HomeMy WebLinkAboutSTREETS PARK - BASIC DEVELOPMENT REVIEW - BDR180010 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
February 06, 2018
Craig Kisling
City of Fort Collins, Parks
PO Box 580
Fort Collins, CO 80522
Re: Streets Park
Description of project: This is a request to develop an existing stormwater detention site into
a 5.3 acre neighborhood park at 607 9th St (parcel # 9712115901). The site would include
recreation fields and courts in addition to a covered picnic shelter and restrooms. Access
is from the east side of the site at 9th St approximately 500 ft south of Vine Dr. Parking
stalls (15) are provided along the access road at the south side of the parcel. The
proposed project is within the Industrial (I) zone district and is subject to Basic
Development 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: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
1. Please provide adequate bicycle parking. Minimum of 4 spaces required.
Bicycle racks will be installed near the restroom and shelter to provide enough spaces for
4-6 bicycles.
2. A photometric site plan will be required along with cut sheets of fixtures. See attached
sheets
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
1. There is a 24-inch water main in 9th Street. There is also an 8-inch dead end main just
west of the proposed park. With the development of this portion of the site, the 8-inch
water main may need to be extended along the access road and connect to the 24-inch
main in 9th Street to provide water looping and water quality.
Response – No main extensions are proposed with the project. A new large tap for
irrigation and the restroom is proposed near the existing dead end. This should help move
water through this dead end main. The park gains nothing by looping the main.
2. The nearest sanitary sewer main to this site is a 24-inch main just west of the proposed
park.
Response – We will connect an 8” service with manholes to keep the service buried to the
restroom.
3. Development fees and water rights will be due at building permit. These fees are to be
paid at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
Response – Noted
Department: Traffic Operations
Contact: Tim Tuttle, , TTUTTLE@fcgov.com
1. As he project moves forward please submit a narrative about the expected usage of the
park and how it would affect vehicular travel. Please explain that the peak usage of the
park is typically outside the normal roadway AM & PM peak hours. Contact me with
questions to discuss further as the process moves forward. Expected usage of the park will
be for drop in recreation and program use. This will not effect vehicular travel for this minimal
amount of use. Peak usage will be from Summer to Fall after 5pm on weekdays and on
weekends from 8am-5pm.
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 – Noted – the City is providing the surveying for this project.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
Response – A new plat is not proposed.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control
Materials need to be submitted. Current Erosion Control Materials Submitted do not
meet requirements. The erosion control requirements are in the Stormwater Design
Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the
erosion control requirements can be found at www.fcgov.com/eroison. These Erosion
Control Materials should be submitted at about 80% final construction plans and should
allow about a month lead time to submit the materials as review can take one or two
iterations to ensure that the Erosion Control Materials on this project meet the City
Criteria. Based upon the area of disturbance, State permits for stormwater will be
required since the site is over an acre and should be pulled before Construction
Activities begin. If you need clarification concerning the Erosion Control Material
Requirements or Comments presented above please contact myself. Jesse Schlam
(970) 224-6015 jschlam@fcgov.com
Response – The EC Report has been emailed to Jesse.
2. This site is located within the Dry Creek Master Drainage basin. As such, the design of
this site must conform to the drainage basin design of the Dry Creek Master Drainage
Plan as well as the Fort Collins Stormwater Criteria Manual.
Response – The detention pond has been recalculated for the current City rainfall and the
twice approved release rate of 10.5 cfs.
3. This site currently contains a detention pond for the streets facility. The volume of
detention has to be maintained and incorporated in the new site design.
Response – The detention pond has been recalculated for the current City rainfall and the
twice approved release rate of 10.5 cfs.
4. Onsite detention is required for the runoff volume difference between the 100-year
developed inflow rate and the 2-year historic release rate. In the Dry Creek basin the
2-year historic release rate is 0.2 cfs/acre.
Response – The detention pond has been recalculated for the current City rainfall and the
twice approved release rate of 10.5 cfs.
5. The storm water outfall for this site is the existing storm sewer outfall for the detention
pond.
Response – Noted.
6. 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 – Noted.
7. 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-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
Response – 83% treatment has been achieved.
8. Low Impact Development (LID) is required for the site. LID is 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 – 83% treatment has been achieved.
9. 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 – Report emailed to Jesse.
10. 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-dev
elopement
Response – Noted.
11. 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.
Response – Noted.
12. 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-develo
pment-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 – Noted.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. Fire department requirements for access and water supply have been met with the
proposed site plan.
Response – Access has not changed with this submittal, but the plan no longer includes
extending the waterline to a new hydrant.
2. PFA requests the park to be addressed separately and the address posted prominently
on park signage at the 9th St (Lemay) intersection.
The park address is 607 9Th
Street, Fort Collins, 80524
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@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 known natural habitats
(wetland on site, native plant communities nearby). Please note the buffer zone
standards range from 50-100 feet for wetland features, as identified in Section 3.4.1(E)
of the Land Use Code. The buffer for the wetland will be measured from the edge of
wetland, so please provide a wetland delineation as part of the ECS. Attached.
Please contact me to discuss the scope and requirements of the ECS further. The ECS
is due a minimum of 10 days prior to submittal.
Rebecca Everette has received the ECS before this submittal.
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 - Noted
3. 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. Also
see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
Response - Noted
Given the potential partnership with Nature in the City on this project, please coordinate
closely with the Natural Areas Department on plant species selection and maximizing
habitat connectivity and access to nature for park users.
4. 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 (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 - Noted
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. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures
is preferred. 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 - Noted
6. 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 – See attached Photometric Plan
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com
1. Site Specific: The sidewalk along Lemay needs to be reconstructed in concrete and
widened to 8'. The curb ramps will need to be brought up to ADA standards by
installing detectable warnings using LCUASS standards.
Response – This 8’ concrete sidewalk has already been constructed by the Engineering
Department.
2. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions.
Response – Noted.
3. 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 – Noted.
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 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 – Noted.
5. 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 – Noted.
6. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/standards-and-guides/urban-area-street-standards
Response – Noted.
7. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City 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 classifications). Information on the
dedication process can be found at: http://www.fcgov.com/engineering/devrev.php
Response – We will need to discuss – 9th
should be a local street once Lemay is moved
and dedications require a council action, so maybe what we have already is OK.
8. Utility plans will be required and if needed a Development Agreement will be recorded
once the project is finalized.
Response – Noted.
9. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
Response – Noted.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Response – Noted.
11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Response – Parking setback is met.
12. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
Response – Noted.
13. The development/ site cannot use the right-of-way for any rain gardens to treat the storm
runoff. We can look at the use of rain gardens to treat street flows – the design
standards for these are still in development.
14. Doors are not allowed to open out into the right-of-way.
Response – Noted.
15. Bike parking required for the project cannot be placed within the right-of-way and if
placed just behind the right-of-way need to be placed so that when bikes are parked
they do not extend into the right-of-way.
Response – Noted.
16. In regards to construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Response – All work will be within the site.
Department: Electric Engineering
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
1. Light and Power has 3phase electric facilities west of the site that can be extended to
feed the park. There is currently conduit stubbed along the west edge of the park parcel
that can be utilized. Response – Noted
2. Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development. Please
contact me or visit the following website for an estimate of charges and fees:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees Response – Noted
3. Transformer location(s) will need to be coordinated with Light & Power. Transformers
must be placed within 10 ft of a drivable surface for installation and maintenance
purposes. The transformer must also have a front clearance of 10 ft and side/rear
clearance of 3 ft minimum. Response – Noted
4. A commercial service information form (C-1 form) and a one line diagram for the
commercial meter will need to be completed and submitted to Light & Power
Engineering. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-
forms-guidelines-regulations Response – Noted
5. Please contact Tyler Siegmund at Light & Power Engineering if you have any questions
at 970.416.2772. Please reference our policies, construction practices, development
charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers Response – Noted
Planning Services
Contact: , ,
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that 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 should call 970-416-2748 or email
scarter@fcgov.com 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:
2015 International Building Code (IBC) with local amendments
2015 International Residential Code (IRC) with local amendments
2015 International Energy Conservation Code (IECC) with local amendments
2015 International Mechanical Code (IMC) with local amendments
2015 International Fuel Gas Code (IFGC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Current codes and amendments are effective as of July 17, 2017. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building
Services office.
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: 129vult or 100mph 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or 2015 IECC Residential
Provisions
2. Multi-family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2015 IECC Chapter 4 Commercial
Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter@fcgov.com