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HomeMy WebLinkAboutSTODGY BREWING - PDP190012 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1 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 August 17, 2018 Natalie Yoder 1205 Columbine Ct Fort Collins, CO 80521 Re: 1802 Laporte (Brewery) Description of project: This is a request to convert the existing commercial building at 1802 Laporte into a small brewery and taproom (parcel #9710200061). Exterior space will be landscaped and used as a patio. Primary site access is to the south from Laporte Ave. The proposed project is currently in Larimer County and will be annexed upon development. The property is designated Limited Commercial (C-L) as part of the Northwest Subarea plan and is subject to Administrative (Type 1) review. This zoning would be established at the time of annexation. 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: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com 1. The site will need to be annexed and zoned prior to processing the development application. COMPLETE 2. The designated use is Microbrewery/Distillery. This is defined in the LUC as: a facility that produces no more than fifteen thousand (15,000) barrels per year of fermented malt beverages on site and shall include a taproom in which guests/customers may sample the product. We fit this category. 3. Parking exemption LUC3.2.2(K)(2)(b): Change in use of an existing 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 2 (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. Understood. See #4 response. 4. Staff recommendation for parking: With the above comment noted, sufficient off-street parking for vehicles will be an important consideration as staff assumes that nearby residents may be concerned if nearby residential streets are used as overflow parking, and on-street parking on LaPorte is not permitted. LUC allows between 7 and 14 spaces based on the building’s 6520 gross square feet. This could be shown as phased parking to meet future demand. Staff recommends that the vehicle area also provide space for food truck parking, general loading and also incorporate flex space for events or outdoor gathering. We are adding parking regardless of this requirement. 1804 Laporte ave will be demolished and the lot will offer ~22 parking spots for customers. The existing east parking lot will be used for employees and offer ~5 spots. There is a designated location for food trucks. 5. Parking: Minimum of 1 handicap van-accessible space is required. This must be paved and provide an ADA access path into the building. There is one ADA space in our plan. 6. Parking configuration: Both existing parking lots do not meet city criteria. The dead-end parking lot and proximity of parking to Laporte is problematic, both from a safety perspective and an operational perspective. Our new parking plan was made in coordination with the city code and the west driveway was designed to maximize parking and safety while meeting these codes. Our east driveway will be used as an employee only parking lot, reducing traffic and use. 7. Staff recommends that a new parking lot and vehicle use area be provided that meets city standards. Parking lot landscaping requirements and parking lot layout/design, placement of parking lot islands, dimensions, widths, etc. are important considerations. The design team should review the standards in LUC 3.2.1 and 3.2.2. One notable requirement is that parking lots must be paved with a hard surface such as asphalt, concrete, or pavers. If it’s helpful to provide some flexibility with these standards, we can discuss this. Modifications can be proposed to LUC standards. The applicant team should review these modification criteria as listed in LUC Division 2.8. We plan on installing a pervious parking area such as TrueGrid pavers. The main driveway and ADA spot will be paved. 8. East Parking lot: The parking lot to the east will need to be removed and reconfigured to accommodate a new Natural Habitat Buffer along the Larimer Canal. The driveway entrance location is also a compliance issue, engineering comments will cover that topic. Our existing parking lot can remain according to Stephanie Blochowiak, environmental planning. The existence a second driveway has been addressed by a granted variance on July 29th , 2019. 9. West Parking lot: The entrance drive width for the west location is too wide, and the entrance location is also a compliance issue, engineering comments will cover that topic. The parking lot is also unsafe. The parking is too close to the street, angle spaces don’t work, and there will be cuing/stacking issue and patrons enter the property This parking area has been completely redesigned to meet city code. 10. Is 1804 Laporte Ave. part of the project? This will need to be included in the annexation and the PDP if it is part of the parking area. This has already been annexed and 1804 will be a combined parcel with 1802 and 1800. 11. Sidewalk to the front door from the street: LUC 3.5.3. A connecting walkway is required, 6 feet in width. A connecting walkway directly connects the main entrance of the building to a street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot 3 outlines which are not a direct route. This is in our plan. 12. Vehicle screening: Any parking area that is adjacent to the street frontages must be screened with landscaping. A combination of landscaping and low fencing is also an option. Staff recommends a low fence be incorporated. We will use a mix of low fencing and landscaping to screen all parking areas 13. Vehicle setback: A parking lot setback is required along LaPorte. Per LUC 3.2.2(J), the average setback shall be 15 feet, with a minimum setback of 5 feet. If the project cannot meet this standard, a code Modification could be requested. A reduced setback could be supported with more attention to parking lot screening. We will be requesting a code modification for this setback so that we can safely optimize parking and offer ample parking to our customers. 14. Building location: Typically new buildings must be placed along the street with a “build-to-line” (BTL), as explained in LUC 3.5.3. With the BTL, parking would go to the side or rear of the building, and not between the building and the streets. Existing buildings are exempt from this BTL requirement. However, the placement of the parking lot makes screening more of a consideration. Staff recommends that landscaping/low fencing be provided to screen/soften parking from the street. This will also satisfy C-L requirements which require that loading operations be screened architecturally from public view (LUC 4.24(D)) We will screen all parking from street, but screening the loading area is physically impossible with the layout of this site and the location of our loading door. 15. Building standards; The architect/design team should review the Building Standards in LUC 3.5.1 and 3.5.3 of the land use code. It’s likely that the existing building does not comply with these standards and that we will need to discuss further how to address this. This also requires screening of any outdoor storage associated with the brewery operations. We have no outdoor storage areas for the brewery. 16. Bicycle parking: Bicycle parking requirements can be found in LUC 3.2.2(C)(4). The brewery would require one space per 500 sq ft., and a minimum of 4 spaces. We hope that most of our patrons will bike or walk to our brewery. We plan to offer 50 bike parking spaces for customers and employees. 17. Site Lighting: A lighting plan and lighting details are required. See example. See lighting plan 18. Trash and Recycling Enclosures: LUC 3.2.5(B) All development shall provide adequately sized, conveniently located, accessible trash and recycling enclosures to accommodate the specific needs of the proposed use. Contact Jonathon Nagel for more details -- Email: jnagel@fcgov.com Office: 970-416-2701 See site plan 19. Mechanical Screening:LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible. In addition, conduit, meters, vents and other equipment attached to the building or protruding from the roof shall be painted to match surrounding building surfaces. The current roof layout allows for ample room to install all equipment away from the public eye. 20. 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. We have invited all neighbors adjacent to our property to meet and learn about our plans prior to owning this building. We don’t think we need a neighborhood meeting but encourage anyone who wants to know more about our project to email me at natalie@stodgybrewing.com 21. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color 4 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. Thanks 22. 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. Thanks 23. 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. Thanks, we will be requiring a few modifications 24. Please see the Submittal Requirements and Checklist at:http://www.fcgov.com/developmentreview/applications.php. Thanks 25. 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 submit OK 26. When you are ready to submit your formal plans, please make an appointment with your Development Review Coordinator, Tenae Beane at 970-224-6119 or tbeane@fcgov.com. OK Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Please note that our engineer on the project has changed to Katie Andrews 1. The access design for the site should be a single point that aligns with Frey Avenue across Laporte Avenue in order to meet access spacing design and requirements for Laporte Avenue and its minor arterial roadway classification. Variance granted for this on July 29th , 2019 2. The development proposal would be required to design and construct Laporte Avenue as a minor arterial in accordance with City requirements under the Larimer County Urban Area Street Standards. Additional pavement, along with detached sidewalk (that attaches to the existing sidewalk at the canal crossing), curb and gutter, and a landscaped parkway would be constructed along the frontage. Offsite design of Laporte Avenue to the west to show how future improvements would tie into completed existing conditions would be required. Please note that there appears to be a shifting of the alignment of Laporte Avenue along the general area which would need to be accounted for in the roadway design. See street plans 3. Right-of-way dedication along Laporte Avenue may be required and would be determined as part of the roadway design for Laporte Avenue as a minor arterial. A 15 foot utility easement behind the right-of-way would then be required to be dedicated. AgPro engineers have added this to our plans 4. Restriping of Laporte Avenue to conform with the minor arterial roadway classification may be needed in conjunction with the roadway improvements. The implementation of the center turn lane of a minor arterial for this stretch of Laporte Avenue would be likely in this regard. Happy to do this, see street plans 5. The remaining comments are provided as standard comments for development as reference.OK 6. 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. OK 7. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional 5 information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php OK 8. 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. This property has no existing curb gutter or sidewalk, so this does not apply to us. 9. 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. OK, see plan 10. 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 OK 11. 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 OK 12. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. OK 13. 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. OK 14. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site OK 15. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design OK 16. 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 OK, we will apply for encroachment permit if needed for our parking screen and patio fence. 17. Doors are not allowed to open out into the right-of-way. OK 18. 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. OK, our bike parking will be close to the building and not in the right of way. 19. 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. OK Department: Fire Authority 6 Contact: Andrew Rosen, 970-416-2599, arosen@fcgov.com 2018 IFC CODE ADOPTION 1. Poudre Fire Authority and the City of Fort Collins are in the process of adopting the 2018 International Fire Code. Code adoption is anticipated in early 2019. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. OK 2. CHANGE OF USE Any change of use will require the existing building to meet current fire code requirements We will do this by building internal firewalls to break up the building into areas less than 5,000sqft 3. ACCESS Fire access is required to within 150ft of all external portions of the perimeter of each building. This cannot be measured from Laporte Avenue because it is classified as an arterial street. This facility is out of compliance with this criteria by approximately 200ft. This can be mitigated by establishing a Fire Lane (Emergency Access Easement or EAE) on the property from the public way. This EAE should be shown on the Plat or dedicated by separate legal document. Fire lanes shall be constructed to the following 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: a. > Shall be dedicated by plat or separate document as an Emergency Access Easement. b. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. c. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. d. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. e. > 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. f. > Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. g. > 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. h. Please see site plans, I have emailed them to Andrew prior to submittal and he said we were ok with the current access plan. 4. FIRE CONTAINMENT Buildings over 5,000 square feet shall be sprinklered or fire contained. Other code requirements other than square footage may drive a fire sprinkler system. Assembly occupancies with an occupant load greater than 99 persons shall require a fire sprinkler system. We plan on using fire containment. 5. WATER SUPPLY;A fire hydrant capable of providing 1,500 gpm at 20 psi residual pressure is required within 300' of any commercial building. An existing hydrant to the west, on the north side of Laporte Ave appears to meet hydrant location requirements; however, it is the responsibility of the applicant to verify pressure and volume output. OK 6. ADDRESS POSTING New and existing buildings shall have approved address numbers placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. OK 7. BREWING OPERATIONS; Brewing operations are not inherently dangerous unless combustible dust is a by-product associated with the handling or milling of grain. Combustible dust is defined as finely divided solid material which is 420 microns or less in diameter which, when dispersed in air in the proper 7 proportions, could be ignited by a flame, spark or other source of ignition. Refer to sections 2201-2204 of the International Fire Code. There is no milling in the operation, just grain crushing (no fine flour is produced). The crushing will take place in it’s own room surrounded by 2hr firewalls. 8. FIRE PITS; Gas fired, fire pits shall be located in a permanent/fixed location, such as a built-in fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. OK Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. Master plan and criteria compliance (site specific comment):The design of this site must conform to the drainage basin design of the West Vine Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. OK 2. 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. See drainage report 3. Stormwater outfall (site specific comment):The primary stormwater outfall option for this site appears to be the roadside swale in Laporte Ave. The irrigation ditch may also be an adequate stormwater outfall location provided an agreement from the ditch company is obtained and the release into the ditch does not exceed the historic release rate into the ditch. This property primarily drains into the swale on Laporte Ave (see drainage plan). 4. 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. OK 5. 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. For the West Vine Basin, the 2-year historic release rate is set at 0.35 cfs/acre. There is no proposed increase in impervious space, but instead a decrease. 6. 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. OK 7. 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). 8 (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. OK 8. 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 techniques. OK 9. 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. OK 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-development OK 11. Fees (standard comment):Stormwater Development Fees include two components: Plant Investment Fees (PIFs) and Review Fees. a. PIFs (2017) are $8,217/acre of new impervious area over 350 square feet ($8,217 x % imperviousness x site acreage) b. 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) c. 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-fee s or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. OK Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. Existing Water Infrastructure (site specific comment):There is an existing 20-inch water main in Laporte Ave. There are existing 3/4-inch water service that serve 1802 and 1804 Laporte Ave. It is assumed there will need to be an increase in water service with this project. However, even if no changes are made to the services, this project will need to meet the standards for commercial service, which includes back flow prevention and necessary water and wastewater fees for the difference between commercial and residential service. We believe the ¾” tap will be adequate for this project and plan on purchasing additional raw water if we get close to our yearly allotment. 9 2. Existing Sewer Infrastructure (site specific comment):There is an existing 8-inch sanitary sewer main that at the end of Frey Avenue, which is the nearest connection point to this site. With site development, a connection into public sewer will be required and the existing septic systems will need to be removed or abandoned per County Health Department requirements. See plans, we will connect into the sewer on Frey twice, once for 1800 and once for 1802. Only 1802 will be hooked up at this time, the other will be stubbed off for future use. 3. Service separation (standard comment):Separate water and sewer services will be required to service residential uses and commercial uses if a mixed-use building will be proposed with this development. 1800 (which is existing commercial) will be an extension of 1802 and used by the brewery. In the future, if 1800 has a separate commercial user, water and sewer will be separated. 1804 (residential) is being demolished. 4. Service abandonment (standard comment):Existing water services that are not planned to be re-used with this project will be required to be abandoned at the main. 1804 services will be abandoned at the main. 5. Service sizing (standard comment):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. OK 6. 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. OK 7. 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 OK 8. 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-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. OK Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitats and features as defined by LUC (Larimer Ros No 2, wetlands, riparian forest). Per LUC 3.4.1(E) buffer zone standards range from 50 to 100 feet for these features. Buffer standards are measured from the “top of bank” of ditches or streams and from the outer edges of wetlands. A memo-based (2-3 page) ECS can be submitted for this proposed project. The ECS informs the design of a delineated Natural Habitat Buffer Zone(s) (NHBZ) incorporated into the development design. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_usePlease contact me to discuss the scope and requirements of the ECS further [and /or to arrange an on-site visit]. The ECS is due a minimum of 10 days prior to the PDP submittal. Completed, attached to package. 2. The ECS should address: 10 a. all items (a)-(l) of LUC 3.4.1(D)(1) available for view online; b. feature(s) size, the "top of bank" of any stream or ditch, the edge(s) and/or edge of wetlands;\ c. whether jurisdictional wetlands may be impacted by the proposed project. Please refer to handouts provided at review meeting 8/16/2018. OK 3. Note Policy LU6 in the Nature in the City Strategic Plan specifies that the multiple values of the City’s ditch system, including wildlife habitat and ecological functions, should be supported and protected. This includes keeping ditches daylighted when appropriate, removing barriers to wildlife movement along ditches, enhancing habitat, and improving connectivity for people and wildlife where appropriate. Thus the City recommends leaving ditches open, incorporating these features as amenities into site design and enhancing them as part of a connected corridor for people and wildlife. The ditch area will be left untouched for this development proposal, as will all the vegetation around it. 4. Note NHBZ design can be determined through applying quantitative or qualitative standards. The nine qualitative performance standards are outlined in LUC Section 3.4.1(E)(1). OK 5. Note that within a designated Natural Habitat Buffer Zone, the City has the ability to determine if the existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [Section 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures will be required. OK 6. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. OK 7. If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife and additional protection standards may be necessary. Current known red-tailed hawk nest within Salud site is located to the west and beyond (> 500 ft) from this proposed project site. OK 8. Contact City Forestry to schedule an inventory of onsite trees. 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. If trees may be impacted then a review of trees shall be conducted with Ralph Zentz, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the proposed development. Completed. 9. If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." OK 10. 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 11 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. We plan on using a special fescue blend for high traffic and low water use for our main turf area. Our plant list is extensive and includes low water pollinator and bird friendly ornamental plants, and mid water use edible plants (fruit trees, hops, etc). 11. 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 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)]. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Several departments within the City of Fort Collins have been working together to address this issue; they are referred to as the City’s Night Sky team. Results of the team’s work can currently be viewed on the City’s Public Records website in Resolution 2016-074, a summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives. We will only use warm exterior lighting, including our parking lot lighting. 2700- 3000k, nothing whiter. 12. 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: a. ClimateWise program: fcgov.com/climatewise/, contact Heidi Wagner at970-416-2230 or climatewise@fcgov.com b. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Jonathon Nagel at 970-416-2701 or jnagel@fcgov.com c. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com d. Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com e. Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com f. Nature in the City Program: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com g. Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 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.Including here some resources demonstrating some Nature in the City (NIC) ideas to incorporate into developments. The NIC team has been working to compile the list and have some of the books on hand for reference. a. Making Urban Nature / Stads Natuur Maken , J. Vink, P. Vollaard, N. de Swarte b. Planting in a Post-Wild World, T. Rainer and C. West c. Green Construction Not Just for the Birds, CRH Americas Inc. 2018 12 d. Community Wildlife Habitat Certification Program, National Wildlife Federation e. Habitat Network, Bat Houses, TNC/Cornell f. Toward an Urban Ecology, SCAPE, 2018 g. Attracting Native Pollinators, The Xerces Society, 2011 h. Restorative Commons: Creating Health and Well-being through Urban Landscapes, USDA, USFS, Northern Research Station, Meristem, 2009 I. Bird-Friendly Building Design, American Bird Conservancy, 2015 OK Department: Forestry Contact: Molly Roche, mroche@fcgov.com 1 8/15/18:An on-site meeting with City Forestry occurred to collect tree inventory and mitigation information. This information should be displayed on the landscape plan. Existing significant trees should be retained to the extent reasonably feasible. If the applicant does not have the tree inventory information, please contact Molly Roche (mroche@fcgov.com) to receive the data. Included in package 2 8/15/2018: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: a. Canopy Shade Tree: 2.0” caliper balled and burlapped b. Evergreen tree: 6.0’ height balled and burlapped c. Ornamental tree: 1.5” caliper balled and burlapped d. If any mitigation is required, trees must be upsized to the following dimensions: e. Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent f. Evergreen Trees 8' height balled and burlap or equivalent. g. Ornamental Trees: 2.5" caliper balled and burlap or equivalent See plant list. I have a few mitigation trees that will probably be smaller than your listed caliper, but it will be based on availability and individual plant success of transplant (some trees transplant so much better if they’re a little smaller than your listed size). 3 8/15/2018:Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. All mitigation trees will be planted in our parking lot area which has no utilities. Areas near utilities are planted mainly to perennials. 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 Department: Traffic Operations Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com 1. The applicant previously provided a Traffic Narrative that has been reviewed by Traffic Operations and no further study is needed at this time Great! 2. Please work with Engineering on ROW dedication and adjacent street improvements. OK 3. Laporte is a 2-lane arterial and a center left turn lane will need to be installed as part of this project. OK 13 Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. 1804 Laporte is currently fed with a 1/0 triplex aluminum from a secondary box at the Southwest corner of the lot. 1802 is currently fed by a 4/0 triplex aluminum from a secondary box along the South edge of the property. The majority of our existing electric facilities are running along the South side of Laporte Ave. If 3phase power is needed it will need to come from the south side of Laporte Ave with modification fees the responsibility of the developer/owner. We do need 3-phase power for 1802. We would like to keep existing service to 1800, and we are demolishing 1804, do we get a service credit when we disconnect that house? 2. Does the applicant anticipate any change to the existing electric service? Will 3-phase power be needed for the site? Any change to the existing electric service may require installation of a transformer on site Any relocation or modification to existing electric facilities will be at the expense of the owner/developer. As discussed on the phone, we will need 3 phase power and a transformer. 3. If Light & Power’s existing electric facilities are to remain within the limits of the project they must be located within a utility easement. We are changing these facilities 4. A brewery is considered commercial. All secondary electric services existing and proposed will be installed, owned and maintained by the owner. OK 5. Transformer locations need to be within 10ft of a paved surface accessible by a line truck. A minimum clearance of 8ft must be maintained in front of the transformer doors and a minimum of 3ft on the sides Transformer and meter locations will need to be coordinated with Light & Power Engineering. Please click on the following link for Electric Service Standards. OK http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations 6. A commercial service information form (C-1 form) and a one line diagram will need to be submitted to Light & Power Engineering for all proposed commercial buildings and multi-family (commercial) buildings larger than a duplex or greater than 200amps. A link to the C-1 form is below: OK http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations 7. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering if you have any questions at 970-221-6700. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-and-developers OK 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. OK 2. This property is not platted. If submitting a Subdivision Plat for this property/project, addresses are not acceptable in the Plat title/name. OK Pre-Submittal Meetings for Building Permits 14 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 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