HomeMy WebLinkAboutWILLOX FARM - PDP220008 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6750970.224.6134 faxfcgov.comSeptember 13, 2019Kristin Turner TB Group444
Mountain AvenueBerthoud, CORe: Johnson at WilloxDescription of project: This is a request to develop a singlefamily subdivision at 671 W. Willox Lane (parcel # 9702200002). The proposed
subdivision includes 18 singlefamily detached lots and 78 singlefamily attached lots. Access is taken from W. Willox Lane to the north and a future access point is planned to connect
to the property to the west. The property is within the Urban Estate (UE) zone district.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
your Development Review Coordinator, Todd Sullivan, at 970.221.6695 or tsullivan@fcgov.comComment SummaryDevelopment Review CoordinatorContact: Todd Sullivan, 9702216695, tsullivan@fcgov.com1.
I 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 you and your team. Please include me in all email correspondence with other reviewers and keep me informed
of any phone conversations. Thank you!Response: Acknowledged.2. The review process will be dependent on the direction of how the proposal is submitted. As a part of all process, the
City will formally notify surrounding property owners within 800 feet (excluding public rightofway and publicly owned open space) as prescribed inthe City of Fort Collins Land Use Code.
As your Development Review Coordinator, I will assist with preparing the mailing(s).Response:Acknowledged.3. A neighborhood meeting could be required for this development request. I
will work withyou to coordinate a date, time and location for a meeting.Response:Acknowledged.4. For more detailed process information, please contact me, or refer to 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.5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.phpThe checklist provided is specific to this Conceptual
project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to
ensure you are submitting the correct materials.Response:Acknowledged.6. As part of your submittal you will respond to the comments provided in this letter. This letter is provided
to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please
be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when
applicable.Response:Acknowledged.7. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees,
which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application.
As noted in the comments, there 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.Response:Acknowledged.8. Submittals are accepted any day of
the week, with Wednesday at noon being the cutoff 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 threeweek round of review, followed by a formal meeting.Response:Acknowledged.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.Presubmittal meetings can be beneficial to ensure
you have everything for a complete submittal. Please reach out and I will assist in those arrangements.Response:Acknowledged.Planning ServicesContact: Meaghan Overton, 9704162283,
moverton@fcgov.com1. SITE DESIGN AND COMPATIBILITY: The Land Use Code contains general compatibility requirements outlined in section 3.5. These considerations are slightly different
based on the use. Some of the highlights of this section that are important to plan for early on include: New developments in or adjacent to existing developed areas shall be compatible
with the established architectural character of such areas by using a design that is complementary. In areas where the existing architectural character is not definitively established
or is not consistent with the purposes of the Land Use Code, the architecture of new development shall set an enhanced standard of quality for future projects or redevelopment in the
area. Response:Acknowledged. Conceptual architectural components have been included. Building materials shall either be similar to the materials already being used in the neighborhood
or, if dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that
enough similarity exists for the building to be compatible, despite the differences in materials.Response:Acknowledged. Conceptual architectural components have been included. Development
projects containing residential buildings shall place a high priority on building entryways and their relationship to the street. Pedestrian usability shall be prioritized over vehicular
usability. Buildings shall include humanscaled elements, architectural articulation, and in projects containing more than one building, design variation.Response:Acknowledged. To prevent
monotonous developments, projects must provide a mix of unit types and designs that provide variety while achieving a level of cohesion within the development.Response:Acknowledged.
Buildings should front streets to the maximum extent feasible with parking provided in the rear or side of the site. If buildings do not directly front onto a street, these buildings
will need to front onto a major walkway spine. A major walkway spine means a tree lined connecting walkway that is at least 5 feet wide, with landscaping along both sides, located in
an outdoor space that is at least 35 feet in its smallest dimension, with all parts of such outdoor space directly visible from a public street. Response: All houses will front to ROW.
Please ensure that your site design addresses these elements when you formally submit a development proposal.2. CONNECTIVITY: When designing the layout of the site, pay close attention
to the bicycle and pedestrian connections throughout the development. These connections should lead to destinations within the development and connect to the existing network of sidewalks
and bike lanes in adjacent developments.Response: A detailed landscape plan has been provided.3. PARK ACCESS: At least 90% of the dwellings in all development projects containing 2
or more acres must be located within ¼ mile of a park or gathering space. It appears that the park space proposed on the west side of the site and Soft Gold Park to the south may satisfy
this requirement, but increased connectivity to both park areas should be addressed in your formal development application. Land Use Code Section 3.8.30(C) provides additional criteria
to consider for parks/gathering spaces.Response: A trail connection to Soft Gold Park has been provided. 4. The following four comments provide details and Land Use Code references
for information that will be required as part of your formal application:5. LANDSCAPING: Your formal submittal will require a landscape plan that meets the requirements of Land Use
Code Section 3.2.1. Some of the important considerations when developing your landscape plan include: Site landscaping should support functional purposes such as spatial definition,
visual screening, creation of privacy, management of microclimate and/or drainage.Response: A detailed landscape plan has been provided. Landscaping should enhance the appearance of
the neighborhood and improve the enjoyment and function of the pedestrian environment.Response:A detailed landscape plan has been provided. Significant trees, natural systems and habitat
should be protected and, where possible, enhanced. Response:Acknowledged. Street trees must be spaced at 30 40-foot intervals.Response: Acknowledged. Areas next to buildings with low
visual interest should provide tree and shrub plantings to screen these areas of low visual interest.Response: Provided. Note that apart from the street tree spacing requirements, you
may group plantings together and average out the tree spacing to meet landscaping requirements. All applicable code standards for landscaping can be found in section 3.2.1 of the Land
Use Code.Response:Acknowledged.6. PARKING: General parking requirements are in Land Use Code Section 3.2.2. One parking space will be required for each singlefamily lot with more than
40 feet of street frontage; two parking spaces will be required for any singlefamily lots with less than 40 feet of street frontage. Response: All units will have garages. Parking requirements
for attached dwellings are calculated based on the number of bedrooms in each unit. Number of Bedrooms/Dwelling Unit/Parking Spaces Per Dwelling Unit *One or less/1.5Two/1.75Three/2.0Four
and above/3.0Response: Attached dwellings are no longer proposed. Spaces that are located in garages or on internal streets may be counted as long as there is no additional cost to
the owner/tenant beyond the purchase price or rental rate of thedwelling unit.Response:Attached dwellings are no longer proposed.7. TRASH AND RECYCLING: How will trash and recycling
be handled? Requirements for trash and recycling enclosures can be found in Land Use Code Section 3.2.5.Response:Attached dwellings are no longer proposed.8. PLAT: It appears that this
site has not been platted. A plat that meets the engineering standards outlined in Land Use Code Section 3.3 will be required as part of the development proposal.Response:Acknowledged.
9. I have added several comments related to rezoning and previous approvals for this site below:Response:Acknowledged. 10. PREVIOUS APPROVALS: A PDP was approved on this site in 2005/2006
(Arcadia PDP). Arcadia PDP proposed a residential cluster development, and the plan included the parcel to the west where Garden Sweet Farm is currently operating. The farmstead (.61
acres) and a portion of the parcel to the west was included as part of the open space calculation for the project. I would be happy to share the staff report and other documentation
for the previously approved project if it would be helpful. A project that combines the site that is the focus of this conceptual review and the parcel to the west could provide much
greater flexibility and cohesive planning for the area.Response:Acknowledged. 11. FUTURE LAND USE: The City’s Structure Plan shows this site as a “suburban neighborhood” place type.
This place type envisions densities between 25 du/acre, comprised predominately of singlefamily detached homes. Accessory dwellings are envisioned in some locations where permitted by
underlying zoning.Response:Acknowledged. 12. ZONING OPTIONS: You could approach this site in a few different ways, each with theirown potential risks and benefits. A brief summary is
outlined below, and I would be happy to talk through any of these options in more detail as you continue your work. Refer to Land Use Code Section 4.2 for more details about the UE Zone
District, Section 4.5 for details about the LMN Zone District, and Section 2.9.4 for information about rezoning.1. Move forward with zoning asis (UE) – this would support singlefamily
or duplex development on ½ acre lots, with a maximum density of 2 du/acre. Building height maximum is 3 stories. Type 1 hearing. No neighborhood meeting.2. Cluster development with zoning
asis (UE) – this would support more townhouse and smallerlot singlefamily or duplex development provided that at least 50% of the site is preserved as public or private open space. On
the clustered portion of the site, maximum density is 5 du/acre, with an overall density of 2 du/acre when the open space is included. Building height maximum is 2.5 stories. Type 2
hearing. Neighborhood meeting required.3. Propose a rezoning of all or a portion of the site to LMN – this would allow the greatest flexibility in building type and density but requires
analysis and justification as outlined in the comments below. Staff can, and likely would, recommend conditions on a rezoning proposal to address concerns related to adequate public
facilities, neighborhood and environmental compatibility, and compact urban growth standards. Planning and Zoning Board recommendation also requires City Council action by ordinance
(2 readings). Neighborhood meeting strongly encouraged for any rezoning.Response:A rezone is not proposed.13. REZONING PROCESS: If you wish to seek a rezoning of all or a portion of
the site, both the Planning and Zoning Board (recommendation) and City Council (ordinance) must evaluate the request. The process for rezoning is outlined in Land Use Code Section 2.9.4.Response:A
rezone is not proposed.14. REZONING CRITERIA: A justification for rezoning must address several criteria. To recommend or approve a rezoning, staff and decisionmakers must find that
the proposed amendment to the Zoning Map is 1) consistent with the City’s comprehensive plan (City Plan) and/or 2) warranted by changed conditions within the neighborhood surrounding
and including the site. Additional considerations that will be evaluated by staff and decisionmakers include: whether and the extent to which the proposed amendment is compatible with
existing and proposed uses surrounding the subject land and is the appropriate zone district for the land; whether and the extent to which the proposed amendment would result in significantly
adverse impacts on the natural environment, including, but not limited to, water, air, noise, stormwater management, wildlife, vegetation, wetlands and the natural functioning of the
environment; whether and the extent to which the proposed amendment would result in a logical and orderly development pattern.Response: A rezone is not proposed. If you choose to propose
a rezoning of all or a portion of the site, please ensure that your justification fully addresses all of the applicable criteria outlined in this comment and further detailed in Land
Use Code Section 2.9.4. I would also encourage you to incorporate the City’s Compact Urban Growth Standards outlined in Land Use Code Section 3.7 in your justification.Response: Not
applicable. 15. NEIGHBORHOOD MEETING: I would strongly suggest a neighborhood meeting for this proposal, particularly if it involves any rezoning or modifications. A PDP was approved
for this site in 2005/2006 and it appears that there was a great deal of interest from nearby property owners. Particular concerns about density, the appropriateness of a clustered development,
stormwater management, and compatibility were topics of intensive conversation during that PDP process.Response: Acknowledged.16. ADEQUATE PUBLIC FACILITIES: One major concern with
a rezoning on this site is the ability to serve a more intensive development with appropriate transportation and utility infrastructure. Any request for rezoning of all or a portion
of the site must include an analysis of transportation and utility service as part of the justification for rezoning. Land Use Code Section 3.7.3(E) outlines the minimum requirements
for Adequate Public Facilities. Staff will not support a rezoning on all or a portion of the site if it is not clear that you can feasibly provide the necessary utility and transportation
infrastructure to serve the proposed development.Response: A rezone is not proposed. 17. 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.18.
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: Per direction from Clark Mapes, no modifications have been submitted
with this initial application. Per his direction, the package will be reviewed to determine what modifications are required and they will be included with round 2. Department: Historic
PreservationContact: Maren Bzdek, 9702216206, mbzdek@fcgov.com1. HISTORIC SURVEY PRESUBMITTAL REQUIREMENT: At the conceptual review or PDR stage, the applicant is responsible for
working with City staff to determine if any structures on a development site or within 200 feet of the development site are designated historic resources or are eligible for historic
designation [LUC 3.4.7(B)(2)]. Staff will provide an initial assessment of the buildings on the property and within 200 feet of the site to determine any existing historic status or,
if none, if further documentation and review is required. To assist with that process, please provide a complete photo set consisting of all four elevations of every structure on the
abutting parcels to the west (715 W Willox) and east (603 W Willox) of the development site along Willox. [Added after meeting: please look at the properties along Wood Lane as wellif
any structures are more than 50 years old please include photos of those as well.] Once we receive that, we can make a more definitive determination about whether historic survey would
be required for either property. Please submit those photos to me asap at mbzdek@fcgov.com and I will expedite that decision. If there is any question about the historic eligibility
of the above based on what photos indicate or other known historical information, the next step would entail ordering (through historic preservation staff) thirdparty historic property
survey(s) by an independent contractor in order to verify their status and establish whether the design compatibility requirements for historic resources would apply to your project.Response:This
evaluation has been completed and it was determined that the adjacent house did not qualify for historic preservation. Please note that the above process is now required as part of the
presubmittal process for development proposals. Historic Preservation staff cannot sign off on ourpresubmittal requirements until the determination is complete and the survey fee (if
applicable) is paid. The applicant is responsible for the fees associated with historic resource survey and should confirm completion with Historic Preservation staff before submitting
a PDP application.Response: This evaluation has been completed and it was determined that the adjacent house did not qualify for historic preservation. 2. CODE REQUIREMENTS FOR HISTORIC
RESOURCES NEAR DEVELOPMENT SITEIf it turns out that the proposed development has historic resources within a 200foot buffer that are identified through the above process, there are design
compatibility requirements for new construction in land use code section 3.4.7(E), Table 1. Those requirements are designed to create an appropriate design relationship between new construction
and nearby historic resources. They cover building massing and design features and, for larger developments, are applied only to the new construction that is closest to the identified
historic structures, i.e. the “historic influence area.” This is illustrated in 3.4.7(B)(2). Response: Acknowledged.Buffering elements that separate the new construction from any identified
historic resources are also helpful mitigation strategies, e.g. the "orchard park" and the trail/emergency access you are showing on the northwest of your conceptual illustration.Response:Acknowledged.Department:
Engineering Development ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.com1. Per the City of Fort Collins Land Use Code, this property is responsible for roadway frontage
improvements for Willox Ln. Willox Lane is classified as a 2lane arterial roadway section in the City’s Street Master Plan. Please refer to Figure 73F of the Larimer County Urban Area
Street Standards (LCUASS) for details on the required roadway section.Response: Acknowledged. Willox Lane will be designed as per LCUASS details for that classification.2. This project
is responsible for dedicating any rightsofway and/or easements that are necessary or required by the City for this project. The ultimate Willox Lane ROW half width based on the 2lane
arterial roadway classification is 42 feet. The existing half ROW width is 30 feet, so an additional 12 feet will need to be dedicated to the City with this project. The standard utility
easement associated with the 2lane arterial roadway section is 15 feet wide and will need to be dedicated as well.Response: Acknowledged. Design and dedications as per the LCUASS 2-lane
arterial section are included.3. The onsite public roads will likely be residential local roadways with a 51foot ROW. The conceptual site plan that was submitted indicates a 58foot
ROW, which does not match any City typical street section.Response: The current LCUASS section for Residential Local streets includes a 57-foot ROW; the on-site roads design reflects
this section. 4. Is it possible to align the future road connection to the west with a property line? The City intersection spacing criteria would require a distance between 460660
feet from Willox Lane.Response: As designed, the west road connection CL sits approximately 700-feet from the Willox Lane CL.5. The narrow private drives can be problematic when it
comes to providing enough room for all utilities, emergency access, trash pickup, snow plowing, etc. The alley design will need to be coordinated closely with City staff during the
review process.Response: The site plan has been revised and does not include alleys.6. All necessary permitting will be required of any proposed work/improvements within the public
rightofway, prior to construction. This will include a Development Construction Permit (DCP). Additional information on Engineering Permits can be found at the Engineering Development
Review website: https://www.fcgov.com/engineering/devrev.phpResponse: Acknowledged.7. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building
permit. Please contact Kyle Lambrecht at (970)2216566 if you have any questions.Response:Acknowledged.8. 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/devreview.phpResponse:Acknowledged.9. Any damaged curb, gutter and sidewalk existing
prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort
Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy.Response:Acknowledged;
construction plan notes mention this requirement.10. 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: Acknowledged; It is anticipated that ADA Standards
are met under the current design; a thorough review of ADA standards compared to the design will take place as the design progresses and becomes more detailed..11. 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.htmResponse:Acknowledged.12.
Utility plans will be required to be submitted for review and approval as part of this project.Response:Acknowledged; Utility Plans are included in this submittal.13. The developer
will be required to enter into a Development Agreement with the City as part of this project. More information about the Development Agreement process can be found at the Engineering
Development Review website: https://www.fcgov.com/engineering/devrev.phpResponse:Acknowledged.14. 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.Response:
Numerous coordination meetings with Staff have occurred to ensure the concept plan for bringing utilities to the Site is viable. We will continue to coordinate with Utilities as needed.15.
All fences, barriers, posts or other encroachments within the public rightofway 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 noncompliance.Response:Acknowledged, no encroachment items are included in the current design.16. The development/site
cannot use the rightofway for any Low Impact Development to treat the site’s storm runoff.Response:Acknowledged. The LID lies outside of all ROW as currently designed.17. With regards
to construction of this site, the public rightofway shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking
by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property
to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided
to the City as a part of the Development Construction Permit application.Response:Acknowledged; this will be noted in the construction plans.Department: Traffic OperationsContact:
Martina Wilkinson, 9702216887, mwilkinson@fcgov.com1. The anticipated change in traffic volume will meet the threshold of requiring a Traffic Impact Study. Based on section 4.2.2.B
of the Larimer County Urban Area Street Standards (LCUASS), a Traffic Impact Study will be required. Please have your traffic engineer contact me to scope the study.Response: A TIS
has been provided. 2. Please work with the Engineering Department on required improvements along your Willox frontage.Response: Acknowledged. 3. We'll need to work with you on connectivity
to the south and east. It would be great to bike/ped connections that are complete.Response:Acknowledged.Department: Park PlanningContact: Suzanne Bassinger, 9704164340, sbassinger@fcgov.com1.
For Information: The trail connection shown between Willox Lane and Soft Gold parkis an acceptable alignment.Response:Acknowledged.2. For Information: A "Public Access and Trail"
easement should be dedicated to contain the trail and shown on the plat. The preferred easement width is 50’. The minimum easement width of 30’ may be acceptable for short distances
upon approval by Park Planning & Development.Response:Acknowledged.3. The typical paved recreational regional trail crosssection is constructed as a 10’ wide concrete trail, widened
to 12’ in areas of high traffic area or other areas of potential user conflicts. A 46’ wide soft (gravel) path is located parallel to the paved surface, separated by 35’ of vegetated
area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or walls.
Modifications of the typical crosssection must be approved by Park Planning & Development.Response: A trail has been provided along the eastern property boundary providing a connection
from Soft Gold Park to the northern portion of the site. 4. The future trail alignment cannot be used to provide internal pedestrian circulation and cannot provide direct access to
buildings. Internal access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points.Response: Townhomes are no longer
proposed for this site. No direct access to residential units are proposed from the trail.Department: Fire AuthorityContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.org1.
RESIDENTIAL FIRE SPRINKLER SYSTEMSAttached singlefamily townhomes will require residential fire sprinklers to be installed as determined by the Fort Collins Building Department. Detached
singlefamily homes do not typically require fire sprinkler systems unless triggered by other site constraints or conditions. Refer to fire access comments below.Response: Townhomes
are no longer proposed for this site. 2. FIRE ACCESSFire access is required to within 150' of all exterior portions of each building's perimeter. The conceptual site plan proposes private
drives requiring dedication as fire lanes. The interim deadend road length of the concept plan varies between 1200' and 1350'. The allowable length of deadend roads is defined by the
Fort Collins Land Use Code and the 2018 International Fire Code.Response:Acknowledged.3. DEADEND FIRE ROADS > Deadend fire access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus. > Deadend fire apparatus access roads cannot exceed 660 feet in length without providing for a second point of access. Where
a second point of access cannot be provided (temporary or longterm), the fire marshal requires any residence built beyond the 660' measure to be equipped throughout with a residential
fire sprinkler system. Based upon the conceptual plan, this provision will apply to all single-family lots.Response:Acknowledged.4. FIRE LANE SPECIFICATIONS A fire lane plan shall be
submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general
requirements: > Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20-foot minimum
unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, allweather driving surface capable of supporting 40 tons. > Deadend fire access roads in excess
of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. > Deadend roads shall not exceed 660' in length without providing for a second point of
access. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. > Be visible by red curb and/or signage and maintained
unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing.Response:Acknowledged.5.
WATER SUPPLY A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400' of any R3 residential occupancy. Separation distance between hydrants shall
not exceed 800'.Response: Acknowledged. Hydrant spacing has been designed as specified.6. PREMISE IDENTIFICATION & WAYFINDING The naming of private drives is recommended to aid in wayfinding.
Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. A plan for address posting shall be submitted to PFA for review prior to FDP approval.Response:
No private drives are proposed. Department: WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com1. Existing Water Infrastructure (site specific comment):The
City of Fort Collins has a 12inch water main located in W Willox Ln, however this main ends east of the UPRR tracks. The City does not have water infrastructure along Willox Ln, west
of the railroad tracks. There is also a City 8inch water main located in Hickory St, south of this site. A looped water system will be required for this development with at least 2
connections to a City distribution main.Response: The water system is looped and features 2 connections to City mains.For this development to proceed, Utilities will require a separate
utilities focused meeting to discuss the water system improvements in this area. Please contact us to set up this meeting when you are ready.Response: Acknowledged. We will coordinate
with Utilities as needed as design progresses.2. Existing Sewer Infrastructure (site specific comment):There is an existing 12inch sanitary sewer main in located along the north side
of W Willox Ln. This main follows a diagonal path to the southeast, along the west side of the UPRR railroad tracks. There is also an existing 12inch sanitary sewer main in Hickory
Street, south of this site.Response: Current design features a connection to the Hickory Street main.For this development to proceed, Utilities will require a separate utility focused
meeting to discuss the sewer system improvements in this area. Please contact us to set up this meeting when you are ready.Response:Acknowledged. We will coordinate with Utilities as
needed as design progresses.3. Private drives and utility separation (standard comment):Buildings being served from private drives can be problematic with utility spacing requirements.
When finalizing a site layout please consider utility spacing requirements including the need for utility boxes, water meters, electric vaults, etc. on the site. Utilities may include
water, sewer, electric, gas, and communication.Response: There are no private drives proposed. 4. Service sizing (standard comment):The water service and meter for this project site
will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows
will need to be provided as a part of the final submittal package for this project.Response:Acknowledged. A sizing justification letter will be provided at final.5. Water conservation
(standard comment):The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standardsResponse:Acknowledged.6.
Fees (standard comment):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/buildersanddevelopers/plantinvestmentdevelopmentfees or contact our Utility Fee and Rate Specialists at (970) 4164252 for questions
on fees.Response:Acknowledged.Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.com1. Master plan and criteria compliance (site specific comment):The
design of this site must conform to the drainage basin design of the ‘Cache la Poudre River Basin’ Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.Response:Acknowledged.2.
Documentation requirements (site specific comment):A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado.
The drainage report must address the fourstep process for selecting structural BMPs.Response:Acknowledged. A Preliminary Drainage Report is provided in this submittal.3. Detention
requirements (site specific comment):Onsite detention is required for the runoff volume difference between the 100year developed inflow rate and the 2year historic release rate.Response:Acknowledged.
Onsite detention is provided.4. Stormwater outfall (site specific comment):The stormwater outfall options for this site appear to be surface flow to the Poudre River through the Fort
Collins Soft Gold Park and the Fort Collins Magpie Meander Natural Area. Offsite improvements may be required to convey these flows. The development will need drainage agreements and
easements along this flow path until the onsite flows reach an adequate public facility.Response: Stormwater releases are conveyed into/through existing drainages; if needed, drainage
agreements/easements will be outlined as design progresses.5. Offsite Stormwater Flows (site specific comment):The development will need to accept and pass any existing offsite flows.
This may include flows from Willox Ln and the existing property at 603 W Willox.Response: Acknowledged; offsite flows are considered in the drainage design.6. Detention drain times
(standard comment):Per Colorado Revised Statute §3792602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the
drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage
report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volumebased
stormwater storage, including extended detention basins.Response: Acknowledged.7. Water Quality and Low Impact Development requirements (standard comment):All new or modified impervious
areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property,
including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements;the development will need to meet one of the two following
options: 1.LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved
areas, 25% must be pervious. Response:Acknowledged. LID design meets these requirements.2.LID without Pavers: 75% of all new or modified impervious areas must be treated by LID methods.
This typically consists of a rain garden or bioretention system, but other options are allowed.Response:Acknowledged. LID design meets these requirements.The remainder of the water quality
treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaResponse:Acknowledged.
LID design meets these requirements.8. Erosion control requirements (standard comment):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 2246015 or jschlam@fcgov.com.Response:Acknowledged.9.
Inspection and maintenance (standard comment):There will be a final site inspection of the stormwater facilities when the project is complete, and the maintenance is handed over to
an HOA or another maintenance organization. Standard operating procedures (SOPs) for ongoing 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/whatwedo/stormwater/stormwaterquality/lowimpactdevelopementResponse:Acknowledged.10. Fees (standard
comment):The 2019 city wide Stormwater development fee (PIF) is $9,142/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged
for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees
or contact our Utility Fee and Rate Specialists at (970) 4164252 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. Monthly fees http://www.fcgov.com/utilities/business/ratesResponse:Acknowledged. Fees have been provided based on the most recent requirements, as provided
by our Development Review Coordinator. Department: Electric EngineeringContact: Austin Kreager, 9702246152, akreager@fcgov.com1. Light and Power does not have adequate facilities
today to serve the site. We have capacity available on the circuit, but we do not have available capacity to the switch cabinet on the northeast corner of the site. If this project were
to go forward, there would be fairly significant system modifications required to provide electricity to your site. Please keep those costs in mind.Response:Acknowledged. We will coordinate
with L&P as design progresses.2. Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer
facilities. We also require a three-foot clearance away from all other utilities with the exception of communication lines. Your proposed 24-foot-wide alleys will most likely not provide
enough room to fit the utilities without fairly sizeable utility easements on both sides of the drivable surface.Response: The site plan has been revised and no longer includes alleys.
3. Multifamily 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.Response: No multi-family buildings are proposed. 4. Development charges, electric Capacity Fee,
Building Site charges and any system modification charges necessary will apply to this development.Response:Acknowledged.5. Transformer locations shall be within 10' of a paved surface
and must have a minimum of an 8' clearance from the front side and a 3' clearance around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and rear.)Response:Acknowledged.6.
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.7. You may contact Austin Kreager, project engineering if you have questions. (970) 2246152. You may reference Light & Power’s Electric
Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfYou may reference our policies, development charge
processes, and use our fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.Response:Acknowledged.8. The City of Fort Collins now offers gigspeed fiber internet,
video and phone service. Contact Julianna Potts with Fort Collins Connexion at 9702077890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.Response:
Acknowledged.Department: Environmental PlanningContact: Stephanie Blochowiak, 9704164290, sblochowiak@fcgov.com1. An Ecological Characterization Study (ECS) is required by City
of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (wetlands, Cache la Poudre River). Please note the buffer
zone standards range from 50300 ft for these features. The ECS should address all items (a)(l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies
feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. If prairie dogs are
onsite or within 500ft, the ECS should specifically address the presence of active prairie dogs including estimate of number of individuals and entire size of the colony within the project
area. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online and include prairie dog mitigation options. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_useResponse:
Provided. The ECS is due a minimum of 10 days prior to PDP submittal.Please contact me to discuss the scope and requirements of the ECS further and/or to schedule an onsite meeting.
Online LUC link: https://library.municode.com/co/fort_collins/codes/land_useResponse:Acknowledged. This was provided to the City in advance of the 10 day minimum requirement. 2. Note
the LUC 3.4.1 buffer standards for:A. Cache la Poudre River, west Growth Management Area boundary to College Avenue is 300ft.B. Wetlands less than 1/3 acre in size is 50ft.C. Wetlands
greater than 1/3 acre in size, without significant use by waterfowl and/or shorebirds is 100ft.Response: Acknowledged.3. Note LUC Section 3.4.1(I)(1) of the Land Use Code: "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 offsite 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."Response:Acknowledged.4. Contact the assigned Development
Review Coordinator (DRC) prior to PDP submittal for the project if trees may be impacted. A review of trees shall be conducted by City Forestry staff to determine the status of existing
trees and any mitigation requirements that could result from the proposed development. LUC Section 3.2.1(C) 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. " A
significant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. Please contact assigned Development Review Coordinator directly at 9702216689 or email
DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially during April October.Response:Acknowledged.5.
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 lowwateruse plants and grasses in landscaping or relandscaping and reducing bluegrass lawns as much as possible. Native plants and wildlifefriendly (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/nativeplants2013.pdf. Also see the City of Fort Collins Plant List: https://www.fcgov.com/forestry/plant_list.pdf.Response:Acknowledged.6.
Site light sources shall be fully shielded and downdirectional to minimize uplight, spilllight, glare and unnecessary diffusion on adjacent property [see LUC 3.2.4(D)(3)]. Please submit
a site photometric plan and luminaire schedule.Response:Acknowledged. Site lighting (other than standard ROW lighting) is not proposed. 7. All lighting shall have a nominal correlated
color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)]. Please also consider fixtures with motionsensing or dimming capabilities so that
light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife.
The American Medical Association (AMA) and International DarkSky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light
in the night environment. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/amareportaffirmshumanhealthimpactsfromleds/Response:Acknowledged.
Site lighting is not proposed. 8. Contact the assigned Development Review Coordinator prior to submittal for the project to discuss trail connections, easements and parks. Likely need
to talk to Suzanne Bassinger and Jill Wuertz. Development Review Coordinator directly at 9702216689 or email DRCoord@fcgov.com to be connected with appropriate Parks Planning staff prior
to submittal.Response: Multiple meetings have been held with Parks. A proposed trail connection is included in this submittal. 9. Contact the assigned Development Review Coordinator
for the project prior to the submittal to discuss potential easements with City Natural Areas. This proposed project is adjacent to public open lands. LUC Sections 3.4.1(L) and 3.4.1(M)
requires developments to be designed to be compatible with management of natural areas or conserved lands and to include such easements and rightsofway as are necessary. Likely contact
would be Dave Myers. Please contact assigned Development Review Coordinator directly at 9702216689 or email DRCoord@fcgov.com to be connected with appropriate Natural Areas staff.Response:
We will coordinate with Natural Areas Staff as the design progresses to ensure proper drainage/other easements are obtained. 10. Our city has an established identity as a forwardthinking
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:1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 97041624102)
Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 9704162701 or jnagel@fcgov.com 3) Utilities
Building Energy Scoring: https://www.fcgov.com/utilities/business/buildingenergyscoring , contact Kirk Longsteinat 9704164325 or klongstein@fcgov.com4) Solar Rebate Program: www.fcgov.com/solar,
contact Rhonda Gatzke at 9704162312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 9702246003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Julia Feder at jfeder@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at
Bike Fort Collins at stacy@bikefortcollins.org or 9704815577Response:Acknowledged.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.com1. 9/11/2019: PRESUBMITTAL:
Forestry Tree InventoryIf there are existing trees onsite, what are the anticipated impacts to them associated with this development? Please schedule an onsite meeting with City Forestry
to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round PDP.Response:
Two site inventories were completed with inventory/mitigation sheets included in the landscape set. 2. 9/11/2019: INFORMATION ONLY FOR PDPPlease provide a landscape plan that meets
the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with theirlocations clearly noted and any proposed tree plantings (including
species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape NotesTree Protection Notes Street Tree Permit
Note, when applicable. These notes are available from the city planner or Molly Roche (mroche@fcgov.com) Response:Notes included on landscape plans. Required tree sizes and method of
transplant: Canopy Shade Tree: 2.0” caliper balled and burlappedEvergreen tree: 6.0’ height balled and burlappedOrnamental tree: 1.5” caliper balled and burlappedResponse:Acknowledged.Required
mitigation tree sizes:Canopy Shade Tree: 2.0” caliper balled and burlappedEvergreen tree: 8.0’ height balled and burlappedOrnamental tree: 2.0” caliper balled and burlappedResponse:Acknowledged.3.
9/11/2019: INFORMATION ONLY FOR PDPPlease include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric,
streetlights and stop signs. Please adjust tree locations to provide for proper tree/utility separation.10’ between trees and public water, sanitary, and storm sewer main lines6’ between
trees and water or sewer service lines4’ between trees and gas lines10’ between trees and electric vaults40’ between canopy shade trees and streetlights15’ between ornamental trees and
streetlights2040’ between street trees and stop signsResponse:Acknowledged.4. 9/11/2019: INFORMATION ONLY FOR PDPIf applicable, please provide an “Existing Tree Removal Feasibility
Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required
for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s
approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD)
and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant
existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance
clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse
impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another onsite location,
the applicant shall replace such tree(s) according to City mitigation requirements.Response: Included with submittal. 5. 9/11/2019: INFORMATION ONLY FOR PDPCity Forestry has concerns
with the conceptual design in terms of meeting adequate tree stocking requirements and maximizing urban tree canopy potential. Most of the lots shown have frontage on private drives
and we have recognized on other development submittals that there is typically not enough room for street treelike trees along these road types. Front, side, and back yards also appear
to provide minimal space for private property trees and other landscaping, which is a major concern. The site lacks significant tree canopy as it exists today, therefore making it a
main goal and priority for City Forestry to increase urban tree canopy coverage especially in new residential areas. Please provide space in front yards for street treelike trees, especially
for lots that have frontage along private roads.Response: All lots now front on ROW which allows for the desired street trees. 6. 9/11/2019: INFORMATION ONLY FOR PDPPlease provide
street trees along Willox per City Engineering right of way design standards.Response: Acknowledged. Department: Building InspectionContact: Katy Hand, ,khand@fcgov.com1. Assuming
each townhome unit is on its own lot, and 3 stories or less: They will need to be built under the current IRC code. (if more than 3 stories or on the same lot then they would need to
be designed/built under the IBC code as R2 occupies)Response: Townhomes are no longer proposed. 2. Attached units must comply with state accessibility CRS 95. An accessibility site
plan will need to be provided, showing how the required points will be achieved.Response:Townhomes are no longer proposed.3. New homes must be PV ready and attached garages must be
EV ready (conduit in place)Response: Acknowledged. 4. IRC townhomes must be fully sprinkled (P2904 min) If built under the IBC code, then a 13R system will be required.Response:Townhomes
are no longer proposed.5. For no rated walls and unlimited openings: 1. Fire separation for IRC townhomes would need to be 3ft to property lines. 2. Fire separation to property lined
for IBC R2 occupancies is 10ft and 20ft between other buildings on the same lot.Response:Townhomes are no longer proposed. Acknowledged. Department: Technical ServicesContact: Jeff
County, 9702216588, jcounty@fcgov.com1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior
to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information.Response:Acknowledged.2. This
property is not platted. If submitting a Subdivision Plat for this property/project, addresses are not acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.Response:Acknowledged. A Preliminary Play is included in this submittal and follows the guidelines mentioned.