HomeMy WebLinkAboutPEDERSEN TOYOTA EXPANSION - PDP - PDP140007 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
June 24, 2013
Response June 4, 2014
Angela Milewski
BHA Design Inc.
1603 Oakridge Dr.
Fort Collins, CO 80525
Re: 170 Kensington - Vehicle Sales
Description of project: This is a request to expand an existing vehicle sales dealership at 170 Kensington
Drive (Parcel#s 97354-45-001 & 97354-31-001). The expansion would include a new addition to the existing
building for added service & sales space. The existing mini-storage facility to the west of the showroom
would be replaced with a new parking garage and surface lot. The site is located in the General Commercial
(C-G) Zone District and the Transit Oriented Development (TOD) Overlay Zone. Vehicles sales with outdoor
storage and parking garages are subject to Planning & Zoning Board (Type 2) review in the C-G 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 the individual commenter or direct your questions through the Project
Planner, Seth Lorson, at 970-224-6189 or slorson@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. This site is located in the General Community (CG) zone district and also within the Transit Oriented
Development (TOD) Overlay district.
This is a PDP/FP subject to to a Type 2 review.
Cross Access from one lot to the other lot expands beyond the original boundary of the development
plans and cannot be processed through a Minor Amendment.
BHA – We are submitting PDP plans.
2. Land Use Code (LUC) Section 4.21(D) Maximum building height is 4 stories
AW – Acknowledged. Parking garage is 4 stories. All other buildings are less than 4 stories.
LUC 3.10.4(F) All buildings shall have a minimum height of twenty (20) feet, measured to the dominant
roof line of a flat roofed building, or the mean height between the eave and ridge on a sloped roof
building. In the case of a complex roof with different, co dominant portions, the measurement shall apply
to the highest portion.
AW – Acknowledged. New buildings are 20 feet minimum height.
LUC 4.21(E)(2)(a) Pedestrian oriented outdoor spaces shall be placed next to activity areas that
generate the users (such as street corners, shops, stores, offices, day care and dwellings). Because
liveliness created by the presence of people is the main key to the attractiveness of such spaces, to the
maximum extent feasible, the development shall link outdoor spaces to and make them visible from
streets and sidewalks. Sculpture, kiosks or shelters are encouraged to be prominently placed in outdoor
spaces.
BHA – Retail uses with storefronts have been provided along the first floor of the new buildings along both
Kensington and Mason. The buildings have direct pedestrian access to the adjacent sidewalk and public streets. At the
north end of the buildings along Mason Street, a plaza with landscape and seating has been added to serve as an
outdoor employee amenity and to extend the pedestrian experience along Mason Street.
LUC 4.21(E)(2)(b) In multiple building developments, outdoor spaces and landscaped areas shall be
integral to an open space system in conjunction with streets and connections, and not merely residual
areas left over after buildings and parking lots are sited.
BHA – Landscape buffers and pedestrian amenity areas are located along the street edges to form continuous
connections along these primary public spaces.
3. LUC 4.21(G) Development Standards for the Transit Oriented Development (TOD) Overlay Zone.
Development located within the TOD Overlay Zone shall be subject to the requirements of Division
3.10.
BHA – Acknowledged.
4. LUC 3.10.3(A) Primary commercial and residential building entrances shall face streets, connecting
walkways, plazas, parks or similar outdoor spaces, but not parking lots. Buildings shall face all street
frontages to the maximum extent feasible, with highest priority given to east west streets that lead from
transit stations to destinations.
AW – The site plan has been significantly changed since the Conceptual Review meeting. Multiple site plan
options were developed to meet both the needs of the expanding car dealership and the standards of the LUC. The
parking structure has been relocated to meet the build-to lines at Kensington and Mason. Retail uses with storefronts
have been added along and within the first floor of the parking structure to better relate to the street frontage. Based on
our discussions with staff, the existing sidewalks will be removed and reconstructed to provide wider, detached walks to
enhance the pedestrian experience along the public streets. The proposed buildings have direct pedestrian access to
the adjacent sidewalk and public streets. At the north end of the buildings along Mason Street, a plaza with landscape
and seating has been added to serve as an outdoor employee amenity and to extend the pedestrian experience along
Mason Street.
LUC 3.10.3(B) At least one (1) prominent or central location within each transit station area shall include a
convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public
art. This feature and its amenities shall be placed adjacent to a transit station, to the extent reasonably
feasible.
BHA – See above
LUC 3.10.3(C) To the extent reasonably feasible, buildings and extensions of buildings shall be
designed to form outdoor spaces such as courtyards, plazas, arcades, terraces, balconies and decks
for residents' and workers' use and interaction, and to integrate the development with the adjacent
physical context. To the extent reasonably feasible, a continuous walkway system linking such outdoor
spaces shall be developed, and shall include coordinated linkages between separate developments.
BHA – See above
LUC 3.10.4(A) Developments shall provide formal streetscape improvements which shall include
sidewalks having street trees in sidewalk cutouts with tree grates, planters or other appropriate treatment
for the protection of pedestrians, and shall provide seating and pedestrian light fixtures. Specific design
details shall be subject to approval by the City Engineer in accordance with the design criteria for streets.
BHA – The Midtown Plan has recently been adopted and updated street standards are currently being developed.
We have met with Planning, Engineering, FCMoves, and Forestry Departments to determine the improvements to
Kensington and Mason that would best meet the intent of the standards. Based on our discussions with staff, the
existing street flowlines will remain, but full right-of-way will be dedicated for both Kensington and Mason. The existing
sidewalks will be removed and reconstructed to provide wider, detached walks to enhance the pedestrian experience
along all three public streets.
5. LUC 3.10.4(D) To the extent reasonably feasible, all parking structures shall meet the following design
criteria:
(1) Where parking structures face streets, retail and other uses shall be required along at least fifty
(50) percent of the ground level frontage to minimize interruptions in pedestrian interest and activity. The
Decision maker may grant an exception to this standard for all or part of the ground level frontage on
streets with low pedestrian interest or activity.
AW – Acknowledged. The revised parking garage is constructed with a Retail / Support Space that provides fifty
percent of ground level frontage.
(2) Awnings, signage and architectural elements shall be incorporated to encourage pedestrian activity at
the street facing level.
AW – Acknowledged. The Retail / Support structures contain awning and signage to encourage pedestrian activity at
the street level.
(3) Auto entrances shall be located and designed to minimize pedestrian/auto conflicts. Where service
entries or parking structure entries are needed, the following standards shall be met: (See Figure 16.5)
AW – Acknowledged. The Auto entrance is concealed on the west side.
(a) the crown of the underground parking access ramp shall be at least four (4) feet behind the back
edge of the sidewalk;
AW – Acknowledged. The parking access ramp is located at the north side from internal drive way.
(b) the beginning of the ramp for an above ground parking garage shall be at least four (4) feet behind
the back edge of the sidewalk;
AW – Acknowledged. The parking access is located at the north side from internal drive way.
(c) the entry to the parking structure shall be separated from the sidewalk by low planters or a low wall;
AW – Acknowledged. The parking access is located at the north side from internal drive way.
(d) no blank walls shall be allowed on either side of the entry;
AW – Acknowledged. The parking contains no blank walls.
(e) the sidewalk pavement shall be continuous across the drive aisle. Any break in the paving surface or
scoring shall be in the drive surface and not in the pedestrian surface; and
(f) appropriate cautionary signage shall be used to alert pedestrians to the presence of entering and
exiting vehicles and to inform drivers that pedestrians have priority.
AW – Acknowledged. The site plan has been significantly changed since the Conceptual Review meeting.
Multiple site plan options were developed to meet both the needs of the expanding car dealership and the standards of
the LUC.
6. LUC 3.2.2(K) Maximum parking is General office standard (Office and showroom area) which is 3 off
street space for 1000 sq ft area and Vehicle service and maintenance which is 5 spaces for 1000 sq ft of
area. This does not include the vehicle display areas.
BHA – Max Parking standards have been met.
LUC 3.2.2(K) Standard stall dimensions start at 19'x9'. Two way drive aisles are 24ft in width.
BHA – Parking stall dimensions meet Toyota standards at 20’x9’ with 25’ drive isle where possible. City
standards of 19’x9’ with 24’ aisle are met where Toyota standards cannot be met.
LUC 3.2.2(J) Landscape setback for vehicle use areas is 15ft from arterial street,10ft from a non arterial
street and 5ft from a lot line.
BHA – 15’ average landscape buffer is met along College Ave. Since the existing 7’ sidewalk is being required to
be reconstructed as a 10’ wide walk, we are proposing to reconstruct the walk directly over the location of the existing
walk to minimize impacts to the existing parkway trees. So a portion of the new wider walk will be constructed on the
Pedersen site. The 10’ landscape buffer is met along Kensington.
LUC 3.2.2(K)(5) based on the total off street parking spaces a certain number of accessibility spaces are
required. At least one on the accessiblity spaces shall be van accessible (8ft wide stall adjoined to 8ft
wide loading area). All accessibility spaces shall be designated by the standard verticle sign.
BHA – 1 Van accessible ADA space is provided out of 7 total ADA spaces provided. Spaces are designated with
vertical signs.
LUC 3.10.4(C) Off street parking shall be located only behind, above or below street facing buildings. No
parking will be allowed between the street and the front or side of a building.
BHA – The existing dealership and parking will remain, but new parking is planned behind or to the side of
buildings, or within the planned parking structure.
7. LUC 3.2.1 A landscape plan is required this includes but limited to foundation plantings, street trees,
parking lot interior landscaping, parking lot perimeter landscaping, landscape islands with trees every 15
vehicle spaces and at entries.
BHA – Acknowledged
LUC 3.2.4 A lighting plan is required this should include a photometric site plan with catalog cut sheets.
HEATH – Acknowledged
LUC 3.2.5 An enclosure for trash and recycling is required. Such enclosure shall be designed with walk
in access without having to open the main service gate and located on a concrete pad at least 20ft away
from the public sidewalk.
AW – Acknowledged, the trash enclosure is located at the north side of the building and is not visible from the
public sidewalks.
8. LUC 3.2.2(C)(4) Bicycle parking is required A minimum of 4 for the office and show room area and
another 4 for the vehicle and maintenance area for a total of 8 spaces at least one of these spaces are
required to be enclosed.
AW – A minimum of 16 bike parking spaces are provided, all of which are enclosed.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include an 8-inch water main and 8-inch sewer in Mason, a
6-inch water main and 8-inch sewer in Kensington and 42-inch and 12-inch water mains and
18-inch sewer in utility easements on property to the north.
ICG – Acknowledged. The surveyor has not been able to acquire utility locates and only surface evidence is
currently shown on the plans. The existing water main alignments will be shown with the next submittal.
2. The existing easement(s) for the water/sewer lines to the north may overlap onto the north part of this
site.
ICG – Acknowledged. The easement along the north property line is to be maintained.
3. The existing dealership building has a 1½-inch domestic water service and a 6-inch fire line connecting
to the City water main in Kensington.
ICG – Acknowledged. These services are shown in reference to record drawings since utility locates were not
available. At this time it is not anticipated the need to upsize these services with the building expansion.
4. The mini-storage site has a ¾-inch water service extending to the office from the water main in Mason.
ICG – Acknowledged. The location of the service has not been located but assumed to enter the west side of the
storage unit office. We understand that a credit is available for abandoning this tap.
5. The existing water and sewer line extending to the property must be used or abandoned at the main.
ICG – Acknowledged. It is anticipated that the storage unit office tap will need to be terminated at the main w/in
Mason if it is not otherwise used for the project.
6. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
BHA – Acknowledged
7. If new or larger water services are needed, development fees and water rights will be due at building
permit.
ICG – Acknowledged.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. 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.
ICG – Existing & proposed % impervious is provided in the preliminary drainage calculations.
2. A drainage report, erosion control report, and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four-step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer. The erosion control report requirements are in
the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments.
If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com.
ICG – Preliminary erosion control is shown within the PDP utility plan set. Detailed erosion control per the City’s
requirements will be provided with the final plans for approval.
3. Also when a site is completely redeveloped (scraped) the standard requirement is to provide onsite
detention with a 2 year historic release rate for water quantity under the present rainfall requirements.
Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. A variance to
the 2 year historic release rate may be justified if the site has been paying fees for a higher
imperviousness. Please contact Jean Pakech at 221- 6375 to determine the present Stormwater fees
and runoff coefficient category. There are two onsite detention ponds along Mason St.; so at a minimum
the detention volume of the ponds must be maintained. I have provided copies of the construction plans
for the detention and the drainage report is available online at fcgov.com.
ICG – The drainage design has been developed to maintain the previous release rates, as discussed with Staff,
under the current rainfall criteria.
4. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
ICG – More than 50% of the site will be treated through the use of pervious pavement for water quality along with
detention. The western portion of the site is proposed to be treated and detained with the use of an EDB pond.
5. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must
be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member_219392996.
ICG – LID requirements are proposed to be satisfied with the use of the permeable pavers within the NE parking
lot.
6. The drainage outfall for the site is the existing storm drain system as shown on the Stormwater inventory
map provided.
ICG – Acknowledged. Thank you for providing this information
7. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) 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 on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
ICG - Acknowledged
8. The design of this site must conform to the drainage basin design of the Mail Creek Master Plan Update
as well the Fort Collins Stormwater Manual.
ICG – The drainage design is per City and Urban Drainage requirements. If additional requirements are needed
per the Mail Creek Master Plan Update, which appears to be in process, we will incorporate those elements in the final
design.
Department: Park Planning
Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
1. 1. 6/11/2013: No comments
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
As the submitted conceptual plans did not detail the proposed drive aisles surrounding the new
build-out, I've provided general fire access guidelines to assist with future planning of the site. Fire Lanes
shall be provided to within 150' of all portions of the building, as measured by an approved route around
the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to
increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic
fire-sprinkler system. 2006 International Fire Code 503.1.1
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria
already contained in relevant standards and policies, any new fire lane must meet the following general
requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> Required turning radii shall be a minimum of 25 feet inside and 50 feet outside.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Be visible by painting and signage, and maintained unobstructed at all times.
2006 International Fire Code 503.2.3, 503.2.4, 503.3, 503.4
BHA – Fire Lanes have been designated on the plans and meet standards outlined above.
2. SECURITY GATES
The installation of security gates across a fire apparatus access road shall be approved by the fire chief.
Where security gates are installed, they shall have an approved means of emergency operation. The
security gates and the emergency operation shall be maintained operational at all times. 2006
International Fire Code 503.6
BHA – There are no security gates on site.
3. AUTOMATIC FIRE SPRINKLER SYSTEM
The Sales & Service addition will require an automatic fire sprinkler system under a separate permit.
AW – Sales and Service addition will be sprinklered.
4. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
COMMERCIAL HYDRANTS: To provide 1,500 gpm at 20 psi residual pressure, spaced not further than
300 feet to the building, on 600-foot centers thereafter. 2006 International Fire Code 508.1 and Appendix
B
ICG – We have reviewed the hydrant locations with PFA and no additional hydrants were needed outside of what
is existing. Refer to utility plan for hydrant locations
5. KNOX BOX
Update Knox Box keys as needed.
6. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
2006 International Fire Code 505.1
AW – Address numbers will be on each building façade and meet the six-inch contrasting requirement.
7. PARKING GARAGE COMMENTS:
PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings greater than 50,000 square feet will require a fire department, emergency communication
system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire
walls shall not be used to define separate buildings.
Where adequate radio coverage cannot be established within a building, public-safety radio amplification
systems shall be designed and installed in accordance with criteria established by the Poudre Fire
Authority. Poudre Fire Authority Bureau Admin Policy #07-01
AW – Radio amplification systems will be installed throughout the building and parking garage.
FIRE STANDPIPE SYSTEM
Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or
the 2006 International Fire Code. Approved standpipe systems shall be installed throughout buildings
where the floor level of the highest story is located more than 30 feet above the lowest level of fire
department vehicle access. 2006 International Fire Code Sections 905
AW – The building and parking structure shall meet the 2006 International Fire Code.
STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT
In order to accommodate aerial fire apparatus access, required fire lanes shall be 30 foot wide minimum
on at least one long side of the building. At least one of the required access routes meeting this
condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and
shall be positioned parallel to one entire side of the building. 2006 International Fire Code Appendix D;
Poudre Fire Authority Administrative Policy 85-5
ICG – We have met with Jim Lynxweiler to discuss fire access for the existing dealership and the planned
expansions. A 30’ minimum drive isle has been provided on 2 sides of the parking garage as per discussions.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site
have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City
Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that
could result from the proposed development.
BHA – We have reviewed the existing trees on the site with Tim Buchanan and Ralph Zentz. Several trees will be
removed to accommodate planned building expansions, planned street sidewalk expansions, planned site grading, or
due to poor tree health/structure. Mitigation requirements will be met once final valuation is received from Forestry.
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
BHA – Proposed landscaping meets the above requirements.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
BHA – Noted.
2. 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
BHA – Noted.
3. 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.
BHA – Noted.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
BHA – A traffic study has been prepared.
5. 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
BHA – Noted.
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Mason St does not meet our current standards for a 2 lane arterial street (84ft of right-of-way).
Additional right-of-way will need to be dedicated as part of this project.
BHA – ROW is planned to be dedicated for Mason and Kensington with the plat.
7. The existing sidewalk along Mason St is attached and there is currently no parkway. A 6ft detached
sidewalk and 10ft wide landscaped parkway with street trees is consistent with current street standards for
a 2 lane Arterial street.
BHA – We have met with Planning, Engineering, FCMoves, and Forestry Departments to determine the
improvements to Kensington and Mason that would best meet the intent of the standards. Based on our discussions
with staff, the existing street flowlines will remain, but full right-of-way will be dedicated for both Kensington and Mason.
The existing sidewalks will be removed and reconstructed to provide wider, detached walks to enhance the pedestrian
experience along all three public streets.
8. The existing handicap ramps at each end of the property along Mason St do not meet current ADA
standards. Replacement of the ramps to meet ADA standards will be required as part of this project.
BHA – All ramps will be replaced and meet ADA standards.
9. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
ICG - Acknowledged. A preliminary utility plan is included with the PDP submittal
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
BHA – Noted.
11. It appears that a sight distance easement will be needed for the proposed access point off of Mason St.
With the current configuration, it is possible that a sight distance easement will be needed from the
property owner to the north.
ICG – Mason does not have a typical layout associated with a two lane arterial. The centerline of Mason has
reverse curves along the Pedersen frontage, both having 370’ radii rather than the required 1075’ radius per LCUASS.
Due to this discrepancy, further discussion is needed to determine appropriate sight distance easements.
12. If city council adopts the proposed mid-town plan prior to project submittal, additional requirements may
apply. Contact economic health for information related to the proposed mid-town plan.
BHA – The Midtown Plan has recently been adopted and updated street standards are currently being
developed. We have met with Planning, Engineering, FCMoves, and Forestry Departments to determine the
improvements to Kensington and Mason that would best meet the intent of the standards.
Department: Electric Engineering
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
1. System modification and Electric Development charges will apply, contact Light and Power Engineering,
221-6700, for an estimate of these charges. A credit will be given for the electric service to storage units.
BHA –
2. Coordinate the new transformer and meter locations with Light and Power Engineering.
ICG – The transformer and meter locations will be coordinated with the electrical engineer and Light & Power
3. A utility easement will need to be granted for the electric line if the project remains as two separate lots.
ICG – The surveyor has not been able to obtain utility locates from City utilities and the locations of existing
electric lines have not been confirmed. The property is being re-platted as one lot.
4. If a fire pump is required, contact Light and Power engineering for the wiring requirements for fire pumps.
Electrical Engineer/fire suppression designer -
Current Planning
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
1. This area is envisioned as enhancing the pedestrian experience as evidenced by the MAX investment and
certain sections of the code, including but not limited to, Sec. 4.21 (E) (2) Site Design, and the Sec. 3.10
TOD Overlay Zone (More on this below).
BHA – The site plan has been significantly changed since the Conceptual Review meeting. Multiple site plan
options were developed to meet both the needs of the expanding car dealership and the standards of the LUC. The
parking structure has been relocated to meet the build-to lines at Kensington and Mason. Retail uses with storefronts
have been added along and within the first floor of the parking structure to better relate to the street frontage. Based on
our discussions with staff, the existing sidewalks will be removed and reconstructed to provide wider, detached walks to
enhance the pedestrian experience along the public streets. The proposed buildings have direct pedestrian access to
the adjacent sidewalk and public streets. At the north end of the buildings along Mason Street, a plaza with landscape
and seating has been added to serve as an outdoor employee amenity and to extend the pedestrian experience along
Mason Street.
2. TOD Overlay Zone (3.10):
-Buildings shall face streets, connecting walkways and plazas. This standard will work with the "build-to"
lines that requires buildings to be street-fronted.
-A central feature, gathering place, or outdoor space such as a plaza, courtyard etc... shall be provided.
-Formal streetscape improvements shall be provided.
-Parking shall not be located in front of a building. (Sec. 3.10.4(C)
-Where the parking structure faces the street it shall have at least 50% retail or other uses along the ground
level. The parking structure has the ability to be much more than simply a parking utility but to be an iconic
building and is required to meet the standards than any other building would with providing articulation,
architectural interest, and high-quality materials.
BHA – Noted, see above
3. Commercial Building Standards (3.5.3)
-Build-to line along Mason Street is 0 - 15 feet "with no vehicle use are between building faces and the
street." (Exceptions to this standard can be found in 3.5.3(B)(2)(d).)
BHA – Noted, see above
4. Landscaping (3.2.1)
- Street trees must be provided per 3.2.1(D)(2).
- Parking lot landscaping, both perimeter and interior shall be provided per 3.2.1(E)(4 & 5).
BHA – Street trees and parking lot landscape provided.
5.The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public
hearing. The applicant for this development request is required to hold a neighborhood information
meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get
feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing.
Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
BHA – Neighborhood meeting was held on 4/23/2014.
6. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
BHA – Noted.
7. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
BHA – Noted.
8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
BHA – Noted. We do not anticipate the need for any Modification of Standards at this time.
9. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
BHA – Noted.
10. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
BHA – Noted.
11. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid-design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a
pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
416-2341