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HomeMy WebLinkAboutTIMBER LARK SINGLE-FAMILY DEVELOPMENT - PDP210015 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 20 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 March 20, 2020 Joshua Guernsey Fort Collins, CO Re: S. Timberline Rd Annexation & Residential Development Description of project: This is a request to construct 221 dwelling units (92 two-family dwelling units, and 129 single-family dwelling units) at the site (parcel # 8607400003). Future access will be taken from S. Timberline Road to the east. The site is directly west of S. Timberline Road and approximately 1,000 feet north of E. Trilby Road. The property is outside of the City limits, but within the Growth Management Area boundary. Prior to development the site would require annexation into the City which would be subject to a City Council approval. Once, annexed the site would be zoned Low Density Mixed Use Neighborhood (LMN) zone district and the project would be subject to Type 1 (Administrative) Review. Please see the following summary of comments regarding S. Timberline Rd Annexation & Residential Development. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed comp onents 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, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary Ripley Design, Northern Engineering, Matt Delich, Steve Schroyer Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with t he project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Page 2 of 20 Thank you! Response: Acknowledged. 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, 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 gu ide includes links to just about every resource you need during development review. Response: Acknowledged. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. Response: Acknowledged. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Response: Comment responses have been included. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there a re additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Response: Acknowledged. Fee estimate was provided 6/22 and check has been submitted. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut -off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. Response: Acknowledged. 8. When you are ready to submit your formal plans, please make an appointment with me at Page 3 of 20 least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you ha ve everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Acknowledged. Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com 1. ANNEXATION AND ZONING - a neighborhood meeting will need to be scheduled for the annexation and zoning since this item will go before the Planning and Zoning Board for a recommendation to City Council. - the primary components of submittal packet will include annexation pet ition, legal description and annexation map. - The recommended zoning is Low Density Mixed-Use Neighborhood (LMN) zone district. Response: A neighborhood meeting will be scheduled prior to the application for Annexation. 2. LMN ZONING - Single family detached dwelling, single-family attached dwelling, and two-family dwelling are permitted uses subject to Type I Review. - If another use is included in mix of housing types, we can confirm review type. - overall minimum average density is 4 DU per net acre of land, and maximum gross density of 9 DU per acre. - Maximum building height for SF detached and Two-family dwellings is 2 1/2 stories. Response: Zoning standards listed above are all being met in this submittal. 3. LMN MIX OF HOUSING TYPES. - Projects over 30 acres (35) require a minimum of four housing types. The proposed list of housing types meets this standard, since the Code dies not differentiate two -family dwellings by garage access. the four types include SF detached (front load), SF detached (rear load), two-family, and SF attached. - With these four housing types, block dimensions, garage placement, lot sizes and lot dimensions shall be significantly and substantially varied to avoid repetitive rows of housing and monotonous streetscapes. The proposed mix of housing types appears to be evenly distributed to avoid one type being use too much or too little (max. 80%, min. 5%). Response: We would like to request a modification to allow for the following 4 housing types: Single -Family front loaded, Two-Family front loaded, Two-Family alley loaded, and Single-Family attached. 4. LMN. ACCESS TO SMALL NEIGHBORHOOD PARK. - The intent of this standard is to ensure residents have close access to recreation facilities and gathering areas. For projects over 10 acres, access to either a neighborhood park, or private park of at least 1 acre in size shall be located within a maximum of 1/3 mile. The proposed small 1-acre neighborhood park and clubhouse, centrally located is in compliance with this standard. Page 4 of 20 - A future larger 6-acre neighborhood park is planned for the Rennat/Hansen Properties north of this site. This location could be factored into the park requirement if within 1/3 mile. Response: The private park proposed for this site is just over an acre and will be located no more than about 1,110’ away from the furthest lot. 5. LUC SECTION 3.6.3 (F) STREET CONNECTIVITY. - The local street network needs to include local street connections spaced at 660'. The intent of this standard is to provide inter connectivity between subdivisions so the overall neighborhood has easy access for vehicles, bikes, emergency service etc. The 660' distance between street stubouts is a reasonable distance for people travelin g between units and to get out to nearest arterial street intersection. The proposed project needs to provide a street connection/stub out to SE corner of site to meet this standard. Response: A stub has been provided at the southeast corner of the s ite in order to provide a future connection to Timberline. - I recognize the need for temporary access to Timberline Road as a second point of access. A potential future access point may align with Westchase Road in the Westchase subdivision across Timberline, but existing conditions may preclude this option. Response: This connection, referred to as “Street C” in the attached plan set, has been designed to align with Westchase Rd in the future if the private lot the east is ever developed. 6. PARKING - SINGLE-FAMILY ATTACHED. - For the SF attached units off-street parking is based on the number of bedrooms. Please provide a summary table on site plan cover page for minimum parking requirements, guest parking etc. - Per 3.8.10 for each SF dwelling and two family DU with lot frontage less than 40', two parking spaces per lot. Response: Single-family attached parking requirements been based on the number of bedrooms. We also based the two- family parking requirements off the number of bedrooms since this appeared to be the more restrictive standard from 3.2.2(K)(1). Overall parking requirements are being exceeded by a total of 284 parking stalls when including the on -street parking which is allowed to be counted for single-family attached and two-family units. Since all SF detached units have lot frontages of over 40’, only 1 parking stall is required; however the units will all have either 2 or 3 car garages. 7. REGIONAL TRAIL CONNECTION - Please include a trail connection on west edge of development to continue trail located in the Linden Park subdivision. Response: A trail connection has been provided along the west edge of the development to connect into the Linden Park trail. Page 5 of 20 8. SOLAR ORIENTED RESIDENTIAL LOTS. - The intent of this standard to to ensure that most of the SF lots (65%) preserve the potential for solar energy usage. Please include a solar access plan to comply with this standard. Response: Symbols have been added to the site plan indicating solar oriented lots. 9. Single-Family Attached - Building Orientation to Street - All SF attached units need to have direct sidewalk connection to public street sidewalk. The proposed site plan use of alleys precludes this option in most cases. Response: A symbol indicating solar oriented lots has been added to the site plan. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com 1. Applicant Question #1 Yes, the City would prefer that the project provide a Payment In-Lieu (PIL) for the Timberline Road improvements. The PIL would be for the local street portion of Timberline Road along the property frontage (approximately 237 feet). The current local street PIL is $228/L.F. The estimated PIL due would be around $54,080. This amoun t is updated annually (usually around March) and will likely change before this project pays the PIL. The change is typically minor and shouldn't change the overall amount significantly, but I wanted to make sure you are aware that it will likely not be the exact amount I provide in this comment. Response: Acknowledged. 2. Applicant Question #2 I asked Kyle Lambrecht (TCEF manager) to research the potential reimbursements and he didn't find anything that indicated any reimbursements due the Linden Park developer. I am currently attempting to follow up with our Capital Engineering department to see if there is anything due for the Timberline/Trilby intersection. I will provide that information when I find out. Response: Acknowledged. 3. Applicant Question #3 As far as I know, the idea of knockdown bollards or some other interim turn restriction would be acceptable. I would defer to Traffic Operations staff on this. Response: Acknowledged. 4. This project is responsible for dedicating any right-of-way (ROW) 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 ROW (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). It appears that the ultimate Timberline Road ROW is in place and will not require further dedication. There will need to be the 15-foot utility easement dedicated adjacent to the existing ROW. Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: ROW and easements shown on Prelim Plat to match widths above. Extra ROW dedicated along Timberline for future 4-lane Arterial. An additional 12-ft was dedicated to the north for a potential right turn lane. Our current Page 6 of 20 understanding is that the Timberline Capital improvements will not extend this far south and that Timberline improvements will be cash-in-lieu. We will coordinate with staff on what will be the best interim design for the Street A and Timberline Intersection. 5. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Please refer to the Engineering Development Review website for more information: https://www.fcgov.com/engineering/devrev.php Response: Acknowledged. 6. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)221 -6566 if you have any questions. Response: Acknowledged. 7. 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: Acknowledged. 8. 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: Understood, we have note in General Construction Notes. Let us know if we need additional callouts in plan set 9. 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: Understood. Grading of all ramps and sidewalks will be designed and detailed with FDP submittal. 10. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Understood. Street layout/lights/ramps/etc. improvements designed to meet LCUASS standards 11. Utility plans will be required, and a Development Agreement will be recorded once the project is finalized. Response: Understood. 12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: All parking will be accommodated for though garage parking and on-street parking, therefore figure 19-6 will not apply. 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 Page 7 of 20 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: Noted. No encroachments are anticipated. 14. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. Response: Understood. LID provided outside of ROW. 15. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: No multi-family uses or any of the other uses listed in 3.2.2(C)(4)(b) which require bike parking are being proposed with this project. 16. With 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. The Developer will need to find a location(s) on private property to accommodate any necessary staging 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: Acknowledged. 17. A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City during the review and approval process. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This can be submitt ed with the initial project submittal. A copy of the document can be found at the Engineering web page link below: https://www.fcgov.com/engineering/devrev.php Response: Acknowledged. This form will be completed during FDP. 18. The proposed street connections to Linden Park will need to match the existing street sections. Please refer to approved Linden Park plans to verify prior to design of the streets. Response: The proposed streets will match the existing Linden Park streets at the centerline. The proposed R.O.W. width varies throughout the site based on current LCUASS standards and the need for rollover curbs in some locations. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: The anticipated traffic generated with the addition of 221 dwelling units within this development are anticipated to meet the threshold of requiring a Traffic Impact Study according to Ch. 4 of the Larimer County Urban Area Street Page 8 of 20 Standards. Please contact me to scope this study. Response: A TIS has been included with this submittal. 2. ACCESS: The proposed access to Timberline will need to be coordinated with the Engineering Capital Project in order to determine the interim and completed design of this access. The findings from the Traffic Impact Study will also be evaluated to determine the impacts of this access on the overall roadway network, along with the likelihood of the potential access if Westchase ever extends to this property from Timberline. Response: See TIS included in this submittal. The interim and future street connections propopsed to Timberline are shown on all plans included in this application. 3. FOR INFORMATION: With the potential need for on street parking along both sides of the streets within this development, further discussion will need to occur if you are proposing 30-foot-wide streets, as we have found these to be operationally problematic in areas where we have higher densities and no (or limited) driveway accesses. Response: There are 3 streets on the site which fall under the condition where there are not driveways along at least one side of the street to allow cars to pass--Red Willow Drive, Street C, and Street I. In these locations, the 30’ wide streets have been increased to 36’. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. ANNEXATION This area is already served by Poudre Fire Authority and there are no fire department comments related to annexation. Response: Acknowledged. 2. REQUIRED CONNECTIVITY An emergency access connection is required to Timberline Road so as to maintain adequate separation distance between access points to this and the Linden Park development to the north. Refer to code requirements below. > Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads except where all dwelling units are equipped throughout with an approved automatic fire sprinkler system, or where otherwise determined by the fire code official (IFC D107.1). > Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses (IFC D107.2). Response: An access to Timberline Rd has been provided in addition to the connection to Linden Park to the north . 3. FIRE APPARATUS ACCESS Fire access is required to within 150' of all exterior portions of any building as measured Page 9 of 20 by an approved route around the perimeter. Where this distance is not achievable from public streets, the private alley system will be required dedication as Emergency Access Easements to ensure minimum standards. As applied to this site, the requirement is particularly applicable to the Two-Family Alley Loaded lots immediately west of the clubhouse as well as the Single-Family Attached products on the south and east corner of the site. Fire lane specifications provided below. Response: A distance of 150’ to all portions of the single-family attached buildings has been provided from public streets. To meet the 150’ for the Two-Family units immediately west of the park, access from the alley access has been provided. All alleys throughout the site have been dedicated as emergency access easements. 4. 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: > Fire lanes established on private property 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. > 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. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. > 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. Response: All alleys meet 20-ft width, and the tracts are dedicated as emergency access easements. Alleys will be asphalt pavement and section designed with Final Pavement Report. Signage will be provided in detail for the F DP Submittal. We will make sure to use LCUASS standards provided. 5. FIRE HYDRANTS A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential building (and on 800 feet centers) as measured along an approved path of vehicle travel. Response: We will work with FCLWD and get verification of required pressure needed. 6. RESIDENTIAL FIRE SPRINKLER SYSTEMS Duplexes and single-family attached products require installation of a residential fire sprinkler system. Please contact the building department for further details. Response: Acknowledged. This will be incorporated into the plans submitted for permits. 7. ALLEY LOADED DESIGNS Alley loaded designs which place the front of unit on a green-space or another site feature (rather than a road or alley) require a direct, side walk connection to the front door of all Page 10 of 20 units. This comment is particularly applicable to the Two -Family Alley Loaded lots immediately west of the clubhouse as well as the Single -Family Attached products on the south and east corner of the site. Please indicate details on future plans. Response: A direct walkway has been provided to all units not facing a street. 8. LANDSCAPE PLAN Please be mindful when selecting tree species in alley loaded areas to ensure future canopy growth does not impact the ability of emergency apparatus to turn or navigate areas where streets are narrower than allowed for public streets. Refer to turning radii and overhead clearance under fire lane specifications (above). Response: No trees are being proposed in the alleys. 9. ADDRESS POSTING > Buildings shall have approved address numbers placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of four-inch numerals on a contrasting background. > Where access is by means of a private alley and address posting cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. This is particularly applicable to the Two-Family Alley Loaded lots immediately west of the clubhouse as well as the Single-Family Attached products on the south and east corner of the site. > A plan for wayfinding shall be submitted for review prior to final development plan approval. Response: Callouts have been added to the road plan and profiles included in the Utility Plan set indicating sign locations. A full signage plan and details for the wayfinding signs will be developed further into the FDP phase of the project. Department: Environmental Planning Contact: Kelly Smith, , ksmith@fcgov.com 1. PRE-SUBMITTAL: An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (ditches, prairie dogs). Note the buffer zone standard for ditches is 50ft. The ECS should address all items (a)-(l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. Please contact me to discuss the scope and requirements of the ECS further and/or to schedule an onsite meeting. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use The ECS is due a minimum of 10 days prior to PDP submittal. Response: The ECS has been submitted. 2. PRE-SUBMITTAL: In Fort Collins, prairie dog colonies one (1) acre or greater in size are considered special habitat features (see LUC 5.1 Definitions). In addition, the Land Use Code requires that any prairie dogs inhabiting a site must be re located or humanely eradicated prior to development activities [LUC 3.4.1(N)(6)]. Mitigation options are based from onsite assessment and include but are not limited to: trap and donate; active relocation; passive relocation; payment-in-lieu. Page 11 of 20 Response: Based on the results of the ECS report submitted, no prairie dogs are present on the site. 3. PRE-SUBMITTAL: If tree removal is necessary, 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: This note has been added to the overall landscape plan (sheet 16) and the tree mitigation plan (sheet 19) 4. PRE-SUBMITTAL: If tree removal is necessary, please coordinate a site visit with the City Environmental Planner to evaluate the mitigation requirements for vegetation lost. Any tree that is not being mitigated by Forestry will be mitigated by Environmental Planning. This meeting should be coordinated with Forestry. Response: The tree inventory meeting took place 3/10 and the mitigation values have been added to the Tree Mitigation Plan. 5. PRE-SUBMITTAL: Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ" which is an area protected from development planted in native vegetation. Response: Based on the ECS report, no features were identified on the site which would necessitate a NHBZ. 6. INFORMATION: Regarding black tailed prairie dogs and the proposed project site: a. City Land Use Code requires that for any prairie dogs inhabiting a project si te, prior to any site construction work, the animals must be removed either through relocation or humane eradication. b. If this project proceeds in the development review process, at least a concept prairie dog removal plan will be needed prior to Hearing. c. Should this project achieve approval and proceed to construction, a burrowing owl survey, in accordance with Colorado Parks and Wildlife standards shall be provided prior to any prairie dog removal and prior to issuance of Development Construction Permit (DCP). The survey must be completed by a qualified wildlife biologist. d. Should this project achieve approval and proceed to construction, documentation needs to be provided prior to issuance of DCP (at least one week prior to DCP meeting is ideal) regarding the burrowing owl survey and the relocation of black tailed prairie dogs. Documentation should be in the form of a signed letter or memo from the wildlife biologist for the survey, and from the contractor(s) for the relocation (date, time, methods). Page 12 of 20 Response: Based on the results of the ECS report submitted, no prairie dogs are present on t he site. 7. INFORMATION: Within any Natural Habitat Buffer Zone(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Response: No NHBZ is necessary based on the results of the ECS report. 8. INFORMATION: With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. Response: No NHBZ is necessary based on the results of the ECS report. 9. INFORMATION: Policy LU6 in the Nature in the City Strategic Plan specifies that the multiple values of the City’s ditch system, including wildlife habitat and ecological functions, should be supported and protected. This includes keeping ditches daylighted when appropriate, removing barriers to wildlife movement along ditches, enhancing habitat, and improving connectivity for people and wildlife where appropriate. Staff recommends leaving ditches open, incorporating them into the site design as an amenity, and enhancing as part of a connected corridor for people and wildlife. Response: Based on the ECS report, there were no wildlife migration corridors identified on the site and the relic ditches on the property are not considered special features since they are not active and fragmented by surrounding development. 10. INFORMATION: Our city cares about the quality of life it offers its residents now and generations from now. 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 climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970-416-2410 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php 3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com 4) Solar Rebate Program: 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 David Suckling at 970-416-4251 or dsuckling@fcgov.com 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Julia Feder at jfeder@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: Received, thanks. Page 13 of 20 11. INFORMATION: Please submit a site photometric plan and luminaire schedule if exterior lights (wall or pole mounted) will be installed. Site light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(3)]. Response: No site lighting is being proposed at this time. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com 1. 03-12-20: PRE-SUBMITTAL: Forestry Tree Inventory Trees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing property values. There appear to be existing trees on-site and near the limits of development. What are the anticipated impacts to them associated with this development? Regardless of tree impact, please schedule an on-site meeting with City Forestry (mroche@fcgov.com) to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round PDP. Response: A tree inventory walk has been conducted and all tree removal/mitigation values can be found on sheet 19 “Tree Mitigation Plan”. 2. 03-12-20: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php 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 Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: A landscape plan has been provided. General landscape notes, Street Tree Permit Notes, and Tree Protection notes can be found on Sheet 17. Mitigation trees have been identified on the landscape plan. Page 14 of 20 3. 03-12-20: INFORMATION ONLY FOR PDP Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust 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 water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights Response: Trees have been adjusted to meet separation requirements. 4. 03-12-20: INFORMATION ONLY FOR PDP If there are trees that create a significant burden to the project, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the specific reason for each tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justificatio ns. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: An existing tree removal feasibility letter has been provided. 5. 03-12-20: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Response: Canopy trees constitute 88% of tree plantings. 6. 03-12-20: INFORMATION ONLY FOR PDP If the project is responsible for ultimate frontage improvements along S. Timberline Rd., please incorporate new street trees within the right of way. Response: Timberline Rd will not be widened as part of this project. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com Page 15 of 20 1. Information Only: The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion Response: Understood. 2. For Final: Please submit an Erosion Control Plans to meet City Criteria. Response: Understood. Will be provided with Final 3. For Final: Please submit an Erosion Control Report to meet City Criteria. Response: Understood. Will be provided with Final 4. For Final: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Response: Understood. Will be provided with Final 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. Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 6. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Fossil Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Please note, a new stormwater criteria manual was released in December 2018: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria Response: Understood 7. Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: A drainage report addressing the four-step process is included with the latest submittal. 8. Offsite Stormwater Flows (site specific comment): There are multiple stormwater outfalls that impact this site coming from the development to the north. These are located at the ends of Weeping Willow Dr, Red Willow Dr, and in Page 16 of 20 between lots just east of Corona Dr. Additionally, the pipe outfall from Red Willow Dr extends through this site and eventually discharges into Trilby Rd. This d evelopment will need to accept and convey these existing offsite flows as part of the development plan. Response: Weeping Willow Drive, Red Willow Drive, and Corona Drive slope to the north and into the detention pond within Linden Park. The Timber Lark connection to these streets is designed with a high point at the north property line to maintain the existing drainage patterns. However, the outfall from the detention pond is conveyed through the Timber Lark site, and the site was designed to maintain this existing storm sewer outfall. 9. Stormwater outfall (site specific comment): The stormwater outfall for this site appears to be the existing stormwater outfall throug h the site from Red Willow Dr. This development will need to confirm there is adequate capacity in the pipe for their detained flows. Response: Analysis of outfall pipe is included in the drainage report. 10. Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed flow rate and the 2-year historic release rate. In the Fossil Creek basin, the 2-year historic release rate is defined as 0.2 cfs/acre. Response: The Linden Park storm sewer outfall was designed to provide an additional 40 cfs from this site , but a hydraulic analysis determined an additional 45.2 cfs within the Linden Park storm sewer outfall. However, the release rate from the site is limited by the capacity of the Paragon Estates North Channel along the south side of Trilby Road . Due to the proximity of the site to Fossil Creek, we discussed a release rate greater than the 2-year historic with Fort Collins Stormwater in February 2021, and the result of this meeting was to provide a release rate limited by the more conservative of either the Linden Park storm sewer outfall, Paragon Estates N orth Channel, or Paragon Estates West Channel. This hydraulic analysis is included in the drainage report. 11. 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. Response: State Drain Times will be provided during Final Plan. 12. Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements. The development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. Page 17 of 20 The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria Response: LID is provided with the design, and the LID calculations are included in the drainage report. 13. Erosion control requirements (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com . Response: Report will be provided with FDP submittal 14. 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: Acknowledged. 15. Fees (standard comment): The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of 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 pa id at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416 -4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: Acknowledged. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. Other service district (site specific comment): This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. Response: Acknowledged. Page 18 of 20 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 Response: Acknowledged. A water budget chart has been provided on Sheet 17 of the landscape plan to illustrate to water consumption for the site. Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. Light and Power has electric facilities in the area that can be extended into the site to feed the property. Conduit has been stubbed to the north property line at every street connection. Response: Understood. We will coordinate with you on electric layout 2. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss a preliminary estimate of fees or visit the following website f or an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees Response: Acknowledged. 3. During utility infrastructure design, please provide adequate space along the public roads and private drives to ensure proper utility installation and to meet minimum utility spacing requirements. 10ft minimum separation is needed between all water, sewer, storm water, and irrigation main lines. Light and Power has a 3ft minimum separation requirement from all other utility lines/infrastructure Response: We believe the provided layout has the adequate spacing. We can coordinate with you if there will be any conflicts with proposed utilities. 4. 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 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: Understood. We will coordinate with you on transformer locations. 5. Electric meter locations will need to be coordinated with Light and Power Engineering. 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 residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore, the owner is responsible to provide and maintain the electrical service from the transformer to the meter(s). There are proposed changes to code to consider all buildings other than single family detached homes to be customer owned electric services to the meter. Page 19 of 20 Response: Electric meters will be ganged on townhomes and duplexes 6. A commercial service information form (C 1 form) and a one line diagram 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: http://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations Response: A C-1 will be provided during FDP. 7. For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com ). https://www.fcgov.com/utilities/business/go renewable Response: Acknowledged. 8. The City of Fort Collins now offers gig speed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 970 207 7890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements. Response: Acknowledged. 9. Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders and developers Response: Acknowledged. 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: design provided on NAVD 88 datum 2. When submitting an Annexation Plat for this property/project, addresses are not acceptable in the Annexation Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Address and numbers not provided in title/name. 3. When submitting a Subdivision Plat 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: Address and numbers not provided in title/name. Pre-Submittal Meetings for Building Permits Page 20 of 20 Pre-Submittal meetings are offered to assist the designer/builder by assuring, early 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 PDP submittal. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Applicants of new commercial or multi-family projects should contact their Development Review Coordinator to schedule a pre-submittal meeting. Construction shall comply with the following adopted codes and standards as amended: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) 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 Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category ll (most structures): * 140mph (Ultimate) exposure B or * Front Range Gust Map published by The Structural Engineer's Association of Colorado Risk Category l: 130mph (Ultimate) exposure B Risk Category lll & lV: 150mph (Ultimate) exposure B Seismic Design: Category B. Climate Zone: Zone 5. Energy Code Use: 1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions 2. Multi-family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi-family 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions. Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office.