HomeMy WebLinkAboutHANSEN (FARM) - ODP - ODP170003 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 11
April 28, 2017
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
Re: Hansen Farm - Mixed Use
Description of project: This is a proposal for a mixed-use development located at 6015 S Timberline
Rd (parcel # 86071000002). The site plan indicates the subdivision of 46.40 acres that include 152
single-family units, 64 townhome units, multi-family, and commercial space. There would be two points
of access on S Timberline Rd and Red Willow Drive would connect into the site from the south. The
site zoning includes Low Density Mixed-Use Neighborhood (LMN), Medium Density Mixed ¿Use
Neighborhood (MMN), and Neighborhood Commercial (NC) zoning and would be subject to Planning
and Zoning Board (Type II) review.
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the
detailed components of the project application. Modifications and additions to these comments may be
made at the time of formal review of this project. If you have any questions regarding these comments
or the next steps in the review process, you may contact the individual commenter or direct your
questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
1. All developments shall establish groves and belts of trees along all city streets, in and
around parking lots, and in all landscape areas that are located within 50ft of any building or
structure in order to establish at least a partial urban canopy.
RESPONSE: Acknowledged.
2. Bicycle parking will need to be provided for all multi-family and commercial properties
according to 3.2.2 (C)(4)(b).
RESPONSE: Acknowledged.
3. Residential setbacks are 15' front, 5' side and 8' rear.
The minimum setbacks for multi-family along the right-of-way along an arterial street shall
be 15' and a non-arterial street shall be 9'.
Commercial properties have "build-to" lines and shall be located no more than 15' from the
R.O.W. is smaller than a 2 lane arterial and at least 10' and no more than 25' from a full 2
lane arterial.
RESPONSE: Acknowledged.
4. Off street parking shall be provided for all developments and will be required to meet the
standards set in 3.2.2(K)(1)(a) for residential parking and 3.2.2(K)(2)(a) for all non residential
parking needs. Handicap parking will need to be provided for all parking lots as per 3.2.2(K)
(5).
RESPONSE: Acknowledged.
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5. Site lighting shall be provided as per 3.2.4 (C). A lighting plan is required, including
photometrics and fixture cut sheets. Use of warmer color temperatures (3000 Kelvin) in site
light fixtures is preferred.
RESPONSE: Acknowledged.
6. All developments shall provide adequately sized, conveniently located, accessible trash and
recycling enclosures each in an enclosure and screened from public view. Each enclosed
area shall be designed to have a separate walk-in access as per 3.2.5.
RESPONSE: Acknowledged.
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Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. This property is located within the Fort Collins-Loveland Water District for water service and
the South Fort Collins Sanitation District for sewer service. Please contact them for
development requirements for water and wastewater.
RESPONSE: Acknowledged.
Department: Traffic Operations
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
1. The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study. This will include an evaluation and signal warrant for the Timberline
and Zephyr Rd intersection. Please have your traffic engineer contact me to scope the
study.
RESPONSE: Acknowledged. A TIS has been provided.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
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.
RESPONSE: Acknowledged.
2. This property is not platted. If submitting a Subdivision Plat for this property/project,
addresses are not acceptable in the Plat title/name.
RESPONSE: Acknowledged.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. The design of this site must conform to the drainage basin design of the Fossil Creek Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual
RESPONSE: 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.
RESPONSE: Acknowledged.
3. Onsite detention is required for the runoff volume difference between the 100-year developed
flow rate and the 2-year historic release rate. In the Fossil Creek basin the two year historic
release rate is 0.2 cfs/acre.
RESPONSE: Acknowledged.
4. There is an existing 18-inch RCP storm pipe that has been stubbed out to the west side of
Timberline at Zephyr Road. This appears to be the closest stormwater outfall option for this
site. The design engineer will need to verify that there is adequate capacity in this pipe to take
the 2-year historic release rate flow from this site. Stormwater outfall to Mail Creek that is
located along the northerly border of the property is not allowed.
RESPONSE: The 18” RCP is proposed to be utilized for the stormwater detention outfall.
The capacity for the pipe is less than the 2-year historic for the site. Over-detention is
planned for the majority of the site.
5. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding
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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.
RESPONSE: Acknowledged.
6. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management
Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guideli
nes-regulations/stormwater-criteria) Extended detention is the usual method selected for
water quality treatment; however the use of any of the BMPs is encouraged.
RESPONSE: Acknowledged.
7. 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
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Code. These require a higher degree of water quality treatment with one of the two following
options:
a. 50% of the newly added or modified impervious area must be treated by LID techniques
and 25% of new paved areas must be pervious.
b. 75% of all newly added or modified impervious area must be treated by LID techniques.
RESPONSE: Acknowledge. LID treatment will be calculated at PDP for each respective
phase.
8. 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.
RESPONSE: Acknowledged.
9. There will be a final site inspection of the final grading and stormwater facilities when the
project is complete. 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-develo
pment
RESPONSE: Acknowledged.
10. The 2017 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 impervious area. These fees are to be paid at the time each building permit is
issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developme
nt-fees or contact our Utility Fee and Rate Specialists at (970) 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.
RESPONSE: Acknowledged.
Department: Park Planning
Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com
1. Park Planning & Devleopment:
Our October 2008 Parks & Recreation Policy Plan identifies this a proposed neighborhood
park in this vicinity (“Fossil Lake” park). Within the Policy Plan neighborhood park sites were
identified in general locations, and varied in size from 4-10 acres. These park sizes were
based on preliminary master planning information, not site or design specific requirements.
The Fossil Lake Park site was identified as 7 acres. Park Planning & Development (PP&D)
is currently in the design process for Maple Hill Park, another neighborhood park originally
identified in the Policy Plan as 7 acres. We are finding that 7 acres is restrictive and not
optimal for a neighborhood park. The Fossil Lake park will provide recreational opportunities
for a significant population located in the surrounding area west of Timberline Road. For
these reasons: our experience developing neighborhood parks in recent years, and the
density planned in this area, we request that the developer designate a 10-acre site for the
Fossil Lake neighborhood park. These neighborhood parks typically represent a desired
amenity for developing areas and can represent an economic benefit to surrounding
properties. We would be happy to meet and discuss park site placement ideas with your
design team. The park site will take delivery of water from the Mail Creek Ditch for raw water
irrigation, and an easement will be required for infrastructure necessary to deliver irrigation
flows to the park.
RESPONSE: Per a meeting with Park Planning on June 15, 2017, it was determined that a
parcel of approximately 3 acres would be shown as a potential park location on the Hansen
property. The intention was for it to be combined with additional acreage on the Rennat
property at the time that that property develops. Park Planning also discussed the potential
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of locating the park entirely on the Rennat property but space will be reserved on the
Hansen property until Parks finalizes the location.
Please note that In addition to the neighborhood park there is a regional trail planned parallel
to the Mail Creek ditch which would require a 30’ access easement the length of the north
property boundary. Accommodations for both a future connection of the trail east of
Timberline Road (continuing along the ditch alignment) and an extension of the trail to the
Timberline & Zephyr intersection to meet current conditions will be necessary.
RESPONSE: Acknowledged. A conceptual trail location is included on the ODP.
Please contact Suzanne Bassinger, Park Planning & Development, for more information.
970-416-4340
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Department: Fire Authority
Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org
1. 1: 2015 IFC CODE ADOPTION
The Poudre Fire Authority and the City of Fort Collins are in the process of adopting the 2015
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. 2: 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. A hydrant is required within 400' of any Residential Building as
measured along an approved path of vehicle travel. The developer will also be responsible for
appropriate hydrant spacing along Timberline, with hydrants spaced on 800' center. Hydrants
on the opposite sides of major arterial roadways are not considered accessible (Timberline).
An exception to this rule pertains to buildings equipped with a standpipe system which
require a hydrant within 100' of any Fire Department Connection (FDC). Code language
follows:
> 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 (EXCEPTION: In buildings equipped with standpipe systems, a hydrant is
required within 100' of the Fire Department Connection).
> IFC 507.5 and PFA Policy: RESIDENTIAL REQUIREMENTS: Within the Urban Growth
Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400
feet to the building, on 800-foot centers thereafter.
RESPONSE: Acknowledged.
3. 3: AUTOMATIC FIRE SPRINKLER SYSTEM
The following illustrates the different automatic sprinkler system requirements for the
proposed buildings in the conceptual review:
1. Commercial buildings over 5000' SF shall be sprinkled or fire contained.
*Contact PFA with these sprinkler questions.
2. Multi-family buildings require a full NFPA 13 fire sprinkler system. 13-R is not allowed,
unless the following exceptions are met:
GROUP R SPRINKLER SYSTEMS - LOCAL AMENDMENT
> IFC 903.3.1.2: New multi-family buildings shall be provided with NFPA13 (full protection)
fire suppression systems.
Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed to install
13-R fire suppression systems provided the units are separated by one-hour construction
(walls & floors).
Exception 2: M-F units with seven to twelve (7 - 12) units per building will be allowed to install
13-R fire suppression systems provided the units are separated by two-hour construction
(walls & floors).
*Contact the City Building Department for details with these sprinkler options.
3. Single Family detached homes do not require a sprinkler system under current code
unless fire access or water supply problems exist.
RESPONSE: Acknowledged.
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4. 4:FIRE LANES
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Fire access is required to within 150' of all exterior portions of any building as measured by
an approved route around the perimeter. For the purposes of this section, fire access cannot
be measured from an arterial road (Timberline). Any private alley, private road, or private
drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE).
Unless drives are designated as public ROW, the private drives throughout the development
site shall be dedicated as an EAE and clearly depicted in all future plans The fire lane shall
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.
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 final 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 and assistance in site planning.
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. 5: DEAD-END FIRE LANES
Until street connectivity is established with the property to the south, the conceptual plan
creates a dead-end condition that is non-compliant with minimum standards. Code language
provided below.
> IFC 503.2.5, Appendix D, and FCLUC 3.6.2(B)2006: Dead-end fire apparatus access
roads cannot exceed 660 feet in length.
RESPONSE: Acknowledged.
6. 6: REMOTENESS
> IFC D104.3: Where two fire apparatus access roads are required, they shall be placed a
distance apart equal to not less than one half of the length of the maximum overall diagonal
dimension of the lot or area to be served, measured in a straight line between accesses.
RESPONSE: Acknowledged.
7. 7: PREMISE IDENTIFICATION & WAYFINDING
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Addresses shall be posted on each structure and where otherwise needed to aid in
wayfinding. Where possible, the naming of private drives is usually recommended to aid in
wayfinding. This will be an ongoing discussion throughout development and PFA will work
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with the developer to achieve an acceptable addressing and wayfinding plan. Code language
provided below:
> IFC 505.1: New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly legible, visible
from the street or road fronting the property, and posted with a minimum of six-inch numerals
on a contrasting background. Where access is by means of a private road and the building
cannot be viewed from the public way, a monument, pole or other sign or means shall be
used to identify the structure.
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Spencer Branson, 970-224-6189, sbranson@fcgov.com
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 potential habitat features
including irrigation ditches and a possible wetland area. Please note the buffer zone
standards range from 50-100 feet for these features, as identified in Section 3.4.1(E) of the
Land Use Code, as you proceed with your site design process.
The buffer for the ditches will be measured from the top of bank line, so please delineate this
as part of the ECS.
The site contains a feature that appears to be a wetland. The ECS should include a
determination on this area as well as specifics on its size and condition.
RESPONSE: An ECS will be provided with the PDP per the LUC requirements.
2. Note that within a designated Natural Habitat Buffer Zone, the City has the ability to determine
if the existing landscaping within the zone is incompatible with the purposes and intent of the
buffer zone [Section 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation
on-site and identifies potential restoration options. If existing vegetation is determined to be
insufficient, then restoration and mitigation measures will be required.
RESPONSE: Acknowledged.
3. 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.
RESPONSE: Acknowledged.
4. 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, butterflies, songbirds) landscaping and maintenance are also
encouraged. Please refer to the Fort Collins Native Plants document available online and
published by the City of Fort Collins Natural Areas Department for guidance on native plants
is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
RESPONSE: Acknowledged.
5. In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at
night and cause more disruption to circadian (biological) rhythms for both humans and
wildlife. Please consider a warmer color temperature (warm white, 3000K or less) for any
LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels
can be adjusted as needed. Site light sources shall be fully shielded and down-directional to
minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. For further information
regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
RESPONSE: Acknowledged.
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6. Please 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)
protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian
environment.” Note that a significant tree is defined as a tree having DBH (Diameter at
Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater
than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester
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(970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and
any mitigation requirements that could result from the proposed development.
RESPONSE: Acknowledged. A meeting will be scheduled with Forestry to prepare a site
inventory/mitigation plan to be included in the PDP package.
7. 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 sustainability programs and goals that may benefit this project. Of particular
interest may be:
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
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://www.fcgov.com/natureinthecity/, contact Justin
Scharton at 970-221-6213 or jscharton@fcgov.com
7) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at
970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is
sponsored and supported by the City of Fort Collins. The executive Director, Brad
Christensen, can be reached at director@nocofoodcluster.org.
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: Acknowledged.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building
permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions.
RESPONSE: Acknowledged.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal.
For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
RESPONSE: Acknowledged.
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this
project, shall be replaced or restored to City of Fort Collins standards at the Developer's
expense prior to the acceptance of completed improvements and/or prior to the issuance of
the first Certificate of Occupancy.
RESPONSE: Acknowledged.
4. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site,
need to meet ADA standards. If they currently do not, they will need to be reconstructed so
that they do meet current ADA standards as a part of this project.
RESPONSE: Acknowledged.
5. Any public improvements must be designed and built in accordance with the Larimer County
Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
RESPONSE: Acknowledged.
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6. This project is responsible for dedicating any right-of-way and easements that are necessary
or required by the City for this project. Right-of-way dedication for Timberline Road is
required in accordance with the City’s Master Street Plan and additional right-of-way for a
required southbound right turn lane onto Zephyr Road is presumed (but verified with a traffic
study). Most easements to be dedicated need to be public easements dedicated to the City.
This shall include the standard utility easements that are to be provided behind the
right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street
classifications). Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
RESPONSE: Acknowledged.
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7. The development would need to construct Timberline Road along the property frontage in
accordance with the 4 lane arterial roadway classification, and it is presumed that a
southbound right turn lane on to westbound Zephyr Road will also be required.
RESPONSE: Acknowledged.
8. The design and implementation of a traffic signal at Timberline Road and Zephyr Road would
need to be coordinated with Engineering and Traffic Operations as part of this project.
RESPONSE: Acknowledged.
9. The roundabout shown on the concept plan would need to be reviewed for acceptability and
would need to be designed in accordance with the roundabout criteria in LCUASS.
RESPONSE: Acknowledged.
10. The alley roadway system that appears to be shown in the concept plan would need to be
private (not dedicated to the City) and would likely not be supported tying directly into the
roundabout.
RESPONSE: This has been changed to a public road.
11. The additional access portion onto to Timberline Road north of the Zephyr Road connection
would need to be reviewed in accordance with LCUASS street spacing requirements and
3.6.3 of the Land Use Code.
RESPONSE: Acknowledged.
12. Street pattern and connectivity to the properties south and west of the proposal would need
to be evaluated in accordance with 3.6.3 of the Land Use Code.
RESPONSE: Acknowledged.
13. Civil construction plans will be required.
RESPONSE: Acknowledged.
14. A Development Agreement will be recorded once the project is finalized with recordation
costs paid for by the applicant.
RESPONSE: Acknowledged.
15. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
RESPONSE: Acknowledged.
16. A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
RESPONSE: Acknowledged.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing electric facilities running adjacent to the property along Timberline
Rd. and in the development to the South, Crown on Timberline.
RESPONSE: Acknowledged.
2. Any relocation or modification to existing electric facilities will be at the expense of the
owner/developer. If Light & Power’s existing electric facilities are to remain within the limits
of the project they must be located within a utility easement.
RESPONSE: Acknowledged.
3. Any building larger than a duplex or greater than a 200amp service size is considered
commercial and the secondary service will be installed and maintained by the owner.
RESPONSE: Acknowledged.
4. A commercial service information form (C-1 form) and a one line diagram will need to be
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submitted to Light & Power Engineering for all proposed commercial buildings and
multi-family (commercial) buildings larger than a duplex or greater than 200amps. A link to
the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelin
es-regulations
RESPONSE: Acknowledged.
5. Transformer locations need to be within 10’ of an asphalt surface accessible by a line truck.
A minimum clearance of 8’ must be maintained in front of the transformer doors and a
minimum of 3’ on the sides Transformer and meter locations will need to be coordinated with
Light & Power Engineering. Certain building materials and or building design may require
more clearance. Please click on the following link for Electric Service Standards.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelin
es-regulations
RESPONSE: Acknowledged.
6. Electric Capacity Fee, Building Site charges, and any system modification charges
necessary will apply to this development. Please contact Light & Power Engineering if you
have any questions at 970-221-6700. Please reference our Electric Service Standards,
development charges and fee estimator at the following link:
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http://www.fcgov.com/utilities/business/builders-and-developers
RESPONSE: Acknowledged.
Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
1. LMN: For projects over 30 acres a minimum of 4 housing types are required. In the LMN list
of housing types, we have broken down the Multi-Family category into three separate housing
types. :
• More than 3 – 4
• 5-7
• More than 7- 12
Since each of these is its own separate type, you may be able to comply with the
requirement in lieu of a modification.
RESPONSE: Acknowledged. Specific building types will be determined as part
of the PDP application.
2. Mid Block pedestrian connections are needed for block face over 700' long.
RESPONSE: Acknowledged.
3. Residential units with alley access need to meet the building orientation and connecting
walkway standards. The dwellings not facing street appear to be exceeding the 200'
distance connecting front entrances to street sidewalk. Staff recommends using less alleys
and/or maximize buildings facing directly to public streets.
RESPONSE: Acknowledged.
4. The length of private alley on south side that connects to the roundabout does not make
sense. As discussed if this changes to a public street this will help, and a connection to the
east should be further north and not directly to the roundabout.
RESPONSE: This has been changed to a public street.
5. The project description includes an ODP with PDP phasing, subject to a Type II Review with
the Planning and Zoning Board.
RESPONSE: Acknowledged.
6. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold a
neighborhood information meeting prior to formal submittal of the proposal. Neighborhood
meetings offer an informal way to get feedback from your surrounding neighbors and
discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750,
to assist you in setting a date, time, and location. I and possibly other City staff, would be
present to facilitate the meeting.
RESPONSE: Acknowledged. A neighborhood meeting was held on 6.20.17.
7. 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.
8. 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.
9. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification
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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.
10. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
RESPONSE: Acknowledged.
11. The request will be subject to the Development Review Fee Schedule that is available in the
Community Development and Neighborhood Services office. The fees are due at the time of
submittal of the required documents for the appropriate development review process by City
staff and affected outside reviewing agencies. Also, the required Transportation Development
Review Fee must be paid at time of submittal.
RESPONSE: Acknowledged.
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12. 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.
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Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of
the adopted City codes and Standards listed below. The proposed project should be in the
early to mid-design stage for this meeting to be effective and is typically scheduled after the
Current Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 970-416-2341 to
schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage and
type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
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.
City of Fort Collins
Building Services
Plan Review
970-416-2341