HomeMy WebLinkAboutSAINT JOHN XXIII CATHOLIC CHURCH AND LOMBARDY STUDENT HOUSING - PDP190001 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS (3)1
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/developmentreview
August 24, 2018
Jimmy Becker
Blackbird Investments
130 E 3rd St Suite 400
Des Moines, IA 50309
RE: Saint John XXIII Student Housing, PDR180011
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Development Review Coordinator, Tenae Beane, at 970-224-6119 or tbeane@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/20/2018
08/20/2018: C-C District comments:
C-C District comments:
The C-C District limits the block size to 7 acres. This is to allow better
connectivity and multi-modal circulation through blocks. A Modification of the
standard, with an "equal to/better than" justification, could be explored. The
project should provide an east/west Street-like Private Drive (SLPD) or a
modified alternative with a Modification request. The drive should allow access
points to occur to the north.
Response: Block size totals approximately 5.5 acres. East/west Street-Like Private Drive is provided along
the north property line and connects to University Ave at the western portion of the site. Drive will be at an
elevation to allow for access to the north.
Comment Number: 2 Comment Originated: 08/20/2018
08/20/2018: Parking compliance:
The project submittal should provide detailed information outlining how
adequate parking is provided, and how any shared parking between uses is
feasible.
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The project must comply with the minimum parking requirements in the TOD
zone for residential and non-residential parking. Staff recommends that both
residential and non-residential parking be provided, at a minimum based on the
required TOD ratios in order to provide sufficient parking for residents, resident
guests and other uses.
Response: Parking meets the TOD ratio requirements. Further reductions for Affordable Housing, Transit
Passes, Car Share, Shared Parking, and City Bike Share Program will be explored and discussed with the
City of Fort Collins.
Comment Number: 3 Comment Originated: 08/20/2018
08/20/2018: Building and site transition along neighboring properties:
Along University Avenue -- consider opening up the entrance to the Building B
internal courtyard. This could provide open space along the street (per the
WCAP standards), and a massing change while allowing additional sunlight
from the south into the internal courtyard.
Response: Revised site plan opens the Building B courtyard to the University Ave. frontage.
Building A – Is an upper level courtyard space implied in the sketch along the
north side of the building, above the parking level? Consider flipping this to
provide this space along the south side of the building, which is sunnier and will
provide a massing step-back along University Avenue.
Response: Building A no longer has an upper level courtyard. The building has been shifted south which
will allow more sunlight to the north property.
Buildings A and B – these are close to one another. This should be considered
with the building design’s massing and articulation.
Response: Separation between Buildings A&B increased from 30’ to 95’.
The project should use landscape buffering, setbacks and building design
techniques to provide neighborhood scale and transition to existing surrounding
building uses and features, per WCAP guidelines, landscape buffering
standard 3.2.1(E)(1) and 3.5.1 Building and Project Compatibility -- Privacy and
Neighborhood Scale.
Response: Site Plan revised to utilize greater setbacks from the property lines. The city has stated
anticipated development at the north property line to be 5 stories. Materials and façade modulation
contribute to neighborhood scale. Additionally, a perimeter security/screen fence is proposed along the
majority of the north property line to mitigate views between the project and adjacent properties.
Landscape has been incorporated in the buffering strategy along the West, East and South property lines.
Comment Number: 4 Comment Originated: 08/20/2018
08/20/2018: Building perimeter comments:
With the current site plan, the building footprints are too large to fit on the site
and substantially meet code objectives.
Response: Revised site plan significantly reduces building footprints as well as breaking up the larger
Building B into two buildings, Building B and Building C.
Staff has landscaping, utility conflict and safety compliance concerns related to
the building footprint placement of Buildings A, B and main parking garage.
These buildings are in close proximity to the adjacent private road. Additionally,
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Building A is quite close to the north property line. Providing a space that is this
minimal may cause a number of compliance concerns:
Aesthetics -- How is significant vertical landscaping incorporated surrounding
the 5-story building footprints? How is building foundation landscaping
provided? How do other building entrances from stairwells, etc. transition into
the alley within this space?
Response: Building B setback from property line increased from 30’ to 42’. Building C has been adjusted to
provide 38’ setback with parking and sidewalks tucked under the building. Access from building is
illustrated on site plan. The intent along the private drive is to provide an urban multi-use zone that is
pedestrian friendly, provides required fire access and multi-modal site circulation. Landscape including
trees has been included to help soften the overall feel of the area and break up the verticality of the 5 story
buildings.
Space for utilities and drainage -- Is the perimeter space needed for other
utilities or easements, such as stormwater structures, roof drains. LID and
transformers? Do these elements fit into the area and do they have a further
negative impact on meeting the landscape standards?
Response: LID is being met with a distributed underground storm water detention system located along and
below the private drive. A small portion of roof drain from the Eastern most section of the church roof will
be treated with on grad LID measures consisting of rain gardens.
Safety -- How is vehicular ingress/egress affected with the limited site distance
due to the close proximity of the private road? How do vehicles, bikes and
pedestrian traffic safely share the road and access the mid-block sidewalk?
Response: Building setbacks have been increased by 10’ allowing for greater site distances. Sidewalks are
provided along the Street-Like Private Drive as well as along adjacent roads. A pedestrian/bicycle roadway
is provided between Building B and Building C.
Sidewalks in general -- is there really no need for any perimeter or internal
sidewalks or walkway crossings between buildings or to provide connections to
the north, or to the trash/recycling enclosures?
Response: Sidewalks are illustrated on the site plan. Pedestrian connectivity between buildings, and
parking is accommodated with a network of walks around all sides of each building and across driveways.
Grading -- Is the space sufficient for grade transition and parking access
transition? Is the private road raised up? Are perimeter site walls necessary?
Response: There is sufficient area for grade across the site. Some segments of retaining walls will be
necessary to accommodate grade.
Comment Number: 5 Comment Originated: 08/20/2018
08/20/2018: Occupancy Limits:
3.8.16 - Occupancy Limits; Increasing the Number of Persons Allowed. Any
housing that proposes more than 3 bedrooms per dwelling unit requires
sufficient additional amenities. The applicant must provide an Occupancy
Increase Request with the initial submittal application outlining the additional
amenities provided by the applicant:
3.8.16 (E)(2) Increasing the Occupancy Limit. With respect to multiple-family
dwellings, the decision maker (depending on the type of review, Type 1 or Type
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2) may, upon receipt of a written request from the applicant and upon a finding
that all applicable criteria of this Code have been satisfied, increase the number
of unrelated persons who may reside in individual dwelling units. The decision
maker shall not increase said number unless satisfied that the applicant has
provided sufficient additional amenities, either public or private, to sustain the
activities associated with multi-family residential development, to adequately
serve the occupants of the development and to protect the adjacent
neighborhood. Such amenities may include, without limitation, passive open
space, buffer yards, on-site management, recreational areas, plazas,
courtyards, outdoor cafes, limited mixed-use restaurants, parking areas,
sidewalks, bikeways, bus shelters, shuttle services or other facilities and
services.
Response: Applicant does not intend to provide an Occupancy Increase Request. 4 Bedroom Units have
been removed from the project.
Comment Number: 6 Comment Originated: 08/20/2018
08/20/2018: Loading zones: Some recent mixed-use projects in infill areas
struggle to comply with LUC 3.2.2(k)(6) Loading Zones. All development shall
provide loading zones and service areas adequately sized to accommodate the
types of vehicles that use them. Such loading zones and service areas shall be
indicated on the development plan. The development should designate an
off-street loading zone for deliveries, maintenance, moving etc. in an area that is
acceptable to PFA. How are loading and service needs accommodated?
Response: Trash access will take place along the Street-Like Private Drive. Loading areas during move-
in/out times will take place at the parking to the north of Building C and designated areas along the Street-
Like Private Drive. An on-street striped loading/service/ride hailing area will be incorporated south of the
pedestrian boulevard between Buildings B and C. Additionally, an off-street loading zone is provided south
of the piazza to accommodate special even needs including typical wedding and funeral service vehicles
requiring longer term standing / staging.
Comment Number: 7 Comment Originated: 08/20/2018
08/20/2018: Building Mass, Articulation, Scale and Proportion (Buildings A and
B):
West Central Area Plan (WCAP):
Has the development team reviewed this document? It is available online at:
https://www.fcgov.com/planning/west-area-plan.php?
key=advanceplanning/west-area-plan.php
The applicant should incorporate the WCAP plan’s policies and guidelines in to
the project and use them to inform compliance with LUC 3.5.1, 3.5.2 and 3.5.3.
Terracing or stepping back the mass of large buildings is encouraged per the
WCAP guidelines. Mass and scale must be mitigated. Building entrances must
be oriented towards public streets. Height should be stepped back and building
set back so that taller buildings do not loom over the street and shadowing of
private property is minimized.
Response: Mass is reduced toward upper levels of the building. Material changes help reduce perceived
scale of the building. Frontages have been pulled further from property lines.
Each site will relate to the street by a plaza, courtyard, entry feature, or other
ground floor amenities that enliven pedestrian interest and enhance the public
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streetscape. The residential building in the west parcel should respond to this
guideline in addition to the courtyard provided for the west parcel.
Response: Building A is pulled significantly away from property lines to allow for landscaping, trees, and
seating at all faces of the building, increasing pedestrian interest.
The following design principals should guide new development in the West
Central Plan area:
Page 31 – height, massing and contextual design principles.
“The height, mass, and scale of new development in the High Density Mixed-Use Neighborhood (HMN)
zone district, Neighborhood Commercial (NC), Community Commercial (CC) and other areas of
development or redevelopment should be compatible with adjacent development and sensitive to the
context of the area.”
Response: The 5-story massing is compatible with several similar new developments 2 blocks to the north.
Additionally, Jason Holland expressed the city’s expectation of new development at a similar scale
immediately north of the project site. A 6th story amenity spaces is incorporated into Building C and is
stepped back 25’ from main façade.
Page 36 – Multi-family design guidelines
“Multi-family redevelopment and infill should emphasize compatibility with adjacent neighborhoods and
relate to a dominant residential character. The guidelines emphasize means of articulation and modulation
to reduce large, monotonous masses and feel more residential in scale. In addition, consistent yet varied
rooflines, front porches, human scale detail (such as brackets/corbels and consistent fenestration patterns)
are encouraged. Commercial-type multi-family structures lacking these elements are discouraged”
Response: Project is within the zoning maximum story guidelines of the C-C District. It is consistent with
similar in scale and mass new development to the north on Plum St. In speaking with Jason Holland on
9/10/18, sloped roofs are not a requirement for this area. Variation in materials, and step backs on the
building facades reduce the overall scale. Human scale details are included in the design. 3-story beige
brick massing ties into the ridgeline of the proposed church.
Page 37 – Mixed-Use design guidelines
The following design guidelines provide guidance to developers and decision makers and are intended to
complement the Fort Collins Land Use Code standards. Though more flexible and less stringent than the
Fort Collins Land Use Code standards, utilizing the guidelines should allow development applicants a
greater level of support from Planning and Zoning staff and should assist in gaining neighborhood approval.
Mixed-use development should be explored in the HMN, NC, and CC zone districts under the following
guidelines:
• Emphasize height and mass transitioning to upper stories
• Horizontal, vertical and edge modulation and material variation
• Ground floor transparency, with windows for at least 75% of the facade
• Provide courtyards, plazas and open space both for gathering areas and as a means of further breaking
down the perceived scale of structures
Response: Materials transition from heavy to light at the upper stories and the mass of the façade is
stepped back towards the upper stories. Larger expanses of glass are incorporated at lobby and
community spaces at the ground levels. Courtyards, and open space are provided adjacent to all buildings.
With the formal submittal’s design narrative (planning objectives), provide a
written response as to how the project addresses the specific policies and
principals outlined on the above pages.
Comment Number: 8 Comment Originated: 08/20/2018
08/20/2018: Building standards:
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Buildings A and B: Parking garage standards -- See TOD standards LUC
3.10.4(D). All other TOD standards in this section do not apply, only the parking
structure standards.
Response: Referenced standards are being applied.
Building A: residential building standards (3.5.2 and 3.8.30) apply. This requires
a 9’ street building setback from both University and City Park Avenue (see
LUC 3.8.30(E)(3). While 9’ is the setback minimum, additional space is likely
necessary to provide the WCAP guideline that each site will relate to the street
by a plaza, courtyard, entry feature, or other ground floor amenities that enliven
pedestrian interest and enhance the public streetscape (in this case University
Avenue).
Response: Building does not encroach into referenced 9’ street building setback. Additional spaces is
provided and the landscaping in this zone will enliven pedestrian interest and enhance the public
streetscape.
Building A: rear setback: 8 feet; side setback: 5 feet (See LUC 3.5.2(E)(3).
Building A does not encroach into these setbacks.
Building B: LUC 3.5.3 Mixed-Use Building Standards: applicable. Issues that
we typically see with this standard include building façade articulation and
treatments, architectural definition of façade entrances, and changes in material
that are merely cosmetic and not integral to the structure per 3.5.3(D)(2)
Variation in Massing.
Response: Building B and Building C have been further developed to include the items listed above.
Comment Number: 9 Comment Originated: 08/20/2018
08/20/2018: LUC Section 3.5.1:
The monolithic size and shape of the building footprints will likely be an issue.
The project would benefit from opening up the footprints with more open,
outward facing courtyards and building wings in places that are 3 to 4 stories,
transitioning to 5 stories in central areas. Building massing and height step
backs must be a consideration around all sides of the building footprints.
Response: Revisions incorporated to open-up the footprints and create outward facing courtyards.
Variations in materials and setbacks in elevations are incorporated on all facades.
In conjunction with the WCAP Guidelines, how does the project provide building
massing that is proportional to the scale of the adjacent existing structures in
accordance with LUC 3.5.1(C)? This question should be answered with the
formal submittals Planning Narrative. Please confirm that this is included.
Response: Variation in materials allows the perceived massing to be comparable to adjacent existing
structures. Beige brick masses are limited to 3 stories, which is the height of most adjacent structures and
matches the ridgeline of the Church.
3.5.1 - Building and Project Compatibility -- (C) Building Size, Height, Bulk,
Mass, Scale. Buildings shall either be similar in size and height, or, if larger, be
articulated and subdivided into massing that is proportional to the mass and
scale of other structures, if any, on the same block face, abutting or adjacent to
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the subject property, opposing block face or cater-corner block face at the
nearest intersection.
Response: Project is similar in size and height to similar new developments 2 blocks north on Plum St. as
well as anticipated development immediately north. The project meets the maximum story requirement per
the L.U.C. A 6th Story Amenity space is included on Building C and is significantly stepped back from the
main façade. This is allowable per the L.U.C.
How are the standards in LUC 3.5.1(C) addressed?
Response: See comments above.
Comment Number: 10 Comment Originated: 08/20/2018
08/20/2018: Building Height Review Standards Apply:
The project may have significant shadowing impacts on adjacent properties.
How are the standards in LUC 3.5.1(G) Special Height Review addressed?
How are the Neighborhood Scale and Privacy Criteria in LUC 3.5.1(G)
addressed? Include this information with a separate building height review
narrative that addresses Light and Shadow, Privacy and Neighborhood Scale.
See LUC 3.5.1(G) for more information. Provide design features that address
the standard.
1. Light and Shadow. Buildings or structures greater than forty (40) feet in height shall be designed so
as not to have a substantial adverse impact on the distribution of natural and artificial light on
adjacent public and private property. Adverse impacts include, but are not limited to, casting
shadows on adjacent property sufficient to preclude the functional use of solar energy technology,
creating glare such as reflecting sunlight or artificial lighting at night, contributing to the
accumulation of snow and ice during the winter on adjacent property and shading of windows or
gardens for more than three (3) months of the year. Techniques to reduce the shadow impacts of a
building may include, but are not limited to, repositioning of a structure on the lot, increasing the
setbacks, reducing building mass or redesigning a building shape.
Response: Revisions include the repositioning of buildings on the property, which will reduce the
amount of shadowing that will occur. The buildings have been shifted away from the minimum
setbacks. Additionally the shape has been adjusted which reduced the mass on the sight.
2. Privacy. Development plans with buildings or structures greater than forty (40) feet in height shall
be designed to address privacy impacts on adjacent property by providing landscaping, fencing,
open space, window size, window height and window placement, orientation of balconies, and
orientation of buildings away from adjacent residential development, or other effective techniques.
Response: There are currently no residential buildings immediately adjacent to the property.
Streets divide the closest residential buildings.
3. Neighborhood Scale. Buildings or structures greater than forty (40) feet in height shall be
compatible with the scale of the neighborhoods in which they are situated in terms of relative
height, height to mass, length to mass and building or structure scale to human scale.
Response: Project is similar in scale to similar new developments two blocks to the north on Plum
St. They are also of similar size and scale to anticipated new development immediately to the
north. Material variations, courtyards, and interior streets assist in creating a human scale.
Comment Number: 11 Comment Originated: 08/20/2018
08/20/2018: Walkways internal to the site and within parking garages:
In internal parking garage areas where walkways are provided for bikes and
pedestrians, provide at least 5 feet minimum clear space that is not blocked by
bike parking and parked car overhangs, per the LUC 3.2.2 standards below. 6
to 7 feet is recommended where bike rack access is adjacent to head-in
parking and where bike/pedestrian volume along the walkway requires this
additional space.
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Response: Walkways are not provided in internal parking garage areas.
While not all portions of a project’s parking garage vehicle use area must
incorporate separate walkways, the parking design should arrange parking
spaces, drive aisle design and intersections to take into account, prioritize and
accommodate bike and pedestrian flow. This may mean removing parking
spaces that restrict bike/pedestrian flow or that don’t allow enough space for
convenient access to bike parking.
Response: Access from areas within the parking garage to stairs, elevators, and exits are convenient and
pedestrians do not need to walk between adjacent vehicles. Access to bicycle parking is not through the
parking garage.
In addition, how is pedestrian and bicycle traffic routed through and within the
site, between buildings, amenities and to destinations to the north? This should
be a primary consideration once all primary entrances, secondary entrances,
stairwell elevators, elevators, bike storage areas, amenity spaces, etc. are
determined. Is there a logical, safe and convenient bike and pedestrian flow and
space provided?
Response: Sidewalks are provided throughout the side adjacent to City Park Ave, University Ave, Shields
as well as the Street-Like Private Drive. A pedestrian/bicycle boulevard is incorporated between Building B
and Building C. Bicycles will utilize the Street-Like Private Drive and bike storage areas are located
adjacent to the drive.
Recently we are looking at the following code standards to review the more
complex projects that incorporate a combination of surface parking, garage
parking and private drives:
Comment Number: 12 Comment Originated: 08/20/2018
08/20/2018: 3.2.2 - Access, Circulation and Parking
(B) General Standard. The parking and circulation system within each
development shall accommodate the movement of vehicles, bicycles,
pedestrians and transit, throughout the proposed development and to and from
surrounding areas, safely and conveniently, and shall contribute to the
attractiveness of the development. The on-site pedestrian system must provide
adequate directness, continuity, street crossings, visible interest and security as
defined by the standards in this Section. The on-site bicycle system must
connect to the City's on-street bikeway network. Connections to the off-road trail
system shall be made, to the extent reasonably feasible.
Response: Pedestrian sidewalks are shown along all street frontages, including the Street-Like Private
Drive. The on-site bicycle system connections directly to the City’s on street bikeway network via the
Street-Like Private Drive. Additionally, the pedestrian/bicycle boulevard between Building B and Building C
provide connection north, and the boulevard could be continued with future development to the north.
(C) Development Standards All developments shall meet the following
standards: (1) Safety Considerations. To the maximum extent feasible,
pedestrians shall be separated from vehicles and bicycles. (a) Where complete
separation of pedestrians and vehicles and bicycles is not possible, potential
hazards shall be minimized by the use of techniques such as special paving,
raised surfaces, pavement marking, signs or striping, bollards, median refuge
areas, traffic calming features, landscaping, lighting or other means to clearly
delineate pedestrian areas, for both day and night use.
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Response: Pedestrians have dedicated sidewalks throughout the site. Should the pedestrian/bicycle
boulevard by extended north with future development, a crosswalk can be added. See site plan for
additional sidewalk locations. Landscape & Civil to provide further information.
(b) Street Crossings. Where it is necessary for the primary pedestrian access
to cross drive aisles or internal roadways, the pedestrian crossing shall
emphasize and place priority on pedestrian access and safety. The material
and layout of the pedestrian access shall be continuous as it crosses the
driveway, with a break in continuity of the driveway paving and not in the
pedestrian access way. The pedestrian crossings must be well-marked using
pavement treatments, signs, striping, signals, lighting, traffic calming
techniques, median refuge areas and landscaping.
Response: Interior street crossings will be designated with appropriate signage as well as change in
material and or striping as required.
(D) Access and Parking Lot Requirements. All vehicular use areas in any
proposed development shall be designed to be safe, efficient, convenient and
attractive, considering use by all modes of transportation that will use the
system, (including, without limitation, cars, trucks, buses, bicycles and
emergency vehicles). (1) Pedestrian/Vehicle Separation. To the maximum
extent feasible, pedestrians and vehicles shall be separated through provision
of a sidewalk or walkway. Where complete separation of pedestrian and
vehicles is not feasible, potential hazards shall be minimized by using
landscaping, bollards, special paving, lighting and other means to clearly
delineate pedestrian areas.
Response: The Streetlike Private Drive will function as a multi-modal access way through the site.
Additionally, a parallel concrete walkway is provided for pedestrian-only use. This walk varies between
attached and detached from the drive with intermittent landscape and amenities.
Connecting walkway: from street to the main building entrance shall be 6 feet
minimum, 7 feet recommended. (See LUC 3.2.2-C-5-a)
Response: Primary access walks at building entries are greater than 6’ wide.
Comment Number: 13 Comment Originated: 08/20/2018
08/20/2018: Bicycle Facilities
See LUC 3.2.2(C)(4): Commercial, industrial, civic, employment and
multi-family residential uses shall provide bicycle facilities. To meet the
minimum bicycle parking requirements, the development must provide required
bicycle parking for both Enclosed Bicycle Parking and Fixed Bicycle Racks.
Enclosed bicycle parking spaces may not be located on balconies. (See table
in LUC for required bicycle parking).
Staff’s recommendation based on recent land use decisions and appeals is
that multi-story residential developments should incorporate all required bicycle
storage on the ground level of the project, within convenient/close proximity to
building entrances and building elevators, in order to meet the city’s
requirements below. If this cannot be met than a Modification of Standard would
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need to be considered.
Response: Required bicycle parking is provided on the property. 100% of the required parking is located on
the ground floor as described in the comment above.
See LUC Article 5 for definitions:
Bicycle parking, enclosed shall mean bicycle storage in lockers, a room or other
space within a parking structure or other building, including a shed or carport.
All types of enclosed bicycle storage must be easily accessible to entrances
and walkways, secure, lighted and protected from the weather. Each storage
space shall provide a minimum of six (6) square feet in area. The storage
space shall not impede fire exits or be located so that parked bicycles interfere
with public access.
Response: Enclosed bicycle parking is provided per comment above.
Bicycle parking, fixed shall mean bicycle parking that allows the bicycle frame
and both wheels to be securely locked to the parking structure. The structure
shall be of permanent construction such as heavy gauge tubular steel with angle
bars permanently attached to the pavement foundation. Fixed bicycle parking
facilities shall be at least two (2) feet in width and five and one-half (5½) feet in
length, with additional back-out or maneuvering space of at least five (5) feet.
Response: Fixed bicycle parking is provided per comment above.
Comment Number: 14 Comment Originated: 08/20/2018
08/20/2018: LUC 3.2.5 Trash and Recycling Facilities:
An internal trash chute with a separate recycling chute and trash rooms
incorporated into the buildings may be required. Contact Jonathon Nagel for
more information: 970-416-2701. Staff is concerned that the perimeter
trash/recycling location is too decentralized and with too much pedestrian traffic
back and forth across and within the private road.
Response: Trash/Recycling location has been decentralized and located at each of the 3 buildings
residential buildings with trash/recycling chutes. Access for trash service is off of the Street-Like Private
Drive. A trash enclosure is included north of the piazza for church use.
Comment Number: 15 Comment Originated: 08/20/2018
08/20/2018: Existing Trees:
As stated in the applicant’s PDR, schedule an on-site meeting with City
Forestry to obtain tree inventory and mitigation information for all existing trees
on-site prior to submittal.
Contact Molly Roche Email: mroche@fcgov for more information. Existing trees
designated as existing significant trees by City Forestry shall be retained to the
extent reasonably feasible. Typically, this meeting occurs after Conceptual or
PDR Review, and must occur prior to any initial submittal application (Step 4).
EXISTING TREES REMOVED PRIOR TO DEVELOPMENT
APPLICATION/APPROVAL MAY BE IN VIOLATION OF CITY CODE.
Existing trees must be accurately and identified on the landscape plan sheets
as to -- trunk location, edge of canopy, species, size, and condition -- with
labeled intent to remove, protect or transplant.
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Tree protection specifications as required in Section 3.1.2 of the Land Use
Code, shall be included on all landscape plans in written and graphic form. (see
standard City tree protection notes).
Transplanted tree locations shall be identified with the method and season of
transplanting described.
Trees planted for mitigation must be graphically identified as mitigation trees.
Response: A tree mitigation exhibit is included. Potential for tree transplantation will be defined at time of
final plan. Mitigation as needed will be accommodated to the extent possible on-site however it is
anticipated that payment in leu will be necessary for trees not mitigated on site.
Comment Number: 16 Comment Originated: 08/20/2018
08/20/2018: Perimeter Landscaping:
Landscape areas and building setbacks proposed do not appear to have
sufficient space for shade tree stocking, and may have issues with drainage,
storm pipes and utility requirements.
3.2.1 - Landscaping and Tree Protection. The project must comply with 3.2.1(D)
Tree Planting Standards and (E) Landscape Standards around the building and
site perimeter or demonstrate a sufficient landscape alternative compliance
request with the initial submittal. See LUC 3.2.1 including alternative
compliance at the end of this section. Some code provisions that are a concern
include:
(c) "full tree stocking" shall be required in all landscape areas within fifty (50)
feet of any building or structure as further described below. Landscape areas
shall be provided in adequate numbers, locations and dimensions to allow full
tree stocking to occur along all high use or high visibility sides of any building or
structure.
Response: A tree stocking requirements are met.
(D) Tree Planting Standards. 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 fifty (50) feet of any building or structure in order to
establish at least a partial urban tree canopy. The groves and belts may also be
combined or interspersed with other landscape areas in remaining portions of
the development to accommodate views and functions such as active
recreation and storm drainage.
Response: Tree belts and or groves have been provided to the extent possible.
(d) Foundation Plantings. Exposed sections of building walls that are in
high-use or high-visibility areas of the building exterior shall have planting beds
at least five (5) feet wide placed directly along at least fifty (50) percent of such
walls.
Response: Foundation plantings are provided per requirements.
(d) Walkways and Driveways. Connecting walkways through parking lots, as
required in subsection 3.2.2(B)(5)(a) (Walkways) shall have one (1) canopy
shade tree per forty (40) lineal feet of such walkway planted in landscape areas
within five (5) feet of such walkway. Driveways through or to parking lots shall
have one (1) canopy shade tree per forty (40) lineal feet of and along each side
of such driveway, in landscape areas within five (5) feet of such driveway.
Response: Trees are provided meeting the minimum distribution except along the street-like private drive
having trees only on the south side.
12
Refer to LUC 3.2.1 for complete sections.
Comment Number: 17 Comment Originated: 08/20/2018
LUC 3.2.4 - Site Lighting.
A lighting photometric plan and lighting details are required. See LUC 3.2.4 for
standards.
Response: Photometric plans have been provided as part of the PDP submittal.
Comment Number: 18 Comment Originated: 08/20/2018
Staff recommends that the consultants/developer review the land use code
sections: Code sections that should be reviewed include, but are not limited to:
3.2.1 - Landscaping and Tree Protection
3.2.2 - Access, Circulation and Parking
3.2.4 - Site Lighting
3.2.5 - Trash and Recycling Enclosures
3.5.1 - Building and Project Compatibility (including 3.5.1(G) – Special Height
Review Criteria)
3.5.2 - Residential Building Standards (Building A)
3.5.3 - Mixed-Use, Institutional and Commercial Buildings (Building B)
3.6.6 - Emergency Access
3.8.16 - Occupancy Limits; Increasing the Number of Persons Allowed
3.8.17 - Building Height
3.10(D) - Development Standards for the Transit-Oriented Development (TOD)
Overlay Zone- (D) Parking Structure Design
3.8.30 – Multi-family design standards (Building A)
Division 4.18 – All applicable C-C standards
West Central Area Plan document
Response: Applicable land use codes have been reviewed.
Comment Number: 19 Comment Originated: 08/20/2018
Alternative Means: The applicant should note that, prior to scheduling a land use
hearing, staff will need confirmation from PFA staff that the project is ready for
hearing. The applicant should note that, if any proposed alternative means
documentation under review by PFA has not been finalized, changes to the
building design and/or site plan required at final design may require a Major
Amendment of the PDP, which would go back to the P&Z Board.
Response: Applicant will be seeking Alternative Means for parking, bicycle parking, occupancy limits, and
additional parking garage level.
Comment Number: 20 Comment Originated: 08/20/2018
FYI -- mezzanine dwelling space is not permitted on the roof, only within
intermediate floors. See LUC 3.8.17 Building Height for more information. This
is a head-up comment as some recent developments have proposed a 6th
story by suggesting that the 6th story dwellings are a mezzanine. Amenity space
may be provided on the roof, but not dwelling units. Additionally, the top level of
a parking garage is not considered an additional story.
Response: Applicant will utilize a 6th story amenity space at Building C.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
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Topic: General
Comment Number: 1 Comment Originated: 08/20/2018
08/20/2018: Unfortunately, the building footprints currently proposed and site
layout design, in general, do not appear realistically capable of meeting City of
Fort Collins Land Use Code (LUC) standards. Specifically, current proposed
programming is unlikely to be capable of meeting City stormwater (including
floodplain), landscaping, open space and pedestrian connectivity standards.
Revisiting proposed building footprints and site layout will be necessary to
successfully move forward and progress through City development review
process if a formal process is begun (through first submittal of first round of
Project Development Plan or PDP to City). Let's discuss further at staff review
meeting Wed 8/22/2018 in order to ensure all parties are set up for success
moving forward and expectations are understood.
Response: Building footprints have been reduced allowing area capable of meeting City stormwater,
landscaping, open space, and pedestrian connectivity standards.
Comment Number: 2 Comment Originated: 08/20/2018
08/20/2018: A full site tree inventory should be conducted as soon as possible
to inform design. The priority on sites is to keep large, healthy and mature trees
in place as these trees provide cooling effects, habitat, air purification, carbon
storage and diverse landscape aesthetic. Contact Ralph Zentz, Senior Urban
Forester (970 221 6302 or rzentz@fcgov.com) to schedule an onsite visit to
measure all trees, assess tree health and inventory species. This informs tree
mitigation that will be required on the site.
Response: Completed
Comment Number: 3 Comment Originated: 08/20/2018
08/20/2018: A considerable amount of green open space including large
mature trees would be impacted from this proposal. Note the Vision of the Fort
Collins Nature in the City Strategic Plan: A connected open space network
accessible to the entire community that provides a variety of experiences and
functional habitat for people, plants and wildlife. This is to be achieved through
three goals:
1) Easy Access to Nature: Ensure every resident is within a 10-minute walk to
nature from their home or workplace.
2) High Quality Natural Spaces: Conserve, create and enhance natural spaces
to provide diverse social and ecological opportunities.
3) Land Stewardship: Shift the landscape aesthetic to more diverse forms that
support healthy environments for people and wildlife.
Response: Landscape elements have been incorporated throughout the site.
Comment Number: 4 Comment Originated: 08/20/2018
08/20/2018: Current proposed design does not appear to incorporate nature
into the built environment including respite spaces for residents and employees.
The Nature in the City Strategic Plan Policy C2 calls for increased connectivity
to nature for residents, Policy LU5 for coordinating and incentivizing natural
space improvements at the neighborhood scale, Policy CP3 calls for expanding
the City tree inventory to include wildlife habitat and CP5 for providing quiet
spaces in the City to escape from the urban environment.
Response: Landscape and amenity spaces have been provided.
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Comment Number: 5 Comment Originated: 08/20/2018
08/20/2018: The priority on sites is to keep large, healthy and mature trees in
place as these trees provide cooling effects, habitat, air purification, carbon
storage and diverse landscape aesthetic. Contact City Forestry staff as soon as
possible to schedule an inventory of onsite trees. LUC Section 3.2.1(C)
requires 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 one having DBH
(Diameter at Breast Height) of six inches or more. If trees may be impacted
then a review of trees shall be conducted with Ralph Zentz, Senior Urban
Forester (970 221 6302 or rzentz@fcgov.com) to determine the status of
existing trees and any mitigation requirements that could result from the
proposed development. Trees must be mitigated onsite.
Response: Building and drive locations have been adjusted to maximize potential for retaining existing
mature trees specifically the more significant trees West of Building A and between Buildings A and B.
Comment Number: 6 Comment Originated: 08/20/2018
08/20/2018: If tree removal is absolutely necessary and unavoidable, please
include the following note on the tree mitigation plan and landscape plan, as
appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING
SEASON (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: Tree removal note has been added to the tree mitigation plan and site demolition plan.
Comment Number: 7 Comment Originated: 08/20/2018
08/20/2018: 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: Use of high water use plant material has been minimized. See hydrozone and landscape plan.
15
Comment Number: 8 Comment Originated: 08/20/2018
08/20/2018: 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/
Several departments within the City of Fort Collins have been working together
to address this issue; they are referred to as the City Night Sky team. Results of
the work can currently be viewed on the City Public Records website in
Resolution 2016 074, a summary of City of Fort Collins City Council Intent and
General Policy Regarding Night Sky Objectives.
Response: The photometric plans provide fixtures meeting the requirements for warmer temperature light
fixtures
Comment Number: 9 Comment Originated: 08/20/2018
08/20/2018: There are many creative ways to incorporate nature into the built
environment including but not limited to: green screens, pollinator gardens,
pocket nature parks, bird friendly building designs, and grouped plantings of a
variety of sizes of trees and shrubs to deliver habitat and varied vertical
structure. Including here some resources demonstrating some Nature in the City
(NIC) ideas to incorporate into developments.
a. Making Urban Nature / Stads Natuur Maken , J. Vink, P. Vollaard, N. de
Swarte
b. Planting in a Post Wild World, T. Rainer and C. West
c. Green Construction Not Just for the Birds, CRH Americas Inc. 2018
d. Community Wildlife Habitat Certification Program, National Wildlife
Federation
e. Habitat Network, Bat Houses, TNC/Cornell
f. Toward an Urban Ecology, SCAPE, 2018
g. Attracting Native Pollinators, The Xerces Society, 2011
h. Restorative Commons: Creating Health and Well being through Urban
Landscapes, USDA, USFS, Northern Research Station, Meristem, 2009
i. Bird Friendly Building Design, American Bird Conservancy, 2015
Comment Number: 10 Comment Originated: 08/21/2018
08/20/2018: Contact City staff from the Zero Waste Plan and the Waste
Reduction and Recycling Assistance Program (WRAP) as soon as possible to
effectively design trash and recycling into the site on the front end. This is much
easier on the front end of design process than being unable later on the back
end to meet requirements; several large multifamily sites have had issues down
the line due to not planning for this on the front end. City staff work with the
private haulers to understand how best to set a site up for success.
Contact Jonathon Nagel at 970 416 2701 or jnagel@fcgov.com
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fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf
Comment Number: 11 Comment Originated: 08/21/2018
08/20/2018: Our city has an established identity as a forward thinking
community that cares about the quality of life it offers residents 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/, contact Heidi Wagner at970
416 2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Jonathon Nagel at 970 416 2701 or jnagel@fcgov.com
3) Green Building Program: fcgov.com/enviro/green building.php, contact Tony
Raeker at 970 416 4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact 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://www.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
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: Forestry
Contact: Molly Roche, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 08/21/2018
08/21/2018:
There appears to be existing trees on-site. Please schedule an on-site meeting
with City Forestry staff to obtain existing tree inventory and mitigation
information. Existing significant trees should be retained and protected to the
extent reasonably feasible. This meeting should occur prior to the next round of
submittal.
Response: Completed
Comment Number: 2 Comment Originated: 08/21/2018
08/21/2018:
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.
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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: Tree mitigation has been addressed. See mitigation and landscape plan.
Comment Number: 3 Comment Originated: 08/21/2018
08/21/2018:
Please 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: Utilities shown on landscape plan. The required separation is acknowledged. Full coordination
will be applied after this initial submittal. The applicant will work with staff to address any deficiencies that
are found.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/21/2018
08/21/2018: The redevelopment of the property would require the dedication of
right-of-way to Shields Street, if not already in existence, to ensure a 51’ half
street right-of-way to Shields Street along with a 15’ foot utility easement behind
this right-of-way.
Response: The requested ROW and easements have been dedicated.
Comment Number: 2 Comment Originated: 08/21/2018
08/21/2018: Through review of 8.2.6 of the Larimer County Urban Area Street
Standards in conjunction with review of the traffic study for the development, a
right turn lane on Shields Street onto University Avenue may be required to be
designed and constructed with the development. Additional Shields Street
right-of-way would be required for dedication beyond the 51 foot half street
specified in the previous comment.
Response: A right turn lane is provided along with the required ROW/Easements
Comment Number: 3 Comment Originated: 08/21/2018
08/21/2018: The site plan shows access to Shields Street north of the new
church location. If this access is design for general access and not emergency
only, there could be a concern that this access would attract more vehicular
usage than turning onto University Avenue and could then meet requirements for
a right turn lane off of Shields, which would be offsite of the parcel.
Response: The access being proposed has combined the existing gas station driveway with the existing
Campus West Access. The access is only intended for use by service vehicles (primarily trash) and
18
emergency vehicles. An elevated plaza is being proposed along the church frontage to differentiate and
discourage general use. This configuration has been reviewed by the adjacent owner and should be
acceptable for their needs as well. In the long term, the drive aisle on SJ XXIII will be utilized by the
adjacent property. An MOU is being drafted between the parties that will clarify exact details of the layout
and operations. Access intended only for emergency vehicles and trash service. Location of removable
bollards to be evaluated.
Comment Number: 4 Comment Originated: 08/21/2018
08/21/2018: The redevelopment of the property would require the
implementation of a detached sidewalks along both Shields Street and
University Avenue. The sidewalk along Shields Street would be 6 feet in width
with the back of walk coinciding with the dedicated right-of-way. Sidewalk along
University Avenue should be in accordance with the commercial local standard
of a 5 foot wide sidewalk detached 6 feet from the curb and gutter with
right-of-way along University Avenue being dedicated to the back of walk. A 9
foot utility easement dedication behind the right-of-way dedication is then
required.
Response: Sidewalks and easements have been accounted for as described in the comment above.
Comment Number: 5 Comment Originated: 08/21/2018
08/21/2018: The driveway access points off of University Avenue will need to
be looked at both in terms of how they aligns or offset with existing access
points on the south side of the street, as well as how any potential stacking
might occur into the parking garage to ensure it is not impacting the sidewalk
and/or street. Sight distance exiting and entering the garage will need to be
looked at for impacts to the sidewalk/right-of-way.
Response: Existing driveways on the south side of the road are shown and proposed drives have been
aligned to the extent feasible. Discussions with staff have indicated that the offsets shown should operate
acceptably since left turn movements will not conflict. Garage access will be designed as per 3.10.4.
Comment Number: 6 Comment Originated: 08/21/2018
08/21/2018: Cross-access physically and legally through easements to
potential future redevelopment to the west as well as to the existing uses to the
north should be considered and implemented.
Response: Anticipated future access has been notated on the site plan.
Comment Number: 7 Comment Originated: 08/21/2018
08/21/2018: A construction management plan will need to be prepared and
coordinated with Engineering and Traffic Operations at such time that a general
contractor has devised a plan to construct the development. The plan should
look to minimize any impacts to right-of-way and the utilization of right-of-way for
material storage, parking, crane location, etc. would be highly discouraged and
potentially not supported. Any proposed extended closures to Shields Street
would need to be looked at outside of CSU’s school year (in summer).
Encroachment permits and/or lane rental fees for any approved closures of
right-of-way could be required.
By General Contractor
Comment Number: 8 Comment Originated: 08/21/2018
08/21/2018: The remaining comments are considered standard comments for
19
reference.
Comment Number: 9 Comment Originated: 08/21/2018
08/21/2018: 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.
Comment Number: 10 Comment Originated: 08/21/2018
08/21/2018: 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
Comment Number: 11 Comment Originated: 08/21/2018
08/21/2018: 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.
Comment Number: 12 Comment Originated: 08/21/2018
08/21/2018: 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.
Comment Number: 13 Comment Originated: 08/21/2018
08/21/2018: 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
Comment Number: 14 Comment Originated: 08/21/2018
08/21/2018: 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 (15 foot along an arterial and 9 foot along all other street
classifications). Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Comment Number: 15 Comment Originated: 08/21/2018
08/21/2018: Utility plans will be required.
Comment Number: 16 Comment Originated: 08/21/2018
08/21/2018: A Development Agreement will be required and recorded once
the project is finalized.
Comment Number: 17 Comment Originated: 08/21/2018
08/21/2018: 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.
Comment Number: 18 Comment Originated: 08/21/2018
08/21/2018: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
Comment Number: 19 Comment Originated: 08/21/2018
20
08/21/2018: LCUASS parking setbacks (Figure 19-6) apply and will need to
be followed depending on parking design.
Comment Number: 20 Comment Originated: 08/21/2018
08/21/2018: 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.
Comment Number: 21 Comment Originated: 08/21/2018
08/21/2018: Doors are not allowed to open out into the right-of-way.
Comment Number: 22 Comment Originated: 08/21/2018
08/21/2018: 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.
Comment Number: 23 Comment Originated: 08/21/2018
08/21/2018: 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.
Comment Number: 24 Comment Originated: 08/21/2018
08/21/2018: Projects are required to submit an electronic version of the plat in
CAD in conformance to the City’s Information Technology standards as well as
a scanned PDF of the site plan in conjunction with final plan approval. More
information on the process and the CAD standards can be found here:
https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_r
eq.pdf
And here:
https://www.fcgov.com/developmentreview/pdf/plat_digital_submittal_standards
.pdf
Department: Traffic Operation
Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/20/2018
08/20/2018: The anticipated trip generation will require a full Traffic Impact
Study. Please have your Traffic Engineer contact me to scope the study
(970-221-6820).
Response: In Process
Comment Number: 2 Comment Originated: 08/20/2018
21
08/20/2018: Frontage improvements will be needed along University, City
Park, and Shields including curb, gutter, sidewalks, and parkways. Work with
the engineering department on these improvements along with any right-of-way
and easement dedications.
Response: The required improvements along the adjacent frontages have been discussed with staff and
provided with this submittal.
Comment Number: 3 Comment Originated: 08/20/2018
08/20/2018: Internal pedestrian connections are needed to access public
sidewalk connections. For example ped access along the north side of the
buildings to Shields, from the Church entrance to Shields and University, and
from the student housing building to City Park and University. North South
connections will also be needed to connect to the businesses to the North.
Response: Sidewalk is provided on the north side of the property. Pedestrian boulevard connects to north
businesses.
Comment Number: 4 Comment Originated: 08/20/2018
08/20/2018: Access points will need to align with existing streets and meet
intersection spacing requirements.
Response: Existing driveways on the south side of the road are shown and proposed drives have been
aligned to the extent feasible. Discussions with staff have indicated that the offsets shown should operate
acceptably since left turn movements will not conflict.
Comment Number: 5 Comment Originated: 08/20/2018
08/20/2018: Depending on the outcome of the Traffic Study the traffic
movements at Shields and University may need to be limited. In addition the
access onto Shields will need to be evaluated and traffic movements here may
need to be limited or limited to emergency access only. Also auxiliary lanes
may be needed depending on the TIS recommendations, for example a SB
right turn lane on Shields will likely be needed.
Response: The current plan proposes to combine the existing Campus West access and gas station
driveway into a single, one-way, emergency/service access only. A portion directly adjacent to the church
has been elevated in order to differentiate this area and discourage access by the general driving public.
Department: PFA
Contact: Andrew Rosen, 970-416-2599, arosen@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/19/2018
08/19/2018: 2018 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins are in the process of adopting
the 2018 International Fire Code. Code adoption is anticipated in early 2019.
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: Design team will use 2019 ICC Codes.
Comment Number: 2 Comment Originated: 08/19/2018
08/19/2018: The following comments are indicative of prior conceptual review
comments. I will be out of the office for an extended period of time.
> Please contact Fire Protection Technician, Andrew Rosen at 970-416-2599
22
with any development review related questions. Email: arosen@poudre-fire.org.
> Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler
related questions at 970-416-2868. Email: jhowell@poudre-fire.org.
Comment Number: 3 Comment Originated: 08/19/2018
08/19/2018: FIRE APPARATUS ACCESS
Perimeter access:
Fire access is required to within 150' of all portions of a building's ground floor
perimeter, as measured along an approved path of vehicle travel. The Site Plan
provided with the PDR appears to indicate that minimum perimeter access
requirements have been met except for in the courtyard. A scaled plan will be
needed in order to confirm.
Response: Updated site layouts should meet the 150’ Fire Access requirement. Scale legend added to Site
Plan. Hydrants have been strategically provided around the site while recognizing the congestion of utilities
(existing and proposed) along the north drive aisle. We look forward to working with PFA to further refine
the proposed locations.
Aerial Apaparatus Access:
Buildings in excess of 30' in height trigger additional access requirements to
enable ladder trucks to reach the roof and upper stories. It is unclear if the site
plan has provided for aerial access. Please refer to IFC D105 for further details.
See also PFA comments from prior conceptual reviews or contact Andrew
Rosen.
Response: Aerial access has been provided for in the revised site layout with the exception of Building C.
See response below.
Where project size and scope and/or site constraints conflict with fire code
compliance, the intent of the fire code may be met via alternative means and
methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire
marshal may allow this approach when perimeter access and/or aerial
apparatus access requirements cannot be met on the site plan. A written plan to
meet the intent of the code via alternative means and methods will need to be
submitted to Fire Marshal, Bob Poncelow for review and approval prior to final
plans approval.
Response Applicant will work with PFA for alternative means where aerial apparatus is not achievable.
Comment Number: 4 Comment Originated: 08/19/2018
08/19/2018: ROOF ACCESS
> IFC 504.3: New buildings four or more stories above grade plane, except
those with a roof slope greater than four units vertical in 12 units horizontal (33.3
percent slope), shall be provided with a stairway to the roof. Stairway access to
the roof shall be in accordance with IFC 1011.12. Such stairways shall be
marked at street and floor levels with a sign indicating that the stairway
continues to the roof. Where roofs are used for roof gardens or for other
purposes, stairways shall be provided as required for such occupancy
classification.
Response: Stairways will be provided per comment above.
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Comment Number: 5 Comment Originated: 08/19/2018
08/19/2018: STANDPIPE SYSTEM
> IFC Sections 905 and 913: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 or the 2012
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. The
standpipe system shall be capable of supplying a minimum of 100 psi to the top
habitable floor. An approved fire pump may be required to achieve this
minimum pressure. Buildings equipped with standpipes are required to have a
hydrant within 100 feet of the Fire Department Connection.
Should fire pumps be required, one fire pump may be engineered to supply
multiple buildings as approved by the water utility. Please contact Water Utilities
Engineering for further details at (970)221-6700 or
WaterUtilitiesEng@fcgov.com.
Response: Standpipes will be provided per comment above. A fire hydrant will be provided within 100’ of
the FDC(s) as required.
Comment Number: 6 Comment Originated: 08/19/2018
08/19/2018: HYDRANT PLACEMENT
> A hydrant capable of supplying 1500 gpm at 20 psi residual pressure is
required within 300' of any Commercial Building as measured along an
approved path of vehicle travel (on 600 ft. centers). An exception to this rule
pertains to buildings equipped with a standpipe system. See below.
Response: Flow tests have been completed and the preliminary fire system design indicates the required
flows will be available.
> IFC 507.5.1.1: Buildings equipped with a standpipe system installed in
accordance with Section 905 shall have a fire hydrant capable of providing
1500 gpm at 20 psi residual pressure, located within 100 feet of the fire
department connections. Exception: The distance shall be permitted to exceed
100 feet where approved by the fire code official.
Response: Acknowledged.
Comment Number: 7 Comment Originated: 08/19/2018
08/19/2018: FIRE DEPARTMENT CONNECTIONS
> 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.
Response: .Initial FDC locations are shown, however, we expect these to be refined as building design
continues.
> Buildings equipped with a standpipe system require a hydrant within 100' of
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any Fire Department Connection (FDC).
Response: Acknowledged.
Comment Number: 8 Comment Originated: 08/19/2018
08/19/2018: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST
> IFC 510 & 1103.2: New & existing buildings require a fire department,
emergency communication system evaluation after the core/shell but prior to
final build out. For the purposes of this section, fire walls shall not be used to
define separate buildings. Where adequate radio coverage cannot be
established within a building, public-safety radio amplification systems shall be
designed and installed in accordance with criteria established by the Poudre
Fire Authority. The installation of required ERRC systems shall be reviewed and
approved under a separate permit process through PFA.
Response: Emergency communication to be provided per comment above.
Comment Number: 9 Comment Originated: 08/22/2018
08/22/2018:
AUTOMATIC FIRE SPRINKLER SYSTEM
These buildings will require an automatic fire sprinkler system under a separate
permit. Please contact Assistant Fire Marshal, Jerry Howell with any fire
sprinkler related questions at 970-416-2868.
Comment Number: 10 Comment Originated: 08/22/2018
08/22/2018:
ROOFTOP AMENITIES & OTHER AREAS OF ASSEMBLY
> A plan for rooftop amenities shall include an egress plan from any assembly
occupancy in compliance with IFC 1006.3.
> Fire pits & grills fueled by natural gas may be allowed in association with
multi-family buildings with prior approval of the fire marshal. Wood burning or
smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be
located in a permanent/fixed location, such as a built-in kitchen or fireplace with
UL fixtures as appropriate. Connections shall have hard pipe, not flex pipe and
be equipped with an emergency shut off. Fire pits and grills fueled by natural
gas shall have a 5' separation to combustible construction and/or vegetation.
This distance is measured both horizontally and vertically from the fire source.
> Landscaping on roofs shall be shown to comply with IFC 317.
Response: Items will be included for Building Permit.
Comment Number: 11 Comment Originated: 08/23/2018
08/23/2018:
Comment added from prior reviews:
MULTIPLE BUILDINGS SERVED BY ONE FIRE PUMP
Should a single fire line/fire pump be proposed to serve multiple buildings, the
configuration will need to be shown on the Utility Plans. The plan shall be
approved by Water Utilities Engineering and a covenant agreement will be
required. The applicant shall coordinate fire line locations with Water Utilities.
Please contact Water Utilities Engineering for further details at (970)221 6700
or WaterUtilitiesEng@fcgov.com
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Response: Response: Fire flow studies are being completed. It is anticipated the applicant will utilize a
single fire pump sized for all three buildings on the west parcel.
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/20/2018
08/20/2018: Existing Water Infrastructure (site specific comment):
There are existing 6-inch water mains in Shields and University Avenue. There
is a 10-inch main in City Park Avenue. There are several existing water services
to this parcel: an existing ¾-inch domestic service to the 1324 address, a 1-inch
irrigation service to the 1324 address, a 2-inch domestic service to the church,
a 1-inch irrigation service to the church, a 6-inch fire service to the church, a
1-inch service to the 1221 address and a ¾-inch domestic service to the 1015
address.
We recommend that you work with PFA to conduct a fire flow test to verify that
there will be adequate fire flow available for your project. If the required fire flow
cannot be provided from the existing infrastructure in the area and/or if fire flow
requirements generate velocities that are too high in adjacent waterline
infrastructure, you may be required to improve adjacent waterline infrastructure
to meet the fire flow or maximum velocity requirements.
Response: Fire flow tests are being completed. Applicant will work with PFA once results can be evaluated.
Initial discussions with City staff and the fire system designer indicate that the existing 6” will be adequate.
We will continue to work with staff to provide the needed documentation.
Comment Number: 2 Comment Originated: 08/20/2018
08/20/2018: Existing Sewer Infrastructure (site specific comment):
There are existing 8-inch sanitary sewer mains in University Avenue and in
Elizabeth Street, and existing 15-inch main in Shields.
Comment Number: 3 Comment Originated: 08/20/2018
08/20/2018: Service separation (standard comment):
Separate water and sewer services will be required to service different
buildings and different types of uses such as commercial and residential.
Comment Number: 4 Comment Originated: 08/20/2018
08/20/2018: Service abandonment (standard comment):
For all existing water and sewer services that are not planned to be re-used with
this project, these will be required to be abandoned at the main.
Comment Number: 5 Comment Originated: 08/20/2018
08/20/2018: Service sizing (standard comment):
The water services and meters for this project site will need to be sized based
on the AWWA M22 manual design procedure. A sizing justification letter that
includes demand calculations for maximum flows and estimated continuous
flows will need to be provided as a part of the final submittal package for this
project.
Comment Number: 6 Comment Originated: 08/20/2018
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08/20/2018: 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
Comment Number: 7 Comment Originated: 08/20/2018
08/20/2018: Fees (standard comment):
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-investmen
t-development-fees or contact our Utility Fee and Rate Specialists at (970)
416-4252 for questions on fees.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 08/20/2018
08/20/2018: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Old
Town Master Drainage Plan as well the Fort Collins Stormwater Criteria
Manual.
Comment Number: 3 Comment Originated: 08/20/2018
08/20/2018: Documentation requirements (site specific comment):
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.
Comment Number: 4 Comment Originated: 08/20/2018
08/20/2018: Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the existing storm
sewer pipe in Elizabeth Street or the street surface itself. The existing outfall
pipe that is located below the campus west shops will not be allowed to be used
with the redevelopment of this site.
Response: The storm outfall for the site is proposed to run along the north alley and tie into the existing
storm drain just south of the pedestrian underpass, either through the adjacent property or along Shields.
Comment Number: 5 Comment Originated: 08/20/2018
08/20/2018: Imperviousness documentation (standard comment):
It is important to document the existing impervious area since drainage
requirements and fees are based on new impervious area. An exhibit showing
the existing and proposed impervious areas with a table summarizing the areas
is required prior to the time fees are calculated for each building permit.
Response: An exhibit showing existing and proposed imperviousness has been provided and the allowable
release rate for the site has taken this into account.
Comment Number: 6 Comment Originated: 08/20/2018
08/20/2018: Detention requirements (site specific comment):
When improvements are being added to an existing developed site in the Old
Town Basin, onsite detention is only required if there is an increase in
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impervious area greater than 5000 square feet. If it is greater, onsite detention
is required with a 2-year historic release rate for water quantity.
Response: An exhibit showing existing and proposed imperviousness has been provided and the allowable
release rate for the site has taken this into account.
Comment Number: 7 Comment Originated: 08/20/2018
08/20/2018: Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became 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.
Comment Number: 8 Comment Originated: 08/20/2018
08/20/2018: 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-f
orms-guidelines-regulations/stormwater-criteria) Extended detention is the
usual method selected for water quality treatment; however the use of any of the
BMPs is encouraged.
Comment Number: 9 Comment Originated: 08/20/2018
08/20/2018: 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.
Comment Number: 10 Comment Originated: 08/20/2018
08/20/2018: 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-im
pact-development
Comment Number: 11 Comment Originated: 08/20/2018
08/20/2018: 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)
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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. There
are no fees charged for existing impervious areas. Stormwater Development
Fees for parking lots or other projects that do not require a building permit are
due prior to project approval. The fees are calculated the same as for project
sites with buildings. More information on stormwater fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or contact our Utility Fee and Rate Specialists at (970)
416-4252 for questions on fees.
Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com
Topic: Floodplain
Comment Number: 12 Comment Originated: 08/20/2018
A portion of this property is located in the City regulated, 100-year Canal
Importation Basin floodplain. Any development within the floodplain must obtain
a floodplain use permit and comply with the safety regulations of Chapter 10 of
City Municipal Code. A FEMA Flood Risk Map is attached.
Response: A floodplain exhibit drawing has been included with our submittal. The church building is
intended to have a basement, and as such, a CLOMR/LOMR process is anticipated with the City to show
that the new structures are located completely out of the floodplain. We look forward to working with staff
on this issue as the project moves forward.
Comment Number: 13 Comment Originated: 08/20/2018
08/20/2018: Construction of a new residential structure is allowed in the
100-year floodplain provided that the lowest finished floor, as well as all duct
work, heating, ventilation, electrical systems, etc. are elevated 18-inches above
the Base Flood Elevation (BFE). This elevation is known as the Regulatory
Flood Protection Elevation (RFPE = BFE + 18” for new residential structures).
Residential structures cannot have basements and must be elevated (they
cannot be floodproofed).
Response: Finished floor levels will be set +18” above FFE or mitigated by the CLOMR/LOMR process
outlined above.
Comment Number: 14 Comment Originated: 08/20/2018
08/20/2018: Construction of non-residential structures is allowed in the
floodplain provided the structures meet all the requirements of Chapter 10
including elevating or floodproofing the lowest finished floor of the building, and
all duct work, heating, ventilation, electrical systems, etc. to the Regulatory
Flood Protection Elevation (RFPE). The RFPE is the Base Flood Elevation
(BFE) plus an additional amount for safety. RFPE = BFE + 18-inches for
non-residential structures.
Response: Finished floor levels will be set +18” above FFE or mitigated by the CLOMR/LOMR process
outlined above.
Comment Number: 15 Comment Originated: 08/20/2018
08/20/2018: If floodproofing is chosen as an option rather than elevating the
structure, all the requirements of Section 10-38 of City Code must be met.
Floodproofing Guidelines as well as a FEMA Floodproofing Certificate (which
29
will be required before construction begins, and again after construction is
complete and prior to issuing a Certificate of Occupancy) can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
. FEMA Technical Bulletin 3, “Non-Residential Floodproofing – Requirements
and Certification” can be found at
http://www.fema.gov/media-library-data/20130726-1511-20490-5294/job6.pdf.
Comment Number: 16 Comment Originated: 08/20/2018
08/20/2018: Elevators must meet the requirements of FEMA Technical Bulletin
4, Elevator Installation,
http://www.fema.gov/media-library-data/20130726-1511-20490-5041/fema_tb_
4_rev.pdf . The mechanical system for the elevator must be elevated or
floodproofed above the RFPE for the structure.
Comment Number: 17 Comment Originated: 08/20/2018
08/20/2018: The parking garage shown in the submittal does not appear to be
below grade. The Regulatory Flood Protection Elevation RFPE for accessory
structures is the Base Flood Elevation (BFE) plus 12-inches. This RFPE is valid
if the garage is a standalone structure, if it includes other uses then the RFPE
would be BFE + 18-inches. The first floor of the garage must either be elevated
to the RFPE or it can be flood vented to allow flows to pass through the garage.
Response: Garage does not go below grade and is elevated above the RFPE. Mitigation strategies
will be used per code.
Comment Number: 18 Comment Originated: 08/20/2018
08/20/2018: Nonstructural development (grading, fencing, detention ponds,
hard surface paths, trails, walkways, vegetation, etc.) is allowed in the floodplain
as long as a floodplain use permit is obtained prior to construction.
Comment Number: 19 Comment Originated: 08/20/2018
08/20/2018: Please be aware that per Section 10-103 (9), Critical Facilities
are prohibited in the floodplain. The definition for Critical Facilities includes
facilities for at-risk populations (daycares, schools, nursing homes, etc.). If any
portion of a structure touches the floodplain boundary, then the entire structure is
considered to be within the floodplain. Please take this regulation into
consideration when planning uses on the site. This regulation does not include
Sunday school type services where parents are on-site with their children.
Comment Number: 20 Comment Originated: 08/20/2018
08/20/2018: In response to the specific question about a CLOMR under
section (m) of the preliminary development review application: The
CLOMR/LOMR remapping process involves rerouting flood flows to remove a
portion of property from the floodplain. The project cannot adversely impact
neighboring properties or insurable structures. City staff would be supportive of
a CLOMR/LOMR meeting these requirements, but it is unclear from the
information submitted with this application how the flood flows could be rerouted
on the site to remove the property from the floodplain as the building and drive
areas seem to cover the entire property. Staff would be happy to meet with the
applicant to discuss ideas and options for meeting the floodplain regulations.
Response: As mentioned above, we do intend to pursue a CLOMR/LOMR and look forward to
working with staff on the required modeling to document the impact of the improvements.
Comment Number: 21 Comment Originated: 08/20/2018
30
08/20/2018: Any development within the floodplain boundary including, site
work, structures, utilities, and landscaping must be preceded by an approved
floodplain use permit and comply with the safety regulations of Chapter 10 of
the City Municipal Code. The permit for can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
Comment Number: 22 Comment Originated: 08/20/2018
08/20/2018: Development review checklists and permit application forms for
floodplain requirements can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
. Please utilize these documents when preparing your plans for submittal.
Comment Number: 23 Comment Originated: 08/20/2018
08/20/2018: Please show the boundaries of the floodplain on site drawings as
applicable. Contact Beck Anderson of Stormwater Master Planning at
banderson@fcgov.com for floodplain CAD line work.
Comment Number: 24 Comment Originated: 08/20/2018
08/20/2018: Please contact Heidi Hansen with any questions about
development in the floodplain. hhansen@fcgov.com 970-221-6854.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 08/20/2018
08/20/2018: 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
Response: Erosion Control Report will be provided with the Final Plans.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/20/2018
08/20/2018: Light and Power has 3phase electric facilities extending around all
sides of the property. There are 3phase lines running north-south through the
east portion of this property (behind the old gas station) that will need to remain.
There are 3phase lines also running north-south through the west portion of this
property (approximately 325ft east of City Park) that will need to remain. The
lines running north-south through the property can be relocated with this project
with the project paying the cost for relocations. Any existing and all new lines
and/or relocated lines on this property will need to be within utility easements.
Modification fees are anticipated with this project to modify our existing primary
31
electric system to work with your development proposal. Please contact me if
you would like to discuss modifications and fees in detail.
Comment Number: 2 Comment Originated: 08/20/2018
08/20/2018: 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 related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Comment Number: 3 Comment Originated: 08/20/2018
08/20/2018: Transformer locations 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 8 ft and side/rear clearance of 3 ft minimum.
Response: Proposed transformer locations have been included on the civil and site plans. Preliminary
transformer locations have been shown. The locations currently depicted are ideal relative to the
mechanical rooms, however, we realize there will be refinement through the review process and look
forward to working with staff to identify the optimal locations.
Comment Number: 4 Comment Originated: 08/20/2018
08/20/2018: Please provide adequate space along the private drives to ensure
proper utility installation and to meet minimum spacing requirements. Utility
easements will need to be dedicated to route primary power into private drive
locations to feed transformers.
Response: Space on site is at a premium, however, we have ideas on where the electric and gas lines can
run on the site and will work with staff for a favorable outcome.
Comment Number: 5 Comment Originated: 08/20/2018
08/20/2018: Please document existing panel sizes on all buildings prior to
demo for existing capacity fee credits.
Comment Number: 6 Comment Originated: 08/20/2018
08/20/2018: 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
Comment Number: 7 Comment Originated: 08/22/2018
08/22/2018: Electric meter locations will need to be coordinated with Light and
Power Engineering. For the multifamily: Each residential unit will need to be
individually metered. Please gang the electric meters on one side of the
building, opposite of the gas meters. All multifamily units larger than a duplex
and/or 200 amps is considered a commercial service, therefore the owner is
responsible to provide and maintain the electrical service from the transformer
to the meter bank.
Response: Meter banks will be located once electrical services are coordinated with City Utilities.
Comment Number: 8 Comment Originated: 08/22/2018
08/22/2018: Commercial service information forms (C-1 form) and a one line
diagrams for all commercial meters will need to be completed and submitted to
Light & Power Engineering for review. A link to the C-1 form is below:
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http://www.fcgov.com/utilities/business/builders-and-developers/development-
forms-guidelines-regulations
Response: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/20/2018
08/20/2018: 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. Please contact our office for up to date
Benchmark Statement format and City Vertical Control Network information.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 08/20/2018
08/20/2018: If submitting a replat for this property/project, addresses are not
acceptable in the Subdivision Plat title/name.
Response: Acknowledged.