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HomeMy WebLinkAboutGRIT ATHLETICS FACILITY - PDP - PDP160024 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development & Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com June 30, 2016 Cathy Mathis TBGroup 444 Mountain Ave Berthoud, CO 80513 Re: 846 SE Frontage Rd - Unlimited Indoor Recreation Description of project: This is a request to build a 6,600 square foot building on the vacant lot at 846 SE Frontage Rd (parcel #8715212013) in the Interchange Business Park. The facility will be used as a non-profit wrestling and training facility. Of the total building, approximately 4,763 square feet will be devoted to wrestling, weight room, conditioning area and lockers. The site will be served by 18 parking spaces. The site plan shows overflow parking in the rear with a potential gravel lot as part of a second phase of development. The site is located in the General Commercial (CG) zone district. With under 5,000 square feet assigned to active recreation, this proposal will be subject to Administrative (Type One) review. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221- 6343 or tshepard@fcgov.com. Comment Summary: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. Is there a shared access agreement between the property to the southwest and this property? RESPONSE: No there is not. There are no plans to have access to the Honda dealership through this property as the owner is proposing a gate with a Knox Box across the existing access drive. 2. The minimum parking requirement is 18 spaces based on 6,000 SF. RESPONSE: Acknowledged. We are proposing 20 spaces. 3. What happens in the training yard? Will it be fenced? RESPONSE: The training yard has been removed from the plans and there is no fence proposed. 4. You'll need to submit a landscape plan. RESPONSE: A landscape plan is provided. 5. You'll need to provide 4 bicycle parking spaces, one space should be enclosed. RESPONSE: We have 3 spaces shown in fixed racks and 1 in a bike locker. 6. How will trash and recycling be handled? You are required to provide a trash and recycling enclosure. RESPONSE: A trash and recycling enclosure is shown on the plans. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. This site is will be served by ELCO Water District for water service and Boxelder Sanitation District for sewer service. RESPONSE: Comment noted. Department: Traffic Operations Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com 1. Frontage Road is under CDOT jurisdiction. Access permits and review through CDOT will be required. RESPONSE: 2. Sidewalks are needed on the frontage road. RESPONSE: Comment noted. Please refer to the Request for Variance #1 – Street Sidewalk Location and Width. Department: Stormwater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com 1. A portion of this property is located in the FEMA regulated, 100-year Boxelder Creek flood fringe and in the floodway (area of faster deeper flood flows). Any development within the floodplain or floodway must obtain a floodplain use permit and comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk Map is attached. RESPONSE: Comment noted. 2. The plans submitted for conceptual review show the proposed structure just touching the current regulatory flood fringe, but outside of the floodway. Please move the building slightly south to make sure it is located out of both the flood fringe and the floodway. Because the structure is located so close to the boundary, survey is required prior to pouring the foundation, to ensure that the structure is outside of the floodplain boundary. Elevation of the structure above the 100-year flood level is strongly recommended even if not required by code due to the close proximity to Boxelder Creek. RESPONSE: Building is located out of the flood fringe and the floodway. Survey will be obtained to ensure that the structure is outside of the floodplain boundary. Structure is above the 100-year flood level. 3. Any construction activities within the flood fringe (e.g. grading, structures, sidewalk or curb & gutter installation, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. The permit form can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. RESPONSE: Comment noted. 4. 4. Per Section 10-109 (8), Critical Facilities are prohibited in the floodplain. The definition for Critical Facilities includes at-risk populations, which includes facilities that provide services to children. Depending on the intended use, this facility may be considered to be a critical facility under this definition. Please ensure that the structure will not be constructed in the floodplain. If it is possible to shift the building further away from the regulatory floodplain boundary, it is advisable to do so. RESPONSE: There are no critical facilities in the floodplain. 5. 5. The Boxelder Authority is working on improvements upstream of this site. Those improvements are expected to reduce the floodplain on this property in the future; however, until the improvements are constructed and the Letter of Map Revision (LOMR) is approved by FEMA, all requirements of Chapter 10 are still applicable. It may be multiple years before the LOMR is completed. RESPONSE: Comment noted. 6. The plans submitted for conceptual review show site improvements currently within the floodway as phase 2 that will occur after the LOMR is approved. At that time, some of the improvements (fence, parking, etc.) may still be located within the flood fringe and a floodplain use permit would be required prior to construction of those improvements. RESPONSE: Comment noted. 7. Development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these documents when preparing your plans for submittal. RESPONSE: Floodplain checklist is in the appendices of the Preliminary Drainage Report. 8. The boundaries of the floodplain and floodway should be included on any plans. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work, as required per the floodplain development review check list. RESPONSE: Boundaries are included on the Utility Plans. 9. Please contact Heidi Hansen with any questions about these comments or to schedule a meeting to discuss any requirements for development in the floodplain. hhansen@fcgov.com 970-221-6854. RESPONSE: Comment noted. 10. The design of this site must conform to the drainage basin design of the Boxelder Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: Comment noted. 11. 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: Drainage report is submitted for PDP. 12. 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 will be directly into Boxelder Creek. RESPONSE: Comment noted. Please refer to the Preliminary Drainage Report. 13. 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: Comment noted. Please refer to the Preliminary Drainage Report. 14. 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: Comment noted. Please refer to the Preliminary Drainage Report. 15. 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: Comment noted. 16. 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: Comment noted. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. WATER SUPPLY All Commercial buildings are required to be within 300ft of the nearest Hydrant. It appears from the Site Plan provided that this criteria has not been met. 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: The nearest hydrant is 144’. 2. SPRINKLER SYSTEM All buildings over 5,000 sq ft require either, Fire Containment or an approved Fire Sprinkler system. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. RESPONSE: The building will be fully sprinklered. 3. FIRE LANES Fire access is required to within 150' of all exterior portions of the building as measured by an approved route around the perimeter. Fire lanes shall be dedicated as an Emergency Access Easement (EAE) on a separate document and be designed to standard fire lane specifications. RESPONSE: Proposed EAE’s are shown on the plans. 4. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > 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, 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. RESPONSE: Proposed EAE’s are shown on the plans. 5. PREMISE IDENTIFICATION There are two separate addresses listed for the facility in the provided material. One single address should be specified. Code language below > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. An Ecological Characterization Study (ECS) is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (wetlands and riparian habitat associated with irrigation ditch Boxelder Creek). Buffer zone standards range from 50-100 feet for these features, as identified in Section 3.4.1(E) of the Land Use Code. The ECS is due a minimum of 10 days prior to PDP submittal. Please contact me if you want to discuss the ECS scope and requirements. An abbreviated and/or memo ECS will be sufficient. RESPONSE: An ECS has been submitted. 2. The City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water- use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators; songbirds) landscaping and maintenance are also encouraged. RESPONSE: Acknowledged. 3. Regarding site lighting: cooler light color temperatures are harsher at night and cause disruption to circadian rhythms for both humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a corrected color temperature (CCT) of no more than 3000 degrees Kelvin, in order to limit the amount of blue light in the night environment. Blue light brightens the night sky and creates more glare than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum and exposure to blue light at night has been shown to harm human health and endanger wildlife. Use of warmer color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to fixtures with dimming capabilities. Down the line please submit a photometric plan and manufacture cut sheets. RESPONSE: Acknowledged. 4. The area to the south of the site is rather naturalized along Boxelder Creek and many songbirds were seen and heard along the irrigation ditch during a recent site visit to the property. I see addition of a security fence on the conceptual plan and believe it would be a good amenity at the site and to serve screening purposes. Note Land Use Code 3.4.1(I) calling for project design and aesthetics to complement the visual context of the natural habitat. In this case, security fence color(s) could be chosen to be complementary to the naturalized area and designed to screen the naturalized area from vehicle and/or parking lot lights. RESPONSE: There is no longer a fence proposed on the site. 5. 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. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 3. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 4. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 5. Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221- 6213 or jscharton@fcgov.com Please consider City sustainability goals and ways this development can engage with these efforts; let me know if I can help connect you to these programs. RESPONSE: Acknowledged. 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: Comment 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 RESPONSE: Comment 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. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. RESPONSE: Comment noted. 4. 5' Sidewalk will need to be designed and constructed with this project. 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: Comment noted. Please refer to the Request for Variance #1 – Street Sidewalk Location and Width. 5. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall including the standard utility easements that are to be provided behind the right-of-way (9 foot along the frontage road). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Comment noted. 6. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Comment noted. 7. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. RESPONSE: Comment noted. 8. A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. RESPONSE: Comment noted. 9. 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: Comment noted. 10. 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: Comment noted. 11. 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: Comment noted. 12. 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: Comment noted. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Light & Power has existing 3-phase power available along the East side of the frontage road adjacent to this site. There is also an existing 3-phase transformer located at the NW corner of the neighboring property to the South that could be modified to feed both properties. RESPONSE: Acknowledged. 2. Any relocation or modification to existing electric facilities will be at the expense of the owner/developer. If Light & Power’s existing electric facilities are to remain within the limits of the project they must be located within a utility easement. RESPONSE: Acknowledged. 3. A commercial service information form (C-1 form) and a one line diagram for the commercial meter will need to be completed and submitted to Light & Power Engineering. A link to the C-1 form is below: . http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations RESPONSE: Acknowledged. 4. Transformer locations need to be within 10’ of an asphalt surface accessible by a line truck. A minimum clearance of 8’ must be maintained in front of the transformer doors and a minimum of 3’ on the sides Transformer and meter locations will need to be coordinated with Light & Power Engineering. Certain building materials and or building design may require more clearance. Please click on the following link for Electric Construction, Policies, Practices and Procedures. http://www.fcgov.com/utilities/business/builders-and- developers/development-forms-guidelines-regulations 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. 6. 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. Department: Building Inspection Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com 1. Please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new 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. Applicants of new projects should email scarter@fcgov.com 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. RESPONSE: Acknowledged. 2. Adoption of the 2015 I-Codes is anticipated for January 2017. Be advised that permit applications submitted after the code adoption date will be subject to the new codes and standards, as amended. For more information, contact Sarah Carter, Plans Examiner at 970-416-2748 or scarter@fcgov.com. RESPONSE: Acknowledged. Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com 1. The parcel lies between two driveways but the site plan does not indicate the existence of an access easement across the two adjoining lots that would allow the subject parcel to gain access to the S.E. Frontage Road. The two dashed lines could be such an easement but there is no label. The Interchange Business Park was platted in the County. Please verify that such an access easement has been dedicated on the plat. RESPONSE: No there is not. There are no plans to have access to the Honda dealership through this property as the owner is proposing a gate with a Knox Box across the existing access drive. 2. Both the subject site and the parcel to the south (858 S.E. Frontage Road) require an access easement along a segment of the shared side property line for parking and maneuvering. Please verify that such an easement has been dedicated. If not, then both property owners will need to dedicate one-half of the necessary easement. RESPONSE: See above. 3. The dashed lines on the site plan indicate that the aforementioned unspecified easement runs along the entire length of the shared westerly property line but the Training Yard encroaches into this easement. Due to this encroachment, it is not clear how vehicles would gain access to the rear of the building into the area designated as “Parking Overflow.” Consequently, the extent of the Training Yard may need to be reduced. RESPONSE: The training yard has been removed from the plans. If the south portion of the site develops in the future, access can be through the private drive. 4. The same comment applies along the easterly property line. It appears that the entire length is encumbered by some type of easement, as indicated by the dashed lines, yet the site plan indicates that this area is used for landscaping, access to overhead doors and an area that is not colored in. RESPONSE: The easement along the east is an existing 30’ sanitary sewer and drainage easement. The overhead doors have been removed. All of the proposed landscaping will be on this property so it would appear that no easement is necessary. 5. Please provide the amount of floor area to be used for the indoor recreation and the amount to be used for other purposes. If the amount of indoor recreation floor area is below 5,000 square feet, then the project, would be considered a Limited Indoor Recreation Facility and subject to review administratively (Type One Review) by the Hearing Officer. RESPONSE: The floor area calculations are shown on the site plan. 6. Along the north elevation, please provide a weather protection canopy over the exit door. RESPONSE: a canopy has been provided over the main exit door at the northwest corner of the building. 7. The exterior materials indicate “Colored Concrete Masonry Veneer.” Please note that smooth-face block is not allowed and that any block selected must by heavily textured. Staff recommends that as this project moves forward, a sample material board be provided including color chips for the overhead doors. RESPONSE: Acknowledged. 8. Staff is concerned that as proposed, the site plan leaves little opportunity for landscaping. The streetscape landscaping may have to be enhanced and pockets of landscaping may have to be carved out as mitigation. RESPONSE: See landscape plan. 9. Given the proposed building placement, the P.D.P. would need a Modification of Standard to the Build-to Line per Section 3.5.3(C)(2). The project represents an infill condition within a business park that was mostly developed in Larimer County. Such a Modification could be supported subject to providing a connecting walkway between the public sidewalk and the building entry. This walkway should be enhanced with a crosswalk and landscaping where feasible. In addition, a Modification request would call attention to the Contextual Setback that has been established within the business park which may be considered per Section 3.8.19(B). RESPONSE: Acknowledged. A modification will be provided and a sidewalk connection has been provided. 10. Please provide details of the proposed Security Fence. RESPONSE: As mentioned, the fence has been removed from the plans. 11. On the left side of the east elevation, the site plan indicates what appears to be additional vehicle access to the overhead doors. The floor plan does not indicate a specific purpose in this area of the building. Please label and indicate the purpose of needing vehicular access in this location. RESPONSE: The overhead doors have been removed. 12. Rooftop mechanical equipment must be screened. RESPONSE: 13. There should be no lighting between the building and Boxelder Creek. RESPONSE: 14. For those portions of the site that are to be developed with a future phase, please graphically indicate and state in the general notes the overall future intent of these areas. RESPONSE: 15. Based on information provided subsequent to the Conceptual Review meeting, the active recreation floor area includes approximately 4,763 square feet. Since this area is less than 5,000 square feet, the project qualifies as a Limited Indoor Recreation Use and thus subject to review by the Hearing Officer (Type One) and not the Planning and Zoning Board. RESPONSE: Acknowledged. 16. 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. RESPONSE: Acknowledged. 17. 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. 18. 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. 19. 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. 20. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. RESPONSE: Acknowledged. 21. 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. 22. 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.