HomeMy WebLinkAboutOASIS ON OLIVE - PDP - PDP180003 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCity of
F6rt Collins
February 12, 2016
Stephen Slezak
This Old Howes LLC
561 S York St
Denver, CO 80209
Re: 227 & 231 S Howes St - Multi -family
Description of project: This is a request to subdivide the lots at 227 & 231 S Howes St and build a
new multi -family structure on the new lot (parcel #'s 9711417007 and 9711417006). The replat would
create a new, 8,225 sq. ft. lot for the new multi -family structure. The proposed multi -family structure
would be 3 stories and served by 11 parking spaces below grade. The site is located in the Downtown
(D) zone district. This proposal will be subject to Planning & Zoning Board (Type II) review.
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the
detailed components of the project application. Modifications and additions to these comments may be
made at the time of formal review of this project. If you have any questions regarding these comments
or the next steps in the review process, you may contact the individual commenter or direct your
questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com.
Department: Zoning
Contact: Gary Lopez, 970-416-2338, gloyez(&fcaov.com
1. It appears that the two ground floor garages will be accessed from the property to the west?
Is that correct? Access easements will be required.
RESPONSE: The access to the garage is now Irom Olive Street and is one-way exiting out
to Canyon ,Avenue.
2. Bicycle storage/parking requires a min. 6 bicycles accommodated by storage within the
structure and 4 bicycles accommodated to the exterior of the building by use of bike racks.
RESPONSE There will be 8 spaces located within the parking garage and 4 spaces in
fixed racks near the stair tower.
3. As the appears to be within the TOD which would require fewer off street parking spacesyou
meet the minimum 12 off street vehicle spaces had this not been in the TOD.
RESPONSE: There will be 8 parking spaces provided within the parking garage.
4. How will trash/refuse be accommodated? All dumpsters & recycling bins must be enclosed
in an enclosure which meet LUC 3.2.5 enclosure wall of same material and color of
structure. In addition metal doors and a separate access door or opening required for
individuals to access dumpster/recycling bins without opening main doors.
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RESPONSE: The dumpster and recycling bins are located in the parking structure and
will be screend from view.
5. A 12' width ramp to the underground parking which is to include retaining walls, etc. doesn't
seem like an adequate width for vehicle access. Also interested to know how access
to/from Olive St. works without a ramp.
RESPONSE: The parking is no longer underground. The access drive is 14' wide.
Department: Water -Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell(i)fcgov.com
1. There are existing 4-inch and 6-inch water mains in Howes Street. There are two W water
services to the two property addresses (227 and 231) and both of these water services stem
from the 4-inch main. Modifications to the existing water services for the two existing homes
is not indicated in the application. However, please contact Water Utilities Engineering if that
changes.
RESPONSE: No modifications to the existing services for 227 & 231 Howes are proposed.
2. There is an existing 6-inch main in Olive Street. It is anticipated that this project site would
require a water tap from the main in Olive Street. Placement of a new water meter pit or vault
should be planned to be placed somewhere outside of the public ROW.
RESPONSE: The proposed 2" water meter is proposed to be outside of right-of-way. The
curb stop is located in the right-of-way. The water service is proposed to tap to the 6" within
Olive St.
3. There is an existing 10-inch sanitary sewer line in Howes Street and an 8-inch sanitary
sewer line in Olive Street. It is anticipated that this project would require a new sanitary
sewer tap from the main in Olive Street. The depth of the sanitary sewer line in Olive Street
is approximately 13'.
RESPONSE: The proposed 6" sanitary sewer service is proposed to connect to the
existing 10" main within Olive St.
4. 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.
5. Development fees and water rights will be due at building permit.
RESPONSE: Acknowledged
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson aafcaov.com
1. The anticipated change in traffic volume is not expected to rise to the threshold of needing a
TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be
waived.
RESPONSE: Acknowledgeo
2. Work with the engineering department to ensure the appropriate width of driveway and sight
distance upon exiting the driveway.
RESPONSE: The entry only driveway off Olive St. is proposed to be 12wide. It is
proposed to improve the exit only driveway onto Canyon Ave to combine the existing
driveways. The improved shared driveway is proposed to be 30' wide to accommodate all
exiting turning movements.
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Department: Stormwater Engineering
Contact: Heidi Hansen, 970-221-6854, hhansen(&fcaov.com
1. The City Right -of -Way in Olive Street and a small portion of the lot is located in the City
regulated, 100-year Old Town floodplain and floodway. Any development within the floodplain
must obtain a floodplain use permit and comply with the safety regulations of Chapter 10 of
City Municipal Code. From the items submitted for conceptual review, it does not appear that
any structures will be located within the floodplain. Any work done in the Olive St
right-of-way, including utilities, grading in the tree lawn, or new or revised curb cuts, may be
within the floodway. Permitting requirements in the floodway are the same as the flood fringe,
but must also be preceded by a no -rise certification, and followed by a no -rise recertification
after completion of the project. A City Flood Risk Map is attached.
RESPONSE: Acknowledged. i here is limited work that will occur within the flood
fringe/floodway. The proposed improvements will approximately match the existing
conditions and will be designed such that no -rise in floodway will occur. Permits will be
applied for at the time of final approval and construction.
2. Any construction activities in the floodplain and/or floodway (e.g. driveways, sidewalks, utility
work, landscaping, etc.) must be preceded by an approved floodplain use permit, the
appropriate permit application fees, and approved plans. The permit form can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
RESPONSE: Acknowledged. Permits will be applied for at the time of final approval and
construction.
3. The boundaries of the floodplain and floodway should be included on any plans so that it is
clear whether any improvements or work will be within the floodplain/floodway. Contact Beck
Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line
work.
RESPONSE: The existing flood fringe / floodway limits are shown on the Grading, Drainage &
Erosion Control plan along with the existing & proposed contours.
4. Please contact Heidi Hansen with any questions about these comments or to schedule a
meeting to discuss any requirements for development in the floodplain. hhansen@fcgov.com
970-221-6854.
RESPONSE: Thank you
5. Erosion Control - No Comment from Erosion Control. This site; disturbs less than 10,000 sq.
ft. is not in a sensitive area, and is not in a larger development under construction.
Therefore, no submittal of erosion control material is needed. However, the site still must be
swept and maintained to prevent dirt, saw cuttings, concrete wash, trash & debris,
landscape materials and other pollutants from entering the storm sewer at all times or BMPs
will be required of the site. If you need clarification concerning the erosion control section, or
if there are any questions please contact Jesse Schlam 970-218-2932 or email @
jschlam@fcgov.com
RESPONSE: Acknowledged
6. A drainage report and construction plans are required and they must be prepared bya
Professional Engineer registered in the State of Colorado. The drainage report must be
prepared in accordance with the Fort Collins Stormwater Criteria Manual.
RESPONSE: The preliminary drainage letter is included with this submittal.
7. The design of this site must conform to the drainage basin design of the Old Town Master
Drainage Plan.
RESPONSE: Acknowledgea.
8. When improvements are being added to an existing developed site, onsite detention is
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required when there is an increase in impervious area greater than 5000 square feet. If it is
greater, onsite detention is required with a 2-year historic release rate for water quantity. As
such, it will be 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 will be required as a part
of the submittal documents
RESPONSE: The proposed improvements increase the impervious area by 3,220 sq ft. Exhibits
are provided in the drainage letter.
9. Standard water quality treatment is required as described in the Fort Collins Stormwater
Criteria Manual. Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guideli
nes-regulations/stormwater-criteria )
RESPONSE: It was brought to our attention that this site is located within the Udall Basin and
standard water quality is not required.
10. 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:
a. 50% of the newly added or modified impervious area must be treated by LID techniques
and 25% of new paved areas must be pervious.
b. 75% of all newly added or modified impervious area must be treated by LID techniques.
RESPONSE: A comoination of a Rain Oaroen and Rain Oarcen Planters are proposed to provide
the LID requirements
11. Standard operating procedures (SOPs) for all onsite drainage facilities (including LID
systems) will be included as part of the Development Agreement. More information and links
can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-develo
pment
RESPONSE: Acknowledged
12. Stormwater outfall/tie-in options for this site appear to be the following:
a. There are two existing inlets at the northwest corner of Howes and Olive Streets. These
inlets are connected to a larger storm pipe system in Howes Street that drains to the south.
The pipes stemming from both inlets are 10" diameter.
RESPONSE: It is proposed that the stormwater outfails to the curb of Olive Street.
13. Per Colorado Revised Statute §37-92-602 (8) 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 and bio-retention cells.
RESPONSE: The spreadsheet will be provided with the final drainage report.
14. There is a final site inspection required when the project construction is complete and the
maintenance is handed over to an HOA or another maintenance organization.
RESPONSE: Acknowledged.
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15. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre 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-
development-fees or contact Jean Pakech at 221-6375 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: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jynxwiler poudre-fire.ora
1. AUTOMATIC FIRE SPRINKLER SYSTEM
> This building will require an automatic fire sprinkler system under a separate permit.
Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions
at 970-416-2868.
RESPONSE: Acknowledged.
GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS
> IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided throughout
buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with
IBC 406.4 OR where located beneath other groups. Exception: Enclosed parking garages
located beneath Group R3 occupancies.
RESPONSE: Acknowledged.
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: Acknowledged.
FDC
> IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA
standards. Fire department connections shall be located on the street side of buildings, fully
visible and recognizable from the street or nearest point of fire department vehicle access.
The location of the FDC shall be approved by the fire department.
RESPONSE Acknowledged.
2. WATER SUPPLY
A fire hydrant is required within 300' of the building. This condition appears to be met with the
existing utility infrastructure available in the area, however it's the applicant's responsibility to
ensure location, pressure and volume requirements are being met. Code language provided
below.
RESPONSE: There are fire hydrants located at the southeast corner of the intersection of
Meldrum & Olive, and the southeast corner of the intersection of Howes & Olive. Both
hydrants are within 300' of the proposed building.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500
gpm at 20 psi residual pressure, spaced not further than 300 feet to the building.
RESPONSE: Rate and pressure to be confirmed with FC Utilities. The existing fire hydrants
are within 300' of the proposed building.
3. FIRE ACCESS
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General fire access requires a fire lane within 150' of any exterior portion of the building
exterior. The proximity of the proposed building to both Olive St and Canyon Ave will satisfy
this requirement, however in addition to perimeter access, aerial fire apparatus access is
required for buildings exceeding 30' in height, as defined by IFC Appendix D105. Should the
building exceed 30' in height, additional considerations may be required. Code language
provided below or see Appendix D for more information.
RESPONSE: Fire Access is anticipated to oe provided from Olive Street.
AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED
> IFC D105.1: Where the vertical distance between the grade plane and the highest roof
surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For
purposes of this section, the highest roof surface shall be determined by measurement to
the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet
walls, whichever is greater.
RESPONSE: Fire Access is anticipated to be provided from Olive Street.
AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH
> IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access
roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
RESPONSE: Fire Access is anticipated to be provided from Olive Street
AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING
> IFC D105.3: At least one of the required access routes meeting this condition shall be
located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the building on which the
aerial fire apparatus access road is positioned shall be approved by the fire code official.
RESPONSE: Fire Access is anticipates to oe provideo from Olive Street. T ne ouilding is
located within 30' of the Olive Street curb flowline.
4. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM TEST
New 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. Poudre Fire Authority
Bureau Admin Policy #07-01
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple(cDfcgov.com
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article
3.2.1 (E)(3), requires that you use low -water -use plants and grasses in your landscaping or
re -landscaping and reduce bluegrass lawns as much as possible. Native and wildlife -friendly
landscaping is encouraged as well.
RESPONSE: Acknowledged.
2. The applicant should make note of Article 3.2.1(C) that 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 a tree having DBH
(Diameter at Breast Height) of six inches or more. If any of the trees within this site have a
DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan,
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City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the
existing trees and any mitigation requirements that could result from the proposed
development.
RESPONSE: Noted. All existing trees will be preserved and the property owner has met
with Forestry to evaluate the trees.
3. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals thatmay
benefit your project. Of particular interest may be the:
1. Green Building Program: http://www.fcgov.com/enviro/green-building.php, contactTony
Raeker at 970-416-4238 or traeker@fcgov.com
2. Solar Energy:
http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resources, contact
Norm Weaver at 970-416-2312 or nweaver@fcgov.com
3.2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
Please consider the City's sustainability goals and ways for your development to engage
with these efforts.
RESPONSE: Acknowledged
Department: Engineering Development Review
Contact: Katie Sexton, 970-221-6501, ksexton(a)fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building
permit. Please contact Matt Baker at 224-6108 if you have any question.
RESPONSE Acknowledged.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal.
For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
RESPONSE: Acknowledged.
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this
project, shall be replaced or restored to City of Fort Collins standards at the Developer's
expense prior to the acceptance of completed improvements and/or prior to the issuance of
the first Certificate of Occupancy.
RESPONSE: Acknowledged. Notes have been added to the plans accordingly.
4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site
need to meet ADA standards, if they currently do not, they will need to be reconstructed so
that they do meet current ADA standards as a part of this project. The existing driveway will
need to be evaluated to determine if the slopes and width will meet ADA requirements or if
they need to be reconstructed so that they do.
RESPONSE: Acknowledged.
5. Any public improvements must be designed and built in accordance with the Larimer County
Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
RESPONSE: Acknowledged.
6. This project is responsible for dedicating any right-of-way and easements that are necessary or
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required by the City for this project. This shall including the standard utility easements that are
to be provided behind the right-of-way (9 foot along Olive, Howes, and Canyon).
RESPONSE: To our knowledge, no additional right-of-way is required. No additional utility
easements are proposed with this project on the basis that there is not UE either side of the
project and there are no improvements proposed on the adjacent lots that can occur due to the
buildings being classified historic or potentially historic.
7. Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
RESPONSE: Acknowledged.
8. If it is not necessary for access onto the property, the existing driveway from Olive will need
to be closed and curb/gutter/landscaping installed in its place. The western driveway does
not currently meet LCUASS street standards and will need to be looked at (width, 90 degree
for 25 feet rule, etc.).
RESPONSE: The drive way is to be improved and widened to be 12'. There is not the
space available on this infill / redevelopment site to have 25' outside of ROW perpendicular.
The garage entry is 18' behind ROW
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
:RESPONSE: Acknowledged.
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 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.
11.Any rain gardens within the right-of-way cannot be used to treat the development/ site storm
runoff. We can look at the use of rain gardens to treat street flows — the design standards for
these are still in development.
RESPONSE: Acknowledged.
12.Doors are not allowed to open out into the right-of-way.
RESPONSE: Acknowledgea.
13.Bike parking required for the project cannot be placed within the right-of-way and if placed just
behind the right-of-way need to be placed so that when bikes are parked they do not extend into
the right-of-way.
RESPONSE: Acknowledged.
14.In regards to construction of this site: the public right-of-way shall not be used for staging or
storage of materials or equipment associated with the Development, nor shall it be used for
parking by any contractors, subcontractors, or other personnel working for or hired by the
Developer to construct the Development. The Developer will need to find a location(s)on
private property to accommodate any necessary Staging and/or parking needs associated
with the completion of the Development. Information on the location(s) of these areas will be
required to be provided to the City as a part of the Development Construction Permit
application.
RESPONSE: Acknowledged.
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Department: Electric Engineering
Contact: Todd Vedder, 970-224-6152, tvedderL&fcgov.com
1. Right now single phase power is serving the existing residential units. Any upgrades or
changes to existing electrical infrastructure will incur system modification charges.
RESPONSE: Acknowledged.
2. Developer will be responsible for supplying and installing secondary electric service tothese
multifamily units.
RESPONSE: Acknowledged.
3. Contact Light and Power Engineering to coordinate the transformer and electric meter
locations, please show these locations on the utility plans. Transformers need to have an 8'
frontal and 3' side/rear clearance. It also has to be 10' within a drivable surface and cannot
be located under the drip zone of any trees.
RESPONSE: Acknowledged.
4. Please contact Light & Power Engineering if you have any questions at 221-6700. Please
reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-
guidelines-regulations
RESPONSE: Acknowledged.
5. Each unit will have to be individually metered (electric). It is recommended to gain these
meters on one side of the building. Please reference our policies to ensure metering
requirements are met.
RESPONSE: Acknowledged.
Planning Services
Contact: Pete Wray, 970-221-6754, DwravCabfcgov.com
1. The proposal description says the project will include all three lots into a combined "mixed -
use" project. Is the PDP boundary just for the new 3rd. lot or all three lots? This is a process
question. If the PDP is for the single 3rd. lot it is a Type II review for multi -family use. I do
not see the new 3rd. lot line on plan.
RESPONSE: Property was re -platted so all improvements are on Lot
2. The proposed building is located on the rear and side lot line. This precludes any
foundation landscape planting to mitigate the mass and scale of the new building withthe
existing building to the west.
RESPONSE: There is room for foundation olantina now
3. The proposed design of the new building is not described or shown sufficiently to
understand compatibility with existing buildings on either side by only including a massing
diagram. How will this project fit in with the historic character and context of this block?
RESPONSE: See elevations that are provided with the submittal. This building is alos
going through the LPC at a conceptual review meeting on March 23.
4. How are the two garages shown on the main level getting access from? The project
description references 11 parking spaces in basement, but only 10 are shown.
RESPONSE Fne parking has been re -configured. There are now 8 spaces.
5. In regards to the proposed garage ramp, how will this work right up to the rear property line of
the adjacent property to the west and north on either side of ramp?
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RESPONSE: There is no longer a ramp.
6. The entry sidewalk and access from Olive Street needs to be within the new parcel. The
plan is not clear on this.
RESPONSE: The entry walk is within the Lot 3.
7. 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: Acknowledgec.
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.
RESPONSE: Acknowledged.
8. This development proposal will be subject to all applicable standards of the Fort Collins Land
Use Code (LUC), including Article 3 General Development Standards. The entire LUC is
available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
RESPONSE: Acknowledgea.
9. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification
of Standard Request will need to be submitted with your formal development proposal.
Please see Section 2.8.2 of the LUC for more information on criteria to apply for a
Modification of Standard.
RESPONSE: Acknowledged.
10. Please seethe Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
RESPONSE: Acknowledgec.
11. The request will be subject to the Development Review Fee Schedule that is available in the
Community Development and Neighborhood Services office. The fees are due at the time of
submittal of the required documents for the appropriate development review process by City
staff and affected outside reviewing agencies. Also, the required Transportation Development
Review Fee must be paid at time of submittal.
RESPONSE: Acknowledged.
12. When you are ready to submit your formal plans, please make an appointmentwith
Community Development and Neighborhood Services at (970)221-6750.
RESPONSE: Acknowledged.
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