out. For the purposes of this section, ﬁre walls shall not be used to deﬁne separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio ampliﬁcation systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 Response: Acknowledged 3. WATER SUPPLY Hydrant spacing and ﬂow must meet minimum requirements based on type of occupancy. > 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 any building, on 600-foot centers thereafter. CLEAR SPACE AROUND HYDRANTS > IFC 508.5.5: A 3-foot clear space shall be maintained around the circumference of ﬁre hydrants except as otherwise required or approved. PHYSICAL PROTECTION > IFC 508.5.6: Where ﬁre hydrants are subject to impact by a motor vehicle, guard post or other approved means shall comply with section 312. Response: Acknowledged 4. FIRE LANES Fire access is required and ﬁre lane speciﬁcations shall apply. Connectivity to the developement will be evaluated against local criteria. Dead-end roads in excess of 660' require a second point of ac- cess. > 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. MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS D106.2: Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved ﬁre apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Page ! 3 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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. > Dead-end ﬁre apparatus access roads cannot exceed 660 feet in length. Dead-end ﬁre access roads in excess of 150 feet in length shall be provided with an approved area for turning around ﬁre apparatus. > The required turning radii of a ﬁre apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Response: Acknowledged 5. CUL-DE-SACS > FCLUC 3.6.2(B): Cul-de-sacs are permitted only if they do not exceed 660 feet in length and have a turnaround at the end with a minimum outside turning radius of 50 feet (100 foot diameter). Response: Acknowledged 6. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS > IFC 903.2.7: An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) ﬁre area. As of Aug. 1, 2014 local ordinance prohibits NFPA 13R systems in new, multi-family residential con- struction. A full, NFPA 13 system is required in all buildings. BALCONIES AND DECKS > IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior bal- conies, decks, and ground ﬂoor patios of dwelling units where the building is of Type V construction. FDC > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA stan- dards. 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: Acknowledged 7. KEY BOXES REQUIRED > IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior loca- tion (or locations) on every new or existing building equipped with a required ﬁre sprinkler or ﬁre alarm system. The box shall be positioned 3 to 7 feet above ﬁnished ﬂoor and within 10 feet of the front door, or closest door to the ﬁre alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Size, location and key Page ! 4 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com requirements will be determined at time of building permit. Response: Acknowledged 8. PREMISE IDENTIFICATION > 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 build- ing cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Response: Acknowledged 9. BUILDINGS EXCEEDING THREE STORIES OR 30 FEET IN HEIGHT Should any building exceed 30' in height, ﬁre lanes will be subject to requirements of Appendix D of the 2012 IFC. AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED > IFC D105.1: Where the ver- tical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aer- ial ﬁre apparatus access roads shall be provided. For purposes of this section, the highest roof sur- face shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH > IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial ﬁre apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoul- ders, in the immediate vicinity of the building or portion thereof. AERIAL FIRE APPARATUS AC- CESS ROADS - PROXIMITY TO BUILDING > IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial ﬁre apparatus access road is positioned shall be approved by the ﬁre code ofﬁcial. Response: Acknowledged Department: Environmental Planning 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (wetlands and wet meadows). Please note the buffer zone standards range from 50-100' for these features, as identiﬁed in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Response: The ECS has been prepared and submitted for review. 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identiﬁes potential restoration options. If it is determined to be insufﬁcient, then restoration and mitigation measures will be re- quired. Response: Refer to the ECS Page ! 5 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 3. This project must also comply with the following standard, Section3.4.1(L) Compatibility with Public Natural Areas, as it is adjacent to the Pelican March Natural Area. If the project contains or abuts a publicly owned natural area or conserved land, the development plan shall be designed so that it will be compatible with the management of such natural area or conserved land. In order to achieve this, the development plan shall include measures such as barriers or landscaping measures to minimize wildlife conﬂicts, setbacks or open space tracts to provide a transition between the devel- opment and the publicly owned natural area or conserved land, and educational signage or printed information regarding the natural values, management needs and potential conﬂicts associated with living in close proximity to such natural area or conserved land. Response: We have had several meetings with Natural Areas staff and have come to agreement as to the extent of the buffer, which is noted on the plans. 4. Furthermore, as per Section 3.4.1 (M), in the event that the development plan abuts a publicly owned natural area, the development plan shall include such easements and rights-of-way as are necessary to allow reasonable access for the public to such natural area, unless such access is deemed by the decision maker to be unnecessary and undesirable for the proper public utilization of such natural area. Any such access requirement or dedication shall be credited (based on fair market value analysis) against any such natuarl area dedication or fee-in-lieu thereof required by the city. Response: Acknowledged 5. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E) (2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Response: Reference the landscape plan 6. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects signiﬁcant trees, natural systems, and habitat". 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 (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: Reference landscape plan Department: Engineering Development Review 1. Tyler Siegmund tsiegmund@fcgov.com or 221-6501 will be the Engineer assigned to this project. Please contact him if you have further questions regarding the engineering comments or require- ments. Response: Acknowledged Page ! 6 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 2. 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. Response: Acknowledged 3. 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 Response: This is included in this submittal 4. 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. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: Acknowledged 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/ GMARdStds/UrbanSt.htm Response: Acknowledged 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classiﬁ- cations). Additional right-of-way will need to be dedicated for SH 287 (College Ave) as needed to accommodate the ultimate 6 lane x-section and any improvements that may be needed to accom- modate this site (half row of 72 feet). (copy of EOS sheets 17/18 and x-section from South Colle corridor plan provided at conceptual review meeting) Response: This has been accommodated 7. Utility plans will be required and a Development Agreement will be recorded once the project is ﬁ- nalized. Response: These have been included 8. 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. The ac- cess control plan identiﬁes that the property will have one 3⁄4 access (right-in, right-out, left) into the site. This access will need to be designed and located so that it will work with the 3⁄4 access point across the street. The access will need to be designed so that trafﬁc movements are limited to the allowed 3⁄4 movements. This could involve the design and construction of interim or ultimate medi- an in SH 287 or possibly the design of an island at the entrance (the island design would need to be Page ! 7 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com one that would effectively control and limit movements into and out of the site). Plans will be routed to CDOT for review and approval and the applicant will need to obtain access permits from CDOT. Response: This has been accommodated 9. A second access point onto SH 287 for emergency access ONLY if needed would likely be allowed. Response: We have located a second point of emergency access to the north of the site. 10. As shown on the access control plan (copy of ﬁgure 5-4 provided at the conceptual review meeting) the project will need to provide for connections from the SH 287 access point to the east and the north. The City’s Land Use Code requires that these connections be public streets (see section 3.6.3 (E) and (F). We would see both streets eventually tying into the existing street stubs that are north and east of this site. Response: This has been accommodated. 11. CDOT does not typically allow any additional drainage ﬂows to be directed to the SH other than what was historically going there. Response: Acknowledged 12. The project will be responsible for the design and construction of the frontage improvements along SH 287 adjacent to the property (including required off-site design). This will include accel lane, decel lane, bike lane, and detached sidewalk. Response. This has been included 13. Streets that do not connect through will need to have a temporary turn-around at the end. Response: Acknowledged 14. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged 15. LCUASS parking setbacks (Figure 19-6) apply to any parking lots and will need to be followed for any parking lot design. In addition drainage is not allowed to ﬂow out of a parking lot through the driveway and across the sidewalk. Sidewalk chases will need to be provided for any drainage from the parking lot out to the street. Response: This has been accommodated 16. Bike parking required for the project cannot be placed within the right-of-way and if placed just be- hind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Page ! 8 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: This has been accommodated Department: Electric Engineering 1. Light and Power has single phase electric service available in this area. Full development charges will apply. Response: Acknowledged 2. The location of the electric services will need to be coordinated with Light and Power Engineering. Please note that the residential units must be metered individually. Response: Acknowledged 3. Meter locations for multi-family attached units will need to be coordinated with Light and Power En- gineering. Response: Acknowledged 4. Will garage complexes be fed and metered off from the main buildings or is separate service antici- pated? If a separate service is the plan, please ﬁll out C-1 form, Link: http://zeus.fcgov.com/utils- procedures/ﬁles/EngWiki/WikiPdfs/C/C-1Form.pdf Response: A separate service is anticipated 5. Club House (non-residential building) will require C-1 form also. Link: http://zeus.fcgov.com/utils- procedures/ﬁles/EngWiki/WikiPdfs/C/C-1Form.pdf Response: Acknowledged 6. If entry sign requires electricity for lighting please ﬁll out C-1 form: Link: http://zeus.fcgov.com/utils- procedures/ﬁles/EngWiki/WikiPdfs/C/C-1Form.pdf Response: Acknowledged 7. Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Response: Acknowledged 8. 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. Response: Acknowledged, we will need street light locations from electric 9. Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/ Page ! 9 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com utilities/business/builders-and-developers. Response: Acknowledged Planning Services 1. How many parking spaces are you proposing for this development? This project will have to provide parking at the following ratios per section 3.2.2(K)(1)(a) of the Land Use Code: One bedroom - 1.5 parking spaces Two bedroom - 1.75 parking spaces Three bedroom - 2 parking spaces Four bedroom + - 3 parking spaces Response: Parking ratios have been accommodated 2. Staff is concerned about the repetition of building elements. Per Land Use Code section 3.5.2(C) your development will require 3 distinctly different building designs excluding clubhouses. These designs should incorporate similar roof forms, massing and proportions but have different entry fea- tures, elevations and footprints to prevent a monotonous feel to the development. There shall also be no similar buildings placed next to one another on street-like private drives. Response: This has been accomdated 3. Access to the site is a concern given its location along College Avenue. Staff recommends connect- ing to or stubbing to an eventual connection with Stony Brook Road to provide connectivity to adja- cent developments. Response: We have provided future street connections with Stoney Brook Road and with Debra Drive 4. Please provide a table showing the unit and parking mix on the site. As part of this table, please also indicate the acreage and square footage dedicated to open space, buildings, roads, etc. Response: This has been included 5. All buildings shall be setback at least 30 feet from arterial streets and 15 feet from non-arterial streets per Land Use Code section 3.5.2(E)(1)-(2). Response: These have been met, except for one location which has been noted on the plans. 6. Due to the trafﬁc volumes on College Avenue, staff recommends exploring methods to reduce the noise coming from the street. This can include decorative walls, landscaping, or berms amongst other potential treatments. Response: For most of College, there is a significant grade change, which will help with noise. We have also incorporated evergreen trees, and have oriented the fronts and backs of buildings away from College Page ! 10 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 7. The proposed street-like private drives proposed shall comply with all relevant elements of section 3.6.2(N) of the Land Use Code. The street-like private drives shall have two travel lanes, on-street parking that is not head in parking, a tree lawn with street trees and a detached, 6' sidewalk mini- mum. Response: This has been accommodated 8. Be sure to provide the appropriate number and properly sized containers for recyclable materials. These containers must be equally distributed throughout the project. In addition, there are new techniques for accommodating compostable materials. For fur- ther information, please contact Caroline Mitchell, Environmental Planner, 221 6288, cmitchell@fcgov.com. Caroline can assist in the determining the number and sizes of the necessary containers. Response: These have been included 9. Colors of non-masonry materials shall be varied from structure to structure per Land Use Code sec- tion 4.5(E)(4)(h). Colors and materials shall be integrated to visually reduce the scale of the build- ings 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. Response: Please refer to the building elevations. 10. The maximum ﬂoor area of buildings shall be 14,000 sq. ft. per Land Use Code section 4.5(E)(4)(i) Response: This project complies with this. 11. It appears the proposed development is providing a park in the center of the development. This park must meet the standards outlined in section 3.8.30(C) of the Land Use Code. 90% of the dwellings shall be within 1,320 feet of this feature. The park must be at least 10,000 sq. ft. in size. The rear portions of the proposed buildings shall not abut more than 50% of the perimeter frontage of the park. This is to ensure visibility of the park from the street. Response: The park area is visible and accessible from two public streets. 12. The proposed buildings use a signiﬁcant amount of ﬁber cement siding. Staff would like to see more variation in this material or a higher quality material to better meet the standards in section 4.5(E)(4) and 3.5.2(C). These sections both call for unique architectural characteristics among building mod- els to prevent a uniform development. Response: Please reference the building elevations. 13. They way to calculate density can be found in section 3.8.18 of the Land Use Code. Response: Please see the land use breakdown on the site plans. Page 11 ! of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 14. If the project includes detached garages, you may want to consider adding dwelling units above the garages to help achieve your desired unit count. Response: We determined that this was not feasible 15. When calculating the parking you will be providing, you can count on-street parking so long as the street does not connect to the surrounding neighborhood per Land Use Code section 3.2.2(K)(1)(b). Response: Acknowledged 16. 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. Response: Acknowledged, a. Neighborhood meeting was held on June 24, 2016. 17. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded ﬂowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Acknowledged 18. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Acknowledged 19. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modiﬁcation of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modiﬁcation of Standard. Response: Acknowledged 20. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/ applications.php. Response: Acknowledged 21. The request will be subject to the Development Review Fee Schedule that is available in the 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. Page ! 12 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Acknowledged 22. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Acknowledged 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 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 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. Response: Acknowledged Page ! 13 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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 ! 14 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com