HomeMy WebLinkAboutALLIED BUILDING PRODUCTS - PDP - PDP180015 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWOctober 9, 2018
Re: 2155 Midpoint Dr. Response to Staff Comments for CRT.
Description of project: This is a request to construct an open lean-to structure at 2155 Midpoint Dr
(parcel #8720220002). The proposed facility would be used store and distribute building materials. A
u-shaped access drive is proposed with two connections to Midpoint Dr. The property is currently
developed. The proposed project is within the Employment (E) zone district and is subject to Administrative
(Type 1) 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
10/9/2018 Baseline Comment Responses are provided in BLUE text below:
Comment Summary:
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. Existing Water and Sewer Infrastructure (site specific comment): There is an existing 8-inch water main
in Midpoint Drive with an existing 3/4-inch water service to the site. There is an existing 33-inch sanitary
sewer trunk main located along the southerly (back side) of the lots in this area. This project application did
not indicate need for additional water or sewer services to the new building. Please contact Water Utilities
Engineering if utility improvements become anticipated.
Response: The proposed structure will not require water or sewer service.
Department: Traffic Operations
Contact: Tim Tuttle, , TTUTTLE@fcgov.com
1. The anticipated change in traffic volume is not expected to meet the threshold of requiring a Traffic
Impact Study. Based on section 4.2.2.E of the Larimer County Urban Area Street Standards (LCUASS),
the Traffic Impact Study can be waived.
So noted.
2. Work with engineering on any required frontage improvements along Midpoint Dr.
So noted.
Department: Technical Services
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Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please
make your consultants aware of this, prior to any surveying and/or design work.
Response: This project is on the NAVD88 vertical datum.
2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat
title/name.
Response: This project will not be submitting a replat for the site.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. 5/31/2018: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control
Materials need to be submitted. The erosion control requirements can be located in the Stormwater Design
Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion control
requirements can be found at www.fcgov.com/eroison. The Erosion Control Materials will need to be
submitted at time of the first round of FDP. If you need clarification concerning the Erosion Control Material
Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015
jschlam@fcgov.com
Response: An Erosion Control Report has been prepared and submitted. The erosion and sediment control
measures are included in the Utility Plan set.
2. Master plan and criteria compliance (site specific comment): The design of this site must conform to the
drainage basin design of the Poudre River Master Drainage Plan as well the Fort Collins Stormwater
Criteria Manual. In addition, this site is part of Centerpoint Plaza development and must conform to the
drainage design of the approved development plans. It appears as though the Drainage Report Addendum
for Centerpoint Plaza, Phase 1, dated 11-11-2005 may have accounted for adequate impervious area from
this lot that the detention pond may already be adequately sized. However, the drainage engineer will need
to provide analysis showing that the design of this site conforms to those previous development plans.
Response: This site was included in the Centerpoint Plaza, Phase 1 Drainage Report. The Centerpoint
Plaza Subdivision is required to provide WQCV, but is allowed to release developed flows directly to
Spring Creek. The outlet structure was improperly constructed and modifications are discussed in the
drainage report for this project and a detail is included on the Utility Plans showing proposed modifications.
3. Documentation requirements (site specific comment):A drainage report and construction plans are
required and they must be prepared by a Professional Engineer registered in the State of Colorado. The
drainage report must address the four-step process for selecting structural BMPs.
So noted. A drainage report and construction plans have been submitted, the DCIA and Four Step Process
are discussed in the report.
4. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be to
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the detention basin and/or the storm piping system located on the lot to the west. Outfall to the street
surface could also be possible if enough grade difference is available.
Response: The site is currently graded to drain to the existing WQC pond in the southern portion of Lot 1.
5. Imperviousness documentation (standard comment): It is important to document the existing
impervious area since drainage requirements and fees are based on new impervious area. An exhibit
showing the existing and proposed impervious areas with a table summarizing the areas is required prior to
the time fees are calculated for each building permit.
Response: An exhibit will be provided prior to application of the building permit.
6. Detention requirements (standard comment): When improvements are proposed to an existing
developed site and there is an increase in impervious area greater than 1000 square feet, onsite detention
is required with a 2-year historic release rate for water quantity. Parking lot detention for water quantity is
allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet
of new impervious area, a site grading plan is required along with the impervious area documentation.
Response: See response to comment 4 above.
7. Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became
effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the
drainage design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the drainage report. Upon
completion of the project, the engineer will also be required to upload the approved spreadsheet onto the
Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended
detention basins.
Response: See response to comment 4 above.
8. Standard water quality requirements (standard comment): Fifty percent of the site runoff is required to
be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual,
Volume 3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-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: All impervious area runoff is directed over grass areas prior to being conveyed to the WQC
pond.
9. LID requirements (standard comment):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:
1. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
2. 75% of all newly added or modified impervious area must be treated by LID
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techniques.
Response: All impervious area runoff is directed over grass areas prior to being conveyed to the WQC
pond.
10. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is complete and the
maintenance is handed over to an HOA or another maintenance organization. Standard operating
procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of
the Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-developement
Response: There is an existing WQC pond that was designed for Centerpoint Plaza, Phase 1, which
included Lot 2.
11. Fees (standard comment):
Stormwater Development Fees include two components: Plant Investment Fees (PIFs) and Review
Fees.
1. PIFs (2017) are $8,217/acre of new impervious area over 350 square feet ($8,217 x %
imperviousness x site acreage)
2. Review Fees are $1,045/acre of new impervious area and based on the impervious area rate factor
(i.e. $1,045 x rate factor (based on % imperviousness) x site acreage)
Fees are to be paid at the time of the issuance of the first building permit. There are no fees charged
for existing impervious areas. Stormwater Development Fees for parking lots or other projects that do
not require a building permit are due prior to project approval. The fees are calculated the same as for
project sites with buildings. More information on stormwater fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees.
So noted.
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
1. 6/4/2018: There appear to be existing trees on-site. Please schedule an on-site meeting with City
Forestry to obtain tree inventory and mitigation information. Existing significant trees should be retained to
the extent reasonably feasible. This meeting should occur prior to first-round PDP.
City Forester examined existing trees on site and determined the condition of all six (6) trees along the
west property line. It was determined that trees could be removed and replaced with mitigation replacement
trees or kept with treatment. It was concluded that the malus species in the northwest corner is in fair
condition but would be removed for the construction of the pedestrian side walk. Two (2) mitigation trees at
3” caliper will replace the tree and are shown on the plan. The four (4) fraxinous species along the west
side of the lot are in poor to fair plus condition and will be removed. They will be replaced by six (6)
mitigation trees at 3” caliper. Mitigation trees are identified on the landscape plan. The malus species in the
southwest of the property is in fair condition and will remain.
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2. 6/4/2018:Please provide a landscape plan that meets the Land Use Code and 3.2.1
requirements. This should include, but is not limited to, including the City of Fort Collins General
Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List –
species, quantity, size, method of transplant, and species percentage, and including current and
proposed utility lines as well as proper tree separation requirements. Please contact Molly Roche
(mroche@fcgov.com) if you have any questions.Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
Eight (8) trees identified on plan as mitigation trees at 3” caliper to replace five (5) removed trees. A
landscape plan is included with this application.
3. 6/4/2018: Include locations of any water or sewer lines on the landscape plan. Please adjust street
tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and public water, sanitary, and storm sewer service lines
4’ between trees and gas lines
Trees have been placed to avoid any sewer, water, or utility lines. Utilities are shown on landscape
plan.
Department: Fire Authority
Contact: Andrew Rosen, , arosen@fcgov.com
1. ACCESS
>Access is required to within 150ft of all exterior portions of the perimeter of this building. Midpoint
drive is a collector street so can be used for this measurement. However, this planned building is
approximately 90ft out of compliance for this requirement therefore a fire lane will be established on
the property to provide this required access. The driveway to the existing building would be appropriate
if it complies with the fire lane specifications shown in comment 2 and shown on the Plat as an
Emergency Access Easement (EAE) or dedicated by separate legal document.
>This proposed storage building development triggers a re-evaluation of the fire access for the existing
building which is also required to be in compliance with the 150ft access. If there is no pre-existing EAE
for the existing building, then one shall be established to provide access to within 150ft of all external
portions of that building.
Response: An EAE will be dedicated by separate legal document prior to approval of the FDP.
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2. 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 dedicated by plat or separate document as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
Where road widths exceed 20ft in width, the full width shall be dedicated unless otherwise approved by
the AHJ.
> 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 red curb and/or signage, and maintained unobstructed at all times. Sign locations or red
curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign
type, placement, and spacing. Appropriate directional arrows required on all signs.
Response: Requirements and signage noted. This will be finalized once the site plan has been fixed by
City and Owner review. AnEasement is shown access to access, signs are noted on the site plan.
3. FIRE SPRINKLER
>Any building greater than 5,000sqft is required to be designed with an approved fire sprinkler system
or method of fire containment. This storage building is 6,600sqft but has a fully open side to the east.
>A fire sprinkler or plan for fire containment will not be required at this time.
>Should this building be redesigned to fully or partly enclose the east side, then this will trigger the
requirement for a sprinkler system or fire containment.
So noted.
4. GATING
No gates are allowed across required fire accessways without an approved means of emergency
operation which, in these two locations on the west side, could be a padlock and chain that can be cut
with regular tools. If the two gates on the west side are planned to be electronically operated, then an
approved means of emergency operation will be required. Code language follows:
>IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by
the fire chief. Where security gates are installed, they shall have an approved means of emergency
operation. The security gates and the emergency operation shall be maintained operational at all times.
>IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times and replaced or repaired
when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for
emergency access. Emergency opening devices shall be approved by the fire code official. Gates must
have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority.
6. Gate design and locking device specifications shall be submitted for approval by the fire code official
prior to installation.
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7. Electric gate operators, where provided, shall be listed in accordance with UL 325 and have a
means of emergency, manual operation during power loss.
8. Gates intended for automatic operation shall be designed, constructed and installed to comply with
the requirements of ASTM F 2200.
So noted.
5. ADDRESSING/WAYFINDING
>It is noted on GIS that this lot is actually addressed as 2145 Midpoint Drive but owned by the same
entity as 2155 Midpoint Drive. It is suggested that 2155 be used until such time as the property is sold
or developed further .
>To assist with prompt emergency response, the address shall be clearly visible from the street on the
existing building and proposed new building. Due to the setback of the existing building, the full
address in 14" high letters and numerals should be attached to the north elevation of the existing
building so it is clearly visible from Midpoint Drive. The proposed storage building should have the
address in 8" numerals including unit identifier.
So noted.
6. HYDRANT The hydrant is noted on the west side of the driveway. No action required.
So noted.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. 1. If trees are to be impacted: Please note LUC Section 3.2.1(C) requiring developments to submit a
landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that:
"...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian
environment.¿ Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height)
of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a
review of the trees shall be conducted with Ralph Zentz, Senior Urban Forester (970-221-6302 or
rzentz@fcgov.com) to determine the status of the existing trees and any mitigation requirements that
could result from the proposed development.
Molly Roche has been contacted and consulted in the state and recommendations of existing trees.
Please refer to the landscape plan for detailed plant specifications.
2. 2. 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, butterflies,
songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native
Plants document available online and published by the City of Fort Collins Natural Areas Department
for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also
see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
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The Fort Collins plant list was used to specify plants for this project.
3. 3. In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night
and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color
temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider
fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Site
light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare
[see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives.
For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
So noted.
4. 4. Our city has an established identity as a forward-thinking community that cares about the quality
of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many
sustainability programs and goals that may benefit this project. Of particular interest may be:
1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at 970-416-2230 or
climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or jnagel@fcgov.com
3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at 970-416-4238 or
traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at
970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at
970-221-6213 or jscharton@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at
stacy@bikefortcollins.org or 970-481-5577
8) Urban Agriculture: http://fcgov.com/urbanagriculture. In addition, the Northern Colorado Food
Cluster is sponsored and supported by the City of Fort Collins; the Executive Director can be reached
at director@nocofoodcluster.org.
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.
So noted.
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
1. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building
permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions.
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So 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
So noted.
3. Thank you for showing the required public sidewalk along Midpoint drive on the conceptual site plan
– the proposed horizontal configuration would meet LCUASS standards.
4. 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.
There doesn’t appear to be damaged or removed curbs and gutters. However, there will be new curbs
and gutters installed as shown in the Improvement Plans.
5. 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.
All ramps and accessible routes are ADA compliant and shown on the plan.
6. Any public improvements must be designed and built in accordance with the Larimer County Urban
Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/streets
So noted.
7. 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 include the standard utility easements that are to be provided behind the right-of-way (15
foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on
the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php
So noted.
8. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
Response: There will be no new utilities to this project.
9. 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.
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Response: This project is on the NAVD88 vertical datum.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on
the site.
Response: Comment noted
11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking
design.
Response: Additional parking is not anticipated for this storage structure as it will be unoccupied.
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 the
Engineering Department for review and approval prior to installation. Encroachment items shall not be
shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is
revoked then the site/ landscape plan is in non-compliance.
So noted.
13. The development/site cannot use the right-of-way for any Low Impact Development to treat the
site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design
standards for these are still in development.
So noted.
14. Doors are not allowed to open out into the right-of-way.
So noted.
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: Bike parking is not anticipated for this storage structure as it will be unoccupied.
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.
So noted.
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Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. If there are any additions anticipated to the existing electric service that Light and Power
provides please call Luke Unruh at 970-416-2724 to discuss the fees that will apply.
So noted.
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. I assume the shed opens to the east to allow trucks to pull up to the lean-to and quickly load up or
offload materials. If so, that means the eastern portion of the lot will most likely be a yard space with
road base or some other impervious material with little to no visual interest. If this is the case, you must
screen this yard space from the street.
Landscape planting has been used to screen the east property line per landscape standards in Fort
Collins Land Use Code Section 3.2.1.
2. Keep in mind you may not use chain link fence for screening purposes.
So noted.
3. You will need to submit a landscape plan as part of this project. Staff will be looking for street trees
planted along Midpoint Dr. every 30-40’ along with landscaping providing visual relief to the building for
all portions of the building visible from the street.
A landscape plan is included with this application addressing street tree requirements as well as visual
relief and screening from the street and adjacent properties.
4. Note that the Land Use Code requires no one species of tree make up a certain percentage of the
overall number of trees proposed. These maximum percentages are:
10-19 trees – 50%
20-39 trees – 33%
40-59 trees – 25%
60 or more trees – 15%
So noted.
5. How do you propose to provide parking? Where will this parking be located? Your parking ratio will
be based on the number of employees since the most akin use to the one proposed is Industrial. The
minimum amount of parking for Industrial uses is 0.5 spaces per employee while the maximum
amount of parking allowed is 0.75 spaces per employee.
Response: The apron on the plan adjacent to the lean-to is not a parking lot. It is a storage yard that is
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not intended to be occupied by any parking or employee parking. All parking associated with the
project is in the existing adjacent property.
6. Your parking lot will need to be landscaped per the standards in Land Use Code section
3.2.1(E)(4)-(5). 6% of the interior of your parking lot will need to be landscaped. You will need to screen
the perimeter of the parking lot from adjacent properties with landscaping, fencing, a low wall, or berm.
If you choose to screen the parking lot with landscaping, you will need to provide tree plantings every
25’ along any street and every 40’ along a side lot line.
A landscape plan is included with this application addressing landscape requirements pertaining to
parking lot perimeter landscaping as well as visual relief and screening from the street and adjacent
properties. Regarding interior parking lot landscaping, the apron on the plan adjacent to the lean-to is
not a parking lot. It is a storage yard where there will be no parking. All parking associated with the
project is in the existing adjacent property.
7. Industrial uses require at least 4 bicycle parking spaces. These can be provided through fixed racks.
Please include a detail of the proposed bike racks as part of your formal submittal.
Response: This project is for an unoccupied storage shed, no additional employment is anticipated.
8. As part of your formal submittal you will need to submit elevations for the proposed lean-to and
fence. The proposed lean-to will need to meet the architectural compatibility requirements in Section
3.5.1 of the Land Use Code. This means the proposed lean-to will need some sort of architectural
features to break up the building to have some sort of visual interest.
Response: Elevations have been submitted.
9. Normally, the proposed building would need to be located no more than 15’ away from the ROW
per Section 3.5.3(C)(2)(b) of the Land Use Code. You may avail yourself to the contextual setback
based on how far adjacent buildings are setback from Midpoint Dr. If you choose to use the contextual
setback, you will need to provide an analysis and rationale as to why you are choosing to use the
contextual setback.
Response: The proposed building is located 15’ from the ROW.
10.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 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 hiccups that may occur later in the review process.
Response: Comment noted.
11. 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.
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So noted.
12. 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.
So noted.
13. 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.
So noted.
14. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
So noted.
15. 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.
So noted.
16. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that 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 should call 970-416-2748 or 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.
Construction shall comply with the following adopted codes as amended:
2015 International Building Code (IBC) with local amendments
2015 International Residential Code (IRC) with local amendments
2015 International Energy Conservation Code (IECC) with local amendments
2015 International Mechanical Code (IMC) with local amendments
2015 International Fuel Gas Code (IFGC) with local amendments
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2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Current codes and amendments are effective as of July 17, 2017. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building
Services office.
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: 129vult or 100mph 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or 2015 IECC Residential
Provisions
2. Multi-family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2015 IECC Chapter 4 Commercial
Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter@fcgov.com