HomeMy WebLinkAboutTHE ODELL WINE PROJECT - MJA190002 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
June 07, 2019
Matt Bailey
Fort Collins, CO
Re: 824 E Lincoln Ave
Description of project: This is a request to convert the existing building into a
microbrewery 824 E Lincoln Ave (parcel #9712109001). This is an expansion of the
existing Odell Brewing Company to the west. Access is taken from E Lincoln Ave to the
south. The property is within the General Commercial (C-G) zone district and is subject to a
Major Amendment.
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 Development Review Coordinator,
Tenae Beane, at 970-224-6119 or tbeane@fcgov.com.
Comment Summary
Department: Development Review Coordinator
Contact: Tenae Beane, 970-416-2554, tbeane@fcgov.com
1. The proposed development project is subject to a Type 2 Review. The decision maker
for your project will be the Planning & Zoning Board at a public hearing. For the hearing,
we will formally notify surrounding property owners within 800 feet (excluding public
right-of-way and publicly owned open space).
A neighborhood meeting is required at least 10 days prior to formal submittal of a
development review application. For the neighborhood meeting, we will formally invite
surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal
way to get feedback from surrounding neighbors and identify any potential concerns
prior to the formal hearing. Please contact your Development Review Coordinator to
assist you in setting a date, time, and location. While the neighborhood meeting is an
opportunity for you to share your development proposal, the assigned planner and the
2
City’s Development Review Liaison will help facilitate the meeting.
Response: Noted
2. I will be your primary point of contact throughout the development review and permitting
process. If you have any questions, need additional meetings with the project reviewers,
or need assistance throughout the process, please let me know and I can assist your
team. Please include me in all email correspondence with other reviewers and keep me
informed of any phone conversations. Thank you!
Response: Noted
3. This letter is provided to you in Microsoft Word format. Please use this document to
provide written responses to each comment for submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as all
comments should be thoroughly addressed. Provide reference to specific project plans
or explanations of why comments have not been addressed, when applicable.
Response: Noted
4. For more detailed process information, 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: Noted
5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project; if there are any significant
changes to this project, please let me know so we can adjust the checklist accordingly. I
can always send an updated copy of the Submittal Checklist to ensure you are
submitting the correct materials.
Response: Noted
6. The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide estimated fees, which are due at time of project submittal for formal review.
This is an estimate of the initial fees to begin the Development Review process based
on your Conceptual Review Application. As noted in the comments, there are additional
fees required by other departments, and additional fees at the time of building permit.
The City of Fort Collins fee schedule is subject to change – please confirm these
estimates before submitting. If you have any questions about fees, please reach out to
me.
Response: Fee schedule has been received.
7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off
for routing the same week. Upon initial submittal, your project will be subject to a
completeness review. Staff has until noon that Friday to determine if the project contains
all required checklist items and is sufficient for a round of review. If complete, a formal
Letter of Acceptance will be emailed to you and the project would be officially routed
with a three-week round of review. Meetings to review comments with City staff are held
on Wednesday mornings after the three week reviews.
Response: Submittal appointment has been made.
8. When you are ready to submit your formal plans, please make an appointment with me
3
at least 24 hours in advance. Applications and plans are submitted electronically in
person with initial fees.
Pre-submittal meetings can be beneficial to ensure you have everything for a complete
submittal. I am happy to help set up a pre-submittal meeting if you feel that it would help.
Response: Noted
Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
1. Will the new patio space extend all the way to Lincoln, or are there other program
elements proposed between the patio and the street?
Is the existing pine tree proposed to be removed?
Response: The existing pine tree will remain
Are the remaining unpaved portions of the property proposed to be paved?
Response: The site design aims to not add impervious area.
Is a pedestrian crossing proposed linking the two tasting rooms?
Response: A bridge over the detention pond is proposed to link the two tasting rooms.
Will the driveway access from Lincoln continue to be gated?
Response: No the gate will be removed.
2. Typically, a connecting walkway is required from the street sidewalk to the front door of
the building. The outdoor patio design could be used for part of this connection. This
walkway connection is 6’ wide and does not cross a vehicle drive aisle.
Response: A sidewalk attached to the drive similar to 800 Lincoln has been provided.
Please also consider a pedestrian crossing design linking the main brewery to the new
tasting room. This could be as minimal as highlighting a route with striping and signage
across the driveway.
Response: A bridge over the detention pond is proposed to link the two tasting rooms.
Background on the code requirements:
3.2.2(C)(1)(a) Where complete separation of pedestrians and vehicles and bicycles is not
possible, potential hazards shall be minimized by the use of techniques such as special
paving, raised surfaces, pavement marking, signs or striping, bollards, median refuge
areas, traffic calming features, landscaping, lighting or other means to clearly delineate
pedestrian areas, for both day and night use.
(b) Crossings. Where it is necessary for the primary pedestrian access to cross drive
aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on
pedestrian access and safety. The material and layout of the pedestrian access shall be
continuous as it crosses the driveway, with a break in continuity of the driveway paving
and not in the pedestrian access way. The pedestrian crossings must be well-marked
using pavement treatments, signs, striping, signals, lighting, traffic calming techniques,
4
median refuge areas and landscaping. (See Figure 3.)
3.2.2(C)(5) Walkways.
(a) Directness and Continuity. Walkways within the site shall be located and aligned to
directly and continuously connect areas or points of pedestrian origin and destination, and
shall not be located and aligned solely based on the outline of a parking lot configuration
that does not provide such direct pedestrian access. Walkways shall be unobstructed by
vertical curbs, stairs, raised landscape islands, utility appurtenances or other elements
that restrict access and shall link street sidewalks with building entries through parking
lots. Such walkways shall be raised or enhanced with a paved surface not less than six (6)
feet in width. Drive aisles leading to main entrances shall have walkways on both sides of
the drive aisle.
3.2.2(C)(1)(a) Where complete separation of pedestrians and vehicles and bicycles is not
possible, potential hazards shall be minimized by the use of techniques such as special
paving, raised surfaces, pavement marking, signs or striping, bollards, median refuge
areas, traffic calming features, landscaping, lighting or other means to clearly delineate
pedestrian areas, for both day and night use.
Response: Pedestrian connection to the right of way has been provided similar to 800 E
Lincoln.
3. Existing Buildings Parking Exemption: Change in use of an existing non-residential
building shall be exempt from minimum parking requirements. For the expansion or
enlargement of an existing building which does not result in the material increase of the
building by more than twenty-five (25) percent, but not to exceed five thousand (5,000)
square feet in the aggregate, shall be exempt from minimum parking requirements. For
the redevelopment of a property which includes the demolition of existing buildings, the
minimum parking requirement shall be applied to the net increase in the square footage
of new buildings.
While this is the case, the applicant should be prepared to discuss with the P&Z Board
how parking needs are adequately met on the site (and main site) without impacting
surrounding properties. Minimum parking could be accounted for based on the
non-residential parking table in the code:
(2) Nonresidential Parking Requirements: Nonresidential uses shall provide a minimum
number of parking spaces, and will be limited to a maximum number of parking spaces
as defined by the standards defined below.
(a) The table below sets forth the number of minimum required and maximum allowed
parking spaces based on the square footage of the gross leasable area and of the
occupancy of specified uses. In the event that on-street or shared parking is not available
on land adjacent to the use, then the maximum parking allowed may be increased by
twenty (20) percent.
Use Minimum Parking Spaces Maximum Parking Spaces
Restaurants
a. Fast Food 7/1000 sq. ft. 15/1000 sq. ft.
b. Standard 5/1000 sq. ft. 10/1000 sq. ft.
Bars, Taverns, and Nightclubs 5/1000 sq. ft. 10/1000 sq. ft.
Commercial Recreational
5
a. Limited Indoor Recreation 3/1000 sq. ft. 6/1000 sq. ft.
b. Outdoor .1/person cap .3/person cap
c. Bowling Alley 2.5/1000 sq. ft. 5/1000 sq. ft.
Theaters 1/6 seats 1/3 seats
General Retail 2/1000 sq. ft. 4/1000 sq. ft.
Personal Business and Service Shop 2/1000 sq. ft. 4/1000 sq. ft.
Shopping Center 2/1000 sq. ft. 5/1000 sq. ft.
Medical Office 2/1000 sq. ft. 4.5/1000 sq. ft.
Financial Services 2/1000 sq. ft. 3.5/1000 sq. ft.
Grocery Store, Supermarket 3/1000 sq. ft. 6/1000 sq. ft.
General Office 1/1000 sq. ft. 3/1000 sq. ft. or .75/employee on
the largest shift or 4.5/1000 sq.
ft. if all additional parking spaces
gained by the increased ratio
(over 3/1000 sq. ft.)
are contained within
a parking garage/structure
Vehicle Servicing & Maintenance 2/1000 sq. ft. 5/1000 sq. ft.
Low Intensity Retail, Repair Service,
Workshop and Custom Small Industry 1/1000 sq. ft. 2/1000 sq. ft.
Lodging Establishments 0.5/unit 1/unit
Health Facilities
a. Hospitals 0.5/bed 1/bed
b. Long-Term Care Facilities .33/bed plus 1/two employees on major shift
Industrial: Employee Parking 0.5/employee .75/employee
Response: While officially stating we are exempt from minimum parking requirements,
extensive parking analysis between 800 and 824 E Lincoln Ave has been done to show that we
are meeting Land Use Code requirements.
4. Due to the repurposing of the existing building on the site, there may be some metrics in
the code such as parking lot dimensions, drive aisle widths, etc. in which the project can’t
meet the land use code requirement. If this does arise during the review of the plans, we
can work with you if modifications to the code need to be included with the staff review.
Response: In an effort to protect existing trees and provide correct drive aisle and parking lot
dimensions, the parking stalls have encroached over the western property line.
5. A lighting plan, site plan, landscape plan and building elevations are required with the
submittal application.
Response: These have been included. A lighting plan will be included in the next submittal if
the parking lot configuration is deemed appropriate.
6. Typically, city code requires at least one van accessible handicap parking space for each
parking lot. Because no minimum parking is required with the change of use, staff
recommends that the applicant's architect address federal ADA standards by
demonstrating that the project meets applicable standards with either existing handicap
parking and accessible routes to the project or new accommodations if required by
federal law or through building code.
Response: A van accessible handicap parking space has been provided.
6
7. This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
Response: Noted
8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
Response: In an effort to protect existing trees and provide correct drive aisle and parking lot
dimensions, the parking stalls have encroached over the western property line.
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com
1. Site Specific: There is a reimbursement due to the City for the construction of the
Lincoln Ave before the issuance of a building permit.
Response: Noted
2. 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.
Response: Noted
3. 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: Noted
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.
Response: Noted
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.
Response: Noted
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/standards-and-guides/urban-area-street-standards
Response: Noted.
7. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Response: A 67’ Setback from the Lincoln Ave flowline has been provided.
8. All fences, barriers, posts or other encroachments within the public right-of-way are only
7
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: The project will be applying for a revocable right of way encroachment permit
in order to match the fenceline of 800 E Lincoln
9. The development/ site cannot use the right-of-way for any rain gardens to treat the 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: Noted
10. Doors are not allowed to open out into the right-of-way.
Response: 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: 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: Noted
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. Please provide a narrative and/or an estimate of anticipated change in traffic usage for
the access point. Because the access point and adjacent roadway improvements are
complete and in place, it is likely no further review will be needed.
Response: A traffic narrative has been included in the submittal.
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
1. 2018 IFC
Please note that PFA and the City of Fort Collins have adopted the 2018IFC
Response: Noted
2. UPDATE after staff review meeting
There is an existing fire lane that links to the property to the east which will be shown on
the site plan at the next submission.
Location of fire lane signage will be discussed at that time. Thank you.
8
Response: Fire lane has been shown. This will need to be rerouted through the
new drive lane. Documents vacating and rededicating this easement will be included
in subsequent submittals.
PFA will likely have further comments depending upon MAQs of products and their
storage.
ACCESS
>Access is required to within 150ft of all portions of the exterior perimeter of these
buildings.
>This cannot be measured from Lincoln Avenue because it is classified as an arterial
street therefore a Fire Lane (specifications below) will be required on the property to
achieve this access and shown on the Plat as an Emergency Access Easement or
dedicated by separate document.
>In order to achieve this access the fire lane will be greater than 150ft in length therefore
an approved turnaround will be required.
Response: Noted
3. 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.
> 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.
> Dedicated fire lanes are required to connect to the Public Way unless otherwise
approved by the AHJ.
> 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: Noted
4. OCCUPANT LOAD
>Please note that should the occupant load of the tasting room exceed 49 persons, then
two approved exits will be required
>Should the occupant load be greater than 99 persons, then an automated fire sprinkler
system will be required.
Response: Noted
5. HYDRANT
A hydrant producing 1500gpm at 20psi residual pressure is required within 300ft of this
building. The hydrant located at the entrance from the street shall fulfill this requirement,
however, it is the applicant's responsibility to verify the output. Please contact ELCO for
assistance.
9
Response: Noted
6. SECURITY GATES
Google street view shows a gate across the access from the street. Please note that
gating across a Fire Lane requires the approval of the Fire Marshal. 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.
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.
Response: The gate at the entry to the property will be removed. Any gates added will meet these
requirements
7. ADDRESS
The address shall be clearly visible from the street in no less than 8" tall numerals on a
contrasting background.
Response: Noted
Department: Building Inspection
Contact: Katy Hand, , khand@fcgov.com
1. This will likely be a change of occupancy B-2 to A-2 (50 or more occupants) & F-2 (less
than 16% alcohol content)
Response: Noted.
2. Fire Sprinklers may be required (>99 occupants or >5000 sf fire area)
Response: Occupancy has been kept under 99 to avoid fire sprinklers.
3. Plumbing fixtures counts will need to be brought up to code for the proposed occupancy
load including outdoor/seasonal patio seating.
10
Response: Noted.
4. Accessible upgrades such as an accessible route and restrooms will be required.
Response: Noted.
5. Occupancy separation may be required between the tasting room (assuming A-2) and
microbrewery (assuming F-2).
Response: Noted.
6. Energy code upgrades are required if an increase in energy usage will result from the
new function.
Response: Noted.
Department: Stormwater Engineering
Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com
1. Information Only – This property is located within the FEMA-regulatory, Poudre River
500-year Floodplain, Protected by Levee (shaded Zone X), and must satisfy the safety
standards of Chapter 10 of City Code.
Response: Noted.
2. Information Only - Critical Facilities for At-Risk Populations (schools, nursing homes,
daycares, etc.) and Essential Services (police, fire, hospitals, etc) are not allowed within
the Poudre River 500-year floodplain. As long as this development will not include one of
these types of critical facilities, there will be no floodplain permitting requirements.
Response: Noted
3. Information Only - FEMA is remapping the Poudre River and we are expecting new
regulatory mapping in the next 1-2 years. Any future development will be subject to the
floodplain map and regulations effective at that time.
Response: Noted
4. Information Only - Please contact Heidi Hansen with any questions about development
in the floodplain. hhansen@fcgov.com 970-221-6854.
Response: Noted
5. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Dry Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Response: Noted
6. Documentation requirements (site specific comment):
If there is an increase in imperviousness greater than 1,000 square feet a drainage
report, erosion control 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.
If the increase in impervious area is less than 1,000 square feet, a drainage letter along
with a grading and erosion control plan should be sufficient to document the existing and
proposed drainage patterns.
Response: Noted
11
7. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the existing 24-inch storm drain
located south of the property and north of E. Lincoln Ave.
Response: Noted
8. 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: Noted
9. 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. In the Dry Creek basin the two year
historic release rate is 0.2 cfs/acre.
Parking lot detention for water quantity is allowed as long as it is not deeper than one
foot.
Response: Noted
10. Offsite Stormwater Flows (site specific comment):
There may be offsite stormwater discharges entering this site from the north. Offsite
flows will need to be accepted and passed through the development.
Response: Noted
11. 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: Noted
12. Water Quality and Low Impact Development requirements (standard comment):
If the improvements create or modify greater than 1000-square feet of impervious area,
stormwater quality treatment will need to be provided for the new or modified impervious
areas.
All new or modified impervious areas (greater than 1000-square feet total) will require
stormwater quality treatment. In addition, the City requires the use of Low Impact
Development (LID) methods to treat stormwater quality on all new or redeveloping
property, including sites required to be brought into compliance with the Land Use
Code. There are two (2) categories of LID requirements; the development will need to
meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the
new or modified impervious areas must be treated by LID methods. Of the new or
modified paved areas, 25% must be pervious.
12
2. LID - without Pavers: 75% of all new or modified impervious areas must be treated
by LID methods. This typically consists of a rain garden or bioretention system, but other
options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or LID
water quality methods. Accepted methods are described in the Fort Collins Stormwater
Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria
Response: Noted
13. Erosion control requirements (standard comment):
The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the
Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
Response: Noted
14. 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-dev
elopment
Response: Noted
15. Fees (standard comment):
The 2019 city wide Stormwater development fee (PIF) is $9,142/acre for new
impervious area over 350 square feet and there is a $1,045/acre of site 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 our Utility Fee and Rate Specialists at (970) 416-4252 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: Noted
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 16-inch water main (with cathodic protection) in E. Lincoln Ave with
an existing 3/4-inch water service (HDPE) to the site.
Response: Noted
2. Existing Sewer Infrastructure (site specific comment):
There is an existing sewer service which connects to a sanitary sewer manhole located
13
near the southeast corner of the site.
Response: Noted
3. Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be re-used with this
project will be required to be abandoned at the main.
Response: Noted
4. Service sizing (standard comment):
The applicant will need to confirm that the existing water service is adequate for the
proposed site and building uses.
The water service and meter for this project site will need to be sized based on the
AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows and estimated continuous flows will need to be provided
as a part of the final submittal package for this project.
Response: Noted
5. Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City Code
requirements for wastewater. These requirements include Section 26-306 Wastewater
Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards.
A permit may be required depending on activities on the site; however, discharge
standards apply to every customer, both large and small, regardless of what activities
take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to
discuss these requirements and how they apply to this development.
Response: Noted
6. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Response: Noted
7. Fees (standard comment):
Development fees and water rights will be due at building permit. 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 our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees.
Response: Noted
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. Contact the assigned Development Review Coordinator prior to submittal for the project
if trees may be impacted. A review of trees shall be conducted by City Forestry staff to
determine the status of existing trees and any mitigation requirements that could result
from the proposed development. LUC Section 3.2.1(C) requires 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
one having DBH (Diameter at Breast Height) of six inches or more. Please contact
14
assigned Development Review Coordinator directly at 970-221-6689 or email
DRCoord@fcgov.com to schedule a tree inventory site visit.
Response: Mitigation requirements with the Forester have been determined.
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.
Response: Noted
3. Please submit a site photometric plan and luminaire schedule. In regard to outdoor
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/
Response: Lighting Plan will be included in the second submittal pending approval of
the site layout.
4. Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its residents 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
climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970-416-2410
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) Utilities Building Energy Scoring:
https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein
at 970-416-4325 or klongstein@fcgov.com
4) Solar Rebate Program: 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 Stephanie
Kopplin at 970-416-4295 or skopplin@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
Response: Noted
15
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. 6/4/2019: PRIOR TO FIRST ROUND PDP SUBMITTAL
There appears to be existing trees on-site. Please schedule an on-site meeting with City
Forestry to obtain existing tree inventory and mitigation information. Existing significant
trees should be retained and protected to the extent reasonably feasible. This on-site
meeting should occur regardless if trees are planned to be protected and should occur
prior to the first round PDP submittal.
Response: Mitigation requirements with the Forester have been determined.
2. 6/4/2019: PRIOR TO HEARING
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.
Response: Noted
3. 6/4/2019: PRIOR TO HEARING
Please 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
Response: Noted
Department: Electric Engineering
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
1. There is an existing oval vault and two single-phase transformers (100 kVA & 167 kVA)
located at the southwest corner of the property.
Response: Noted
2. Please coordinate with Light and Power if any service upgrades are required with this
project.
Response: No service upgrades are anticipated
16
3. If any existing electric infrastructure needs to be relocated or underground as part of this
project, it will be at the expense of the developer and will need to be relocated within
Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light
and Power Engineering.
Response: Noted
4. If additional transformers are required, locations will need to be coordinated with Light &
Power. Transformers must be placed within 10 ft of a drivable surface for installation
and maintenance purposes. The transformer must also have a front clearance of 10 ft
and side/rear clearance of 3 ft minimum. When located close to a building, please
provide required separation from building openings as defined in Figures ESS4 - ESS7
within the Electric Service Standards. Please show all proposed transformer locations
on the Utility Plans.
Response: Noted
5. If electrical service is required to be relocated, please provide adequate space along
the private drives to ensure proper utility installation and to meet minimum utility spacing
requirements. A minimum of 10 ft separation is required between water, sewer and
storm water facilities, and a minimum of 3 ft separation is required between Natural
Gas. Please show all electrical routing on the Utility Plans.
Response: Noted
6. The services to the buildings are consider a commercial service; therefore, the service
lines from the transformers to the meters are owned and maintained by the property
owner.
Response: Noted
7. If additional meters are required, they will need to comply with our electric metering
standards. Electric meter locations will need to be coordinated with Light and Power
Engineering. Reference Section 8 of our Electric Service Standards for electric
metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN
AL_18November2016_Amendment.pdf
Response: Noted
8. If service upgrades are required, a commercial service information form (C-1 form) and
a one-line diagram for all commercial meters will need to be completed and submitted
to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is
below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Response: Noted
9. Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development. Please
contact me or visit the following website for an estimate of charges and fees related to
this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees
Response: Noted
17
10. For additional information on our renewal energy programs please visit the website
below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go-renewable
Response: Noted
11. Please contact Cody Snowdon with Light & Power Engineering if you have any
questions at (970) 416-2306. Please reference our policies, construction practices,
development charge processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Noted
Department: Technical Services
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. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
Response: Noted
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.
Response: No platting is anticipated with this project.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early 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 PDP submittal. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage, type
of construction, and energy compliance method being proposed. Applicants of new
commercial or multi-family projects should contact their Development Review Coordinator to
schedule a pre-submittal meeting.
Construction shall comply with the following adopted codes and standards as
amended:
2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
18
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads:
Risk Category ll (most structures):
* 140mph (Ultimate) exposure B or
* Front Range Gust Map published by The Structural Engineer's Association of
Colorado
Risk Category l: 130mph (Ultimate) exposure B
Risk Category lll & lV: 150mph (Ultimate) exposure B
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4
Residential Provisions
2. Multi-family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2018 IECC Chapter 4 Commercial
Provisions.
Current codes and amendments are effective as of January 12, 2019. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building
Services office.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter@fcgov.com