HomeMy WebLinkAboutVOA SENIOR HOUSING - PDP190005 - SUBMITTAL DOCUMENTS - ROUND 1 -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
October 19, 2018
Doug Snyder
Volunteers of America
1660 Duke St
Alexandria, VA 22314
Re: Drake and Joseph Allen Affordable Housing
Description of project: This is a request to build a 50-unit affordable senior housing
multi-family at the northwest corner of Joseph Allen Dr and East Drake Rd (parcel
#8719423002). The proposed project will be a 3 story- elevator building with 38 surface
parking spaces provided. Access is taken from Joseph Allen Drive to the east and East
Drake Road to the South. Current zoning is Low Density Mixed-Use Neighborhood District
(LMN) which is limited to 12 dwelling units per acre for affordable housing. As a result, the
applicant would like to pursue one of the following options: modification of standards,
rezoning or addition of permitted use. The proposed project is subject to Planning and
Zoning Board (Type 2) Review.
Please see the following summary of comments regarding the project request referenced
above. The comments offered informally by staff during the Conceptual Review will assist you
in preparing the detailed components of the project application. Modifications and additions
to these comments may be made at the time of formal review of this project. If you have any
questions regarding these comments or the next steps in the review process, you may contact
the individual commenter or direct your questions through the Project Planner, Clark Mapes,
at 970-221-6225 or cmapes@fcgov.com.
Consultant Responses:
Developer – Volunteers of America
Architecture – Shopworks Architecture
Civil – JVA
Traffic – Delich
Land Planning – Ripley Design
Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
1. Staff needs to confirm internally whether rezoning or APU is the most appropriate way
to enable the proposal.
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Response: It was determined that a request for modifications of standards would be the most appropriate way to move forward with
the VOA Senior Residences proposal.
2. Parking count: the proposed ratio of .75 spaces per unit needs significant discussion.
Standards require 1.5 spaces per 1-bed unit and 2 per 2-bed unit.
Response: A request for modification to LUC 3.2.2 is submittal with this Project Development Plan.
3. Question regarding the amenity patio - as that concept is fleshed out further, would it be
beneficial to wrap that feature around to the west to a greater degree, and would a wall be
appropriate to incorporate into the landscape to buffer the traffic on Drake Road?
Response: The proposed layout of the amenity patio and amenity area is wrapped around the south west corner of the building. The
patio will compliment the architecture and highlight the entryway to the building off of Drake Road.
4. Architectural design of the long flat façade on Drake Road will be important, with design
detailing and materials to mitigate the scale. Also, the entries should be highlighted by
the architectural design.
Response: The building’s exterior architecture centers around three story massing with deep reveals which break down the
apartment building’s overall size. These reveals create three distinct building forms; a western facing amenity core, a central
building form and building end caps. These forms are articulated so each has its own characteristics while still being part of the
greater whole. Please refer to the Architectural narrative for more information.
5. Effective parking screening will be required.
Response: Parking will be screened using plant material. Shrub species are carefully selected to provide adequate screening, and in
addition to shrub beds behind the parking stalls, evergreen trees will be planted between the detention pond and the north edge of
the parking lot.
6. Adequate, convenient trash and recycling facilities are required and will need specific
attention. Including these on the fundamental layout along with parking is appreciated. If
the project moves forward, I can put you in touch with a fellow staff member who
specializes in this crucial matter.
Response: Trash and recycling will be provided internal to the building, trash chutes will serve each residential floor and a discharge
room will house the trash and recycling dumpsters. (2) 2- yard dumpsters will be wheeled out by staff to the loading space provided
in the parking lot on collection day and then brought back into the building after pickup. VOA operations will work with the service
provider on a pickup schedule based on the amount of materials produced.
7. Provide a walkway from the side entry to the corner.
Response: Walkways have been revised to connect to the sidewalk along Drake Road from the south west and south east corners.
8. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold
a neighborhood information meeting prior to formal submittal of the proposal.
Neighborhood meetings offer an informal way to get feedback from your surrounding
neighbors and discover any potential hiccups prior to the formal hearing. Please contact
me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff would be present to facilitate the meeting.
Response: Comment Acknowledged, thank you.
9. Please see the Development Review Guide at www.fcgov.com/drg. This online guide
features a color-coded flowchart with comprehensive, easy to read information on each
step in the process. This guide includes links to just about every resource you need
during development review.
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Response: Comment Acknowledged, thank you.
10. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
Response: Comment Acknowledged, thank you.
11. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
Response: Modifications of Standards Requests have been submitted for review with this proposal.
12. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: Comment Acknowledged, thank you. All checklists items are provided at the time of submittal.
13. The request will be subject to the Development Review Fee Schedule that is available in
the Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review
process by City staff and affected outside reviewing agencies. Also, the required
Transportation Development Review Fee must be paid at time of submittal.
Response: Comment Acknowledged, thank you. Fees have been provided at the time of submittal.
14. When you are ready to submit your formal plans, please make an appointment with
your Development Review Coordinator, Brandy Bethurem Harras at (970)416.2744.
Response: Comment Acknowledged, thank you.
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
1. As you finalize the site design, please keep access spacing requirements (LCUASS
Table 7-3) and parking setback requirements (LCUASS Figure 19-6) in mind. It
appears that with the current site layout both minimum requirements are being met.
Response: Parking lot setback requirements are being met with the proposed site layout.
2. This project is responsible for dedicating any 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, 8 foot along an
alley, and 9 foot along all other street classifications). It appears that there is an existing
9-foot easement along Joseph Allen but no 15 foot along Drake. Information on the
dedication process can be found at: http://www.fcgov.com/engineering/devrev.php
Response: Acknowledged, thanks. Will submit easement dedication/vacation drafts after first review.
3. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions.
Response/ Response: Volunteers of America (VOA) is planning for these fees in its budget, and will be finalized and paid for prior to
building permit.
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4. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response/ Response: VOA is planning for these fees in its budget, and these are also provided at the time of submittal.
5. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
Response: Note will be added to plans. VOA acknowledges its responsibility with any damages to the adjacent public improvements
6. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the
site, need to meet ADA standards. If they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project.
Response: Acknowledged, we will upgrade and areas not meeting standards.
7. 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
Response: Acknowledged, thanks.
8. Utility plans will be required, and a Development Agreement will be recorded once the
project is finalized.
Response: Acknowledged, thanks.
9. A Development Construction Permit (DCP) may need to be obtained prior to starting
any work on the site.
Response: Acknowledged, thanks.
10. 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.
Response: Acknowledged, thanks.
11. Bike parking required for the project cannot be placed within the right-of-way and if
placed just behind the right-of-way need to be placed so that when bikes are parked
they do not extend into the right-of-way.
Response: Comment acknowledged, bike racks will not extend into the right-of-way.
12. In regard to construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Response/ Response: VOA and its General Contractor plan on staging materials on site.
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Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. CRITERIA COMPLIANCE (SITE SPECIFIC COMMENT):
The design of this site must conform to the Fort Collins Utilities Water and Wastewater
Design Criteria Manual.
Response: Acknowledged, thanks.
2. EXISTING WATER INFRASTRUCTURE (SITE SPECIFIC COMMENT):
There is an existing 8-inch water main in Joseph Allen Drive and an existing 8-inch pipe
stubbed west of the roadway for future extension. This may be utilized for extension of a
water main into the site if that is a requirement of the site, but the extension will need to
meet the design requirements.
Response: Acknowledged, thanks. We don’t intend on extending the main, but will provide a new hydrant lateral off the main in
Joseph Allen.
3. EXISTING SEWER INFRASTRUCTURE (SITE SPECIFIC COMMENT):
There is an existing 8-inch sanitary sewer main in Joseph Allen Drive with an existing
8-inch pipe stubbed west of the roadway for future use. This may be utilized for
extension of the sewer main into the site.
Response: Acknowledged, thanks. We will tie our service connection into that stub.
4. SERVICE ABANDONMENT (STANDARD COMMENT):
All existing water and sewer services that are not planned to be re-used with this project
will be required to be abandoned at the main.
Response: Acknowledged, thanks.
5. SERVICE SIZING (STANDARD COMMENT):
The water service and meter 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.
Response: Acknowledged, thanks.
6. 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
Response: Comment acknowledged, conservation standards will be met.
7. 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-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
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Response: VOA is planning for these fees in its budget.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. Information Only:
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
Response: Acknowledged, thanks. Erosion Control will be provided.
2. For Final:
Please submit an Erosion Control Plans to meet City Criteria.
Response: Acknowledged, thanks.
3. For Final:
Please resubmit an Erosion Control Report to meet City Criteria.
Response: Acknowledged, thanks.
4. Development Agreement:
Please submit an Erosion Control Escrow / Security Calculation based upon
the accepted Erosion Control Plans to meet City Criteria.
Response: Acknowledged, thanks.
5. Information only:
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.
Response: Acknowledged, thanks.
6. MASTER PLAN AND CRITERIA COMPLIANCE (SITE SPECIFIC COMMENT):
This site is part of Spring Creek Farms North Filing No. 4 development and must
conform to the drainage design of the approved development plans. It appears as
though quantity detention and standard water quality have been provided for in the
existing detention basin located along the northerly portion of this property.
Response: Acknowledged, thanks.
7. 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. The design engineer must
show that the design of this site meets the assumptions of the Spring Creek Farms
North Filing No. 4 drainage report.
Response: Acknowledged, thanks.
8. STORMWATER OUTFALL (SITE SPECIFIC COMMENT):
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The stormwater outfall options for this site appear to be to the existing detention basin
located along the northerly portion of the property.
Response: Acknowledged, thanks.
9. 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.
Response: The project will provide the required LID prior to discharge into the pond.
10. INSPECTION AND MAINTENANCE (STANDARD COMMENT):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on-going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
Response: VOA will provide maintenance of the Detention Pond under the terms of the recorded Reciprocal Easement Agreement
(Detention Pond Agreement) with the Spring Creek Farms North HOA and any additional requirements under the forthcoming
Development Agreement.
11. FEES (STANDARD COMMENT):
Stormwater Development Fees include two components: Plant Investment Fees (PIFs)
and Review Fees.
1. PIFs (2018) are $8,217/acre of new impervious area over 350 square feet ($8,217 x
% imperviousness x site acreage)
2. Review Fees are $1,045/acre of new impervious area and based on the impervious
area rate factor (i.e. $1,045 x rate factor (based on % imperviousness) x site acreage).
Fees are to be paid at the time of the issuance of the first building permit. 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-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
Response/ Response: VOA is planning for these fees in its budget.
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Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. Informational;
Light and Power has electric facilities readily accessible on the northeast corner of the
site. Electric Capacity Fee, Building Site charges, and System modification charges
will apply at owners’ expense. Please see the Electric Estimating Calculator and
Electric Service Standards at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
Response: Comment acknowledged.
2. Before Final;
A commercial service information form (C-1 form) and a one-line diagram will need to
be completed and submitted to Light & Power Engineering for review. A link to the C-1
form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-
forms-guidelines-regulations
Response: Comment acknowledged.
3. Before Final;
Please coordinate streetlight locations with L&P. A 40 feet separation on both sides of
the light is required between canopy trees and streetlights. A 15 feet separation on both
sides of the light is required between ornamental trees and streetlights.
Response: Street lights along Drake Road and Joseph Allen Drive are considered in the proposed street tree layout, and
separations requirements are met.
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
1. PFA and the City of Fort Collins are expecting to adopt the 2018 International Fire Code
in January 2019.
10-18-2018 UPDATE AFTER REVIEW MEETING
>There will be further discussion on possible Emergency Access only onto Drake
>Local Amendments to the Fire Code require that this structure is designed with a full
NFPA13 sprinkler system with appropriate alarm monitoring system.
>Information on solar installation was requested. The relevant code section and contact
information follows:
Commercial rooftop structures and ground mounted solar arrays require a separate plan
review and permit from the Poudre Fire Authority. Please call Plan Review Technician
Kerry Koppes at 970-416-4241 with Solar Array questions. Refer to 2018 IFC 1204 for
access, pathway, and marking details.
Response/Response/Response: After a review meeting with PFA on February 11th
it was determined that emergency access would
be provided by a two-track driveway off E Drake Road and incorporate a staging area on the West side of the building. An internal
fire truck turnaround was incorporated into the site plan to allow for access to the north and east sides of the building, all portions of
the building will meet the 150’ hose pull requirement. Fire lanes and the access drives will meet Aerial Apparatus Access
requirements. An additional hydrant will be provided within the tree lawn of Joseph Allen drive and a fire department connection will
be provided at the Northeast corner of the building.
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2. ACCESS
>Access is required to within 150ft of all exterior portions of the building. Drake Road
cannot be used for this measurement because it is classified as an arterial street.
Measuring from Joseph Allen, an unclassified street, and the drive aisle shown on the
north side of the building, it is 175ft out of compliance with this required access.
Therefore, a Fire Lane will be established on the property to enable this access and
either shown on the Plat or dedicated by separate legal document.
>It is unclear from the provided documents whether an access to Drake Road is
planned. This would provide perimeter access to the building, but aerial access would
still be out of compliance. Clarification is requested.
Response/Response/Response: see the comment response to comment #1.
3. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
> Shall be dedicated by plat or separate document as an Emergency Access
Easement.
> Maintain the required 20-foot minimum unobstructed width & 14 foot minimum
overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25
feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Dedicated fire lanes are required to connect to the Public Way unless otherwise
approved by the AHJ.
> Be visible by red curb and/or signage and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS
detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2015 IFC or contact PFA for details.
Response/Response/Response: the fire lane and access drive off E Drake will meet these requirements.
4. AERIAL APPARATUS ACCESS
This building is greater than 30ft in height which triggers the requirements for a 26ft wide
fire lane located no closer than 15ft to the building or further than 30ft. The provided
documents show this building with a 40ft setback from the drive aisle therefore it is
considered out of compliance for this criterion.
Response/Response/Response: see the comment response to comment #1.
5. ALTERNATIVE MEANS & METHODS
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 plans. 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.
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Response/Response/Response: see the comment response to comment #1.
6. AUTOMATIC FIRE SPRINKLER SYSTEM
This building 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.
Response: acknowledged, this building will be sprinklered per NFPA 13
7. FIRE STANDPIPE SYSTEM
> IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and
structures in accordance with Section 905 or the current 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.
Response: Standpipes will be required due to the 30’ height restriction
8. BALCONIES AND DECKS
> IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks,
and ground floor patios of dwelling units where the building is of Type V construction.
Response: there are no balconies provided
9. 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: there are no rooftop amenities provided
10. HYDRANT
A hydrant producing 1500gpm at 20psi residual pressure is required within 300ft of this
building. The hydrant located at Joseph Allen and Arapaho Pass Dr is within 300ft.
However, should a standpipe system be required under the alternative means and
methods protocol, a new hydrant will be required within 100ft of the fire department
connection.
Response: We are proposing a new hydrant off Joseph Allen.
11. ADDRESSING/WAYFINDING
To assist with prompt emergency response the address shall be clearly visible on the
elevation facing Joseph Allen Dr. The full street address including street name shall also
be visible on the elevation facing Drake Road. Code language follows:
> IFC 505.1.8: Buildings that are addressed on one street but are accessible from other
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streets shall have the address numbers AND STREET NAME on each side that is
accessible from another street.
Response: acknowledged.
12. ELEVATOR SIZING
This building is a three-story senior living facility with an elevator. By code, the
requirement for an elevator sized for an ambulance stretcher is triggered at 4 stories.
However, it is strongly requested that this elevator be sized to accommodate an
ambulance stretcher.
Response: The elevator will be sized to meet stretcher requirements
13. 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: acknowledged
14. KEY BOXES REQUIRED
> IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority
requires at least one key box ("Knox Box") to be mounted in an approved, exterior
location (or locations) on every new or existing building equipped with a required fire
sprinkler or fire alarm system.
Response: acknowledged
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. 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: Native and low-maintenance landscape material will be considered with this proposal and final shrub species will be
provided at Final. Proposed shrub areas along the north side of the parking lot and tree species are provided with the landscape
plan in the PDP application.
2. 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
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Breast Height) of six inches or more. If trees might 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.
Response: A tree walk was conducted on site with City Forestry on 2/29/2019. A detailed tree inventory is provided with this
submittal – no trees are to be removed.
3. In regard to outdoor lighting, especially LED light fixtures, cooler color temperatures are
harsher at night and cause more disruption to circadian (biological) rhythms for both
humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any
LED light fixtures is preferred. Please also consider fixtures with motion-sensing or
dimming capabilities so that light levels can be adjusted as needed. Site light sources
shall be fully shielded and down-directional to minimize up-light, light spillage and glare
[see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night
Sky Objectives. For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Response: Comment Acknowledged. A photometric plan is provided with this submittal.
4. Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its 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: http://fcgov.com/climatewise, contact Heidi Wagner at
970-416-2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701
or jnagel@fcgov.com
3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at
970-221-6213 or jscharton@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike
Fort Collins at stacy@bikefortcollins.org or 970-481-5577
Response: Thank you for making these resources readily available.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. 1
10/15/2018:
There appear to be existing trees on-site. Please schedule an on-site meeting with City
Forestry to obtain tree inventory and mitigation information. Existing significant trees
should be retained to the extent reasonably feasible. This meeting should occur prior to
first-round PDP.
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Response: A tree walk was conducted on site with City Forestry on 2/29/2019. A detailed tree inventory is provide with this
submittal – no trees will be removed.
2. 2
10/15/2018:
Please provide a landscape plan that meets the Land Use Code and 3.2.1
requirements. This should include, but is not limited to, including the City of Fort Collins
General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note,
providing a detailed Plant List – species, quantity, size, method of transplant, and
species percentage, and including current and proposed utility lines as well as proper
tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you
have any questions.
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
Response: A landscape plan complying with the LUC 3.2.1 is provided with this submittal.
3. 3
10/15/2018:
Include locations of any water or sewer lines on the landscape plan. Please adjust street
tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and public water, sanitary, and storm sewer service lines
4’ between trees and gas lines
Response: Separation requirements are considered and met. A landscape plan showing location of utilities is provided with this
submittal.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated traffic generation from the proposed development is very close to
meeting the threshold for completing a traffic impact study. If the project moves forward,
contact me to discuss. Either the study is a brief traffic memo, or perhaps we can even
waive the study if no significant traffic issues are identified and all infrastructure is in
place.
Response: Comment Acknowledged
2. The access point onto Joseph Allen should be as far away from Drake a possible. If the
northern piece of the property may develop in the future, please consider a shared
access point.
Response: Comment Acknowledged
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Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
Response: : Acknowledged, thanks.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.
Response: Acknowledged, thanks.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early
to mid-design stage for this meeting to be effective and is typically scheduled after the
Current Planning conceptual review meeting.
Applicants of new commercial or multi-family projects should call 970-416-2748 or email
scarter@fcgov.com to schedule a pre-submittal meeting. Applicants should be prepared to
present site plans, floor plans, and elevations and be able to discuss code issues of
occupancy, square footage, and type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
2015 International Building Code (IBC) with local amendments
2015 International Residential Code (IRC) with local amendments
2015 International Energy Conservation Code (IECC) with local amendments
2015 International Mechanical Code (IMC) with local amendments
2015 International Fuel Gas Code (IFGC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Current codes and amendments are effective as of July 17, 2017. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building
Services office.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 129vult or 100mph 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or 2015 IECC Residential
Provisions
2. Multi-family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential
Provisions.
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3. Commercial and Multi-family 4 stories and taller: 2015 IECC Chapter 4 Commercial
Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter@fcgov.com