HomeMy WebLinkAboutMULBERRY CONNECTION - PDP190015 - 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
March 15, 2019
Josh Heiney
Re: Poudre Valley Development
Description of project: This is a request to build three industrial buildings at 3801-4099
Redman Dr (parcel#8709000042). Each building ranges from 71,200 SF to 112,200 SF
with clear heights ranging from 24’ to 32’. The project proposes 359 vehicle parking
spaces with an additional 32 spaces provided for trailers. Access is taken from Redman
Dr to the south and the I-25 Frontage Rd to the east. The property is within the Industrial (I)
zone district and is subject to Planning and Zoning Board (Type 2) Review.
Please see the following summary of comments regarding the project request referenced
above. The comments offered informally by staff during the Conceptual Review will assist you
in preparing the detailed components of the project application. Modifications and additions
to these comments may be made at the time of formal review of this project. If you have any
questions regarding these comments or the next steps in the review process, you may contact
the individual commenter or direct your questions through your Development Review Coordinator,
Todd Sullivan, at 970-221-6695 or tsullivan@fcgov.com .
Developer Responses in RED.
Comment Summary:
Department: Advance Planning
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
1. I will be your primary point of contact as we work through the development review and
building process. Please reach out to me with any questions or concerns.
Acknowledged.
2. This project is subject to a Type 2 (Planning and Zoning Board) Review. These hearings
are scheduled for the 3rd Thursday of each month. Public notice will be sent 14 calendar
days prior to the hearing. Citizens are welcome to attend the hearing and will be given
opportunity to comment before the decision is made.
2
How far in advance of each month’s hearing does the Developer need to
submit the finalized documents in order to be on the agenda?
3. A Neighborhood Meeting is required for a Type 2 project. This meeting is required to be
held a minimum of 10 calendar days prior to the formal submittal for the Project
Development Plan (PDP).
Neighborhood meetings are held during the conceptual planning stage of the proposal
so that neighborhoods may give input on the proposal before time and effort have been
expended by the applicant to submit a formal development application to the City.
(L.U.C. 2.2.2)
Public notice advising of the Neighborhood Meeting is required to be sent 14 calendar
days prior to the meeting. Please see L.U.C. 2.2.6.
Per conversations with Todd and Kai, a neighborhood meeting is not required,
but notices are being sent. Please confirm the radius of notices and when the
notices are expected to be sent.
4. The request will be subject to the Development Review Fee Schedule that is available in
the Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review
process by City staff and affected outside reviewing agencies. Also, the required
Transportation Development Review Fee must be paid at time of submittal.
I will provide an estimate of Development Review Fees (to the extent of project
information provided at this point). I can work with you in estimating additional fees
that will occur during the projects progress.
Acknowledged.
5. I will provide a PDP submittal checklist with this letter. Please review the checklist and
reach out with any questions regarding the requests. For further reference, please see the
Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php
Received.
6. I would suggest we have a meeting prior to formal submittal of the project. This might be
best to have after the Neighborhood Meeting in the event comments from that meeting
impact what you submit. In this meeting we will review your documents against the
checklist and provide any feedback that might be best addressed prior to submittal.
Acknowledged. The Developer, Seller, and consultants have had a few meetings already, and
will continue to work with City Staff going forward.
7. Please see the Development Review Guide at www.fcgov.com/drg . This online guide
features a color-coded flowchart with comprehensive, easy to read information on each
step in the process. This guide includes links to just about every resource you need
during development review.
Acknowledged. We have been using the existing flowchart, but a new guide has been
mentioned. Please provide if possible.
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
1. The proposed use, industrial flex space, will be classified as Light Industrial. Per Section
4.28(D) of the Land Use Code, new structures greater than 50,000 square feet are
subject to review by the Planning and Zoning Board (Type 2).
3
Acknowledged.
2. Light Industrial is defined as uses engaged in the manufacture, predominantly from
previously prepared materials, of finished products or parts, including processing,
fabrication, assembly, treatment, packaging, incidental storage, sales or distribution of
such products. Further, light industrial shall mean uses such as the manufacture of
electronic instruments, preparation of food products, pharmaceutical manufacturing,
research and scientific laboratories or the like. Light industrial shall not include uses such
as mining and extracting industries, petrochemical industries, rubber refining, primary
metal or related industries.
Acknowledged. Due to the speculative nature of the project, exact uses are
unknown at this time; however, all uses will be light industrial, as defined above.
3. The maximum height is four stories. In the Industrial zone district, a story is defined as
being 25 feet between floors.
Acknowledged. Only single-story buildings are proposed, with maximum parapet height of 37
feet.
4. Section 4.28(E)(2)(b) refers to building orientation and requires that along arterial streets
and any other streets that directly connect to other districts, buildings shall be sited so that
a building face abuts upon the required minimum landscaped yard for at least thirty (30)
percent of the building frontage. Such a building face shall not consist of a blank wall.
A continuous fire lane loop is required at the front of the easternmost building and along the
Frontage Road. A section of scored, colored concrete with a total length equal to the required
30% of the building frontage is proposed, without parking, to provide visual continuity and
connection to the street. These areas will have enhanced pedestrian scale features and
gathering spaces such as patios in front of tenant spaces and tailored landscaping.
5. Section 4.28(E)(2)(c) refers to building character and color and requires that new building
color shades shall be neutral, with a medium or dark color range, and not white, bright or
reflective.
Shades of grey coloring with blue accent is currently proposed. Only overhead doors facing the
truck court are proposed to be prefinished white, in order to maintain warranty. In previous
discussions, the developer has shared examples of recently completed projects in Louisville,
CO and will work with the City to ensure colors fit within the building character and color
requirements.
6. Section 4.28(E)(3)(a)2. refers to building setbacks and requires that a minimum thirty-foot
deep landscaped yard shall be provided along all arterial streets, and along any district
boundary line that does not adjoin a residential land use.
A 30-foot landscape buffer will be provided from Redman Drive.
7. Section 4.28(E)(3)(b)1. refers to storage and operational areas and requires that storage,
loading and work operations must be screened from view along all district boundary lines
and along all public streets.
The truck court operational area will be located between the two buildings and will not be visible
from the public street.
8. Section 3.2.1(E)(4)(a) refers to parking lot perimeter landscaping and requires that trees
must be provided at a ratio of one (1) tree per twenty-five (25) lineal feet along a public
street and one (1) tree per forty (40) lineal feet along a side lot line parking setback area.
Trees may be spaced irregularly in informal groupings or be uniformly spaced, as
consistent with larger overall planting patterns and organization. Perimeter landscaping
4
along a street may be located in and should be integrated with the streetscape in the
street right-of-way.
The parking lot perimeter landscaping conforms to the cited City Code.
9. Section 3.2.1(E)(4)(b) refers to screening and requires that parking lots must be screened
from abutting uses and from the street. Screening from the street and all nonresidential
uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination
of such elements, each of which shall have a minimum height of thirty (30) inches. Such
screening shall extend a minimum of seventy (70) percent of the length of the street
frontage of the parking lot and also seventy (70) percent of the length of any boundary of
the parking lot that abuts any nonresidential use. Openings in the required screening shall
be permitted for such features as access ways or drainage ways. Where screening from
the street is required, plans submitted for review shall include a graphic depiction of the
parking lot screening as seen from the street. Plant material used for the required
screening shall achieve required opacity in its winter seasonal condition within three (3)
years of construction of the vehicular use area to be screened.
A 36-inch berm has been incorporated into the landscape areas adjacent to the north and east
property lines.
10. Section 3.2.1(E)(5) refers to parking lot interior landscaping and requires that 10% of the
interior space of all parking lots with one hundred (100) spaces or more shall be
landscape areas. All parking lot islands, connecting walkways through parking lots and
driveways through or to parking lots shall be landscaped.
The parking landscaping conforms to the cited City Code.
11. Regarding visibility and to avoid landscape material blocking driver sight distance at
driveway-street intersections, no plant material greater than twenty-four (24) inches in
height shall be located within fifteen (15) feet of a curb-cut.
Landscape design accounts for sight distance.
12. In order to maximize shading, landscaped islands must be evenly distributed to the
maximum extent feasible. At a minimum, trees shall be planted at a ratio of at least one
(1) canopy shade tree per one hundred fifty (150) square feet of internal landscaped area
with a landscaped surface of turf, ground cover perennials or mulched shrub plantings.
Site and Landscape design evenly distribute the landscape islands, which are planted per City
Code.
13. Regarding landscaped islands, and in addition to any pedestrian refuge areas, each
landscaped island shall include one (1) or more canopy shade trees, be of length greater
than eight (8) feet in its smallest dimension, include at least eighty (80) square feet of
ground area per tree to allow for root aeration and have raised concrete curbs.
Landscape islands comply with minimum size and tree requirements.
14. Parking bays must not extend more than fifteen (15) parking spaces without an
intervening tree, landscape island or landscape peninsula.
No more than 15 parking spaces are proposed between landscaped islands.
15. Although the proposed development is for industrial land uses with an emphasis on truck
docks and loading operations, the parking and circulation system must accommodate the
movement of vehicles, bicycles and pedestrians throughout the project and to and from
surrounding areas, safely and conveniently, and must contribute to the attractiveness of
the development. The on-site pedestrian system must provide adequate directness,
continuity, street crossings, visible interest and security. The on-site bicycle system must
5
connect to the City's on-street bikeway network to the extent reasonably feasible.
The sidewalk proposed within the property provides a connection to the public right of way.
Bicycle racks are proposed to be located in a convenient manner at each building entry.
16. Section 3.2.2(C)(5) requires that pedestrian walkways be provided. 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.
Acknowledged. Six-foot wide sidewalks within the site are proposed and ADA ramps are located
at all vertical curbs.
17. Section 3.2.2(K) provides the allowable range of the number of parking spaces. The
minimum required number of spaces is 0.5 per employee and the maximum is .75
spaces per employee.
Due to the speculative nature of the development, we do not know how many tenants or
employees will occupy the buildings. However, based on the Developer’s experience with
similar projects, we are confident the number of parking spaces as provided in the design will
accommodate the allowable range. Furthermore, parking calculations will be included in tenant
improvement design as those drawings are submitted.
18. Handicap parking spaces must be provided at a rate of one space per 25 spaces. At
least one space must be van-accessible.
Handicap and van-accessible parking spaces will be provided at each building in accordance
with the required ratio.
19. A photometric plan will be required. All fixtures must be fully shielded and
down-directional. If LED lighting is used, the Kelvin temperature must not exceed 3,000
degrees.
Acknowledged. The photometric plan is provided.
20. Trash and recycling enclosures must be provided. Please note that it is illegal to discard
cardboard into the waste stream so the size of the recycling containers, and the frequency
of pick-up must be considered.
Two enclosures that accommodate three containers each are proposed for each building. The
details are shown on the exterior elevation sheet. The Developer will contact providers
separately, as directed by the City.
21. The site is located within the I-25 Subarea Plan and subject to the requirements of
Section 3.9 of the Land Use Code. In interpreting these standards, please note that the
site is located in an area described in the Plan as an “Industrial District” and outside the
I-25 “Activity Centers.”
Acknowledged. The I-25 Subarea Plan requirements have been incorporated into the project.
22. The Plan states: Adjacent to I-25, employment and industrial districts are to be designed
in such a manner as to maintain a perception of openness through the corridor. This will
be achieved through the use of design standards, including setback requirements,
maximum building frontage allowances, minimizing building heights, and the proper
6
management of floodplain areas.
Acknowledged. The Project incorporates all standards as addressed in the comments in this
document and the Industrial District design standards in the Land Use Code. Setbacks have
been designed to exceed minimum requirements and the building height is less than the
maximum allowed.
23. The Plan states: Industrial and employment districts will be located primarily within ¼ mile
of I-25 and will provide locations for primary and services-related jobs. A set of specific
design standards, for development for the industrial and employment districts, will require
appropriate setbacks, buffering, and other design features ensuring development is high
quality and is mitigated from I-25.
An 80-foot landscape buffer will be provided along the Frontage Road.
24. The Plan includes policies that address Community Appearance and Design. Please
note the following:
“Important view corridors for vistas of the mountains should be preserved and emphasized
by the arrangement and design of development.”
“Developers and project designers involved in I-25 subarea development will be
encouraged to arrange buildings, outdoor spaces, and parking lots to protect important
view corridors, effective in emphasizing mountain vistas.”
The proposed arrangement of the buildings eliminates the views into the truck court. View
corridors from vistas of the mountains were taken into consideration by providing a building
orientation that parallels the mountains.
25. Regarding building placement, Section 3.9.3 requires:
(A) Minimum setback of any building on a lot, tract or parcel of land adjoining the I-25
right-of-way shall be two hundred five (205) feet from the centerline of I-25.
(B) Outside of I-25 activity centers, the placement of a building on a lot, tract or parcel of
land adjoining the I-25 right-of-way where the building is located between two hundred five
(205) feet and two hundred forty-five (245) feet from the centerline of I-25 shall be
restricted so that no more than fifty (50) percent of the total frontage of the lot, tract or
parcel of land is occupied by the building.
(C) Outside of I-25 activity centers, the placement of a building on a lot, tract or parcel of
land adjoining the I-25 right-of-way where the building is located more than two hundred
forty-five (245) feet from the centerline of I-25 shall be restricted so that no more than sixty
(60) percent of the total frontage of the lot, tract or parcel of land is occupied by the
building.
The setback from the centerline of I-25 is more than 245 feet. Several building placement
options and designs were discussed with City Staff and ultimately the layout as set forth in this
submittal was agreed to as the best option because of the effective screening of the truck court
from the public right of way.
26. Regarding Landscaping Standards, Section 3.9.4(A) requires that parking lots be
screened by an earthen berm, hedge, decorative fence or any combination thereof.
A 36-inch berm has been incorporated into the landscape areas adjacent to the north
and east property lines, and a wooden fence along the western property line.
27. Regarding Site Perimeter Landscaping Abutting the I-25 Right-of-Way, Section 3.9.4(B)
requires:
Buffers abutting I-25: Developments with a site perimeter which is adjoining the I-25
right-of-way shall provide a landscaped buffer of at least eighty (80) feet between the
building or parking lot edge and the I-25 right-of-way. The buffer shall consist of informal
7
clusters of deciduous and evergreen trees and shrubs planted in an offset pattern and
shall consist of one (1) tree and ten (10) shrubs per twenty-five (25) lineal feet of frontage.
An 80-foot landscape buffer is provided along the I-25 right of way.
28. Staff acknowledges that standards related to buffering the Cooper Slough (which can be
administered by either quantitative or qualitative methods) and building placement
standards along I-25 may be challenging to coordinate. From an overall perspective, staff
is willing to work with the applicant and design team to integrate all relevant standards in a
manner that meets the overall intent of the Land Use Code. At this time, it is difficult to
determine whether this will require consideration of Modification(s) of Standard. Such
Modifications may be evaluated favorably if the design is equal to or better than a design
that would have otherwise complied with the standard at issue.
As a resolution to this issue, all planned development, including parking lots, drive aisles, and
detention, is located outside the 300-foot buffer from Cooper Slough. A wooden fence will be
incorporated along the western property line to properly screen the West side of the property
from the buffer area to maintain and protect the natural habitat.
29. 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
Acknowledged.
30. 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.
The Developer’s preference is to have all components of the project within the requirements of
the LUC, if possible. The Developer will work with the City to achieve this. A Modification will be
submitted with the proposal if needed.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. Note the wetlands at this proposed development site and area are considered part of
the Cooper Slough. The City of Fort Collins Land Use Code Section 3.4.1 sets a
specific 300ft quantitative natural habitat buffer zone setback for Cooper Slough. The
Cooper Slough is a major ecological feature within the Fort Collins Growth Management
Area (GMA) similar to the Cache la Poudre River, Spring Creek and Boxelder Creek.
This comment affects currently proposed site plan layout showing only a 100ft setback.
After discussing with Stephanie and visiting the site with Stephanie and the Developer’s
environmental consultant, the site plan has been revised to maintain a 300-foot setback from
the wetlands area. Furthermore, the property will be subdivided and the wetland area of Cooper
Slough will not be part of the parcel containing the proposed development.
2. Per LUC 3.4.1 natural habitat buffer zone distances shall be measured in a straight line
without regard to topography and measurements are made from outer edge of the
natural habitat or feature. The wetlands at this proposed development site and area are
considered part of Cooper Slough; a 300ft buffer applies from edge of wetlands. Note
that buffer zone table distances may be modified as described in LUC Section 3.4.1(E)
(1) to meet the 9 performance standards (a)-(i) with approval from decision-makers (for
8
Type I review this is the Hearing Officer for Type II this is the Planning and Zoning
Board).
The 300-foot buffer is shown on the site plan, measured from the nearest point of the wetlands
as defined in the Ecological Characterization Study which was reviewed by City Staff. There will
be no development within the 300-foot buffer.
3. Thank you for submitting an Ecological Characterization Study (ECS) well in advance
and a minimum of 10 days prior to a Project Development Plan (PDP) submittal. An
Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use
Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats
and features (Cooper Slough). Prior to PDP submittal, please have the ecological
consultant team contact me directly to meet in-person and discuss the report
submitted and to schedule an onsite visit in the field.
The Developer and Ecological Consultant, Spirit Environmental, met on-site with City Staff and
Colorado Division of Parks and Wildlife on April 3, 2019.
4. City staff has reviewed the ECS submitted and determined that additional ECS data is
needed during the growing and nesting season within April to September. Note City
staff will coordinate with relevant agencies moving forward including Colorado Parks
and Wildlife, and United States Army Corps of Engineers.
Due to the changes to the site plan, moving development entirely out of the wetland buffer area,
and by agreeing with Stephanie’s determination regarding the characterization and
determination of the wetland boundary, please confirm this is no longer required.
5. Current site layout proposal appears to potentially impact wetlands hydrology and
potentially those under federal regulation, thus a jurisdictional letter from the United
States Army Corps of Engineers needs to be submitted prior to project Hearing. See
LUC 3.4.1(O)(1): If a proposed development will disturb an existing wetland, the
developer shall provide to the city a written statement from the U.S. Army Corps of
Engineers that the development plan fully complies with all applicable federal wetland
regulations established in the federal Clean Water Act.
The proposed development will no longer disturb the existing wetland. Please confirm USACE
letter is no longer required.
6. The ECS and wetland delineation informs design of a natural habitat buffer zone or
NHBZ including any and all mitigation (1:1 for wetlands whether jurisdictional or
otherwise) requirements. There is potential to establish a variable buffer and to use
qualitative performance standards outlined in the Land Use Code and this approach is
completed through close coordination among City staff, ecological consultant(s) and
applicant design team.
The Developer no longer proposes any development within the buffer zone.
7. 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 NHBZ
areas and this must be clearly shown on photometric plans submitted.
Acknowledged. The photometric plan has been designed to properly accommodate this
requirement.
8. Within the natural habitat buffer zone, according to Article 3.4.1(E)(1)(g), the City has the
ability to determine if the existing landscaping within the buffer zone is incompatible with
the purposes of the buffer zone. Waiting until Final Development Plan (FDP) to
determine NHBZ plantings would not be appropriate for this proposed development
9
project. The NHBZ needs to be at least ninety percent designed prior to scheduling a
Hearing in order for City Environmental Planning staff to provide a reputable
recommendation to the Hearing Officer or Planning and Zoning Board (decision-maker)
that this project meets LUC 3.4.1 standards.
As shown in the proposed replat, the area within the natural habitat buffer zone will remain
under current ownership with the Poudre Valley Co-Op and the existing agricultural land use will
not change.
9. Projects in the vicinity of (Spring Creek or Poudre River) must also comply with Section
3.4.1(I)(1) of the Land Use Code, which states the following: "Projects in the vicinity of
large natural habitats and/or natural habitat corridors, including, but not limited to, the
Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement
the visual context of the natural habitat. Techniques such as architectural design, site
design, the use of native landscaping and choice of colors and building materials shall
be utilized in such manner that scenic views across or through the site are protected,
and manmade facilities are screened from off-site observers and blend with the natural
visual character of the area. These requirements shall apply to all elements of a project,
including any aboveground utility installations."
Acknowledged.
10. 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
assigned Development Review Coordinator directly at 970-221-6689 or email
DRCoord@fcgov.com to schedule a tree inventory site visit.
There is one tree on the subject property. It is part of the property which will be retained by the
Seller upon subdividing the parcel. It is the decision of the Owner, Poudre Valley Co-Op,
whether or not to remove the tree.
11. 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
This has been implemented into the landscape design.
12. 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
10
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/
The photometric plan is included in this submittal.
13. City of Fort Collins Nature in the City Strategic Plan Goals: 1) Easy access to nature, 2)
High-quality natural spaces, 3) Land stewardship. Note that pedestrian and passive
recreational features are allowable uses within a buffer zone, provided they are
compatible with the ecological character of the site. Consider incorporating outside
gathering spaces that are quiet, contemplative, and designed to encourage a
connection with nature.
NIC website for further information: https://www.fcgov.com/natureinthecity/
Outside gathering spaces are incorporated in the site plan. As previously stated, the land that
has been designated as the buffer zone is not owned, nor will it ever be owned, by the
Developer.
14. Included here are a few resources for design ideas supporting Nature in the City goals
in the built environment.
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. Habitat Network, Bat Houses, TNC/Cornell
d. Toward an Urban Ecology, SCAPE, 2018
e. Attracting Native Pollinators, The Xerces Society, 2011
f. Restorative Commons: Creating Health and Well-being through Urban Landscapes,
USDA, USFS, Northern Research Station, Meristem, 2009
Acknowledged. Thank you for providing these resources. The Developer will incorporate these
to support the Nature in the City goals where applicable and possible.
15. Contact the assigned Development Review Coordinator prior to submittal for the project
to discuss trail connections, easements and parks. This project is within 0.25-0.5mi of a
future park and/or trail as shown on the City of Fort Collins Trails Master Plan and as
such the project must comply with LUC Section 3.4.8(C): development plans shall
provide for, accommodate or otherwise connect to, either on-site or off-site, the parks
and trails identified in the Trails Master Plan. Please contact assigned Development
Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to be
connected with appropriate Parks Planning staff prior to submittal.
Acknowledged. This has been discussed in meetings between the Developer and City Staff.
16. There is significant opportunity to incorporate rooftop solar into this proposed
development site. Please reach out to the City Solar Rebate Program:
www.fcgov.com/solar , contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com
Acknowledged.
17. Reach out to City staff to discuss waste and recycling management at the site. 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
Acknowledged.
18. 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
11
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
Acknowledged. Thank you for providing these resources.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. 1
3/11/19: BY FIRST ROUND PDP:
Please schedule an on-site meeting with City Forestry to obtain tree inventory and
mitigation information. Existing significant trees should be retained to the extent
reasonably feasible. This meeting should occur prior to first round PDP regardless if
trees will be impacted by construction or not.
Please confirm whether this is still applicable because no trees exist in the parcel the Developer
will own as part of the proposed replat.
2. 2
3/11/19: BY FIRST ROUND PDP:
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.
Acknowledged. The landscape design complies with City requirements..
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:
12
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.
3. 3
3/11/19: BY FIRST ROUND PDP:
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
Water and sewer lines are shown on the landscape plan, and correct separation is provided.
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com
1. Site Specific: Shared access easements will be needed from the property to the north
and the property to the south with how the site plan is shown currently. Redman Dr is a
private drive located on the southern property. There needs to be an access easement
from the southern property that allows this property to use it for access. An access
easement is needed for the property to the north if this is still proposed as a shared
driveway.
A letter of understanding between the three parties has been executed and a shared access
agreement is being drafted and negotiated. The shared access agreement will be finalized and
recorded as part of the PDP/FDP and Replat process.
2. Site Specific: The City of Fort Collins Master Street Plan calls for a realignment of the
frontage road. The frontage road will potentially cut through the property. The portion of
the road that will be on the property will need to be fully designed to Larimer County
Urban Area Street Standards with these development plans. ROW for the portion of the
road that is on this property will need to be dedicated with this development. The
horizontal alignment of this road is flexible - we can sit down with your team to scope the
design when necessary.
No realignment is currently defined or required, but we acknowledge a future realignment may
impact the site.
3. Site Specific: The traffic study for this property will help determine if a left turn lane into
the property from the frontage road will be needed.
A traffic study has been scoped with Town Staff, and is included as part of the submittal.
4. Site Specific: Ultimate improvements to the frontage road will be deferred in a
Development Agreement for this property.
Acknowledged. Please provide the Development Agreement when applicable.
5. 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.
Acknowledged. Road Impact Fees and Transportation Expansion Fees will be paid at the time
of building permit.
6. The City's Transportation Development Review Fee (TDRF) is due at the time of
13
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Acknowledged. The TDRF is included.
7. 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.
Acknowledged.
8. 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.
Acknowledged.
9. 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
Acknowledged.
10. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. 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
Acknowledged. Required easement dedications are incorporated.
11. Utility plans will be required and if needed a Development Agreement will be recorded
once the project is finalized.
Acknowledged.
12. This site is adjacent to CDOT roadway and all access to the site is governed by an
access control plan. The access control plan will need to be followed and implemented
with any project. Plans will be routed to CDOT for review and approval and the applicant
may need to obtain access permits from CDOT. The existing head in parking is also
subject to CDOT review. It is possible CDOT may require this to be removed.
Acknowledged. Developer will coordinate directly with CDOT to obtain the required access
permit.
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Acknowledged.
14. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design. Here is a link to that figure:
https://www.larimer.org/sites/default/files/ch19_2007.pdf
Acknowledged. Parking lot design complies with LCUASS parking setbacks.
15. 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
14
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.
No fences, barriers, or other encroachments are proposed within the right-of-way.
16. 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.
Acknowledged. No storm runoff BMP’s are located within the right-of-way.
17. Doors are not allowed to open out into the right-of-way.
No doors will open into the right-of-way.
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.
Bike parking is proposed at each main entry and not within 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.
Acknowledged.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The Frontage Road is under the jurisdiction on the Colorado Department of
Transportation (CDOT), so we'll need to coordinate with them for access permits, and
review of any needed auxiliary turn lanes.
Acknowledged. Developer will coordinate directly with CDOT to obtain the required access
permit.
2. The estimated daily vehicular trips from the proposed development meets the threshold
of requiring some sort of traffic impact study (TIS). Please have your traffic engineer
contact me to scope the study (it will be coordinated with CDOT so the study meets their
requirements).
Acknowledged. TIS scope coordinated with City Staff.
3. Work with the Engineering Department on any required adjacent roadway
improvements. Our City standards would require curb, gutter, and sidewalks.
Existing roadway infrastructure does not include curb, gutter, or sidewalk along the site or the
immediate vicinity. As discuss with City Staff (Morgan), no roadway curb, gutter, or sidewalk is
being proposed.
4. The internal site layout does not seem to show any type of sidewalk system - or
pedestrian accessibility between buildings.
15
A sidewalk system has been added within the property and between the buildings.
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
1. 2018 IFC CODE ADOPTION FOR INFORMATION
Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) 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.
>Please note that further requirements may be triggered by uses such as High-Piled
Storage, Woodworking and Hazardous Materials.
Acknowledged.
2. PERIMETER ACCESS FOR APPROVAL
>Access is required to within 150ft of all portions of the exterior perimeter of each of
these buildings.
Acknowledged.
>Since this is not possible by measuring from Redman Drive, fire lanes will be required
on the property and shown on the Plat as Emergency Access Easements or dedicated
by separate legal document
Acknowledged. 20-ft emergency access easement included on the Plat.
>If the north entrance from the Frontage Road is shared, a cross-property agreement will
be required.
The north entrance as proposed is within the property.
>Should only half of this access be constructed initially, then it will be designated as
one-way traffic flow only.
The access will be fully built initially.
>It appears that Redman Drive is private. In order to secure access from Redman Dr in
the future an Emergency Access Easement and cross property access agreement will
be required.
A letter of understanding between the three parties has been executed and a shared access
agreement is being drafted and negotiated. The shared access agreement will be finalized and
recorded as part of the PDP/FDP and Replat process.
3. AERIAL APPARATUS ACCESS FOR APPROVAL
Should any of these buildings be greater than 30ft as measured to the eaves, then an
aerial apparatus fire lane will be required which is 26ft wide and no closer than 15ft to
and no further than 30ft from the building.
Acknowledged.
4. FIRE LANE SPECIFICATIONS FOR INFORMATION
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.
16
> 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.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2015 IFC or contact PFA for details.
Acknowledged. All requirements to be incorporated into the design.
*STRUCTURES EXCEEDING 30' IN HEIGHT
> IFC Appendix D: In order to accommodate the access requirements for aerial fire
apparatus (ladder trucks), required fire lanes shall be 26-foot wide minimum on at least
one long side of the building. At least one of the required access routes meeting this
condition shall be located within a minimum of 15 feet and a maximum of 30 feet from
the building and shall be positioned parallel to one entire side of the building.
Acknowledged. 26-foot wide fire lanes to be provided.
5. HYDRANTS FOR INFORMATION
>A hydrant producing 1500gpm at 20psi residual pressure is required within 300ft of
each of these buildings.
>The Hydrants located across Redman Drive can be included for this requirement.
>However, two additional hydrants will be required along the fire lane at the north side of
these buildings, one at the entrance from the Frontage Road and the other at the
northwest corner of building 2.
Acknowledged. Two existing fire hydrants along Redman Drive and two proposed fire hydrants
along the northern drive aisle will provide the required fire coverage.
6. AUTOMATIC FIRE SPRINKLER AND ALARM SYSTEM FOR APPROVAL
These buildings will require an automatic fire sprinkler system under a separate permit.
Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related
questions at 970-416-2868.
Acknowledged.
7. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM
TEST
> IFC 510 & 1103.2: New & existing buildings require a fire department, emergency
communication system evaluation after the core/shell but prior to final build out. For the
purposes of this section, fire walls shall not be used to define separate buildings. Where
adequate radio coverage cannot be established within a building, public-safety radio
amplification systems shall be designed and installed in accordance with criteria
established by the Poudre Fire Authority. The installation of required ERRC systems
shall be reviewed and approved under a separate permit process through PFA.
Acknowledged. Fire sprinkler drawings will be submitted separately at the time of the building
permit drawings.
17
8. ADDRESSING/WAYFINDING FOR INFORMATION
>To assist with prompt emergency response the address will be clearly visible on each
building in no less than 8" numerals on a contrasting background.
>The full address including street name will be required facing the Frontage Road of
Building 1.
Acknowledged.
9. KEY BOXES REQUIRED FOR INFORMATION
> IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority
requires at least one key box ("Knox Box") to be mounted in an approved, exterior
location (or locations) on every new or existing building equipped with a required fire
sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished
floor and within 10 feet of the front door, or closest door to the fire alarm panel.
Exception can be made by the PFA if it is more logical to have the box located
somewhere else on the structure. Knox Box size, number, and location(s) to be
determined at building permit and/or by time of final CO
Knox Box to be provided adjacent to Fire Riser Room door on each building.
10. SOLAR ARRAYS FOR INFORMATION
Commercial rooftop structures and ground mounted solar arrays require a separate plan
review and permit from the Poudre Fire Authority. Please call Plan Review Technician
Kerry Koppes at 970-416-4241 with Solar Array questions. Refer to 2018 IFC 1204 for
access, pathway, and marking details.
Acknowledged.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Other service district (site specific comment):
This project site is located within the East Larimer County (ELCO) Water District and
the Boxelder Sanitation District for water and sewer service. Please contact them for
development requirements.
Acknowledged. The Developer has had conversations with ELCO and Boxelder.
2. 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
Acknowledged. Water conservation incorporated into landscape design.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. Information Only:
The site disturbs more than 10,000 sq. ft. and therefore Erosion and
Sediment Control Materials need to be submitted. The erosion control
requirements are located in the Stormwater Design Criteria in Chapter 2
Section 6.0 a copy of the requirements can be found at
www.fcgov.com/erosionKH
Acknowledged. An Erosion Control Plan & Report, in conformance will City Criteria, will be
18
submitted with the FDP.
2. For Final:
Please submit an Erosion Control Plans to meet City Criteria.
Acknowledged. An Erosion Control Plan, in conformance will City Criteria, will be submitted
with the FDP.
3. For Final:
Please submit an Erosion Control Report to meet City Criteria.
Acknowledged. An Erosion Control Report, in conformance will City Criteria, will be submitted
with the FDP.
4. Development Agreement:
Please submit an Erosion Control Escrow / Security Calculation based upon
the accepted Erosion Control Plans to meet City Criteria.
Acknowledged. As part of the Development Agreement, an Erosion Control Escrow / Security
Calculation based upon the accepted Erosion Control Plans will be provided.
5. Information only:
Based upon the area of disturbance, State permits for stormwater will be
required since the site is over an acre and should be pulled before
Construction Activities begin.
Acknowledged. A CDPHE stormwater permit will be obtain prior to commencing construction
activities.
6. Information Only: A portion of this property is located in the FEMA regulated, 100-year
Cooper Slough floodplain. Any development within the floodplain must obtain a
floodplain use permit and comply with the safety regulations of Chapter 10 of City
Municipal Code. The permit form can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents A
FEMA Flood Risk Map is attached.
No development will be within the floodplain.
7. For Submittal: It appears from the conceptual review materials that the applicant is not
proposing any improvements in the floodplain. Please add floodplain linework to the site
layouts so that it is clear whether improvements will be located within the floodplain
project will impact. If any stormwater outfalls, grading, landscaping, etc. are proposed
within the floodplain, a floodplain use permit will be required prior to construction.
No improvements are proposed within the floodplain.
8. Information Only: Development review checklists for floodplain requirements can be
obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents . Please
utilize these documents when preparing your plans for submittal.
Acknowledged.
9. For Submittal: The boundaries of the floodplain and floodway should be included on any
plans. Contact Beck Anderson of Stormwater Master Planning at
banderson@fcgov.com for floodplain CAD line work, as required per the floodplain
development review check list.
Acknowledged. With the revised site configuration, the floodplain and floodway do no impact
the project.
10. Information Only: Please contact Heidi Hansen with any questions about development in
19
the floodplain. hhansen@fcgov.com 970-221-6854.
Acknowledged.
11. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Cooper Slough
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Acknowledged.
12. 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.
Acknowledged. Drainage report and construction plans have been/will be prepared by a CO
Professional Engineer. The drainage report discusses the four-step BMP selection process.
13. Stormwater outfall (site specific comment):
The stormwater outfall for this site appears to be into the Cooper Slough to the west. An
appropriate outfall location and configuration will need to be investigated and designed
by the development team.
Acknowledged. Stormwater will continue to outfall into the roadside ditch, which ultimately
discharges into Cooper Slough.
14. 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.
Acknowledged. Onsite detention and water quality are being provided.
15. 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.
Acknowledged. Detention pond designed to drain within the maximum drain time (refer to
Drainage Report for calculations). Detention pond will be registered with the State upon
completion of the project.
16. Standard water quality requirements (standard comment):
Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria Extended detention is the usual method
selected for water quality treatment; however, the use of any of the BMPs is encouraged.
Acknowledged. Water quality is provided by a combination of bioretention basins and an
extended detention pond.
20
17. 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.
Acknowledged. We are unable to treat 75% of all newly added impervious area with LID due to
the high outfall elevation. We are requesting a waiver to allow only 60% treatment with LID.
18. 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
Acknowledged. As discussed, the erosion control report is being deferred to the FDP submittal.
19. 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
elopement
Acknowledged. Developer will retain ownership of property.
20. Fees (standard comment):
The 2019 city wide Stormwater development fee (PIF) is $8,217/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.
Monthly fees - http://www.fcgov.com/utilities/business/rates
Acknowledged. The fees will be paid at the time building permits are issued.
Department: Electric Engineering
Contact: Cody Snowdon, 970-416-2306 , csnowdon@fcgov.com
1. Light and Power has single-phase power at the southwest corner of Vine Drive and
Interstate 25. Light and Power can provide service to the property from that location, but
all off-site easements or crossing agreements (railroad, ditch, flood plain, etc.) required
21
to route power from that location to the site will need to be acquired by the applicant.
Acknowledged.
2. Transformer 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. Please show proposed transformer and internal electric
routing on the utility plan.
Acknowledged. The transformer is shown.
3. Please provide adequate space along the private drives to ensure proper utility
installation and to meet minimum utility spacing requirements. A minimum of 10 feet
separation is required between all water, sewer and storm water facilities. A minimum of
3 feet is required between all natural gas.
Acknowledged. Utilities have been spaced appropriately.
4. 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
Acknowledged. This will be submitted as part of the FDP.
5. 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
Acknowledged.
6. Each building will need to be individually metered if the intent is to have one tenant per
building. If there are plans for multiple tenant space, each tenant space will need to be
individually metered. Please gang all electric meters to one side of each building
opposite of gas meters. Meter locations will need to be coordinated with Light and
Power. Please show proposed meter location on the utility plan.
Acknowledged. Each building and tenant space is proposed to be separately metered. Meter
locations are shown.
7. If street improvements are required, streetlights will be placed along public streets. A 40
feet separation on both sides of the light is required between canopy trees and
streetlights. A 15 feet separation on both sides of the light is required between
ornamental trees and streetlights. Please coordinate the light placement with Light &
Power. A link to the City of Fort Collins street lighting requirements can be found below:
https://www.larimer.org/sites/default/files/ch15_2007.pdf
Acknowledged.
8. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape
Plans prior to the Entitlement Process approval.
Acknowledged.
9. Please contact Cody Snowdon with Light & Power Engineering if you have any
questions. 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
22
Acknowledged.
Department: Building Inspection
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
1. 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
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 (ASCE 7-10 compatible published by The Structural
Engineer's Association of Colorado, dated 10/18/2013)
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: 2018 IECC Chapter 4 Commercial Provisions.
Acknowledged. The buildings shall be designed to comply with applicable codes.
2. Be advised that conditioned buildings are required to provide air barrier details at plan
review and pass a blower door test (<.25cfm/75) prior to issuance of the Certificate of
Occupancy.
Acknowledged.
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.
Acknowledged. Project utilizes the NAVD88 vertical datum.
2. This property is not platted. If submitting a Subdivision Plat for this property/project,
addresses are not acceptable in the Plat title/name. Numbers in numeral form may not
23
begin the title/name. Please contact our office with any questions.
Acknowledged.
Department: Building Services, Plan Review
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early
to mid-design stage for this meeting to be effective and is typically scheduled after the
Current Planning conceptual review meeting.
Acknowledged.
Applicants of new commercial or multi-family projects should call or email your Development
Review Coordinator 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.
Acknowledged.
Construction shall comply with the following adopted codes as amended:
2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) 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 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 January 11, 2019. 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: 2018 IRC Chapter 11 or 2018 IECC Residential
Provisions
2. Multi-family and Condominiums 3 stories max: 2018 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2018 IECC Chapter 4 Commercial
Provisions.
Acknowledged. The buildings shall be designed to comply with applicable codes.