HomeMy WebLinkAboutFORTY THREE PRIME - PDP - PDP180014 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 13
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
May 18, 2018
Chandler Souther
Red Raven LLC
201 Commerce Dr Unit 2
Fort Collins, CO 80524
Response to Concept Review Comments
Re: 6608 Autumn Ridge Dr Multifamily
Description of project: This is a request to develop the vacant 4.8 acre parcel at 6608 Autumn Ridge
Dr (parcel# 9613144001). The proposal includes 48 multi-family dwelling units in two-story 6- and
8-plex buildings with 52,800 total square feet. Primary access to the site is proposed on the south from
Candlewood Dr. Detention is proposed on the eastern part of the property. The proposed project is
within the Low-Density Mixed-Use (LMN) zone district and is subject to Planning and Zoning Board
(Type 2) 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. Parking requirements are based off number of bedrooms per unit. Parking requirements can
be found in LUC 3.2.2(K). A parking breakdown will be required as part of the site plan. Drive
aisle and parking stall dimensions should also be labeled on site plan. Each parking lot shall
provide a minimum amount of handicap parking spaces as designated by 3.2.2(K)(5)(d). and
at least one space shall be designated van accessible and be a minimum of 8 ft wide and
adjoin a minimum 8 ft. wide access aisle.
Response: Dimensions, ADA stalls and parking charts have been added to the plans.
2. A Multi-family development requires a minimum 1 bicycle parking space per bedroom with at
least 60% required to be located within an enclosed space.
Response: 87 bike parking spaces have been provided with 61 covered.
3. 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 50' of any building or structure
to establish at least a partial urban tree canopy.
Response: Trees have been placed to satisfy street tree and tree stocking requirements.
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4. Minimum setback from the right-of-way along an arterial street shall be fifteen (15) feet and
along a nonarterial street shall be nine (9) feet.
Response: All buildings have met these requirements
5. A photometric site plan is required. This shall include catalog cut sheets of the fixtures. 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. A
temperature of 3000K or less is preferable.
Response: A photometric plan has been provided and all fixtures shall be 3000K or less.
6. 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: All mechanical equipment will be screened
7. LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible
trash and recycling enclosures with both service and pedestrian access.
Response: Three trash enclosures have been strategically placed throughout the site with
pedestrian access to each.
Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339,
sboyle@fcgov.com
1. Other service district (site specific comment):
This project site is located within the Fort Collins Loveland Water District and the South Fort
Collins Sanitation District for water and sewer service. Please contact them at (970) 226-
3104 for development requirements.
NE Response: Acknowledged. The District will be coordinated with.
2. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
NE Response: Acknowledged. Water conservation standards will be followed.
Department: Traffic Operations Contact: Tim Tuttle, , TTUTTLE@fcgov.com
1. A Traffic Study was completed years ago with the Provincetowne development. Please
provide a brief memo to document that this proposal is consistent with the conclusions that
were found in the original study.
Response: A traffic memo has been provided.
2. If there are any frontage improvements needed please work with Engineering.
Response: The traffic memo states the existing street design is adequate and no
improvements are required.
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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.
NE Response: NAVD88 datum will be used.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
NE Response: Address will not be used in Plat title.
Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339,
sboyle@fcgov.com
1. Master plan and criteria compliance (site specific comment):
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. This site is part of
Provincetowne development and must conform to the drainage design of the approved
development plans for this site.
NE Response: Acknowledged. Site will conform to approved development plans,
development plan, and criteria.
2. Stormwater outfall (site specific comment):
The stormwater outfall for this site is the existing detention pond located at the eastern edge
of the site.
NE Response: Acknowledged. Site will conform to approved development plans,
development plan, and criteria.
3. Detention requirements (site specific comment):
Detention is provided for this site in the existing detention pond. As long as this development
conforms to the drainage requirements of the approved Provincetowne Drainage Report then
no additional detention is required.
NE Response: Acknowledged. It is our intent to conform to existing approved drainage
requirements.
4. Standard water quality requirements (standard comment):
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.
NE Response: Acknowledged.
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5. LID requirements (standard comment):
Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
Code. These require a higher degree of water quality treatment with one of the two following
options:
1. 50% of the newly added or modified impervious area must be treated by LID techniques
and 25% of new paved areas must be pervious.
2. 75% of all newly added or modified impervious area must be treated by LID techniques.
NE Response: Acknowledged. We intend on meeting LID requirements with the use of a rain
garden.
6. Erosion control requirements (standard comment):
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.
NE Response: Acknowledged.
7. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is complete
and the maintenance is handed over to an HOA or another maintenance organization.
Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage
facilities will be included as part of the Development Agreement. More information and links
can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-develo
pment
NE Response: Acknowledged.
8. Fees (standard comment):
Stormwater Development Fees include two components: Plant Investment Fees (PIFs) and
Review Fees.
1. PIFs (2017) are $8,217/acre of new impervious area over 350 square feet ($8,217 x %
imperviousness x site acreage)
2. Review Fees are $1,045/acre of new impervious area and based on the impervious area
rate factor (i.e. $1,045 x rate factor (based on % imperviousness) x site acreage)
Fees are to be paid at the time of the issuance of the first building permit. More information
on stormwater 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.
NE Response: Acknowledged.
9. 05/08/2018: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment
Control Materials need to be submitted. The erosion control requirements can be located 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. The
Erosion Control Materials will need to be submitted at time of the first round of FDP. 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
NE Response: Acknowledged.
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Department: Historical Preservation Contact: Cassandra Bumgarner, 970-416-2990,
cbumgarner@fcgov.com
1. No historic resources affected.
Department: Forestry Contact: Molly Roche, , mroche@fcgov.com
1. 5/11/2018:
There appear to be existing trees on site. Please schedule an on-site meeting with City
Forestry to obtain tree inventory and mitigation information. Existing significant trees should
be retained to the extent reasonably feasible. This meeting should occur prior to first-round
PDP.
Response: A onsite meeting was held with Molly Roche. See the attached tree mitigation
plan.
2. 5/11/2018:
Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements.
This should include, but is not limited to, including the City of Fort Collins General Landscape
Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List –
species, quantity, size, method of transplant, and species percentage, and including current
and proposed utility lines as well as proper tree separation requirements. Please contact
Molly Roche (mroche@fcgov.com) if you have any questions.
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
Response: A landscape plan that meets 3.2.1 requirements has been provided
3. 5/11/2018:
Include locations of any water or sewer lines on the landscape plan. Please adjust street tree
locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and public water, sanitary, and storm sewer service lines
4’ between trees and gas lines
Response: Separations from utilities has been provided, refer to the
landscape plans
Department: Fire Authority Contact: Andrew Rosen, , arosen@fcgov.com
1. SPRINKLER SYSTEM
These residences are required by the IFC to be designed with full NFPA13 automated
sprinkler systems unless otherwise approved by the Building Department. Code language
follows:
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>IFC 903.2.8: 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. Single family residences are not typically required to have sprinkler systems however,
as of August 1, 2014 the IRC requires duplexes, triplexes, etc. to have residential fire
sprinkler systems. Please contact the building department for further information > IFC
912.2: Fire Department Connections shall be installed in accordance with NFPA standards.
Fire department connections shall be located on the street side of buildings, fully visible
and recognizable from the street or nearest point of fire department vehicle access. The
location of the FDC shall be approved by the fire department and the location labeled on
Utility Plans.
> IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and
ground floor patios of dwelling units where the building is of Type V construction.
Response: All buildings will be fully sprinklered
2. ACCESS
Access is required to within 150ft of all portions of the exterior perimeter of each building. The
access can be measured from Autumn Ridge Drive and Candlewood Drive because they are
classified as Collector Streets. Trilby Road however, cannot be used because it is classified
as an Arterial Street. Building 6 is out of compliance with this criteria as measured from
Autumn Ridge Drive or Candlewood Drive. Therefore a Fire Lane (please see Fire Lane
Specifications below) will be required from the entrance from Candlewood Drive through the
central parking area to achieve this required access to Building 6. Code language follows:
>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.
Response: An emergency access easement has been provided through the parking lot to
allow 150’ access to all buildings.
3. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design
criteria already contained in relevant standards and policies, any new fire lane must meet the
following general requirements:
> Shall be dedicated by plat or separate document as an Emergency Access Easement. >
Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead
clearance. Where road widths exceed 20ft in width, the full width shall be dedicated unless
otherwise approved by the AHJ.
> 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 red curb and/or signage, and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS
detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows
required on all signs.
Response: An emergency access easement has been provided through the parking lot to
allow 150’ access to all buildings.
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4. STRUCTURES EXCEEDING 30' IN HEIGHT
Should any building exceed 30ft in height, the requirement for aerial apparatus access will be
triggered. Code language follows:
> IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to
accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire
lanes shall be 26 foot wide minimum on at least one long side of the building. At least one of
the required access routes meeting this condition shall be located within a minimum of 15
feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire
side of the building.
Response: All structures are under 30’
5. ADDRESSING/WAYFINDING
To assist with prompt emergency response all the buildings will be clearly identified with the
full address in 6" letters visible from the internal parking area. >The addressing plan shall
be provided for review before final:
>Any residence in buildings 1 through 4 that is addressed off Autumn Ridge Drive, shall have
the full address, with unit identifier, clearly visible by each residence entrance door. Should
these residences be addressed off Candlewood Dr, the full street address with unit identifier
shall be on the entrance door. Wayfinding signage should be visible from the parking lot
indicating the most appropriate access to these residences.
>Any residence in buildings 1 through 4 that is accessed through an entrance that faces the
central parking lot shall have the unit identifier clearly visible on the access doorway. >Any
residence in buildings 5 and 6 that has an entrance from the parking lot will have the unit
identifier clearly visible on the access doorway.
>The residences in buildings 5 and 6 that face east shall have the unit identifiers on the
doorway and there should be wayfinding signage at the parking area showing the best
access to each residence. It is requested that these pathways shown from these residences
to the parking lot be 4ft wide to accommodate a stretcher should an emergency occur.
Response: Identifiers will be placed in the locations requested above at Final Plans.
6. HYDRANT
A hydrant is required within 300ft of these buildings. This requirement has been met by the
hydrant at the curb cut on Candlewood Drive. No further action required on this.
Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625,
reverette@fcgov.com
1. The site appears to contain wetlands in the stormwater channel on the east side of the site.
As such, an Ecological Characterization Study (ECS) is required by Land Use Code Section
3.4.1 (D)(1). Please note that the standard buffer zone distance is 50' for wetlands less than
1/3 acre in size, and 100' for wetlands greater than 1/3 acre in size.
Based on site conditions, a shorter memo-based ECS can be submitted that addresses (a)
the extent and approximate size of the wetlands; (b) characterization of vegetation in this
portion of the site; (c) anticipated wildlife use of the site; and (d) recommendations for
buffering and protection of the wetland area. Once we have this information, staff will be able
to better evaluate whether the buffer zone standards should be applied and the implications
to your project as a result.
Please note that the Ecological Characterization Study must be prepared by a qualified
ecological consultant and is due a minimum of 10 days prior to the PDP submittal. Please
contact Environmental Planning staff if you need a list of qualified consultants, assistance
scoping the ECS, or if you would like to conduct a site visit with staff.
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It appears that detention is planned in this part of the site, which would be allowed within a
buffer zone.
Response: The ECS was submitted prior to this PDP submittal.
2. Note that within any Natural Habitat Buffer Zones that may be designated on this site, 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
may be required.
Response: The ECS did not recommend restoration
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 into
any natural features or natural habitat buffer areas.
Response: Lighting has been limited along the natural area.
4. 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 motion-sensing or 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)]. Thank you in
advance for supporting City of Fort Collins Night Sky Objectives.
Response: Down direction, sharp cut off lights have been shown. All fixtures are 3000k or
less.
5. 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: See the representative plant list as well as the seed mixes on the landscape
plans
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 Ralph Zentz, Senior Urban
Forester (970-221-6302 or rzentz@fcgov.com) to determine the status of the existing trees
and any mitigation requirements that could result from the proposed development.
Response: Some existing trees are shown to be removed. No trees within the natural area
buffer will be removed. Removal of any Russian Olive trees will be coordinated with
Environmental Planning.
7. If tree removal is necessary, please include the following note on the tree mitigation plan
and/or landscape plan, as appropriate:
“NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON
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(FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST
OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE
NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY
ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL
COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO
DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND
CONSTRUCTION APPLY.”
Response: The note has been added to the plans
8. 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: http://fcgov.com/climatewise, contact Heidi Wagner at
970-416-2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or
jnagel@fcgov.com
3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
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://fcgov.com/natureinthecity, contact Justin Scharton at
970-221-6213 or jscharton@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort
Collins at stacy@bikefortcollins.org or 970-481-5577
8) Urban Agriculture: http://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 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.
Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501,
kandrews@fcgov.com
1. 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.
NE 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
NE 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.
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NE Response: Acknowledged. Standard curb and gutter repair note to be added to plans.
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.
NE 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:
https://www.larimer.org/engineering/streets
NE Response: Acknowledged. Improvements to be designed to LCUASS.
6. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. Most easements to be dedicated need to
be public easements dedicated to the City. This shall include the standard utility easements
that are to be provided behind the right-of-way if they do not already exist (it appears that
these do exist – please confirm and include these on the site and utility plans for your first
submittal) (15 foot along an arterial (Trilby), 8 foot along an alley, and 9 foot along all other
street classifications). The project will also need to vacate any existing easements as
necessitated by the new site plan (it appears that the existing EAE will need to be
reconfigured and partially vacated). Information on the dedication and vacation processes
can be found at: http://www.fcgov.com/engineering/devrev.php
NE Response: Easements will be updated in plat.
7. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
NE Response: Acknowledged.
8. 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.
NE Response: Acknowledged.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
NE Response: Acknowledged.
10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on
parking design.
NE Response: Acknowledged.
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 the 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.
NE Response: Acknowledged.
11. The development/site cannot use the right-of-way for any Low Impact Development to treat
the site’s storm runoff. We can look at the use of some LID methods to treat street flows –
the design standards for these are still in development.
NE Response: Acknowledged.
12. Doors are not allowed to open out into the right-of-way.
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NE Response: Acknowledged. No doors are currently planned to be ROW adjacent.
13. 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.
NE Response: Acknowledged.
14. 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.
NE Response: Acknowledged.
Department: Electric Engineering Contact: Austin Kreager, , akreager@fcgov.com
1. Light and Power has single phase electric facilities on the West side of Autumn Ridge Dr.
that could be utilized to provide power. Three phase power is feasible from the north east
corner of the property.
Response: Thank you for the information.
2. Multi family buildings are treated as commercial services; therefore a(C 1) form must be filled
out and submitted to Light & Power Engineering. All secondary electric service work is the
responsibility of the developer and their electrical consultant or contractor.
Response: A C1 form will be submitted at Final Plan level
3. Transformer locations shall be within 10' of a paved surface and must have a minimum of an
8' clearance from the front side and a 3' clearance around the sides and rear. (1000 kVA up
to 2500 kVA requires 4' around the sides and rear.)
Response: Transformers will meet the above criteria
4. You may contact FCU Light & Power, project engineering if you have questions. (970) 221-
6700. You may reference Light & Power’s Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18
November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee estimator
at http://www.fcgov.com/utilities/business/builders-and-developers.
Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
1. Multi-family with 8 or less DU's per Bldg. and less than 50 DU's is a Type I Review. If
determined to be a Type II Review a neighborhood meeting is required.
Response: All buildings will have less than 8 DU, and 43 total units.
2. LMN density needs to be minimum 3 DU per net acre (less than 20 acres), and maximum of
9 DU's per gross acre of residential land. The concept plan shows 10 DU's per gross acre,
so needs to be max of 43.
Response: The plan has been revised to 43 units
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3. The maximum gross floor area of each building is 14,000. The proposed floor area is
52,800 sf.
Response: Each multi-family building is less than 14,000 s.f.
4. For projects with 7 multi-family buildings, there needs to be at least 2 distinctly different
building designs.
Response: The currant plan has 6 multi-family buildings and 1 mixed use.
5. All front facades with primary entrance needs to face the street or connecting walkway less
than 200' to street sidewalk.
Response: There farthest north eastern building is not within 200’ to the street. A major
walkway spine 275’ from the Trilby sidewalk has been provided to accommodate this per
code section 3.5.2 D
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: The density has been reduced to accommodate Type I review requirements.
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.
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.
9. 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.
10. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
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.
12. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
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.
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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