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HomeMy WebLinkAboutLEGACY AUTO - 1845 N. COLLEGE AVE. - PDP120001 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWNovember 21, 2011 Ms. Emma McArdle City Planner 281 North College Avenue Fort Collins, CO 80522 RE: Project Development Plan (PDP) Submittal Legacy Auto 1845 North College Avenue Fort Collins, CO Dear Emma, This is the Response Letter addressing each of the applicable issues raised in the Conceptual Review to Staff's comments concerning the request referred to as the Legacy Auto - 1845 N College Ave, as required for the submittal requirements for the Project Development Plan (PDP). This project was presented before the Conceptual Review Team on November 22, 2010. If you should have any questions regarding these comments please feel free to contact me at 970-493-2025 or by email at dons@wgarchitects.com. Best regards, Don Shields Project Manager WG Architects P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com CONCEPTUAL REVIEW STAFF COMMENTS Meeting Date: November 22, 2010 Item: Legacy Auto - 1845 N College Ave Applicant: Don Shields Fort Collins, CO dons@wgarchitects.com Land Use Data: This is a request to replat 1845 N College and the property to the north into a single lot. The part of existing building and addition will be used for the sales offices for tractors, ATVs, trailers (27 feet maximum length), small boats, conversion vans, cars, and light trucks. Also, part of this building will be used for retail sales and part will be used for minor vehicle repair. The second building pad would be a 5,000 s.f single-story building located on the western part of the site. The proposed use for this building will be office/warehouse. Comments: ZONING Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com 1. The property is zoned CS. The former "boat sales" permitted use is no longer allowed pursuant to a code change. The sale of trailers up to 27' in length is questionable (research will have to be done regarding previous agreements). All of the other uses are allowed subject to a Type 1 review process. The vehicle sales of cars and light trucks is allowed and is currently approved for the south half of the lot, along with the existing "urban tractor" sales. Shifting it to the north would be ok as long as the lineal frontage along College devoted to this use does not increase over the existing lineal frontage on the south half. WGA Response: We agree that the Developer would not display for sale RV’s, boats (excluding jet ski’s similar small craft), and larger trailers. The Developer would limit the display areas for Urban Tractors, ATV’s, personal water/snow crafts, and trailers of 25’ length or less to 36 display models on the entire tract (both the current PUD site and the undeveloped site). 36 display spaces allows for six (6) Urban Tractors, six (6) ATV’s, six (6) personal water crafts, six (6) trailers six (6) cars, and six (6) light trucks. We would also shift the existing southern 200 linear foot of frontage used for auto and light truck sales to the north portion of the development as shown on the site plans submitted. 2. The warehouse/mini-storage building must be at least 200 feet from N. College Avenue. WGA Response: The office/warehouse building is located at least 200 feet from N. College Avenue. See site plans. 3. ATV and water sport inventory, etc. will need to be in a screened area. The site plan shows a screened product storage, and I assume that's where these items would be. WGA Response: Urban Tractors, ATVs, personal water craft and trailer inventory, etc. will be in the screened area shown on the site plan. Phase I shows 66 screened storage spaces, Phase II and III shows 46 storage spaces, and Phase IV shows 57 storage spaces. P.O. Box 270788. Fort Collins, CO 80527-0788 Ph: 970-493-2025 Fax: 970-493-2026 Email: dons@wgarchitects.com 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com 4. The parking and vehicular use areas must be hard surfaced. Recycled asphalt or gravel isn't an acceptable surface, except in the screened product storage. WGA Response: Parking and vehicular use areas are shown paved with asphalt paving. Vehicle display areas are shown paved with decorative paving. Vehicle storage areas are shown with recycled asphalt or gravel surfaces. 5. It looks like most, if not all, of the car and light truck sales area is shown to be in the landscape area. The landscape area is for landscaping, and vehicles can't be parked there. WGA Response: Vehicle display areas are shown paved with decorative paving. A 15 foot wide landscape area is maintained along the North College Avenue frontage. WATER-WASTEWATER ENGINEERING Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. The water and sewer mains in the vicinity of this site include a 4-inch water main in College which extends from Willox to a point in front of the Lamplighter Motel, an 8-inch water main which was extended across College from the former Grape Street, a 6-inch water main in Willox Court and a 6- inch sewer at the southwest corner of the site. WGA Response: Shown on civil engineering plans. Civil Engineer: Patricia Kroetch – (970) 686-6939 2. This project will be responsible for extending the water main at the northeast corner of the site with the objective of connecting to one of the existing mains in noted above. A meeting with the developer's civil engineer, Poudre Fire Authority and Water Utilities staff is needed to review options for routing this main to provide service to all buildings in this development and provide adequate fire protection. WGA Response: See civil engineering plans. Civil Engineer: Patricia Kroetch – (970) 686-6939 3. The water service to the existing building on the site is a ¾-inch service connecting to the 4-inch water main in front of the Lamplighter Motel on the west side of college. WGA Response: See civil engineering plans. Civil Engineer: Patricia Kroetch – (970) 686-6939 4. Development fees and water rights will be due at building permit. WGA Response: Acknowleged. 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com STORMWATER ENGINEERING Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. Drainage requirements and fees are based on new impervious area; therefore, it is important to document the existing impervious area. To determine these requirements, an exhibit showing the existing and proposed impervious areas is needed. WGA Response: Existing and proposed paved areas are shown on the cover sheet. 2. A drainage and erosion control report and construction plans are required and must be prepared by a Professional Engineer registered in Colorado. WGA Response: See Drainage and Erosion Control Report by Civil Engineer: Patricia Kroetch – (970) 686-6939 3. Since the site is being platted, the existing storm sewer lines need to have easements shown on the new plat in addition to any new easements needed for detention for the additions and the parking lot. WGA Response: See civil engineering plans. Civil Engineer: Patricia Kroetch – (970) 686-6939 4. In the Dry Creek basin, the two year historic release rate is 0.2 cfs/acre. The drainage outfall for the site may require obtaining easements from this property to Willox Court since that appears to be the present outfall for the drainage. With detention, some of the site could possibly drain to the existing storm lines from the North College Mobile Home Park if the pipe under College Avenue is replaced. The existing pipe under College presently flows from the east to the west. A new pipe would be needed to reverse the flow. This would require an analysis of the outfall system through the new North College Market Place to see if there is capacity for this site to flow that direction. The North College Market Place design included capacity for an eight inch pipe from the mobile home park. WGA Response: See civil engineering plans and Drainage and Erosion Control Report by Civil Engineer. 5. The detention pond is now shown at the low end of the site. The design engineer may have sized the pond but no outlet pipe is shown. The drainage outfall though the buildings to the west is the curb and gutter of Willox Ct. The design engineer will need to verify that the outfall depth is sufficient to drain the detention and water quality pond. WGA Response: The detention pond has been moved to the south east corner of the site. See civil engineering plans. 6. Water quality treatment is required as described in the Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices (BMPs). WGA Response: See civil engineering plans. 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com 7. The Windsor Reservoir and Canal Company owns and operates the Eaton Ditch (Larimer-Weld Canal) along the north property line. The ditch company will need to approve the plans if there is any grading near the ditch. The contact is Bill Johnston, Superintendent; 222-0090 (Cell), 454-3377. WGA Response: There will not be any grading near the Eaton Ditch (Larimer-Weld Canal) See civil engineering plans. 8. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the City's Design Criteria and Construction standards. WGA Response: See civil engineering plans. 9. Stormwater development fees are $6,313/acre ($0.1449/sq.ft.) for new impervious area over 350 sq. ft. In addition, there is a $1,045/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 on the City's web site at http://www.fcgov.com/utilities/builders-fees.php or by contacting Jean Pakech at 221- 6375. WGA Response: Acknowleged. PARK PLANNING Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 1. No comments WGA Response: Acknowleged. FIRE AUTHORITY Contact: Carie Dann, 970-219-5337, CDANN@poudre-fire.org 1. BUILDING AREA Proposed buildings that exceed 5,000 square feet for Type V construction shall be fire contained or fire sprinklered. 2006 International Fire Code New Table 903.1 and Section 702 WGA Response: The building additions to the existing building shown in Phases I and II will be fully sprinkled. The 5,000 s.f. building shown in Phase IV will not be sprinkled. 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com 2. REQUIRED ACCESS Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the PFA's jurisdiction 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 as measured by an approved route around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. 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: - Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. - Have appropriate maintenance agreements that are legally binding and enforceable. - Be designated on the plat as an Emergency Access Easement. - Maintain the required minimum width of 20 feet throughout the length of the fire lane (30 feet on at least one long side of the building when the structure is three or more stories in height). If the building is equipped throughout with an approved automatic fire-sprinkler system, the fire code official is authorized to increase the dimension of 150 feet. PLEASE NOTE: An EAE will be required for the site. Please contact me to discuss location that must be dedicated. 2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D WGA Response: Acknowleged. See site plans, civil engineering plans. Emergency access easements are shown on the re- plat document. 3. WATER SUPPLY Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: - Commercial and multi-family dwellings 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter - Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter - Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. A hydrant located across an arterial cannot be considered for this requirement unless the building is fire sprinklered. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. PLEASE NOTE: The closest hydrant is located across College Avenue (an arterial) near 1806 N. College Ave. The closest hydrant on the west side of College is the northwest corner of Willox Lane and College. 2006 International Fire Code 508.1 and Appendix B WGA Response: The eastern building (Phases II and III) shall be fully sprinkled and is within 300’ of both the fire hydrant at the northeast corner of the site and the fire hydrant on the east side of College (near 1806 N. College Ave.). The western building (Phase IV) will not be sprinkled, but is within 300’ of the existing fire hydrant at the northeast corner of the site. 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com 4. FIRE SPRINKLER REQUIREMENTS If the building has fire sprinklers, the following requirements must be met: FIRE LINE Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. KEY BOXES Poudre Fire Authority requires a key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire-sprinkler system or fire-alarm system. Knox Boxes are required to be installed approximately 60 inches above grade and no higher than 72 inches above grade. FIRE DEPARTMENT CONNECTION Fire department connections shall be installed remote from the buildings, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. 2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy, 2006 International Fire Code 506.1; and NFPA 13 (2007) 23.1.3 WGA Response: Fire line: The eastern building (Phases II and III) shall be fully sprinkled and have a 6” fire line as shown on the civil engineering drawings. The western building (Phase IV) will not be sprinkled, but is within 300’ of the existing fire hydrant at the northeast corner of the site. Key boxes: Each building will have a Knox Box as required by the Poudre Fire Authority. The type and location of key box will be specified and located on the building permit drawings when submitted for building permit review. Fire Department connection: See civil engineer’s Utility Site Plans for fire department connection locations. 5. TURNING RADII The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside 2006 International Fire Code 503.2.4 and Appendix D103.3 WGA Response: Turning radii along the 20’ wide fire apparatus access road complies with the 25 feet inside and 50 feet outside turning radii. See the truck paths on the site plans and the fire access easements on re-plat drawings. 6. ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum six- inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). If the numerals are mounted on a side of the building other than the side off of which it is addressed, the street name is required to be posted along with the numerals. PLEASE NOTE: In order for its address to be visible from College Avenue, the second building may need to have a business sign/address located at College Avenue. 2006 International Fire Code 505.1 WGA Response: Acknowleged. 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com ENGINEERING DEVELOPMENT REVIEW Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. The Access Control Plan for North College specifies that two access points would serve the site in the long term, a commercial local road between the property and the Lamplighter as well as an additional access point to the north along the property. The proposed site plan proposes two access points, however a private drive instead of a commercial local road is shown. As was previously indicated on the 3/15/2010 conceptual review the City is potentially willing to change the commercial local road designation specified in the Access Control Plan to a private drive. The applicant and the City should have further discussion on specifics should this proposal proceed. Further internal City discussion would be needed and amending the Access Control Plan (and receiving buy-in from CDOT) would be needed. 2. WGA Response: The current PDP submittal shows the dedication of a 36 foot wide half-right-of-way for a future local commercial street along the south property line. The proposed name for this street is “Farkas Place.” This street will be constructed when the building on the property to the south is demolished as part of a redevelopment of that property. 3. The following two comments would likely not be applicable if the result of an agreement to move forward with amending the Access Control Plan to remove the commercial local street and instead provide a private drive takes place: 4. 36' half right-of-way for the future commercial local street would need to be dedicated at this time. WGA Response: The current PDP submittal shows the dedication of a 36 foot wide half-right-of-way for a future local commercial street along the south property line. The proposed name for this street is “Farkas Place.” See site plans and re-plat drawings. 5. The project is obligated for the half street design and construction of the commercial local street along the southern boundary. Whether it would be beneficial to have this half constructed at this time or financially obligated in a development agreement would likely be at the applicant's preference. WGA Response: The current PDP submittal shows the dedication of a 36 foot wide half-right-of-way for a future local commercial street along the south property line. The proposed name for this street is “Farkas Place.” This street will be constructed when the building on the property to the south is demolished as part of a redevelopment of that property. The design of this street is shown on the civil engineering drawings. Civil Engineer: Patricia Kroetch – (970) 686-6939. This project would be financially obligated for half the construction of the local commercial street at the time the street is constructed as stipulated in a development agreement. 6. Repays for the local street portion of College Avenue frontage improvements and right-of-way would be required of the property prior to the issuance of a building permit in conjunction with the development proposal. WGA Response: Acknowledged: Repays for the local street portion of College Avenue frontage improvements and right-of-way would be required of the property prior to the issuance of a building permit in conjunction with this development proposal. 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com 7. 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. WGA Response: Acknowledged: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. 8. 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 WGA Response: Acknowledged: Transportation Development Review Fee (TDRF) is due at the time of submittal. 9. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer’s expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. WGA Response: Acknowledged: 10. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and determine if a traffic study is needed for this project. WGA Response: A Traffic Memo has been written and will be submitted with this PDP. 11. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). WGA Response: See civil engineering plans. Civil Engineer: Patricia Kroetch – (970) 686-6939 12. A 15' utility easement behind the right-of-way established with the North College improvement project will be required. WGA Response: See civil engineering plans. Civil Engineer: Patricia Kroetch – (970) 686-6939 See re-plat drawings by King Surveying. 13. This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented with any project. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT. WGA Response: The CDOT roadway adjacent to the site and all access points to the site conform to the current access control plan. No changes to the existing accesses are requested. See civil engineering plans. Civil Engineer: Patricia Kroetch – (970) 686-6939 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com 14. Construction improvement plans will be needed for this project. WGA Response: See civil engineering plans. Civil Engineer: Patricia Kroetch – (970) 686-6939 See re-plat drawings by King Surveying. 15. A development agreement will be done with this project. WGA Response: Acknowledged: A development agreement will be done with this project. 16. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. WGA Response: Acknowledged: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 17. Matt Wempe is in transportation planning and his contact information is 416-2040, mwempe@fcgov.com regarding the private drive issue. WGA Response: The current PDP submittal shows the dedication of a 36 foot wide half-right-of-way for a future local commercial street along the south property line. The proposed name for this street is “Farkas Place.” 18. With the discussion at conceptual on public street vs. private drive and sub-phasing, we'll need additional discussion on how full or partial portions are built and what may need to be tied to the first phase in order to prevent a disjointed development plan. WGA Response: The current PDP submittal shows the dedication of a 36 foot wide half-right-of-way for a future local commercial street along the south property line. The proposed name for this street is “Farkas Place.” This street will be constructed when the building on the property to the south is demolished as part of a redevelopment of that property. The design of this street is shown on the civil engineering drawings. Civil Engineer: Patricia Kroetch – (970) 686-6939. This project would be financially obligated for half the construction of the local commercial street at the time the street is constructed as stipulated in a development agreement. ELECTRIC ENGINEERING Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. The existing building is fed from a 1-phase 50KVA transformer on the West side of the building. This transformer is fed from a switch cabinet along College Ave. at the Northeast corner of the existing lot. The 4,400 s.f. addition to the existing building looks like it will impact this primary electric line. WGA Response: See civil engineering Utility Plan. Civil Engineer: Patricia Kroetch – (970) 686-6939 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com 2. Any relocation or modification to the existing electric facilities will be at the owner’s expense. This will need to be coordinated with Light & Power Engineering. WGA Response: Acknowledged: Any relocation or modification to the existing electric facilities will be at the owner’s expense and will need to be coordinated with Light & Power Engineering. 3. Owner will need to submit a C-1 form and One-line diagram with their electrical needs to Light & Power Engineering. A transformer location within 10' of a paved surface will need to be coordinated. Owner may want to consider sizing the transformer for all the additions and new buildings on the property. Contact Light & Power Engineering @ 221-6700. WGA Response: A C-1 form and one-line diagram will be submitted to Light and Power Engineering for review and approval when the development construction plans are submitted for permit. 4. Owner will be responsible for Electric Capacity Fees, Building Site charges and system modification charges where applicable. WGA Response: Acknowledged: The Owner will be responsible for Electric Capacity Fees, Building Site charges and system modification charges where applicable. CURRENT PLANNING Contact: Emma McArdle, 970-221-6206, emcardle@fcgov.com 1. Please submit the memo from our meeting in May regarding the use of this site with your formal submittal. WGA Response: See the enclosed referenced memo. 2. Buffer will need to be examined closer by the environmental planner. 50' buffer is required from top of bank, from the plan I cannot tell where that is, formal plan will need to show this. WGA Response: The 50’ wildlife buffer starting at the southern “top of bank” of the Larimer-Weld Canal (Eaton Ditch) is shown on the site plans. The southern “top of bank” of the Larimer-Weld Canal (Eaton Ditch) was established by an improvement/topo survey by King Surveying. 3. Landscaping shall meet all standards of Article 3. WGA Response: The Landscape Plans C3.1A, C3.1B, C3.2, and C3.2 comply with the Article 3 standards of the Land Use Code. 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com 4. Elevations shall comply with Section 3.5.3, this includes having a recognizable base and top. Please submit a color rendering with your formal submittal, with colors labeled. WGA Response: Building materials and colors are noted on the building exterior elevations submitted for PDP review. A colored rendering of the buildings’ exterior elevations will be submitted before submittal of the final development plans. 5. Modifications may be needed for Orientation to Connecting Walkway and Orientation to build-to lines for street front buildings. WGA Response: A pedestrian connection from the existing sidewalk along North College Avenue to the existing eastern building is achieved by a sidewalk/raised sidewalk under the existing canopy. 6. Please clearly illustrate different phasing on all plans (site, landscaping). WGA Response: Phasing lines are shown on the site and landscaping plans submitted for PDP review. 7. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I will can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hick-up that may occur later in the review process. WGA Response: We are not requesting a neighborhood meeting. 8. 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. WGA Response: Thank you. The Development Review Guide is very helpful. 9. 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. WGA Response: Thank you. This link is very helpful. 10. 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. WGA Response: To the best of my knowledge this submittal meets all LUC development standards. 1449 Riverside Ave. Fort Collins, CO 80524 970-493-2025 Fax: 970-493-2026 Email:wga@wgarchitects.com 11. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/currentplanning/submittals.php. WGA Response: Thank you. This link is very helpful. 12. 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. WGA Response: A check for the Development Review Fee: $5,879.00 + $50.00 sign fee (plus .75 for each APO label) for a Project Development Plan (PDP) With a Subdivision Plat will be included with the submittal. $5,879.00 + $50.00 + ($0.75 x 411 APO labels) = $6,237.25 A check for the Transportation development Review Fee submittal is included. $2,000 + ($0.25 per square foot of building x 12,211 s.f.) + ($250 per acre of total site x 2.92 total acres) = $5,782.75. 13. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750.