HomeMy WebLinkAboutFLATS ON MULBERRY - FDP200005 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWFort Collins
June 19, 2019
Bill Dellenbach
1404 43rd Ave
Greeley, CO 80521
Community Development and
Neigghborhood Services
281 Igorth College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com
Re: 221-229 W Mulberry
Description of project: This is a request to convert the existing buildings at 221/223 and
227/229 W Mulberry into16 hotel units. Currently, the buildings are separated into 3 different lots
whereas 221 and 223 addresses are on one lot and in one building, and the next building is split
down the middle into lots 227 and 229. Now that the property shall be a single address, only one
accessible unit will be required, and thus, one accessible ramp. This will free up parking/drive
space between the buildings. The owner wished to replat the 3 properties into one property. The
proposed project is within the TOD and the Community Commercial (CC) zone district and is
subject to Administrative (Type 1) review.
Please see the following summary of comments regarding the project request referenced
above. The comments offered informally by staff during the Conceptual Review will assist you
in preparing the detailed components of the project application. Modifications and additions
to these comments may be made at the time of formal review of this project. If you have any
questions regarding these comments or the next steps in the review process, you may contact
the individual commenter or direct your questions through the Development Review Coordinator,
Tenae Beane, at 970-224-6119 or tbeane@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Tenae Beane, 970-224-6119, tbeane@fcqov.com
1. The proposed development project is subject to a Type 1 Review. The decision maker for your project will
be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify
surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open
space). Your development review coordinator will assist with preparing the mailing and coordinating the
hearing date with your team.
A neighborhood meeting is not required for this development request, but if you would like to hold a
meeting to notify your neighbors of the proposal prior to the hearing, please contact your Development
Review Coordinator to schedule a date, time and location for a meeting.
Schroeder at 970-224-6003 or gschroeder@fcgov.com
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. FOR APPROVAL Continued:
Thank you for including the City of Fort Collins notes to the plans. The plant list appears to be
covered up by other line work. Please shift the plant list to another location on the plan so that
it is easy to identify and read.
Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This
should include, but is not limited to, including the City of Fort Collins General Landscape
Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List —
species, quantity, size, method of transplant, and species percentage, and including current
and proposed utility lines as well as proper tree separation requirements. Please contact
Molly Roche (mroche@fcgov.com) if you have any questions.
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0" caliper balled and burlapped
Evergreen tree: 6.0' height balled and burlapped
Ornamental tree: 1.5" caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
2. FOR APPROVAL Continued if applicable. Please address.
8/27/2018: Please include locations of any water or sewer lines on the landscape plan. Please
adjust street tree locations to provide for proper tree/utility separation.
10' between trees and public water, sanitary, and storm sewer main lines
6' between trees and public water, sanitary, and storm sewer service lines
4' between trees and gas lines
3. FOR APPROVAL Continued:
This comment has not been addressed. Show surveyed locations of existing trees and add
the following note near the trees that reads "EXISTING TREES TO REMAIN AND BE
PROTECTED".
10/31/2018:Please add a note to the site plan that reads "EXISTING TREES TO BE
PROTECTED". In addition, please include the City of Fort Collins Tree Protection Notes which
were provided by Molly Roche on 10/31/18.
4. FOR APPROVAL
Per email conversation with Bill Dellenbach on 3/21/2019, Colorado Boring will bore a water
line on the property near existing trees. If this is still the case, as a precaution City Forestry
would like to collect tree inventory and mitigation information in case any damages occur
through the construction/boring process. Please schedule a time to meet on -site and add the
following note to the plans (both Site and Utility Plans):
10
WATER LINE TO BE INSTALLED THROUGH BORING TECHNIQUES. BORE DEPTH TO
BE A MINIMUM OF 48" TO AVOID ALL TREE ROOTS. PRIOR TO BORING AND OTHER
CONSTRUCTION OPERATIONS, CONTACT CITY FORESTRY
(FORESTRY@FCGOV.COM) TO INSPECT AND APPROVE TREE PROTECTION
STRUCTURES. TREE PROTECTION IN THE FORM OF CONCRETE BLANKETS AND
ORANGE SNOW FENCING AROUND TREE TRUNKS SHOULD BE INSTALLED PRIOR
TO ON -SITE CONSTRUCTION. FOR MORE INFORMATION ON TREE PROTECTION, SEE
CITY TREE PROTECTION NOTES.
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.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
Pre -Submittal Meetings for Building Permits
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 At 17.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads:
Risk Category II (most structures):
* 140mph (Ultimate) exposure B or
11
' Front Range Gust Map published by The Structural Engineer's Association of
Colorado
Risk Category 1:130mph (Ultimate) exposure B
Risk Category III & IV: 150mph (Ultimate) exposure B
Seismic Design: Category B.
Climate Zone: Zone 5.
Ener-gy 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.
12
SITE PLAN NOTES
1. REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION
FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY,
STREET IMPROVEMENTS.
2. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND
DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY
INFORMATION.
3. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS.
AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE
IMPLEMENTATION OF ANY CHANGES TO THE PLANS.
4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM
VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS
DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING
THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR
EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR
PAINTED TO MATCH SURROUNDING BUILDING SURFACES.
5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE
UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS.
6. [IF APPLICABLE --INCLUDE LANGUAGE FOR ANY MODIFICATIONS AND CONDITIONS APPROVED
WITH PDP/ODP].
7. [IF APPLICABLE] ALL SINGLE FAMILY DETACHED HOMES SHALL MEET OR EXCEED THE GARAGE
DOOR STANDARDS AS OUTLINED IN 3.5.2(E) OF THE LAND USE CODE.
8. [IF APPLICABLE] A MINIMUM OF (NUMBER TBD) HOUSING MODELS FOR THE SINGLE FAMILY
HOMES SHALL BE REQUIRED. THESE HOUSING MODELS SHALL MEET OR EXCEED THE
STANDARDS AS OUTLINED IN 3.5.2(C) OF THE LAND USE CODE.
9. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS
IN SECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE A CONCEALED, FULLY SHIELDED LIGHT
SOURCE WITH SHARP CUT-OFF CAPABILITY Community Development and Neighborhood Services
Planning Services 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522 970.221.6750
970.224.6134 - fax fcgov.com/developmentreview
Revised April 5, 2018: 1. Additions made to Landscape Irrigation note 2. 2. Site plan noted 14 edited to
reference the property owner, and not a homeowner's association. 3. Site plan note 15 added regarding
maintenance of landscaping in right-of-ways.2SO AS TO MINIMIZE UP -LIGHT, SPILL LIGHT, GLARE AND
UNNECESSARY DIFFUSION.
10. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND
MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST
COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY.
11. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL
BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM.
12. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.
13. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSABLE RAMPS
MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED
ACCESSABLE PARKING SPACES. ACCESSABLE PARKING SPACES MUST SLOPE NO MORE THAN
1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN
DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.
14. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS,
AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE
MAINTAINED BY THE PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER IS
RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN
COMMON OPEN SPACE AREAS.
15. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-
OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY
THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE
RESPONSIBILITY OF THE OWNER/DEVELOPER.
16. THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL
ON ALL STREET SIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT.
17. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE
RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE
CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION
OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON
ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR -
CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF
ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS.
18. 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.
19. FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY
THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE
REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT
INCLUDE THE WORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS
ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE
MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE
CONDITION AT ALL TIMES AD BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE
ADEQUATE VISIBILITY.
20. PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND
APPROVED BY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY
CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY
BE REQUIRED TO ALLOW WAY -FINDING. ALL BUILDINGS SHALL HAVE 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.
PROJECT INFORMATION
ROOMS - SHORT TERM RENTALS
4 ROOMS PER SIDE = 8 PER BUILDING X 2 BUILDINGS = 16 ROOMS
PARKING
8 PARKING SPACES REQUIRED (16 ROOMS)
4 EXISTING STACKED SPACES + 4 RENTED FROM SOUTH PROPERTY OWNER
SPRINKLER
NFPA 13 APPROVED SYSTEM TO BE INSTALLED
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PROJECT NARRATIVE
THE GOAL OF THIS PROJECT IS TO CREATE 16 SHORT TERM
RENTAL UNITS FROM TWO ADJACENT BUILDINGS.
CURRENTLY, THE BUILDINGS ARE SEPARATED INTO 3
DIFFERENT LOTS WHEREAS 221 AND 223 ADDRESSES ARE
ON ONE LOT AND IN ONE BUILDING, THEN THE NEXT
BUILDING IS SPLIT DOWN THE MIDDLE OF THE BUILDING
INTO LOTS 227 AND 229.
THE OWNER WISHES TO REPLAT THE THREE PROPERTIES
INTO ONE PROPERTY.
THE OWNER WISHES TO TAKE ADVANTAGE OF THE "CAR
SHARE" APPROACH, WHERE (1) CAR SHARE VEHICLE = (5)
CAR VALUE. 8 CARS WERE ORIGINALLY REQUIRED, SO
THIS PROGRAM WOULD REDUCE THE QUANTITY OF (4)
CARS, OR (4) PARKING SPACES.
NOW THE THE PROPERTY SHALL BE A SINGLE ADDRESS,
ONLY (1) ACCESSIBLE UNIT WILL BE REQUIRED, AND THUS,
ONE ACCESSIBLE RAMP. THIS WILL FREE UP
PARKING/DRIVE SPACE BETWEEN BUILDINGS.
VEHICLES DENOTE PROPOSED
PARKING SPACES FOR BOTH
BUILDINGS. DRIVE WOULD BE SIGNED
AND PAINTED AS NECESSARY PER
CITY CODE
LAND USE TABLE
ZONING DESIGNATION:
PARKING:
TOTAL PROPOSED LOT AREA:
TOTAL PROJECT SIZE:
GROSS ACRES -
NET ACRES -
MAXIMUM BUILDING HEIGHT:
ESTIMATED FLOOR AREA:
PARKING TABULATIONS:
OFF-STREET PARKING -
GUEST
HANDICAPPED
MOTORCYCLE
MIN. PARKING (LUC)
MAX. PARKING (LUC)
BICYCLE PARKING
QUANTITY OF DWELLING UNITS:
MAXIMUM HEIGHT OF BUILDING:
HOUSING TYPE:
DENSITY PER UNIT:
COMMUNITY COMMERCIAL DISTRICT
TOTAL BEDROOMS PER DWELLING UNIT
OVERALL RESIDENTIAL DENSITY:
(Gross and Net Acres)
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TREE PROTECTION NOTES:
1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANY NATURAL
AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTED ON THESE PLANS
FOR REMOVAL.
2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL
OVER A FOUR -INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND
APPROVED THE DISTURBANCE.
3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS
FORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY A BUSINESS
THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY
CODE.
4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL
PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF
FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM
THE TRUNK OR ONE-HALF (1/2) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO
STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE
PROTECTION ZONE.
5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT
THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE
MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER
MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE
OR GROUP OF TREES.
6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAYBE FASTENED TO ANY
PROTECTED TREE.
7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM
CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS -OF -WAY AND UTILITY EASEMENTS
MAY BE "RIBBONED OFF,' RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE
AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-
POST STAKES A MAXIMUM OF FIFTY (50) FEET APART AND TYING RIBBON OR ROPE FROM STAKE -
TO -STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.
8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE
REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING
UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-
FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE
(OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE
CHART BELOW:
Tree Diameter at Breast Height (inches)
Auger Distance From Face of Tree (feet)
0-2
1
3-4
2
5-9
5
10-14
10
15-19
12
Over 19
15
9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE SONUbIHU NFS I ING
SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY OF TREES ENSURING NO ACTIVE NESTS IN
THE AREA.
Revised April 5, 2018:
1. Additions made to Landscape Irrigation note 2.
2. Site plan noted 14 edited to reference the property owner, and not a homeowner's association.
3. Site plan note 15 added regarding maintenance of landscaping in right-of-ways.
GENERAL LANDSCAPE NOTES:
1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A -GRADE OR NO. 1 GRADE - FREE OF ANY
DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TO THE
SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS.
ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT.
2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND
TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THE IRRIGATION
PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES
DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURF AREAS SHALL BE
IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES,
INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE)
IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE
IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER
REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMS TO BE TURNED
OVER TO THE CITY PARKS DEPARTMENT FOR MAINTENANCE MUST BE APPROVED BY THE
PARKS MANAGER AND MEET PARKS IRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR
DURING UTILITIES DEPARTMENT IRRIGATION REVIEW PRIOR TO THE ISSUANCE OF A BUILDING
PERMIT AND CONSTRUCTION OBSERVATION AND INSPECTION BY PARKS SHALL BE
INCORPORATED INTO THE CONSTRUCTION PROCESS.
3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING
CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING
REVEGETATION AND LANDSCAPING.
4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN
ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING
PARKWAYS AND MEDIANS, SHALL BE THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN
EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL
OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR
OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL
AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE
ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE
SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN
THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET
FORTH IN SECTION 12-132.
5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO
SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICK
ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER
INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF
CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE
MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY
BUILDING IN SUCH PHASE.
6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER
LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED AS ELEMENTS OF THE
PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS.
THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTEREST SHALL BE JOINTLY AND
SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS
IN GOOD CONDITION. ALL LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS,
WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE
REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.
7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL
BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESE PLANS.
8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND
UTILITIES: 40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS 15 FEET BETWEEN
ORNAMENTAL TREES AND STREETLIGHTS 10 FEET BETWEEN TREES AND PUBLIC WATER,
SANITARY AND STORM SEWER MAIN LINES 6 FEET BETWEEN TREES AND PUBLIC WATER,
SANITARY AND STORM SEWER SERVICE LINES. 4 FEET BETWEEN SHRUBS AND PUBLIC WATER
AND SANITARY AND STORM SEWER LINES 4 FEET BETWEEN TREES AND GAS LINES
9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF
DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).
10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE
CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR LANDSCAPE
ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR
EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDED THAT THE LOWEST
BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR
EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF AN OPEN DESIGN.
11. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN
ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENT
IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF
LANDSCAPE ELEMENTS ON THIS PLAN.
12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING
CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL
QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS.
IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIES AND
QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND
LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION.
13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.
STREET TREE NOTES:
1. A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES OR SHRUBS
AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLIC RIGHT-OF-WAY.
THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY
PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED.
FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITY OF FORT COLLINS CODE
URBAN RURAL DES'.
SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING
TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.
2. CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE
COMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED AS SHOWN ON
THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL
APPROVAL OF EACH PHASE. 3. STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE
urban rural design inc.
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SELECTED IN ACCORDANCE WITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING AND
Revised April 5, 2018: 1. Additions made to Landscape Irrigation note 2. 2. Site plan noted 14 edited to
252 linden street
reference the property owner, and not a homeowner's association.
tort Collins, colorado
3. Site plan note 15 added regarding maintenance of landscaping in right-of-ways.4REMOVAL WORKS
970.889.4004
SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSED ARBORS WHERE REQUIRED BY
Brian@urbanruralarch.com
CODE.STREET TREES SHALL BE SUPPLIED AND PLANTED BY THE DEVELOPER USING A
QUALIFIED LANDSCAPE CONTRACTOR.
4. THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTING UNTIL
FINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORT COLLINS FORESTRY
DIVISION. ALL STREET TREES IN THE PROJECT MUST BE ESTABLISHED, WITH AN APPROVED
SPECIES AND OF ACCEPTABLE CONDITION PRIOR TO ACCEPTANCE.
5. SUBJECT TO APPROVAL BY THE CITY FORESTER --STREET TREE LOCATIONS MAYBE
CONSULTANTS:
ADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY SEPARATIONS BETWEEN TREES,
STREET SIGNS AND STREET LIGHTS. STREET TREES TO BE CENTERED IN THE MIDDLE OF THE
LOT TO THE EXTENT FEASIBLE. QUANTITIES SHOWN ON PLAN MUST BE INSTALLED UNLESS A
REDUCTION IS APPROVED BY THE CITY TO MEET SEPARATION STANDARDS.
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LANDSCAPE PLAN
1 " = 10'-0"
A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY
TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED
OR REMOVED IN THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES
BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY
PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES
TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF
THE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION
27-31) AND MAY ALSO RESULT IN REPLACING OR RELOCATING TREES
AND A HOLD ON CERTIFICATE OF OCCUPANCY.
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Scale 1 " = 10'-01,
2. 1 will be your primary point of contact throughout the development review and permitting process. If you
have any questions, need additional meetings with the project reviewers, or need assistance throughout
the process, please let me know and I can assist your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone conversations. Thank you!
3. This letter is provided to you in Microsoft Word format. Please use this document to provide written
responses to each comment for 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.
4. For more detailed process information, see the Development Review Guide at www.fcqov.com/drq . 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.
5. Please use the checklist in conjunction with the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
6. The request will be subject to the Development Review Fee Schedule:
hftps://www.fcqov.com/developmentreview/fees.php.
7. 1 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 are 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.
8. 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. Meetings to review
comments with City staff are held on Wednesday mornings after the three week review.
9. When you are ready to submit your formal plans, please make an appointment with me at least 24
hours in advance. Applications and plans are submitted electronically in person with initial fees.
10. Pre -submittal meetings can be beneficial to ensure you have everything for a complete submittal. I am
happy to help set up a pre -submittal meeting if you feel that it would help.
Department: Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
1. Lodging establishments will require the following parking requirements:
Bike parking: 1 per four units (60% enclosed 40% on fixed racks)
Vehicle parking:.5 -1 space per unit (8 units = 4-8 spaces) additional demand mitigation
may be provided since this project is located within the Transit Overlay District. Please
refer to the parking table located under 3.2.2(K)(2)(e) for more details.
Handicap parking: 1 space
Parking stall dimensions are required to be 9'x19' with wheel stops at the head of the
space.
2. Please provide a landscape and site plan for the proposal. If adjacent site will be used for
parking please include that as part of the submittal package.
P11
3. If lighting is proposed please include a photometric plan.
4. Since this is an existing building many of the commercial building standards located
under Section 3.5.3 of the code will not be applicable.
5. If replatting lot please provide plat with submittal.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcqov.com
1. This property is located in the General Commercial Zone District (C-G). Lodging is a Type 1
use in this zone district.
2. Please change notes on the plan to reflect the request of a lodging use and not short term
rentals, these are two different types of uses.
3. Do the 16 units have separate kitchens? If so then they are considered dwelling units. If not
they are only sleeping units. Please distinguish the correct one.
4. Where will the bike parking be provided? 1 per 4 units for a lodging establishment is
required with 60% of these spaces enclosed.
5. There will need to be at least 8 off-street parking spaces for 16 units. Of these 8 at least one
of the parking spaces shall be an accessible space with van accessibility.
6. Will there be any exterior lighting new or existing?
7. Please include a landscape plan, this should include the abutting public right of way. We will
also need elevation sheet.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
1. All necessary permitting will be required of any proposed worklimprovements within the
public right-of-way, prior to construction.
2. 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.
3. 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/engi neerin q/dev-review. ph p
4. 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.
5. 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. Per our previous request,
detectable warning was installed on the pedestrian ramps at the southeast corner of
Mulberry and Howes. It was determined that though the existing ramps did not meet ADA
standards, it would not be the responsibility of this project to correct them. This is due to the
presence of existing utility infrastructure adjacent to the ramps/walk that would need to be
removed/replaced to adjust the ramps.
6. 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
7. Utility plans will be required. Please refer to LCUASS Chapter 3 for utility plan criteria and
standards.
8. A utility coordination meeting on this site is suggested. Utility coordination meetings, if
requested, are typically scheduled after the preliminary submittal of the project, but can be
scheduled prior to submittal upon request. Please provide a site plan with a preliminary
utility layout for routing with the meeting notice. If you are interested in having a utility
coordination meeting, please contact the development review engineer for scheduling.
9. LCUASS parking setbacks (Figure 19.6) apply and will need to be followed depending on
parking design.
10. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment permits
shall be made to the Engineering Department for review and approval prior to installation.
Encroachment items shall not be shown on the site plan as they may not be approved, need
to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-
compliance.
11. The development/site cannot use the right-of-way for any Low Impact Development to treat
the site's storm runoff. We can look at the use of some LID methods to treat street flows —
the design standards for these are still in development.
12. Doors are not allowed to open out into the right-of-way.
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.
14. 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, 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.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Regarding traffic requirements, the estimated number of vehicle trips per day for the
approved uses is about 30 vehicles per day, with the actual uses (multiple units beyond
duplexes) is about 50 vehicle trips per day. The estimated vehicle trips with 16 hotel rooms
is about 100 vehicle trips per day. The change in the traffic does not meet the threshold of
requiring a Traffic Impact Study, and therefore, per Chapter 4 of the Larimer County Urban
Area Street Standards, the need for Traffic Impact Study is waived. Having said that, we will
need to work with you on access locations, movement types, etc.
2. Mulberry is a major arterial, and direct access is limited if access is available from a different
roadway (such as Howes). It is our preference that access to the properties be taken from
Howes, and access, and turning movements on Mulberry be limited. The potential to have
vehicles backing out onto Mulberry is especially concerning. The project should focus on
4
limiting the impact on Mulberry as much as possible, especially minimizing any backing of
vehicles. The concept of a one-way circulation from Howes to Mulberry may be a good
alternative.
Department: Stormwater Engineering
Contact: Dan Mogen, dmo-gen@fcgov.com
1. The design of this site must conform to the drainage basin design of the Old Town Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
2. It is important to document the existing impervious area since drainage requirements and fees
are based on new impervious area. An exhibit showing the existing and proposed impervious
areas with a table summarizing the areas is required prior to the time fees are calculated for
each building permit.
3. If there is an increase in imperviousness greater than 1,000 square feet a drainage report,
erosion control report and construction plans are required and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must address
the four -step process for selecting structural BMPs. If the increase in impervious area is
greater than 350 square feet and less than 1,000 square feet, a drainage letter along with a
grading and erosion control plan should be sufficient to document the existing and proposed
drainage patterns. A grading plan is required if the increase in imperviousness is less than
350 square feet.
4. Low Impact Development (LID) requirements are required on all new or redeveloping property
with an increase in impervious area greater than 1,OOOsf. This 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.
5. Water quality treatment is typically required for areas not treated by LID; however, this site
ultimately drains to the Udall Natural Area water treatment facility which provides treatment for
the remainder of the new impervious area not treated by LID.
6. When improvements are being added to an existing developed site, onsite detention is only
required if there is an increase in impervious area greater than 5000 square feet (Old Town
Basin only). If it is greater, onsite detention is required with a 2-year historic release rate for
water quantity.
7. Drainage into alleys in the Old Town Basin can be problematic, causing damage to
downstream and neighboring properties. As part of any construction with this development,
a drainage analysis will need to be completed by a Civil Engineer addressing any additional
drainage created by the development and may be required to show how conveyance of site
drainage is conveyed to an adequate public facility without impacting downstream properties.
8. The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort
Collins Stormwater Criteria Manual. If you need clarification concerning this section, please
contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or ischlam@fcgov.com.
9. The 2019 city wide Stormwater development fee (PIF) is $9,142/acre for new impervious
area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged
for existing impervious area. These fees are to be paid at the time each building permit is
issued. Information on fees can be found at:
http•//www fcgov com/utilities/business/builders-and-developers/plant-investment-
development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
F1
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: Water -Wastewater Engineering
Contact: Dan Mogen, dmogen@fcgov.com
1. There is an existing 16-inch water main in Mulberry and an existing 6-inch water main in
Howes. 4 - 3/a" services (one to each side of each existing building) currently provide water
service to the site.
2. There is an existing 18-inch sanitary sewer main in Mulberry and an 8-inch sanitary sewer
main in Howes. Sanitary service is provided to each of the buildings.
3. It is understood that fire protection will be installed in these buildings as part of the project. If
the buildings are platted on one lot, one fire service can be run to the buildings provided a
covenant agreement is completed. If not platted on one lot, a service will need to be
provided to each lot with an easement to cross any adjacent lots.
The size of the fire service will need to be determined as part of the fire protection design.
4. Any existing water and sewer services that are not planned to be re -used with this project will
be required to be abandoned at the main.
5. Please note that all City of Fort Collins Utility Customers are subject to City Code requirements
for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit
Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required
depending on activities on the site; however, discharge standards apply to every customer,
both large and small, regardless of what activities take place on the site. Please contact
Industrial Pretreatment, (970) 221-6900, to discuss these requirements and how they apply to
this development.
6. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
7. Development fees and water rights will be due at building permit. These fees are to be paid
at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-
development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
Department: Flood Plain
Contact: Heidi Hansen, 970-221-6854 hhansen@fcqov.com
1. These properties are located in the City regulatory, Old Town 100-year Floodplain and
Mulberry Street to the back of the sidewalk is located within the Floodway (area of
deeper, faster moving water). Any improvements within the floodplain/floodway area
must comply with Chapter 10 of City Code. A Flood Risk Map is attached.
2. Remodeling a residential structure is allowed in a City flood fringe as long as the cost of
the improvements (over a 12-month period) does not equal or exceed 50 percent of the
value of the structure (not including the land or use value). Remodel of a structure is
defined as the construction of improvements to the interior and exterior of a structure
that does not result in an increase in the building footprint. If the remodel improvements
exceed 50 percent of the value of the structure, the building must comply with the
requirements of Chapter 10, and the lowest floor of the structure as well as duct work,
HVAC equipment, etc. must be elevated a minimum of twelve -inches above the Base
Flood Elevation (BFE) for the property.
3. Nonstructural development (grading, fencing, detention ponds, hard surface paths, trails,
walkways, vegetation, etc.) is allowed in the floodplain as long as a floodplain use permit
is obtained prior to construction.
4. Nonstructural development in the floodway (sidewalks, tree lawn landscaping, curb and
gutter, utility work, fill, driveways, etc.) can be completed 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, this is known as a No -Rise Certification. The
No -Rise Certification must be prepared by a professional engineer licensed in the State
of Colorado.
5. Any and all construction activities in the floodplain and floodway must be preceded by an
approved Floodplain Use Permit, the appropriate permit application fees, and approved
plans. The permit forms can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
6. The floodplain and floodway boundaries must be shown and called out on all plans.
Please contact Beck Anderson of Stormwater Master Planning at
banderson@fcgov.com for floodplain CAD line work as required per the floodplain
development review checklist.
Department: Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. No Comment from Erosion Control at this time. Based upon the submitted Planning
Materials it has been determined that this site; disturbs less than 10,000 sq. ft., is not in
a sensitive area, has no steep slopes (greater than 3H:1 V), and is not part of a larger
common development under construction. Therefore, no submittal of Erosion Control
Materials are needed at this time (if this site substantially changes in size or design
where the above criteria are anticipated, erosion control materials should be submitted
in such a case). Though the site at this time requires no erosion control material
submittal, it 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 in accordance with City Code 26-498 or erosion and sediment control
measures will be required of the site. Nearby area inlets should be protected as a good
preventative practice. If at building permit issuance any issues arise please email
erosion@fcgov.com to help facilitate getting these permits signed off. If you need
clarification concerning the Erosion Control Material Requirements or Comments
presented above please contact myself. Jesse Schlam (970) 224-6015
schlam@fcqov.com
Department: Historic Preservation
Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com
1. The Landmark Preservation Commission will need to review and approve the handicap
accessible ramp on the rear of 221; and if any other exterior alterations or additions to the
buildings or site are proposed, those will also need Historic Preservation review.
Department: Fire Authority
Contact: Andrew Rosen/Sarah Carter, 970-416-2599, arosen@poudre-fire.org
1. ACCESS
Access is required to within 150ft of all portions of the exterior perimeter of each of the
dwellings. This cannot be measured from either Mulberry St or Howes St because they
are both classified as arterial streets. This access can be achieved by establishing a
Fire Lane on the property.
2. RESIDENTIAL FIRE SPRINKLER SYSTEM
This building will require automatic fire sprinkler and fire alarm systems under separate
permits. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler/alarm
related questions at 970-416-2868.
3. ADDRESSINGMAYFINDING
To assist with prompt emergency response, the address shall be clearly visible from the
street in no less than 8" tall numerals on a contrasting background. Wayfinding signage
will be attached by each doorway to indicate the most appropriate access to the all
residences.
4. HYDRANT
Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A
hydrant is required within 300' (or 400') of any Commercial (or Residential) Building as
measured along an approved path of vehicle travel. An exception to this rule pertains to
buildings equipped with a standpipe system which require a hydrant within 100' of any Fire
Department Connection (FDC). Hydrants on the opposite sides of major arterial roadways are
not considered accessible.
IFC 507.5 and PFA Policy: 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 (EXCEPTION: In
buildings equipped with standpipe systems, a hydrant is required within 100' of the Fire
Department Connection).
5. ALTERNATIVE MEANS AND METHODS
Where project size and scope and/or site constraints conflict with fire code compliance, the
intent of the fire code may be met via alternative means and methods, as approved by the fire
marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach when perimeter
access and/or aerial apparatus access requirements cannot be met on the site plan. A written
plan to meet the intent of the code via alternative means and methods will need to be
submitted to Fire Marshal for review and approval prior to final plans approval.
Department: Electric Engineering
Contact: Tyler Siegmund, 970-416-2772, tiegmund@fcgov.com
Light and Power serves both buildings with a 4/OT electric service from an existing secondary
box located in the alley east of the properties.
2. If an increase in capacity is needed for this project then electric capacity fees, development
fees, building site charges and system modification charges may apply. Please contact me if
an increase in capacity is needed or visit the following website for an estimate of charges and
fees related if an increase in capacity is needed:
http://www.fcgov.comfuti l itieslb usinesslbu i lders-and-developers/plant-investm a nt-
development-fees
3. With this project changing the existing buildings to Hotel designation the existing electrical
services will now be considered commercial services with the owner taking over ownership of
the service from the secondary box to the meters for future maintenance. If the project needs
an increase in electric capacity it will be the owner to supply the services from the meters to
the secondary box and/or transformer if needed.
4. Please contact Tyler Siegmund at Light & Power Engineering if you have any questions or
need guidance at 970.416.2772. Please reference our policies, construction practices,
development charge processes and to use our fee estimator
at http://www.fcgov.com/utilities/business/builders-and-developers
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-4164290, sbiochowiak@fcgov.com
1. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques. This includes use of low -water -use plants and grasses in landscaping
or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife -friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are
also encouraged. Please refer to the Fort Collins Native Plants document available
online and published by the City of Fort Collins Natural Areas Department for guidance
on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. Also
see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. .
2. Please submit a site photometric plan and luminaire schedule. In regard to outdoor
lighting, especially LED light fixtures, cooler color temperatures are harsher at night and
cause more disruption to circadian (biological) rhythms for both humans and wildlife.
Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is
preferred. Please also consider fixtures with motion -sensing or dimming capabilities so
that light levels can be adjusted as needed. Site light sources shall be fully shielded and
down -directional to minimize up -light, light spillage and glare [see LUC 3.2.4(D)(3)].
Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further
information regarding health effects please see:
http•//darksky orglama-report-affirms-human-health-impacts-from-leds/
3. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its residents now and generations from now. Thus, the City of Fort
Collins has many sustainability programs and goals that may benefit this project. Of
particular interest may be the:
1) Green Building Program: http•//www.fcgov.com/enviro/preen-building.php , contact
Tony Raeker at 970-416-4238 or traeker@fcgov.com
2) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
3) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary