HomeMy WebLinkAboutW WILLOX LANE REZONE - REZ210002 - - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 19
November 06, 2020
Mike McBride
Fort Collins, CO
Re: W Willox Ln Rezone
Description of project: This is a request to rezone the site at 671 W. Willox Lane (parcel
# 9702200003) from the Urban Estate (UE) zone district to the Low Density Mixed-Use
(LMN) zone district. This would be followed by a PDP process to establish a subdivision of
71 Single-family detached 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 rezoning is
subject to City Council (Type 2) Review.
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com
Please see the following summary of comments regarding W Willox Ln Rezone. 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, please contact your
Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at
tsullivan@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
1. 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!
2. The proposed development project is subject to a Planning and Zoning Board Hearing,
followed by City Council’s review for a final decision. For these hearings, we will formally notify
surrounding property owners within 800 feet (excluding public right-of-way and publicly
owned open space).
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A Neighborhood Meeting has been recommended for this project and should be held 10 days
prior to formal submittal of a development review application. For this meeting, we formally
invite surrounding neighbors to attend the meeting (within the same notice boundary noted
above). These meetings offer an informal way to receive feedback, and identify any potential
concern prior to the formal hearing, and are an opportunity for you to share your development
proposal. The assigned Planner and the City’s Development Review Liaison will help
facilitate the meeting. Please contact me when you are ready to hold this meeting. When
considering a date, please keep in mind the coordination time, scheduling availability of Staff,
and other events, and the two-week notice period required prior to the meeting.
Please reach out to me with any questions or concerns related to this meeting.
Response: Noted.
3. I will provide you a roadmap specific to your development review project, helping to identify
each step of the process. For more detailed process information, 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: Noted.
4. 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.php .
The 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: Noted.
5. 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: Noted.
6. 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: Noted.
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7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for
routing the same week. Upon initial submittal, your project will be subject to a
completeness review. Staff has until noon that Friday to determine if the project contains all
required checklist items and is sufficient for a round of review. If complete, a formal Letter
of Acceptance will be emailed to you and the project would be officially routed with a
three-week round of review, followed by a formal meeting.
Response: Noted.
8. 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 with initial fees
collected at the time of submittal.Pre-submittal meetings can be beneficial to ensure you have
everything for a complete submittal. Please reach out and I will assist in those arrangements.
Response: Noted.
Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
1. A Rezoning Petition is required, with explanation of the justification for the request based
on criteria in Section 2.9.4 of the Fort Collins Land Use Code.
To recommend or approve a rezoning, this Section requires that staff and decision
makers 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 would be evaluated by staff and decision makers 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: Rezoning justification has bee provided in the submittal.
2. A neighborhood meeting would be a key first step if the request proceeds. Staff is aware
of strong concerns from nearby property owners about zoning for more density than
allowed in current Urban Estate zoning.
Response: A neighborhood meeting for the rezoning was held on January 7, 2021.
3. A rezoning request requires review and a hearing by the Planning and Zoning Board,
which must make a recommendation to City Council as the decision maker.
Response: Noted.
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4. 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: Analysis of the ability to provide adequate public facilities has been
provided in the Rezoning Justification Letter.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
1. Engineering does not necessarily have comments pertaining to the rezoning, but I am
providing most of the comments from our previous conceptual review for this site. I left
out a few that look to be addressed with your current site plan. Most of these comments
will be relevant to the PDP/FDP process and your site design/layout. Some of these
comments could change once more detailed site and utility plans are submitted.
Response: Thank you for these relevant comments
2. 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 2-lane arterial
roadway section in the City’s Street Master Plan. Please refer to Figure 7-3F of the
Larimer County Urban Area Street Standards (LCUASS) for details on the required
roadway section (parkway, sidewalk, utility easement, etc.).
Response: Frontage improvements will be done with the development of this
project.
3. This project is responsible for dedicating any rights-of-way and/or easements that are
necessary or required by the City for this project. The ultimate Willox Lane ROW half
width based on the 2-lane 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 2-lane arterial roadway
section is 15 feet wide and will need to be dedicated as well.
Response: Appropriate right of way and easements will be dedicated.
4. With your proposed plan to bring utilities across the train tracks to the site, there will be
a significant amount of coordination with the railroad. This is typically a long process
and I would recommend starting discussions with the railroad about what they will
require of you for plan approvals, permitting, agreements, and also during construction
as early as possible. Please let me know if you need any contact information or would
like the City to be included in any discussions, meetings, etc.
Response: Coordination with the railroad will be done by the development team to
ensure all permitting and agreements are in place.
5. All necessary permitting will be required of any proposed work/improvements within the
public right-of-way, 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:
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https://www.fcgov.com/engineering/devrev.php
Response: Noted.
6. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at (970)221-6566 if you have
any questions.
Response: Noted.
7. 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: TDR Fees have been included in the submittal.
8. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs & 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.
9. All public sidewalk, driveways & 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.
10. 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.
11. Utility plans will be required to be submitted for review and approval as part of this
project.
Response: Noted.
12. 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.php
Response: Noted.
13. 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: Utility coordination will be ongoing throughout the development of the
design.
14. 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
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permits shall be made to the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
Response: Noted.
15. The development/site cannot use the right-of-way for any Low Impact Development to
treat the site’s storm runoff. We can look at the use of some LID methods to treat street
flows – the design standards for these are still in development.
Response: Noted.
16. With regards to construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development, nor shall
it be used for parking by any contractors, subcontractors, or other personnel working for
or hired by the Developer to construct the Development. The Developer will need to find
a location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Response: Noted.
Department: Traffic Operations
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
1. TRAFFIC IMPACT STUDY: The rezoning of this property will not require the submittal of
a Traffic Impact Study. The subsequent submittal of the planned development will.
Please contact Steve Gilchrist at 224-6175 to set up a scoping meeting.
Response: Noted.
2. FOR INFORMATION: For submittal of the planned development, adjacent street
frontage improvements along Willox will be required through our Engineering
Department. This will need to include a left turn lane for westbound turns into this site, as
left turn lanes are required for any access along an arterial roadway. Other
improvements may be needed depending on the findings in the Traffic Impact Study.
Response: Noted.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. REZONING
Poudre Fire Authority has no comment regarding rezoning. Subsequent development is
subject to PFA review and approval. Comments provided below are consistent with
those previously submitted for this site.
Response: Noted.
2. FIRE ACCESS
> Fire access is required to within 150' of all exterior portions of each building's
perimeter. This may be measured from a public road. A system of private drives will
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require dedication as Emergency Access Easements.
> In either case, until a future road connection can be made to the west, the interim
dead end road length of the concept plan varies between is approximately 1350 feet.
The allowable length of dead-end roads is defined by the Fort Collins Land Use Code
and the 2018 International Fire Code at 660 feet. Refer to the following comment
regarding dead-end streets.
Response: Noted.
3. DEAD END FIRE ROADS
> Dead end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> Dead end 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 long term), the fire
marshal requires any residence built beyond the 660-foot 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 south
of the east-west cross street.
Response: Noted.
4. FIRE LANE SPECIFICATIONS
The following provisions pertain to all private streets required for fire access:
> 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. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
> Additional fire lane requirements are triggered for buildings greater than 30' in height.
Refer to Appendix D105 of the International Fire Code.
> 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 turnaround area for fire apparatus.
> Dead-end roads shall not exceed 660 feet 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.
> Fire lane to be identified by red curb and/or signage, and maintained unobstructed at
all times.
> Fire lane 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.
Appropriate directional arrows required on all signs.
Response: Noted.
5. WATER SUPPLY
> A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required
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within 400' of any R-3 residential occupancy. Separation distance between hydrants
shall not exceed 800'.
> The development will require multiple hydrants.
> The project shall also be responsible for any hydrant infill along West Willox Lane
Response: Noted.
6. ADDRESS POSTING
> New buildings shall have approved address numbers placed in a position that is
plainly legible, visible from the street fronting the property, and posted with a minimum of
FOUR-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 and best route. Naming of private streets may resolve this issue.
Response: Noted.
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. Information only:
Based upon the area of disturbance, State permits for stormwater will be required since
the site is over an acre and should be pulled before Construction Activities begin.
Response: Noted.
2. Information Only:
The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for
Erosion and Sediment Control Materials to be submitted. The erosion control
requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a
copy of the requirements can be found at www.fcgov.com/erosion
Response: Noted.
3. For Final:
Please submit an Erosion Control Plans to meet City Criteria.
Response: Noted.
4. For Final:
Please submit an Erosion Control Report to meet City Criteria.
Response: Noted.
5. For Final:
Please submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to meet City Criteria.
Response: Noted.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
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6. No site improvements for Rezoning (site specific comment):
Fort Collins Stormwater has no comment on the proposed rezoning. The proposed
development will need to meet our Stormwater standards as presented in this comment
letter. Please contact Water Utilities Engineering (WaterUtilitiesEng@FCgov.com ) to
discuss any questions about these requirements.
Response: Noted.
7. 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. The stormwater criteria manual is available on our website here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu
idelines-regulations/stormwater-criteria
Response: Noted.
8. 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 four-step process for selecting structural BMPs.
Response: Noted.
9. 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: Noted.
10. Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the 100-year
developed inflow rate and the 2-year historic release rate.
Please note that the City has landscaping requirements for stormwater detention ponds.
These requirements can be found in the Fort Collins Stormwater Criteria Manual,
Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and
Guidelines for Stormwater and Detention Facilities).
Response: Noted.
11. 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: Noted.
12. 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
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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.
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.
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/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria
Response: Noted.
13. Imperviousness documentation (standard comment):
It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the
time fees are calculated for each building permit.
Response: Noted.
14. Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (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 volume-based stormwater storage, including extended detention basins.
Response: Noted.
15. Erosion control requirements (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins
Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need
clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com .
Response: Noted.
16. 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 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-dev
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elopment
Response: Noted.
17. Fees (standard comment):
The 2020 city wide Stormwater development fee (PIF) is $9,447/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/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 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/rates
Response: Noted.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
1. No comments for rezoning (site specific comment):
Fort Collins Utilities has no comment on the proposed rezoning. The proposed
development will need to meet our water and wastewater standards. Please contact
Water Utilities Engineering (WaterUtilitiesEng@FCgov.com ) to discuss any questions
about these requirements.
Response: Noted.
2. Existing Water Infrastructure (site specific comment):
The City of Fort Collins has a 12-inch 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 8-inch 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. *The dead-end
main situation will not be acceptable.*
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: Noted.
3. Existing Sewer Infrastructure (site specific comment):
There is an existing 12-inch 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 12-inch sanitary sewer main in Hickory
Street, south of this site.
For this development to proceed, Utilities will require a separate utilities-focused
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meeting to discuss the sewer system improvements in this area. Please contact us to
set up this meeting when you are ready.
Response: Noted.
4. 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/standards
Response: Noted.
5. Proposed Sewer Lift Station (site specific comment):
If a wastewater lift station is required to serve this development, the City will not take on
the ownership and maintenance, it will be privately owned and maintained. The
permitting of this lift station will include working with the North Front Range Water Quality
Planning Association (NFRWQPA), in addition to City wastewater requirements. The
development team will need to be prepared to work through this process.
Response: Noted.
6. Fees (standard comment):
Development fees and water rights will be due at building permit. These fees are to be
paid at the time the building permit is issued. Please contact our Utility Fee and Rate
Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or
questions. Information on fees can also be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees
Response: Noted.
Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
1. INFORMATION:
Light and Power has no comment on the rezoning. All of the following comments pertain
to a future development.
Response: Noted.
2. INFORMATION:
As you are well aware, servicing this property with electricity will be quite difficult. Our
preference would be to gain access through soft gold park, but if that is not feasible, the
project would need to help us attain a railroad crossing permit on Willox. It is still unclear
if there is sufficient ROW on the east side of the railroad tracks to accommodate the
potential of multiple wet utilities and an electric feed.
Response: The project will coordinate the railroad crossing permit process with
electrical and other utilities.
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3. INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone service.
Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or
jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Response: Noted.
4. INFORMATION:
Any changes to the existing electric capacity and/or location will initiate electric
development and system modification charges. Please coordinate power requirements
with Light and Power Engineering at 221-6700.
Response: Noted.
5. INFORMATION:
It is unclear from the submitted plan whether or not all of the roads in the future
development will be private roads or public, but if they are private roads, your project will
be responsible for lighting the roads.
Response: Public roads are proposed and appropriate lighting will be provided.
6. INFORMATION:
You may contact Austin Kreager, project engineering if you have questions. (970)
224-6152. You may reference Light & Power’s Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINA
L_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Noted.
Department: Environmental Planning
Contact: Scott Benton, , sbenton@fcgov.com
1. No comment on rezoning.
Response: Noted.
2. However, if the project proceeds in the review process, 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,
Magpie Meander Natural Area, and aquatic areas). Please note the buffer zone
standards range from 50-100ft 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.
Page 14 of 19
Online LUC link:
https://library.municode.com/co/fort_collins/codes/land_use
The ECS is due a minimum of 10 working days prior to PDP submittal. Please contact
the Development Review Coordinator toto schedule an onsite meeting. Online LUC link:
https://library.municode.com/co/fort_collins/codes/land_use
The ECS is due a minimum of 10 working days prior to PDP submittal.
Response: ECS will be provided with the PDP submittal.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. 11/3/2020: RE-SUBMITTAL: Forestry Tree Inventory
Please schedule an on-site meeting with City Forestry (mroche@fcgov.com) to obtain
tree inventory and mitigation information. Please note that existing significant trees
should be retained to the extent reasonably feasible. This meeting should occur prior to
first round of formal submittal. Forestry recommends scheduling the on-site tree
inventory as early in the design process as possible.
Response: Tree inventory will be coordinated during the development of the PDP.
2. POTENTIAL COMMENT
11/3/2020: INFORMATION ONLY FOR PDP
It appears there is a number of small trees on this site, including street trees. What are
the anticipated impacts of construction? Is it possible to incorporate some of these trees
into the site design? Depending on their condition, it may be possible to transplant
some of them on or offsite.
Existing significant trees shall be preserved to the extent reasonably feasible.
Response: Noted.
3. 11/3/2020: INFORMATION ONLY FOR PDP
If 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
on-site location, the applicant shall replace such tree(s) according to City mitigation
Page 15 of 19
requirements.
Response: Noted.
4. 11/3/2020: INFORMATION ONLY FOR PDP
Please 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 their
locations 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 Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below and
clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Response: Noted.
5. 11/3/2020: INFORMATION ONLY FOR PDP
LUC standard for Tree Species Diversity states that in order to prevent insect or
disease susceptibility and eventual uniform senescence on a development site or in the
adjacent area or the district, species diversity is required and extensive monocultures
are prohibited. The following minimum requirements shall apply to any development plan:
Number of trees on site Maximum percentage of any one species
10-19 50%
20-39 33%
40-59 25%
60 or more 15%
The City of Fort Collins’ urban forest has reached the maximum percentage of the
following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’,
‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana).
Please note that additional species might join this list as we work through the review
process.
Response: Noted.
6. 11/3/2020: INFORMATION ONLY FOR PDP
Please provide a typical right-of-way detail per transects that includes locations of
Page 16 of 19
utilities (gas, water, electric, communication, cable, fiber option, sewer etc.), street
lights, driveways (if applicable) and street trees. Standard tree-utility separation
distances currently used per Land Use Code standards are preferred and are as
followed:
Streetlight/Tree Separation:
Canopy shade tree: 40 feet
Ornamental tree: 15 feet
Stop Sign/Tree Separation:
Based on feedback from Traffic Operations, it is preferred that trees be planted at least
50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic
signs. While the 50 feet of separation is not officially codified yet, Traffic Operations has
indicated that the current standard of 20 feet does not provide adequate stop sign
clearance.
Driveway/Tree Separation:
At least 8’ from edges of driveways and alleys
Utility/Tree Separation:
10’ between trees and electric utilities, public water, sanitary, and storm sewer main
lines
4’ between trees and gas lines
Response: Noted.
7. 11/3/2020: INFORMATION ONLY FOR PDP
Tree Planting Standards. All developments shall establish groves and belts of trees
along all city streets, in and around parking lots, and in all landscape areas that are
located within fifty (50) feet of any building or structure in order to establish at least a
partial urban tree canopy. Full tree stocking shall mean formal or informal groupings of
trees planted according to the following spacing dimensions:
Tree Type Minimum/Maximum Spacing
Canopy shade Trees 30'-40'
Coniferous evergreens 20'-30'
Ornamental trees 20'-30'
Exact locations and spacings may be adjusted at the option of the applicant to support
patterns of use, views and circulation as long as the minimum tree planting requirement
is met.
Response: Noted.
8. 11/3/2020: INFORMATION ONLY FOR PDP
Per LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all
tree plantings.
Response: Noted.
9. 11/3/2020: FOR HEARING:
City 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
Page 17 of 19
shown have frontage on private drives and we have recognized on other development
submittals that there is typically not enough room for street tree-like 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 tree-like trees, especially for lots
that have frontage along private roads.
Response: Public roads will be provided
10. 11/3/2020: FOR HEARING:
Please note that during a previous Conceptual Review Submittal for this site, several
coordination meetings occurred between City staff and the applicant to re-route the
proposed construction access as well as the storm, sewer, water, and electrical utility
layouts in order to preserve existing significant trees in Soft Gold Park. It was
determined that there was not a suitable route to maintain utility-tree separations and
protect critical root zones of existing trees; a few trees were proposed to be removed as
well. Forestry will not permit any tree removal in Soft Gold Park and Parks has additional
concerns regarding allowing access through an active park and playground. Please
refer to City Utilities Department comments for potential alternative routes for utilities
and construction access.
Response: Alternate routes are being explored if utilities need to be routed through Soft
Gold Park.
11. 11/3/2020: INFORMATION ONLY FOR PDP
Please provide street trees along Willox per City Engineering right of way design
standards.
Response: Noted.
Department: Building Code Review
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
1. Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Residential Code (IRC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at
fcgov.com/building.
Please read the residential permit application submittal checklist for complete
requirements.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or
· Front Range Gust Map published by The Structural Engineer's Association of
Page 18 of 19
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code: 2018 IRC chapter 11.
INFORMATIONAL ITEMS:
· 5ft setback required from property line or provide fire rated walls & openings per chap
3 of the IRC.
· City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler
system in multifamily units with an exception to allow NFPA 13R systems in buildings
with no more than 6 dwelling units (or no more than 12 dwelling units where the building
is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side).
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
Stock Plans:
When residential buildings will be built at least three times with limited variations, a
stock plan design or master plan can be submitted for a single review and then built
multiple times with site specific permits. More information can be found in our Stock
Plan Guide at fcgov.com/building/res-requirements.php.
Response: Noted.
2. For property line townhomes:
· 3ft setback required from property line or provide fire rated walls & openings per chap
3 of the IRC.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
· Attached single-family townhomes are required to be fire sprinkled per local
amendment and must provide a P2904 system min and provide fire rated wall per
R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet
Page 19 of 19
all P2904 requirements.
· New homes must provide EV/PV ready conduit, see local amendment.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard.
Response: Noted.
·
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
Response: Noted.
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: Noted.