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HomeMy WebLinkAboutEAST RIDGE THIRD FILING (FORMERLY EAST RIDGE - RESIDENTIAL) - PDP - PDP170006 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 11 of 11 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 October 21, 2016 Re: East Ridge - Residential Description of project: This is a request to develop 306 residential units on Tracts A, B, and C of the East Ridge ODP. Tract A would contain 96 multi-family units and 120 single- family attached units. Tract B would contain 76 single-family attached units. Tract C would contain 14 single-family attached units. The site is located in the Low Density Mixed-Use Neighborhood (LMN) zone district. This proposal will be subject to Planning & Zoning Board (Type II) review. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com 1. LUC 3.5.2(E) The setbacks for LMN are: From arterial street 30' From non arterial street 15' Rear 8' Side 5' Response: Noted, Thank You 2. On initial submittal, indicate typical building setbacks for all building types on site plan. Response: Noted, Thank You 3. The residential building standards found in 3.5.2 will apply. Response: Noted, Thank You 4. LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures. This will need to be provided on initial submittal. Response: Noted, Thank You Page 11 of 11 5. LUC 3.8.30(E)(3) The setbacks for Multi-Family are: From arterial street 15' From non arterial street 9' Response: Noted, Thank You 6. Commercial build-to lines can be found in LUC 3.5.3(C)(2 LUC 3.2.2(C)(4) Commercial, industrial, civic, employment and multi-family residential uses shall provide bicycle facilities to meet the following standards: Space Requirements %Enclosed/ % Fixed Rack Multi-Family Residential 1 per bedroom 60%/40% Response: Noted, Thank You 7. 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. Response: Noted, Thank You 8. LUC 3.2.2(K) Multi-family Parking requirements. One or less bedrooms per unit requires 1.5 parking spaces per unit Two bedrooms per unit requires 1.75 parking spaces per unit Three bedrooms per unit requires 2 parking spaces per unit Four and above bedrooms per unit requires 3 parking spaces per unit Response: Noted, Thank You – The MF component of this project is not being submitted. 9. LUC 3.2.1 (D) (2) Planting of street trees shall occur in the adjoining street right-of-way in connection with the development Response: Noted, Thank You 10. LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with catalog cut-sheets of the fixtures. Response: Noted, Thank You 11. 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. Response: Noted, Thank You 12. LUC 3.8.30(F) Design standards for Multi-Family Dwellings will apply. Response: Noted, Thank You Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. This project is located within the ELCO Water District and the Boxelder Sanitation District. Please contact them for development requirements. Response: Noted, Thank You. Department: Traffic Operations Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com 1. Please provide information on how this development is within the reserved capacity at Vine and Lemay. If it is not within the reserved capacity a traffic study and APF evaluation will be required. Response: Please see the planning objectives for explanation of how this filing is within the reserve capacity. Department: Technical Services Page 11 of 11 Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. No comments. Response: Noted. Thank You. Please note the benchmarks are the same as East Ridge Second Filing following that format. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. This site is part of the East Ridge Second Filing Development and must conform to the drainage design of those approved development plans. In addition, the design of this site must conform to the drainage basin design of the Boxelder/Cooper Slough Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual Response: Noted, Thank You 2. Any detention volume, standard water quality volume or LID requirements for these parcels that aren’t already accounted for in the large detention basin in Tract AA of the East Ridge Second Filing will need to be provided within the tracts associated with this development project. Response: Noted, Thank You 3. A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: Noted, Thank You 4. The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Response: Noted, Thank You. Erosion control plans will be submitted with the FDP submittal and an addenda to the existing East Ridge SWMP will be provided. Herman emailed Jesse a signed copy of the original East Ridge SWMP on July 29, 2016. 5. If standard water quality for these parcels was not already provided for in the large detention basin in Tract AA, the following is required: fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guideli nes-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: Noted 6. If LID for these parcels was not already provided for in the capacity of the LID systems in Tract AA, the following is required: 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. If for some reason, the building were to be completely demolished and replaced, the LID ordinance would take effect, requiring a higher degree of water quality treatment with one of the two following options: a. 0% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b. 5% of all newly added or modified impervious area must be treated by LID techniques. Response: Noted 7. There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-develo pment Response: Noted, Thank You. Page 11 of 11 8. 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. Response: Noted, Thank You 9. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developme nt-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: Noted, Thank You Department: Park Planning Contact: suzanne Bassinger 1. The Fort Collins 2013 Paved Recreational Trail Master Plan (“Trails Master Plan”) includes an exhibit (“Map 1: Parks & Trails Map”) that indicates a proposed off-street regional trail following the approximate route of Timberline Road north of Highway 14 (connecting to the existing Poudre River Trail) and continuing north of Vine Drive. The trail location to the east of Timberline Road will impact the west side of the proposed East Ridge project. Further coordination with Park Planning & Development is needed prior to subsequent planning of the site to discuss easement, design and construction requirements for the future trail. The Trails Master Plan includes design guidelines for recreational trails that can be discussed at this meeting. The Trails Master Plan can be found at fcgov.com/parkplanning/pdf/2013-paved- recreational-trail-master-plan-3-3-14.pdf Response: Noted, Thank You Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. AUTOMATIC FIRE SPRINKLER SYSTEM Multi-family and single-family attached residences will require automatic fire sprinkler systems. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Response: Noted, Thank You 2. FIRE LANES Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (Timberline Rd). Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Code language and fire lane specifications provided below. Response: Noted, Thank You > 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 an approved route around the exterior of the building or facility. When 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 Page 11 of 11 authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. Response: Noted, Thank You 3. DEAD-END FIRE LANES ! IFC 503.2.5, Appendix D, and FCLUC 3.6.2(B)2006: Dead-end fire apparatus access roads cannot exceed 660 feet in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. ! Response: Noted, Thank You 4. STRUCTURES EXCEEDING 30' IN HEIGHT ! IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. 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. ! Response: Noted, Thank You 5. 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. Sign locations or red curbing should be labeled and detailed on final plans. > 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. Response: Noted, Thank You 6. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 300' of any Commercial Building (Multi-Family) or 400' of any Residential Building (Single Family) as measured along an approved path of vehicle travel. Code language provided below. Response: Noted, Thank You > IFC 507.5 and PFA Policy: 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 507.5 and PFA Policy: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Response: Noted, Thank You 7. PREMISE IDENTIFICATION & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. Response: Noted, Thank You ! 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, Page 11 of 11 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. ! Response: Noted, Thank You 8. FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Code language provided below. Response: Noted, Thank You ! 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. ! Response: Noted, Thank You Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com 1. An Ecological Characterization Study (ECS) was completed for this site in March 2015 and is still relevant. An update to this study is not needed, and the recommendations from that study remain applicable to this phase of the development. In particular: Response: Acknowledged 1. An unoccupied raptor nest was previously observed on the property. Please conduct a nesting survey between February 15 and July 15, 2017 and submit the results of the survey to the City. Additional protection requirements or construction timing restrictions may apply if the nest is in active use at that time. RMS Response: Acknowledged 2. A songbird nesting survey should be conducted between February 1 - July 31 prior to construction to ensure that there are no active nests in the project area. If there are activesongbird nests on the property, additional protection requirements or construction timing restrictions may apply. Response: Acknowledged 3. If any prairie dogs inhabit portions of the site to be developed, they must be eradicated or relocated by the developer using City-approved methods prior to construction activities. Response: Acknowledged 4. Night lighting from houses should be shielded and directed away from open space areas. Response: Acknowledged 2. In regard to LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Please consider a warmer color temperature (warm white, 3000K or less) for your LED light fixtures. Please also consider fixtures with 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)]. For further information regarding health effects please see: http://darksky.org/ama- report-affirms-human-health-impacts-from-leds/ Response: Acknowledged 3. 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 landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Response: Acknowledged Page 11 of 11 In addition, this property is located within migratory/movement corridors for 4 bird and butterfly species that are considered "key indicator species" by the City's Nature in the City program: Western Kingbird, Red-winged Blackbird, Orange Sulphur butterfly, and Painted Lady butterfly. Please consider incorporating native plants in your landscaping that provide habitat and forage for these species, including trees that offer nesting opportunities, fruiting trees and shrubs, flowering perennials, and tall grass areas that provide cover. Please let me know if you would like more information on landscaping practices that could benefit these bird and butterfly species, or if you would like more information on partnering with the Nature in the City program. Response: Acknowledged 4. Please note LUC Section 3.2.1(C) requiring 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. Response: Acknowledged 5. If tree removal is necessary, please include the following note on the tree mitigation plan and/or landscape plan, as appropriate: “All tree removal shown shall be completed outside of the songbird nesting season (Feb 1 - July 31) or a survey will be conducted of the trees to be removed to ensure that no active nests are present." Response: All trees have been removed per the Second Filling submittal. If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife and additional protection standards may be necessary. 6. Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or drought-tolerant landscapes, or that require primarily turf-grass are prohibited by both the State of Colorado and the City of Fort Collins. Response: All trees have been removed per the Second Filling submittal. 7. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens 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: Response: All trees have been removed per the Second Filling submittal. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 1) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 2) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com 3) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at 970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is sponsored and supported by the City of Fort Collins. The executive Director, Brad Christensen, can be reached at director@nocofoodcluster.org. Please consider City sustainability goals and ways this development can engage with these efforts. Let me know if I can help connect you to these programs. 8. City Code and the Land Use Code require that any prairie dogs inhabiting a site must be relocated or humanely eradicated prior to development activities (see Section 3.4.1(N)(6) of the Land Use Code). Additionally, should this project gain approval and proceed to construction, a burrowing owl survey, in accordance with the Division of Parks and Wildlife standards, shall be conducted prior to construction by a professional, qualified wildlife biologist Response: Noted, Thank You. Signing and Striping plans will be provided with the FDP. Page 11 of 11 Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com 1. Marc Ragasa mragasa@fcgov.com or 221-6603 will be the Engineer assigned to this project. Please contact him if you have further questions regarding the engineering comments or requirements. Response: Noted, Thank You. 2. 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. Response: Noted, Thank You. 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/engineering/dev-review.php Response: Noted, Thank You. 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. Response: Noted, Thank You. 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. Response: Noted, Thank You. 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 Response: Noted, Thank You. 7. Any improvements necessary to accommodate and support the project will need to be designed and constructed with this project. The TIS will be instrumental in determine what these would be. Response: Noted, Thank You. 8. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: Noted, Thank You. 9. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. 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. Response: Noted. Thank You. Please note the benchmarks are the same as East Ridge Second Filing following that format. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Noted, Thank You Page 11 of 11 11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Noted, Thank You 12. The development shown in this proposal is dependent on infrastructure associated with East Ridge approval and will not be able to proceed until the phase(s) adjacent to these sites have been built and initial acceptance obtained. This dependence on the other project will be identified in the Development Agreement and will limit the ability of the project to start construction. This project would also have the ability to incorporate the design for the infrastructure (roads, access, utilities, and drainage) needed to support these proposals into their plans so it could be independent from East Ridge 2nd Filing. Response: Noted, Thank You 13. The irrigation line design to get the irrigation line to the park will cut through what is shown as Tract B aligning with the pedestrian connection between Comet St and Crusader St. The building placement will need to accommodate this easement and alignment. Response: Noted, Thank You 14. Driveway spacing and size will need to meet requirements and will be reviewed at the time of submittal. Response: Noted, Thank You 15. If you are wanting to modify the sidewalk design along Timberline Road. Now is the time to look at that before it is installed. We are generally okay with a meandering sidewalk. The minimum 10 foot parkway will need to be maintained so any meandering will be to the east. We will need to review the design and access easements for the sidewalk location outside of the ROW will need to be dedicated. Response: Noted, Thank You. The Tract designation will allow access. What has been constructed is being confirmed. 16. An off-site sidewalk connection from Tract A across the commercial site along Conquest Way will likely be required in order to meet pedestrian level of service requirements. Response: Noted, Thank You 17. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: Noted, Thank You 18. Any rain gardens within the right-of-way cannot be used to treat the development/ site storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. Response: Noted, Thank You 19. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: Noted, Thank You 20. 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. Page 11 of 11 Response: Noted, Thank You Department: Electric Engineering Contact: Coy Althoff, , CAlthoff@fcgov.com 1. 3-phase and single phase power will be available to this area as part of the East Ridge Subdivision project which is currently under construction. Response: Acknowledged 1. Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Response: Acknowledged 2. Multi family buildings are treated as commercial services; therefore a(C 1) form must be filled out and submitted to Light & Power Engineering. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. C-1 forms can be downloaded at the following link: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Response: The MF component has been removed from this filing. 3. As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. Response: Acknowledged 4. Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com 1. Consistent with the ODP, a 3rd street connection to Timberline in middle of Tract B is needed. A modification should be considered if not providing this connection. Without this connection a lot of the development traffic will be loading onto Timberline primarily at Sykes and also Crusader streets. Response: The 3rd street connection was removed per City staff request. A ped/bike connection is planned in lieu of the street connection. 2. Tract A contains more than 50 multi-family dwelling units (96) subject to a Type II Planning and Zoning Board review. Response: The multi-family portion of this project is not being submitted with this Filing. 3. Multi-family and single-family attached buildings need to front on and face a street or street-like private drive. All buildings need to have a direct sidewalk and pedestrian connection to the street. Response: All units either front on or face a street or have a direct sidewalk connection. 4. In looking at off-site pedestrian improvements, the sidewalk along Timberline may need to be extended to the International Blvd. intersection acting as a connection to other destinations to the south. Response: This sidewalk connection will need to be further examined. 5. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood Page 11 of 11 meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. Response: Since the MF component has been removed from this filling, this will be reviewed as a Type 1 review. 6. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Acknowledged 7. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Acknowledged 8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: A modification request has been submitted – it pertains to the rear lot setback. The request for 6’ instead of 8’ 9. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.p hp. Response: Acknowledged 10. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: Acknowledged 11. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750 Response: Acknowledged