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Home My WebLink AboutSPRING CREEK MIXED-USE DEVELOPMENT - REZONING - REZ170001 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS� Fort Callins �`1---�. Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com/developmentre vrew April 18, 2016 Steve Schroyer Blue Ocean Real Estate Management 401 W Mountain Ave Fort Collins, CO 80521 RE: Spring Creek Mixed-Use Neighborhood - Preliminary Design Review, PDR160004, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard @fcgov.com. Comment Summarv: Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.com Topic: General Comment Number: 1 Comment Originated: 04/13/2016 04/13/2016: Question One: Staff supports the rezoning approach versus the Addition of Permitted Use process. Comment Number: 2 � Comment Originated: 04/13/2016 04/13/2016: �uestion Two: A rezoning request may precede the submittal of a P.D.P. The applicant is cautioned, however, to thoroughly consider the various site plan permutations before establishing and committing to new zone district boundaries. Comment Number: 3 Comment Originated: 04/13/2016 04/13/2016: Question Two — Land Use Flexibility: Regarding the need for flexibility at the P.D.P. stage in order to allocate various permitted uses between the two zones, please note the following: Additional multi-family dwellings may be placed within the N-C zone. Multi-family is a secondary use in the N-C, and, since the N-C parcel is, as proposed, under 5.00 acres, the code states: "development plan must demonstrate how it contributes to the overall mix of land uses within the surrounding area but shall not be required to provide a mix of land uses within the develo ment�' Staff inter rets this to mean that ou can p1'Tce multi-famil in P P Y Y the N-C portion of the project as long as such buildings are fully integrated into the overall site plan. The following N-C permitted commercial uses are allowed in the M-M-N zone: • Personal and business service shops; • Offices, financial services (banks), clinics, and small animal veterinary clinics. Comment Number: 4 Comment Originated: 04/13/2016 04/13/2016: Question Number Three: Regarding staff's impression of the overall density and intensity of the project, please note that staff is reluctant to take a position on a precise metric such as dwelling units per acre or the amount of commercial gross leasable square footage. Instead, staff is more interested in how the overall site complies with the Land Use Code standards, how the site performs overall in terms of neighborhood compatibility and how the project can be fully integrated into the City as viable neighborhood component versus an inwardly focused apartment complex. Comment Number: 5 Comment Originated: 04/13/2016 04/13/2016: In general, the project would benefit from being designed in such way as to be more integrated into the City versus a being an internally-oriented complex that appears to stand-alone. The fundamental aspect of design is to create a town-like pattern of streets and blocks as guiding framework for site planning building orientation, and walkability. Comment Number: 6 Comment Originated: 04/13/2016 04/13/2016: Toward this end, the primary access, West Stuart Street, should be designed as public Connector Local Street, through the round-about, and then north to the intersection with Hobbit Street. This public street will act as fundamental framework for the balance of the street system. Comment Number: 7 Comment Originated: 04/13/2016 04/13/2016: A Connector Local Street is designed with 36 feet of roadway within 57 feet of public right-of-way. This cross-section includes the following: • Two ten-foot wide travel lanes; • Two eight-foot wide parallel parking lanes along the sides; • Two six-foot wide parkways for street trees; • Two 4.5-foot wide detached sidewalks. • Outside of this right-of-way are two nine-foot wide utility easements. This classification of street will be necessary to accommodate both the level of urbanization that is expected of this project at full build-out, safety for pedestrians and bicyclists and the proper separation of underground utilities required to serve the site. Comment Number: 8 Comment Originated: 04/13/2016 04/13/2016: Please note that where West Stuart Street turns 90-degrees, north of the round-about, a new street name will be needed as one street name cannot be used after 90-degree change in direction due to the need to maintain addressing based on the established grid. 2 Comment Number: 9 � Comment Originated: 04/13/2016 04/13/2016: Staff recommends that the two east-west streets over the existing utility easements, and the north-south street in front of the easterly townhomes, also be Connector Local Streets to complete the framework of streets and, again, to accommodate the density and anticipated traffic levels. These streets can be named for building addressing and wayfinding. Comment Number: 10 Comment Originated: 04/13/2016 04/1312016: As to the balance of streets within the project, Staff prefers that the level of classification be considered in the following order of hierarchy: Public Residential Local Street (30 feet or roadway within 51 feet of public right-of-way); � Private Street � Street-Like Private Drive � Private Drive (parking lot drive aisle) Comment Number: 11 Comment Originated: 04/13/2016 04/13/2016: As noted, the major design consideration is to emphasize a framework of streets and blocks that buildings can then front on to create a town-like pattern that is integrated into the larger community, versus an isolated apartment complex. Comment Number: 12 Comment Originated: 04/13/2016 04/13/2016: One important factor would be that 90-degree head-in parking is not allowed on a public street. All parking along a public street is parallel. Comment Number: 13 Comment Originated: 04/13/2016 04/13/2016: Where streets are not public, a Street-Like Private Drive may be considered. This type of street is specifically geared to continuing the framework of streets that buildings can front on and take addresses from. These streets may feature diagonal parking but not 90-degree head-in parking. These streets also include parkways, street trees and detached sidewalks. These streets can be named for addressing and wayfinding. Comment Number: 14 Comment Originated: 04/13/2016 04/13/2016: To reinforce full integration of the buildings, streets and blocks into the town pattern, all buildings must front on the street system. In particular, commercial buildings J and K and residential building B must front on Shields Street. Buildings A, D and G must front on Hobbit Street. Connecting walkways that tie the building entrances to these streets are required in order to establish a strong relationship between these buildings and the larger community. Parking lots must be placed to the sides and rear of buildings to the maximum extent feasible. Comment Number: 15 Comment Originated: 04/13/2016 04/13/2016: The buildings that front on Shields must be internally designed so that the actual fronts of the buildings face west. That way, all ground-mounted outdoor mechanical equipment such as condensing units, utility meters, electrical transformers and the like are not visible from Shields Street. 3 • Comment Number: 16 �Comment Originated: 04/13/2016 04/13/2016: All townhomes should be aligned with the street system in a manner that promotes a residential character and safety for bikes and pedestrians. As noted above, the street system should be public or Street-Like Private Drive. There should be no 90-degree head-in parking. As shown on the perspective, the townhomes appear to be garage-dominated. The individual units will risk being hidden by garages and appear to have more in common with the apartments than the single family homes to the east. The driveways do not appear to be separated creating a large expanse of concrete. Please explore a design options that mitigate this garage and driveway placement. As noted with either the public street or the Street-Like Private Drive, a more residential character and increased bike and pedestrian safety can be accomplished with parallel parking, parkways, street trees, detached sidewalks and connecting walkways. Comment Number: 17 Comment Originated: 04/13/2016 04/13/2016: Only as a last option should any classification less than Street-Like Private Drive be considered. Comment Number: 18 Comment Originated: 04/13/2016 04/13/2016: A detached public sidewalk, with a six foot wide parkway, with street trees needs to be constructed along Hobbit Street along the entire project's frontage. Comment Number: 19 Comment Originated: 04/13/2016 04/13/2016: The new sidewalk on Hobbit Street then needs to be extended as an east—west bike/pedestrian walkway within an access easement in the northeast corner of the site. This walkway must then tie into the walkway that is shown to connect to Wallenberg Drive so that the two neighborhoods are connected. Comment Number: 20 Comment Originated: 04/13/2016 04/13/2016: Height: In this particular location within the M-M-N zone, four stories are allowed only within a radius of 50 feet of the apex at the corner of the two property lines at any street intersection (except arterial/arterial intersections) in which case an additional story is permitted. Based on this criterion, however, only Building A qualifies (by being at the corner of Shields and Hobbit Streets). Buildings B and C do not qualify. Where a four story is used, staff recommends that it be stepped back from the third floor. Comment Number: 21 Comment Originated: 04/13/2016 04/13/2016: The area between the townhomes and the 80-foot wide Canal Importation Basin drainage channel should be considered for a dense screen of landscaping in order to enhance the buffering between the project and the homes to the east. While the land slopes down to the channel at the property line, please consider the use of a series of undulating earthen berms to create variety and interest in the land form west of the property line. Lighting in this area must be used only where needed, reduced to minimum illumination levels, fully shielded, and residential in color tone. Comment Numb�22 Comment Ori inated: 04/13/2016 9 04/13/2016: Regarding building setbacks from Shields Street, the applicant is encouraged to closely match the setbacks established by structures within Hill Pond to the south and Landmark Apartments to the north. While the Land Use Code requires a minimum 15-foot setback from Shields Street for the residential buildings and a 10 — 25 foot build-to line for the commercial buildings, a contextual setback that generally conforms to the existing pattern of buildings may also be considered. Comment Number: 23 Comment Originated: 04/13/2016 04/13/2016: On future versions of the site plan, please show the existing bus stop. The transit route along Shields Street is a convenient option to get to the C.S.U. campus. Internal walkways that connect the buildings to the transit stop will be required. Comment Number: 24 Comment Originated: 04/13/2016 04/13/2016: The required minimum building setbacks from internal local streets is nine feet. In the case of public streets, this is measured from the right-of-way line. In the case of Street-Like Private Drives, this is measured from the back of the detached sidewalk. Please note that this metric is a minimum. Building setbacks are encouraged to be varied to avoid regimentation. Comment Number: 25 Comment Originated: 04/13/2016 04/13/2016: Section 3.8.30(F) of the Land Use Code requires that the apartment buildings be varied. The 13 multi-family buildings must feature a minimum of three distinctly different building designs. It is important to emphasize that this standard explicitly states that buildings shall be considered similar unless they vary significantly in footprint, size and shape. The mere difference in unit count per building does not, by itself, comply with this standard. Comment Number: 26 Comment Originated: 04/13/2016 04/13/2016: Please note that 3.8.30 requires that clubhouse/pool area be no less than 10,000 square feet and that residential blocks do not exceed seven acres. Bicycle parking minimum is one space per bedroom. Trash enclosures must be distributed and constructed out of materials that match the buildings. Comment Number: 27 Comment Originated: 04/13/2016 04/13/2016: There appears to be a sport court east of the pool area that looks to be rather close to the natural features along the south perimeter. Please consider shifting this west so that it's closer to the developed area and further away from the natural area. Comment Number: 28 Comment Originated: 04/13/2016 04/13/2016: Staff has observed that successful multi-family projects at the proposed scale benefit not just from a centralized clubhouse/pool/amenity area. These projects also provide small, intimate outdoor gathering areas that are distributed throughout the site. Amenities include grills, movable furniture, picnic tables, informal seat walls, boulders and shade structures that are combined with bike racks and walkways, This may be especially important for buildings that are the most distant from the clubhouse. 5 • • Comment Number: 29 Comment Originated: 04/13/2016 04/13/2016: As you know the West Central Area Plan was adopted in March of 2015. Here are some key points, among others, from the Plan that relate to the proposed project: Comment Number: 30 Comment Originated: 04/13/2016 04/13/2016: LU1.7: Regarding the N-C, the Plan encourages including nontraditional uses such as employment, entertainment, or cultural activities to allow for a greater mix of uses to activate the center. Comment Number: 31 Comment Originated: 04/13/2016 04/13/2016: LU1.10: All new development will be encouraged to contribute to a sense of unity, yet without replication, with the prevailing patterns and character of the surrounding area. New development is expected to be distinctive and not a formulaic or corporate prototype so that as the area grows, neighborhood character is enhanced and not diminished. Comment Number: 32 Comment Originated: 04/13/2016 04/13/2016: LU1.11: Student-oriented housing should not be so specialized as to preclude other populations in the future. Comment Number: 33 Comment Originated: 04/13/2016 04/13/2016: LU Figure 9: Multi-family redevelopment and infill should emphasize compatibility with adjacent neighborhoods and relate to a dominant residential character. Buildings should feature articulation or modulation to reduce large, monotonous masses and feel more residential in scale. Comment Number: 34 Comment Originated: 04/13/2016 04/13/2016: LU Figure 10: Mixed-use design guidelines are provided to encourage allowing residential dwelling units above the first floor of commercial buildings. Comment Number: 35 Comment Originated: 04/15/2016 04/15/2016: Naming Street-Like Private Drives will require checking proposed names against the data base of existing street names within the 911 calling area. New street names must not be duplicative or phonetically sound like an existing name. We can assist with this selection process. Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2016 04/12/2016: 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 questions. Comment Number: 2 Comment Originated: 04/12/2016 04/12/2016: 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 C� Comment Numb•3 . Comment Originated: 04/12/2016 04/12/2016: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Comment Number: 4 Comment Originated: 04/12/2016 04/12/2016: 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. Comment Number: 5 Comment Originated: 04/12/2016 04/12/2016: 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 Comment Number: 6 Comment Originated: 04/12/2016 04/12/2016: This project is responsible for dedicating any easements that are necessary or required by the City for this project. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along Shields and 9 foot along Hobbit and Stuart). Comment Number: 7 Comment Originated: 04/12/2016 04/12/2016: The continuation of Stuart Street through the development will need to be public due to the potential for cut-through traffic. This street will need to be designed and constructed to Larimer County Urban Area Street Standards requirements and a connector local (Figure 7-8F) cross section (57 feet of ROW) is required by adjacent multi-family use. Curve geometry, access locations, parking design, and intersection design will all need to conform to the LCUASS and will be reviewed by Engineering. Comment Number: S Comment Originated: 04/12/2016 04/12/2016: This project is responsible for dedicating and vacating any right-of-way required by the City for this project. This shall include dedication of ROW to accommodate ultimate cross section of Hobbit, including detached sidewalk/parkway, as well as ROW for the public street running through the development (see above comment). ROW vacation requires an $800 application and processing fee. Legal descriptions will need to be submitted and 2 readings at City Council will take place after the project goes to hearing. Utility easements will need to be retained where there are existing utilities. Comment Number: 9 Comment Originated: 04/12/2016 04/12/2016: Drawing 707.1 in the LCUASS designates a maximum driveway width of 36 feet. Keep this criterion in mind as the design moves forward. Comment Number: 10 Comment Originated: 04/12/2016 04/12/2016: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. � • Comment Number: 11 •omment Originated: 04/12/2016 04/12/2016: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Comment Number: 12 Comment Originated: 04/12/2016 04/12/2016: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Comment Number: 13 Comment Originated: 04/12/2016 04/12/2016: 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. Comment Number: 14 Comment Originated: 04/12/2016 04/12/2016: Any rain gardens within the right-of-way cannot be used to treat the developmenU 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. Comment Number: 15 Comment Originated: 04/12/2016 04/12/2016: Doors are not allowed to open out into the right-of-way. Comment Number: 16 Comment Originated: 04/12/2016 04/12/2016: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Comment Number: 17 Comment Originated: 04/12/2016 04/12/2016: 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. Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 18 Comment Originated: 04/18/2016 04/18/2016: A Repay is due to the City for reimbursement of the expenses incurred by the City's capital improvement project. This Repay would cover the cost for the local street portion for the linear front footage that adjoins Shields Street. The Engineering Department - Capital Projects Group has no record of a repayment for this property's frontage. 0 � � Department: EnvironmentafFfanning Contact: Rebecca Everette, 970-416-2625, reverette@fcqov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2016 04/12/2016: An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Spring Creek and tributary, wetlands, riparian forest). Please note the buffer zone standards range from 50-100' for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. The buffers for the Spring Creek and the stream on the eastern edge of the site will be measured from the top of bank line, so please delineate this as part of the ECS. We have had some previous conversations about the buffers and natural resource protection on this site. However, please don't hesitate to contact me if you would like to discuss the scope and requirements of the ECS further. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Comment Number: 2 Comment Originated: 04/12/2016 04/12/2016: Within the buffer zones, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. Comment Number: 3 Comment Originated: 04/12/2016 04/12/2016: With respect to lighting, the City of Fort Collins Land Use Code, in Article 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 the parking areas or other site amenities shall not spill over to the buffer areas. Comment Number: 4 Comment Originated: 04/12/2016 04/12/2016: In regard to LED light fixtures, IDA (International Dark-Sky Association) recommends using lighting that has a color temperature of no more than 3000 degrees Kelvin in order to limit the amount of blue light in the night environment, as blue light brightens the night sky more than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife. Please consider a warmer color temperature (3000K or less) for your LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Comment Number: 5 Comment Originated: 04/12/2016 04/12/2016: 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. � Comment Number: 6 �omment Originated: 04/12/2016 04/12/2016: 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, 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. Comment Number: 7 Comment Originated: 04/12/2016 04/12/2016: If tree mitigation is necessary, please include a note on the tree mitigation plan or landscape plan, as appropriate, that requires a tree removal to occur outside of the migratory songbird nesting season (February 1-July 31), or that a survey be conducted prior to removal to ensure no active nests in the area. Comment Number: 8 Comment Originated: 04/12/2016 04/12/2016: Projects in the Vicinity of the Spring Creek must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations." Comment Number: 9 Comment Originated: 04/12/2016 04/12/2016: There may be an opportunity to create a larger open space to serve this project, the existing Landmark Apartments, and the proposed Landmark Apartments Expansion. This would require a partnership with the property owner/developer to the north and could result in a major amenity for both projects. I can arrange a meeting to discuss further, if you're interested. Comment Number: 10 Comment Originated: 04/12/2016 04/12/2016: 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 that may benefit your project. Of particular interest may be the: 1. ClimateWise program: fcgov.com/climatewise/ 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 3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 10 or nweaver@fcg�om � 5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton @fcgov.com Please consider the City's sustainability goals and ways for your development to engage with these efforts, and let me know if I can help connect you to these programs. � Department: Historical Preservation Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com Topic: General Comment Number: 1 04/14/2016: Comment Originated: 04/14/2016 The site plan appears to do a good job of respecting the character of the homes in the Sheely Neighborhood Historic District by locating the two story townhomes closest to the district. Comment Number: 2 04/14/2016: Comment Originated: 04/14/2016 Due to its proximity to the Sheely Drive Historic District, a recommendation from the Landmark Preservation Commission to the Decision Maker might be required. Staff will confirm this shortly. The LPC meets on the 2nd and 4th Wednesdays of each month. As the meetings fill quickly, please contact historic preservation staff to confirm a meeting date, if a recommendation is needed. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2016 04/12/2016: Light and Power has single phase and three phase electric facilities in the area that can be utilized to provide power. Comment Number: 2 Comment Originated: 04/12/2016 04/12J2016: 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 if you have any questions about electric fees or visit the following website to use our electric fee estimator: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Comment Number: 3 Comment Originated: 04h2/2016 04/12/2016: Transformer locations will need to be coordinated with Light & Power and shown on the utility, site, and landscape plan sets. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 3 feet minimum. 11 � Comment Number: 4 �omment Ori inated: 04/12/2016 9 04/12/2016: Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. The owner is responsible to provide and maintain the electrical service from the transformer to the meter bank locations on multifamily units and commercial service feeds. Comment Number: 5 Comment Originated: 04/12/2016 04/12/2016: Street light placement along public streets will need to be coordinated with Light and Power . It appears that adequate street lighting exists along Shields St and Hobbit St. If the connection between Stuart and Hobbit becomes a public roadway then street lights will be needed. Shade trees are required to maintain 40 feet of separation and ornamental trees are required to maintain 15 feet of separation from street lights. A link to the City of Fort Collins street lighting requirements can be found below: http://www.larimer.org/engineering/GMARdStds/Ch 15_04_01 _2007.pdf Comment Number: 6 Comment Originated: 04/12/2016 04/12/2016: For all commercial services, please provide a one line diagram and a Commercial Service (C-1) Form to Light and Power Engineering. The C-1 form can be found at: http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf Comment Number: 7 Comment Originated: 04/12/2016 04/12/2016: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.orq Topic: General Comment Number: 1 04/01/2016: FIRE LANES Comment Originated: 04/01/2016 > Fire access is required to within 150' of all portions of any building perimeter. > Fire access cannot be measured from an arterial road. > An private road serving as an fire lane is required to be dedicated as an Emergency Access Easement and local fire lane standards shall apply. > Fire lanes require acceptable turning radii throughout to accommodate emergency apparatus. In addition, the fire marshal has requested that all projects of this size and scope provide turning templates to indicate fire apparatus movement along private drives and throughout Emergency Access Easements within the development site. Applicable code language provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by 12 an approved route`dFound the exterior of the building or facility.�en any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. 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 designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. 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 Comment Number: 2 Comment Originated: 04/01/2016 04/01/2016: AERIAL FIRE APPARATUS ACCESS ROADS Buildings exceeding 30' in height will require aerial access in accordance with IFC Appendix D. Code language provided below. > 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. > 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. > 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. 13 • Comment Number: 3 �Comment Ori inated: 04/01/2016 9 04/01/2016: MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS > D106.2: Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Comment Number: 4 04/01/2016: ROOF ACCESS Comment Originated: 04/01/2016 > IFC 504.3: New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Comment Number: 5 Comment Originated: 04/01/2016 04/01/2016: AUTOMATIC FIRE SPRINKLER SYSTEM > Residential Buildings will require a NFPA13 fire sprinkler system. > Commercial Buildings exceeding 5000 sq. ft need to be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Comment Number: 6 Comment Originated: 04/01/2016 04/01 /2016: 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. Comment Number: 7 04/01/2016: FIRE STANDPIPE SYSTEM Comment Originated: 04/01/2016 > IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying at minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. Comment Number: 8 Comment Originated: 04/01/2016 04/01/2016: WATER SUPPLY > A hydrant is required within 300' of any building. > A hydrant is required within 100' of a FDC when the building is equipped with a standpipe system. 14 � � Code language p�iided below. > 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, on 600-foot centers thereafter. > IFC 507.1.1: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. Comment Number: 9 Comment Originated: 04/12/2016 04/12/2016: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST New buildings greater than 10,000 sq. ft. 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 Comment Number: 10 Comment Originated: 04/12/2016 04/12/2016: FIRE LANE SIGNAGE PLAN Fire lanes shall be appropriately identified. No Parking - Fire Lane signage locations will need to be labeled on future plans. Code language provided below. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Comment Number: 11 Comment Originated: 04/12/2016 04/12/2016: PREMISE IDENTIFICATION & WAYFINDING A plan for addressing this development will need to be provided by time of FDP. This plan need not include assigned addresses but shall address the larger problem of wayfinding within the complex. Code language provided below. 2012 IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. 15 • Department: Stormwater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcqov.com Topic: Floodplain Comment Number: S C� Comment Originated: 04/12/2016 04/12/2016: A portion of this property is located in the FEMA regulatory Spring Creek 100-year Floodplain and Floodway and in the City regulatory Canal Importation 100-year Floodplain and Floodway. Any improvements planned for within the floodplain and floodway boundaries must comply with Chapter 10 of City Code. A Flood Risk Map is attached. Comment Number: 9 Comment Originated: 04/12/2016 04/12/2016: The materials submitted for review do not appear to show any lots or structures proposed within the flood zones. Please add the floodplain and floodway boundaries to all applicable drawings so that it is clear what improvements will be impacting the flood zones. Please contact Beck Anderson of Stormwater Master Planning at banderson @fcgov.com for floodplain CAD line work. Comment Number: 10 Comment Originated: 04/12/2016 04/12/2016: Even if structures will not be located within the floodplain boundary it is strongly recommended that the buildings be elevated as much as possible and all HVAC, electrical, utilities, etc. be protected from flood damage for those properties bordering the floodplain. Comment Number: 11 Comment Originated: 04/12/2016 04/12/2016: Nonstructural development (fill, sidewalks, vegetation, stormwater outfalls, etc.) can be completed within the floodway as long it can be proven that the work will not cause a change in the Base Flood Elevation (BFE) or a change to the boundaries of the floodway or floodplain through a No-Rise Certification with supporting documentation and applicable floodplain modeling prepared by a licensed engineer registered in the State of Colorado. Comment Number: 12 Comment Originated: 04/12/2016 04/12/2016: Nonstructural development (fill, sidewalks, vegetation, etc.) is allowed in the floodplain with an approved floodplain use permit. Comment Number: 13 Comment Originated: 04/12/2016 04/12/2016: Any and all construction activities in the floodplain/floodway must be preceded by an approved Floodplain Use Permit, the appropriate permit application fees, and approved plans. Comment Number: 14 Comment Originated: 04/12/2016 04/12/2016: Development review checklists and application forms for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents . Please utilize these documents when preparing your plans for submittal. Comment Number: 15 Comment Originated: 04/12/2016 4/12/2016: Please contact Heidi Hansen, 970-221-6854, hhansen @fcgov.com with questions concerning development in the floodplain. 16 Contact: Shane Boyle, 97�1-6339, sbovle@fcqov.com Topic: General Comment Number: 1 � Comment Originated: 04/12/2016 04/12/2016: The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Comment Number: 2 Comment Originated: 04/12/2016 04/12/2016: A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. There is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam @fcgov.com. Comment Number: 3 Comment Originated: 04/12/2016 04/12/2016: Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. The release point for this site can be either Spring Creek or the Canal Importation Channel, which flows along the eastern property boundary. Comment Number: 4 Comment Originated: 04/12/2016 04/12/2016: Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Comment Number: 5 Comment Originated: 04/12/2016 04/12/2016: 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. Standard operating procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-development 17 � Comment Number: • Comment Originated: 04/12/2016 04/12/2016: 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. Comment Number: 7 Comment Originated: 04/12/2016 04/12/2016: 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-investmen t-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. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2016 04/12/2016: The anticipated traffic volume from this development meets the threshold for needing a Traffic Impact Study. It will be a full study. Please have your traffic engineer contact me to scope the study. Comment Number: 2 Comment Originated: 04/12/2016 04/12/2016: The connection roadway between Hobbit and Stuart is an important connection to be used by the public. Comment Number: 3 Comment Originated: 04/12/2016 04/12/2016: We'll need to work with you on signal modifications to Stuart / Shields (that addition of a signal pole, etc). Comment Number: 4 Comment Originated: 04/12/2016 04/12/2016: Please work with Transfort on any necessary changes to the bus stop on Shields. Comment Number: 5 04/12/2016: A lot of bike parking should be anticipated. Comment Number: 6 04/12/2016: The trail connections are important pieces. Comment Originated: 04/12/2016 Comment Originated: 04/12/2016 Comment Number: 7 Comment Originated: 04/12/2016 04/12/2016: We'll need to review the current geometry of Hobbit to determine whether parking width, sidewalk, etc meet current standards. is L� Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fc oq v.com Topic: General Comment Number: 1 • Comment Originated: 04/12/2016 04/12/2016: Existing sewer mains in the vicinity include 18- and 21-inch mains bisecting the northern end of the site and an 8-inch main running north-south from Hobbit St. to the 21" main. The Wastewater Distribution Department would strongly prefer that no direct service taps are made to the 18- or 21-inch mains so consideration should be given to how the buildings will be served during the final design of the site layout. Comment Number: 2 Comment Originated: 04/12/2016 04/12/2016: Existing water mains in the vicinity include a 30-inch main bisecting the southern portion of the site, an 8-inch main in Hobbit St., and a main in Shields St. that varies from 12 inches to 36 inches. There is also an 8-inch main stubbed into the site at the Stuart Street intersection and a 6-inch stub from Hobbit St. just west of the sewer main. These stubs will need to be used with this project or abandoned at the tee. Direct service taps to the 30-inch main will not be supported so consideration should be given to how the buildings will be served and water line looping will be accomplished during the final design of the site layout. Comment Number: 3 Comment Originated: 04/12/2016 04/12/2016: Separate water and sewer services will be required to serve the residential and commercial uses for any mixed use buildings. Additionally, if a single family attached product is proposed, each unit will be required to have its own water and sewer services. Comment Number: 4 Comment Originated 04/12/2016: Easement widths of 15 feet from the outside of each of the water and sewer mains will be required as part of this development if they don't already exist. Comment Number: 5 Comment Originated 04/12/2016: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 04/12/2016 04/12/2016 Comment Number: 6 Comment Originated: 04/12/2016 04/12/2016: Development fees and water rights will be due at building permit. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/01/2016 04/01/2016: LUC 4.6(D)(3) Buildings in MMN zone district shall be limited to a maximum of three (3) stories with the one exception of being within a 50-foot radius of the intersection of two public streets. If proposed multi-family buildings are over the maximum of three stories outside this radius, a Modification of Standard will be required to allow four stories. 19 • Comment Number: 2 • mment Ori inated: 04/01/2016 9 04/01/2016: The project will need to include a lighting plan. This is a photometric site plan with catalog cut-sheets of the fixtures. Comment Number: 3 Comment Originated: 04/01/2016 04/01/2016: Bicycle parking is required. This will be based on the square footage of each use (see Section 3.2.2(C)(4)(b)). Comment Number: 4 Comment Originated: 04/01/2016 04/01/2016: LUC 3.2.1 A landscape plan is required. Comment Number: 5 Comment Originated: 04/04/2016 04/04/2016: Please include are your plans the mechanical equipment and how it is to be screened. Additionally, trash and recycling enclosures are required. These should be located on a concrete pad and at least 20ft from a public sidewalk. They should also include a separate walk-in access from the main service gate. Comment Number: 6 Comment Originated: 04/04/2016 04/04/2016: LUC 3.5.2(C)(2)(a) Single Family Attached buildings containing more than two (2) dwelling units shall comply to the following requirements: For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street or street-like private drive. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Comment Number: 7 Comment Originated: 04/04/2016 04/04/2016: LUC 3.8.30(B)(1) A minimum of two (2) Multi Family housing types shall be required on any development parcel sixteen (16) acres or larger, including parcels that are part of a phased development. Comment Number: 8 Comment Originated: 04/04/2016 04/04/2016: LUC 3.5.1(G) Will need a shadow analysis for buildings over 40ft in height. Comment Number: 9 Comment Originated: 04/04/2016 04/04/2016: Please refer to parking lot requirements under LUC 3.2.2 (K) and LUC 3.2.2(L) to include handicap parking with van-accessible space. Comment Number: 10 Comment Originated: 04/12/2016 Please include parking and pedestrian circulation LUC 3.2.2(A) Comment Number: 11 Comment Originated: 04/15/2016 04/15/2016: LUC 3.8.30(E) Multi Family Setbacks: Setback from arterial street-15 foot Setback from non-arterial street- 9 ft Exceptions to the setback standards are permitted if one (1) of the following is met: 1. Each unit side that faces the street has a porch and/or balcony that has a minimum depth of six (6) feet (as measured from the building facade to the far side posts, railings/spindles) and a minimum length of eight (8) feet. If more than 20 one 1 side of a� faces the street then onl one 1 side is re uired to �) , Y �) q comply. 2. An outdoor space such as a plaza, courtyard, patio or garden is located between a building and the sidewalk, provided that such space shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity. 3. All ground units that face a street are ADA compliant units that have street-facing porches that are directly and individually accessed from the public sidewalk by a connecting walkway that is at least six (6) feet in width. 4. All ground units that face a street with a transit stop that fronts the building are affordable housing units, each having a street-facing stoop that directly accesses the public sidewalk by a connecting walkway. Comment Number: 12 Comment Originated: 04/15/2016 04/15/2016: MMN Setback requirements: 30 feet from arterial streets, 15 feet from all other streets. The minimum sideyard setback from lot lines is 5feet and the minimum rear yard setback is 8 feet. 21