HomeMy WebLinkAbout2590 MIDPOINT DRIVE - PDP - PDP160010 - 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
January 28, 2016
Cathy Mathis TB Group
444 Mountain Ave.
Berthoud, CO 80513
Re: 2590 Midpoint Dr – Office
Description of project: This is a request to build an 8,800 sq. ft. building at 2590 Midpoint Dr. (parcel
#8720206018). The site development will include 34 parking spaces. The building does not have an end
user at this point so the use is unknown. The parcel is located in the Industrial (I) zone district. This level of
review for this proposal will depend on the use.
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, Meaghan Overton, at or moverton@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
1. The zoning requirements will be based on the use.
RESPONSE: Acknowledged.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing water and sewer mains in the vicinity include an 8-inch water main in Midpoint Drive and an 8-
inch sewer main in Midpoint Road.
RESPONSE: Noted.
2. There is an existing 1-inch water service stubbed into the site that must be used or abandoned at the
main with this project. It does not appear sewer service was stubbed out with this project.
RESPONSE: Current design will utilize the 1” water service. New sanitary service will be constructed.
3. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
RESPONSE: Acknowledged.
4. Development fees and water rights will be due at building permit.
RESPONSE: Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated amount of traffic volume given the anticipated use (office) and size of building is not
expected to rise to the threshold of needing a TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact
Study requirement can be waived unless the proposal changes to generate more traffic than anticipated.
RESPONSE: Acknowledged.
2. The sidewalk connections are good.
RESPONSE: Acknowledged.
3. Access location should be aligned with those across the street when possible (as shown).
RESPONSE: The access is aligned with the driveway from across the street.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be
submitted. The erosion control requirements are in the Stormwater Design Criteria under the Amendments
of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet
requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security
Calculation. If you need clarification concerning the erosion control section, or if there are any questions
please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
RESPONSE: Erosion Control Report and Escrow calculation are included.
2. The design of this site must conform to the drainage basin design of the Cache La Poudre River Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
RESPONSE: Noted.
3. 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. There is a final site inspection required when the project is
complete and the maintenance is handed over to an HOA or another maintenance organization. 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.
RESPONSE: Submitted documents comply.
4. Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate
and the 2-year historic release rate. The outfall for this site is the Midpoint Drive right-of-way.
RESPONSE: On-site detention for the 100-year event is being provided.
5. 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-gui delines-
regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
RESPONSE: Rain Gardens, Soft Pans, and Dry wells are incorporated in the design.
6. Low Impact Development (LID) requirements are required on all new or redeveloping property which
includes sites required to be brought into compliance with the Land Use Code. These require a higher
degree of water quality treatment with one of the two following options:
A. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
B. 75% of all newly added or modified impervious area must be treated by LID techniques.
Standard operating procedures (SOPs) for 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-development
RESPONSE: Rain Gardens, Soft Pans, and Dry wells are incorporated in the design.
7. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding detention drain
time will apply to this project. As part of the drainage design, the engineer will be required to show
compliance with this statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer will also be required to upload
the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based
stormwater storage, including extended detention basins and bio-retention cells.
RESPONSE: Drain times are included in the Drainage Report.
8. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350
sq. ft. and there is a $1,045.00/acre review fee. No fee is charged for existing impervious area. These fees
are to be paid at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or
contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required
before the Development Construction permit is issued. The amount of the escrow is determined by the
design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in
accordance with the Fort Collins Stormwater Manual.
RESPONSE: Acknowledged.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of the building exterior. This is not achievable
from any position on Midpoint Dr. and an Emergency Access Easement will be required on the property and
fire lane specifications shall apply. Code language provided below.
RESPONSE: A fire lane access easement will be proved as part of our final submittal.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building
hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply
with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all
portions of the exterior walls of the first story of the building as measured by an approved route around the
exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is
authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-
sprinkler system.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already
contained in relevant standards and policies, any new fire lane must meet the following general
requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
> Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the
2012 IFC or contact PFA for details.
RESPONSE: Acknowledged
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and
Local Amendments.
2. WATER SUPPLY
A fire hydrant is required within 300' of the building. This condition appears to be satisfied with the hydrant
just across the street from the property. Code language provided below.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi
residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter.
RESPONSE: A new Fire Hydrant is included with the design.
3. FIRE CONTAINMENT
The building exceeds 5000 square feet and shall be sprinklered or fire contained. If containment is used, the
containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation.
Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-
2868.
RESPONSE: Building will equipped with a fire sprinkler system
4. WOODWORKING OPERATIONS
An automatic sprinkler system shall be provided throughout al Group F-1 occupancy fire areas that contain
woodworking operations in excess of 2,500 sq. ft. which generate finely divided combustible materials. Other
building department requirements may also apply.
RESPONSE: Acknowledged
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(3),
requires that you use low-water-use plants and grasses in your landscaping or re-landscaping and reduce
bluegrass lawns as much as possible.
Given the proximity to the Prospect Ponds Natural Area and Poudre River corridor, please consider native
landscaping similar to what is found in that area.
RESPONSE: We have provided some native landscaping on the landscape plan.
2. Our city has an established identity as a forward-thinking community that cares about the quality of life it
offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular
interest may be the:
1. ClimateWise program: fcgov.com/climatewise/
2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-
6288 or cmtichell@fcgov.com
3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or
traeker@fcgov.com
4. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com
5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or
gschroeder@fcgov.com
6. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com
RESPONSE: Acknowledged
Please consider the City's sustainability goals and ways for your development to engage with these efforts,
and let me know if I can help connect you to these programs.
Department: Engineering Development Review
Contact: Katie Sexton, 970-221-6501, ksexton@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.
RESPONSE: Acknowledged
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
RESPONSE: Acknowledged
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. 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. The existing driveway will need to be evaluated to determine if the slopes and width will meet
ADA requirements or if they need to be reconstructed so that they do.
RESPONSE: Acknowledged
4. Sidewalk will need to be installed along the property’s frontage which connects to the 2572 Midpoint
Drive sidewalk.
RESPONSE: A 5’ detached sidewalk is proposed.
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
RESPONSE: Acknowledged
6. This project is responsible for dedicating right-of-way to accommodate the major collector cross section
per the master street plan.
RESPONSE: Acknowledged. The project will dedicate 3’ of additional right-of-way.
7. This project is responsible for dedicating or vacating any easements as required, including the standard
utility easement that is to be provided behind the right-of-way (9 feet along Midpoint Drive).
RESPONSE: The 9’ existing utility easement will be maintained.
8. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
RESPONSE: Acknowledged
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
RESPONSE: Acknowledged
10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking
design – the current site plan does not comply with this standard.
RESPONSE: The first parking stall is 54’ from the flowline of Midpoint Drive.
11. Site access will need to comply with LCUASS access standards Table 7-3. A variance may be
supported depending on access configuration.
RESPONSE: Acknowledged.
12. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon
approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering
Department for review and approval prior to installation. Encroachment items shall not be shown on the site
plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
RESPONSE: Acknowledged
13. Any rain gardens within the right-of-way cannot be used to treat the development/ site storm runoff. We
can look at the use of rain gardens to treat street flows – the design standards for these are still in
development.
RESPONSE: Rain Gardens are proposed on site.
14. Doors are not allowed to open out into the right-of-way.
RESPONSE: Acknowledged
15. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind
the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way.
RESPONSE: Acknowledged. Bike parking is not located in the right-of-way,
16. In regards to construction of this site. The public right-of-way shall not be used for staging or storage of
materials or equipment associated with the Development, nor shall it be used for parking by any contractors,
subcontractors, or other personnel working for or hired by the Developer to construct the Development. The
Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or
parking needs associated with the completion of the Development . Information on the location(s) of these
areas will be required to be provided to the City as a part of the Development Construction Permit
application.
RESPONSE: Acknowledged
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing electric facilities adjacent to this site along Midpoint Dr. There is an existing
3-phase 120/208v transformer at the SE corner of the site that was set for the property to the SE. This
transformer could potentially be upgraded and shared between the two properties.
RESPONSE: Acknowledged
2. Any existing electric facilities that are located within the limits of the project that need to
be relocated will be at the expense of the developer. If the City's existing electric facilities are to remain then
they must be located within a utility easement.
RESPONSE: Acknowledged
3. A C-1 Form and a One-line diagram will need to be submitted to Light & Power Engineering for review.
Please click on the following link for the C-1 Form. http://www.fcgov.com/utilities/business/builders-and-
developers/development-forms-gui delines-regulations
RESPONSE: Acknowledged
4. Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our
policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
RESPONSE: Acknowledged
5. Electric Capacity Fee and Building Site charges will apply to this development. Please click on the
following link for Estimated Light & Power charges and the Light & Power Fee calculator.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees
RESPONSE: Acknowledged
Planning Services
Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com
1. A minimum 5' landscaped area is required along the rear lot line, and the front parking and drive aisles
require a minimum average setback of 10' from the front lot line. If there will be storage, loading, or similar
operations required, these operations must be screened from view along the public street.
RESPONSE: There is a 5’ landscape setback along the rear property line and 10.5’ on the west property
line and 5’ on the east property line.
2. A landscape plan will be required as part of your submittal. Refer to LUC 3.2.1 for landscaping and tree
planting requirements to help you prepare your submittal. Some of the most relevant requirements are also
included in the following comments:
Foundation plantings and tree stocking in areas within 50' of the proposed building, concentrated along high
visibility areas near the front of the lot, will be required.
Foundation plantings in beds at least 5 feet wide and along 50% of a building wall are required along
building walls that are in high-use or high-visibility areas. This will apply along the front wall and at least
along the front portion of the side walls.
RESPONSE: Foundation plantings are provided.
Street trees should be provided at a spacing of 30-40' in the parkway strip between the street and new
detached sidewalk.
RESPONSE: Street Trees are shown on the landscape plan
3. It is possible that the proposed project may exceed the maximum number of vehicle parking spaces
permitted under LUC 3.2.2(K)(2)(a). The use, when determined, will govern the minimum and maximum
number of allowed vehicle parking spaces. Bicycle parking will also need to be provided as required in LUC
3.2.2(C)(4).
RESPONSE: The requested uses are office and industrial/flex. We have the parking calculations shown on
the site plan. We also have a bike rack shown as well.
4. Will a curb or wheel stop be provided for all parking stalls? If so, the proposed length of parking stalls
(17 feet) is adequate. If not, parking stalls will need to meet the 19 foot standard length.
RESPONSE: There will be a curb in the entire parking lot.
5. Building color should be neutral, with a medium or dark color range, and not white, bright, or reflective.
Elevations of the proposed building, when submitted, must meet LUC requirements for building design and
character as described in LUC 3.5.3.
RESPONSE: Acknowledged
6. The building should be located no more than 15 feet from the street right-of-way as required in Land Use
Code (LUC) Section 3.5.3(C)(2), unless 1) the space between the building and the sidewalk is used to form
an outdoor space such as a plaza, courtyard, patio, or garden or 2) the contextual build-to line as
established by abutting properties exceeds the 15 foot build-to line requirement.
RESPONSE: The building is located farther than 15 feet due to the need for the detention pond location. In
addition, the LEI building to the east also exceeds the building-to line due to the same situation.
7. The level of review required for the proposed development project will be determined by the use, once
determined. Please refer to LUC 4.28 for a list of uses permitted in the Industrial District and the various
levels of review for those uses.
RESPONSE: The requested uses are office and industrial/flex.
8. Parking lot perimeter screening will be needed along the front, rear, and western side lot lines. In
addition, a minimum of 6% of the interior parking area should be devoted to landscaped areas. Refer to LUC
3.2.1(E) for parking lot landscape requirements.
RESPONSE: See landscape plan for calculations for the 6% requirement. We have landscaping placed
along all of the lot lines.
9. Additional parking information: Based on our conversation at Conceptual Review on 1/25/16, I've added
some additional information about the vehicle parking requirements for the different uses we discussed.
School/assembly/place of worship, LUC 3.2.2(K)(1)(h): 1 parking space per 4 seats in the auditorium or
place of assembly, or 2 parking spaces per 3 employees, or 1 parking space per 1,000 square feet of floor
area, whichever requires the greatest number of parking spaces.
RESPONSE: The church use is not going to happen so we are seeking approval for office and
industrial/flex space
There is a table that lists parking min/max requirements in LUC 3.2.2(K)(2)(a). This table should cover the
rest of the possible uses we discussed, including bar/brewery, general office, industrial, workshop, etc.
Please contact me if you have questions about the parking requirements as you are preparing your
submittal.
RESPONSE: We have added parking calculations on the site plan demonstrating compliance with the
minimum and maximum requirements.
10. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
RESPONSE: Acknowledged
11. 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
12. 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: Acknowledged
13. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
RESPONSE: Acknowledged
14. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
RESPONSE: Acknowledged
15. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
RESPONSE: Acknowledged
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 970-416-2341 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:
2012 International Building Code (IBC) 2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. 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: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi-family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions.
Fort Collins Amendments effective starting 2/17/2014. 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
970-416-2341