HomeMy WebLinkAboutELM RIDGE RANCH REPLAT PDP AND FDP - FDP190020 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com
December 21, 2018
September 25, 2019 response to conceptual review comments
Fran Napolitano
Fort Collins, CO
Re: Elm Ridge Ranch Replat
Description of project: This is a request to amend the Elm Ridge Ranch plat to create a
2.89-acre residential building lot at the north end of the property at 1727 Ridgecrest Rd
(parcel #9836414001). The proposed project will include a single-family dwelling and two
accessory buildings. Access is taken from Ridgecrest Rd to the east. The proposed project
is located in the Low Density Mixed-Use Neighborhood (LMN) zone district and is subject
to Administrative (Type 1) 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 your Development Review Coordinator,
Brandy Bethurem Harras, at 970.416.2744 or bbethuremharras@fcgov.com.
Comment Summary:
Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
1. A Modification of Standards will be required because the proposed project does not meet
the minimum density requirements of the Low Density Mixed-Use Neighborhood zone
district. At time of submittal please submit a modification using the criteria as described
under 2.8.2(H) of the land use code. The code standard that will require the modification
is located under 4.5(D)(1)(a) Density.
R. It was my understanding that the 18-acre property to the west of Elm Ridge Ranch was
granted a high density designation 30 years ago when perhaps it should have been given a
low or medium density designation much like all the adjacent properties. Given the fact
that said property is currently under review and proposing an average density of 16.5
dwellings units per acre then, it would stand to reason that a single dwelling on 2.8 acres
that will be rich in trees and landscape qualities would complement and, attribute to a
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comfortable buffer zone to the surrounding community leaving an overall net average
density still higher for the immediate area.
2. The following will be required at time of submittal:
Plat
Site Plan
Landscape Plan
Utility Plans
Please include all standard site plan and landscape plan notes as applicable. A copy of
our standard notes can be found by visiting,
https://www.fcgov.com/developmentreview/applications.php
R. Please see all items noted above submitted. Standard Site Plan and Landscape Plan notes
are included.
3. The proposed development project is subject to a Type 1 review and public hearing, the
decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant
for this development request is not required to hold a neighborhood meeting for a Type 1
hearing, but if you would like to have one to notify your neighbors of the proposal, please
let me know and I can help you in setting a date, time and location for a meeting.
Neighborhood Meetings are a great way to get public feedback and avoid potential
hiccups that may occur later in the review process.
R. I have been in contact with the affected neighbors and, do not require a public hearing.
4. 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.
R. Acknowledged.
5. 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.
R. This project satisfies all applicable standards of the LUC.
6. 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.
R. A modification request has been prepared and is included with this submittal.
7. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
R. Noted.
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8. 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.
R. Paid.
9. When you are ready to submit your formal plans, please make an appointment with your
Development Review Coordinator.
R. Noted.
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com
1. Site Specific: The Master Street plan identifies the extension of Redwood St along this properties
western property line. This project will need to dedicate 33' of right-of-way for Redwood
Street and a 9' utility easement to meet half of the cross-section for major collector street
(Figure 7-4F). The following link will take you to the detail for this cross-section
(https://www.larimer.org/sites/default/files/fig_701_713_fc_2016.pdf).
R. Redwood Street right-of-way and utility easement will not be dedicated with this project.
There is an existing REA overhead power line on the west boundary. The Redwood Street
right-of-way is located on the property to the west on the Site Plan for Watermark by
Vignette Studios. See attached.
2. Site Specific: The replat will need to show an access easement to the new southern property.
R. A 30' access, utility and emergency access easement is noted on the final plat.
3. Site Specific: The properties obligation for constructing their local portion of Redwood St will be
deferred in a Development Agreement until the property goes through redevelopment/development.
R. Acknowledged.
4. 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.
R. Acknowledged.
5. 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
R. The TDR application is included with this submittal. Fees have been paid.
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6. 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.
R. Acknowledged. See standard LCUASS general and construction notes included with the
Utility Plans.
7. 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.
R. Acknowledged. See standard LCUASS general and construction notes included with the
Utility Plans.
8. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/standards-and-guides/urban-area-street-standards
R. Acknowledged. See standard LCUASS general and construction notes included with the
Utility Plans.
9. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. This shall 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). No easements could
be found on this property in the county recorders files. The following easements will
need to be dedicated on the plat or separate document. Information on the dedication
process can be found at: http://www.fcgov.com/engineering/devrev.php
R. Easements are being dedicated with the final plat. Please note that several easements were
dedicated with the final plan of Elm Ridge Ranch P.U.D.
10. Utility plans may be required and if needed a Development Agreement will be recorded
once the project is finalized.
R. Utility plans have been prepared and are being submitted.
11. For final plat submittal requirements, please follow this link:
https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_req.pdf? 1526073805
R. Acknowledged. Final plat was prepared in accordance to City of Fort Collins Final Plat
requirements.
12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
R. There will be no parking design with this project.
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13. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
R. Acknowledged. No encroachments are anticipated with this project.
14. The development/ site cannot use the right-of-way for any rain gardens to treat the storm
runoff. We can look at the use of rain gardens to treat street flows – the design
standards for these are still in development.
R. No rain gardens are planned.
15. Doors are not allowed to open out into the right-of-way.
R. Acknowledged. No doors will open into the right-of-way.
16. 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.
R. Acknowledged. Bike parking will not be provided.
17. 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.
R. No construction staging or materials storage will occur in the right-of-way.
R. There are no public street improvements except for reconstruction of the existing driveway
approach that will be damaged with water, sewer and electric service installations to the
site. A DCP permit is not anticipated.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated change in traffic volume will not meet the threshold of requiring a Traffic
Impact Study. Based on Chapter 4 of the Larimer County Urban Area Street Standards
(LCUASS), the Traffic Impact Study is waived.
R. Thank you!
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2. The Master Street Plan shows the extension of Redwood along the western edge of this
property. This would result in the need to dedicate right of way for 1/2 the future
roadway. Work with the engineering department on these details.
R. Redwood Street right-of-way and utility easement will not be dedicated with this project.
There is an existing REA overhead power line on the west boundary. The Redwood Street
right-of-way is located on the property to the west on the Site Plan for Watermark by
Vignette Studios. See attached.
3. Please plan to utilize a shared driveway with the existing house.
R. A shared access is provided.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Contact: Heather McDowell, 970-224-6065, HMcdowell@fcgov.com
1. Other service district (site specific comment):
This project site is located within the East Larimer County (ELCO) Water District and
the Cherry Hills Sanitation District for water and sewer service. Please contact them for
development requirements.
2. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Department: Stormwater Engineering
Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com
Contact: Heather McDowell, 970-224-6065, HMcdowell@fcgov.com
1. INFORMATION ONLY: The Larimer & Weld Irrigation Ditch, along the southern edge
of this property is in the FEMA-regulatory Dry Creek 100-year floodway. It doesn’t
appear that this proposal will impact that area, but if any development does occur in the
floodway, it must comply with the safety regulations of Chapter 10 of City Municipal
Code. A FEMA Flood Risk Map is attached.
R. Acknowledged. There will be no development occurring in the floodway.
2. INFORMATION ONLY: Please contact Heidi Hansen, hhansen@fcgov.com
970-221-6854, with any questions about these comments or to schedule a meeting to
discuss any requirements for development in the floodplain.
3. 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 30TUwww.fcgov.com/eroisonU30T.
R. The site disturbs over 10,000 SF square feet. An Erosion Control Plan is provided.
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4. FOR FINAL APPROVAL:
Please submit an Erosion Control Plans to meet City Criteria.
R. An Erosion Control Plan is provided.
6. Development Agreement:
Please submit an Erosion Control Escrow / Security Calculation based upon
the accepted Erosion Control Plans to meet City Criteria.
R. An erosion control escrow / security calculation estimate is provided.
7. 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.
R. A State permit for stormwater will be completed prior to construction.
8. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Dry Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
R. Our understanding is that the existing condition assumed imperviousness for this subbasin
is 5%. With the existing house and shop, the current impervious percentage for the entire
site is 0.90%. With the development of Lot 2, the resultant impervious percentage is 3.39%.
Lot impervious documentation summary spreadsheet is included with the drainage memo.
9. 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.
R. Due to the insignificant impact of this development, a drainage memo identifying increase
in impervious area is provided.
10. Stormwater outfall (site specific comment):
An adequate stormwater outfall for this site will need to be investigated by the design
team. This may entail drainage easements from adjacent properties.
R. Due to the insignificant impact of this development, a drainage memo identifying increase
in impervious area and runoff coefficient is provided.
11. 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.
R. Lot impervious documentation summary spreadsheet is included with the drainage memo.
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12. Detention requirements (site specific comment):
When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2-year historic release rate for water quantity. In the Dry Creek basin the two year
historic release rate is 0.2 cfs/acre.
R. See comment 16 response.
13. 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.
R. See comment 16 response.
14. Standard water quality requirements (standard comment):
Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
R. See comment 16 response.
15. 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.
R. See comment 16 response.
16. Overall Stormwater requirements (site specific comment):
Detention, stormwater quality and LID requirements (previous 4 comments) may be
waived if the applicant can demonstrate that the new development, which includes the
entirety of the original lot and any adjacent street frontage, is below the assumed
percent impervious for the Dry Creek Master Plan. Please have the applicant’s
Engineer contact Stormwater for clarification if needed.
R. Our understanding is that the existing condition assumed imperviousness for this subbasin
is 5%. With the existing house and shop, the current impervious percentage for the entire
site is 0.90%. With the development of Lot 2, the resultant impervious percentage is 3.39%.
Lot impervious documentation summary spreadsheet is included with the drainage memo.
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17. Erosion control requirements (standard comment):
The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the
Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
R. See comment 16 response.
18. 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-developement
19. Fees (standard comment):
The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 square feet and there is a $1,045/acre of site review fee. No
fee is charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by
the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Monthly fees - http://www.fcgov.com/utilities/business/rates
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
1. 2018 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) 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.
2. ACCESS
>The access to the existing house to the south shall be maintained by dedicating a
portion of the proposed new lot as an Emergency Access Easement and shown on the
Plat or dedicated by separate agreement
>Access is required to within 150ft of all portions of the exterior perimeter of the all the
out buildings and the residence on this Lot. Should this not be possible due to the
setback on the Lot, then the driveway to all the buildings shall be designed to the Fire
Lane standards shown in the next comment.
R. Our preference is to dedicate the emergency access easement by separate document after
construction and as-built of the drive in case there are field adjustments to the drive.
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3. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
> Shall be dedicated by plat or separate document as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
R. Our preference is to dedicate the emergency access easement by separate document after
construction and as-built of the drive in case there are field adjustments to the drive.
R. A 20-foot unobstructed width has been provided.
R. A flat, hard all-weather surface has been provided.
> 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.
> In remote rural applications, fire lane standards may be modified with the approval of
the fire marshal; examples would be a reduction in road width or road surface.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D;
FCLUC 3.6.2(B)2006 and Local Amendments.
4. HYDRANT
A hydrant producing 1000gpm at 20psi residual pressure is required within 400ft of this
proposed residence. There is a hydrant located at Ridgecrest Dr and Blue Teal Dr
which satisfies this measurement but it is the responsibility of the applicant to verify the
output. Please contact the appropriate water provider for more information.
R. There is currently a fire hydrant well within the required 400 ft.
R. A fire flow test was provided by the ELCO Water District. See attached e-mail for results.
5. ADDRESSING/WAYFINDING
To assist with prompt emergency response the address shall be clearly visible from the
street in no less than 6" tall numerals on a contrasting background. It is suggested that
wayfinding signage be placed at the driveway entrance to indicate the most appropriate access.
R. Proper address signage will be utilized.
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Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
1. INFORMATION ONLY: Light and Power has available primary on Blue Teal Dr.
A new transformer would be required to be set on the new parcel to feed the proposed home with electricity.
R. Acknowledged. We would like to establish a transformer location with this review.
2. INFORMATION ONLY: Light and Power would like to remind you that all of our facilities
must have a ten foot clearance away from all water, wastewater, and storm sewer facilities.
We also require a five foot clearance away from all other utilities with the exception of communication lines.
3. INFORMATION ONLY: Contact Light and Power Engineering to coordinate the transformer and electric meter
locations, please show the locations on the utility plans.
4. INFORMATION ONLY: Development charges, electric Capacity Fee, Building Site charges and any system
modification charges necessary will apply to this development.
5. INFORMATION ONLY: You may contact FCU Light & Power, project engineering if you have questions. (970)
221-6700. You may reference Light & Power’s Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINA
L_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. 12/17/18: BY FIRST ROUND PDP:
There appears to be existing trees on-site. Regardless if trees are to be retained or not,
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.
R. A meeting on the site with Forestry has been completed.
2. 12/17/18: BY FIRST ROUND PDP:
Will any landscaping be added to this site? If so, 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.
R. A landscape plan has been submitted for review.
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
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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.
3. 12/17/18: BY FIRST ROUND PDP:
If applicable to this site, 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.
R. Utility service lines have been included with the landscape plan.
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
Department: Environmental Planning
Contact: Kelly Smith, KSmith@fcgov.com
1. Generally an Ecological Characterization Study (ECS) is required by City of Fort Collins
Land Use Code (LUC) Section 3.4.1 if the site is within 500 feet of LUC defined natural
habitats and features. A site visit with Kelly Smith, Environmental Planner, shall be
conducted to determine the requirement for an ECS (970-224-6189 or
ksmith@fcgov.com). This site visit can be
2. 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.
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/
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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 the:
a.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
b.Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970 416
2312 or rgatzke@fcgov.com
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.
R. Acknowledged. See Utility Plans for benchmark data meeting these requirements.
2. When submitting the 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.
Attachments:
Site Plan for Watermark by Vignette Studios.
ELCO e-mail with fire flow results.
From: Randy Siddens <randys@elcowater.org>
Date: July 26, 2019 at 8:11:38 AM MDT
To: 'F Napolitano' <fnap100@gmail.com>
Cc: Jack Warner <jackw@elcowater.org>
Subject: RE: Hydrant data
Fran,
We completed the test. Hydrant flow was 2450 gpm at 20 psi residual.
Randy Siddens, P.E.
District Engineer
East Larimer County Water District
232 South Link Lane, P.O. Box 2044
Fort Collins, Colorado 80522
Ph: (970) 493-2044
Email: randys@elcowater.org