HomeMy WebLinkAboutSWEETWATER BREWING - BEER GARDEN - MJA210004 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com
June 10, 2021
Mike Mcbride
Fort Collins, CO
Re: 1020 E Lincoln Ave Red Truck Brewing Beer Garden
Description of project: This is a request to develop a beer garden for the existing Red
Truck Brewing Co. located at 1020 E Lincoln Ave (parcel # 9712119001; 9712119002).
The proposal includes the relocation of the existing parking area and curbcut further to the
west to accommodate the beer garden. Also proposed are the placement of 14 fermenting
tanks on the north side of the building. Access is taken from E Lincoln Ave directly to the
south and N Lemay Ave directly to the east. The property is within the Innovation sub-district
of the Downtown (D) zone district and is subject to a Major Amendment which will require
Planning & Zoning Board (Type 2) Review.
Please see the following summary of comments regarding 1020 E Lincoln Ave Red Truck
Brewing Beer Garden. 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, please contact your Development Review Coordinator, Brandy Bethurem
Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
1. I will be your primary point of contact throughout the development review and permitting
process. If you have any questions, need additional meetings with the project reviewers, or
need assistance throughout the process, please let me know and I can assist you and your
team. Please include me in all email correspondence with other reviewers and keep me
informed of any phone conversations.
Thank you!
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2. The proposed development project is subject to a Type 2 Review. The decision makers for
your project will be the Planning & Zoning Board at a public hearing. For the hearing, we
will formally notify surrounding property owners within 800 feet (excluding public
right-of-way and publicly owned open space). A neighborhood meeting is required at least
10 days prior to formal submittal of a development review application. For the
neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting.
Neighborhood meetings offer an informal way to get feedback from surrounding neighbors,
identify any potential concerns prior to the formal hearing, and are an opportunity for you to
share your development proposal. The assigned Planner and the City’s Development
Review Liaison will help facilitate the meeting. Please contact me, your Development
Review Coordinator, to assist you in setting a date, time, and location.
Response: Noted
3. I will provide you a roadmap specific to your development review project, helping to identify
each step of the process. For more detailed process information, see the Development
Review Guide at www.fcgov.com/drg . This online guide features a color coded flowchart
with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
Response: Noted
4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project; if there are any significant
changes to this project, please let me know so we can adjust the checklist accordingly. I
can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials.
Response: Noted
5. As part of your submittal you will respond to the comments provided in this letter. This letter
is provided to you in Microsoft Word format. Please use this document to insert responses
to each comment for your submittal, using a different font color. When replying to the
comment letter please be detailed in your responses, as all comments should be
thoroughly addressed. Provide reference to specific project plans or explanations of why
comments have not been addressed, when applicable.
Response: Noted
6. Please follow the Electronic Submittal Requirements and File Naming Standards found at
https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file
naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information, and round
number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd1.pdf
Response: Noted
7. LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of
receipt of written comments and notice to respond from the City on any submittal (or
subsequent revision to a submittal) of an application for approval of a development plan, shall
file such additional or revised submittal documents as are necessary to address such
comments from the City. If the additional submittal information or revised submittal is not filed
within said period of time, the development application shall automatically lapse and become null and void.
Response: Noted
8. The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
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I will provide estimated fees, which are due at time of project submittal for formal review.
This is an estimate of the initial fees to begin the development review process based on
your Conceptual Review Application. As noted in the comments, there are additional fees
required by other departments, and additional fees at the time of building permit. The City
of Fort Collins fee schedule is subject to change - please confirm these estimates before
submitting. If you have any questions about fees, please reach out to me.
Response: Noted
9. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for
routing the same week. Upon initial submittal, your project will be subject to a
completeness review. Staff has until noon that Friday to determine if the project contains all
required checklist items and is sufficient for a round of review. If complete, a formal Letter
of Acceptance will be emailed to you and the project would be officially routed with a
three-week round of review, followed by a formal meeting.
Response: Noted
10. When you are ready to submit your formal plans, please make an appointment with me at
least 24 hours in advance. Applications and plans are submitted electronically with initial fees.
Pre-submittal meetings can be beneficial to ensure you have everything for a complete
submittal. Please reach out and I will assist in those arrangements.
Response: Noted
11. Temporary Service Changes - City of Fort Collins Development Review
In order to continue providing thorough reviews and giving every project the attention it
deserves, the City of Fort Collins is implementing temporary changes in how we serve our
development customers. As you may be aware, we are experiencing staff shortages in a
number of key departments, which has begun to impact the quality and timeliness of our
reviews. We recognize that development and construction play a critical role in our
community’s vibrancy and economic recovery, and we have been exploring options for
mitigating impacts to our customers. As a result, we will be making some temporary service changes.
Beginning Monday May 10th one additional week of review time will be added to all 1st and
2nd round submittals (increase from 3 weeks to 4 weeks).
Response: Noted
Planning Services
Contact: Will Lindsey, , wlindsey@fcgov.com
1. The following site design standards will apply since the site is located in the Downtown
Zone District on a Green Edge Street:
- (1) Parking lots, garage entries and service locations: Parking lots, garage entries and
service locations shall be located on alleys. If no alley is present, they may be located on a
Green Edge street. If a Green Edge street is not present, they may be located on a
Mixed-Use street. To the maximum extent feasible, parking lots and garage entries shall
not be located on Storefront streets. Auto entrances shall be located to minimize pedestrian/auto conflicts.
- (3) Outdoor activity: To the extent reasonably feasible, outdoor spaces shall be placed
next to activity that generates the users (such as street corners, offices, day care, shops
and dwellings). Outdoor spaces shall be linked to and made visible from streets and
sidewalks to the extent reasonably feasible. Buildings shall promote and accommodate
outdoor activity with balconies, arcades, terraces, decks and courtyards for residents' and
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workers' use and interaction, to the extent reasonably feasible.
Response: Noted
2. The following standards will also apply since the site is located in the Innovation
sub-district of the Downtown Zone District:
1.Site Design
a. Landscaping/Vegetation Protection. Naturalistic characteristics of the river landscape
shall be maintained and enhanced using plants and landscape materials native to the
river corridor in the design of site and landscape improvements.
b. Outdoor Spaces. Development shall incorporate outdoor spaces such as patios,
courtyards, terraces and plazas to add interest and facilitate interaction.
c. Color/Materials. Heavy, durable, locally fabricated components, with materials such as
metal and stone, will be used creatively to complement building design.
2.Buildings.
a. Height/Mass. Multi-story buildings shall be designed to step down to one (1) story
directly abutting any natural habitat or feature protection buffer, and 2) must step down to
three (3) stories at least 150 feet from any parcel zoned Low Density Residential (R-L) or
Medium Density Mixed Use Neighborhood (M-M-N).
b. Parking lots. Buildings shall be sited so that any new parking lots and vehicle use areas
are located in either: 1) interior block locations between buildings that face the street and
buildings that face the river, or 2) side yards.
Response: Noted
3. The proposal will need to meet the standards for Parking Lot Perimeter Landscaping:
Parking lot perimeter landscaping must meet the following minimum standards:
(a)Trees shall 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
along a street may be located in and should be integrated with the streetscape in the street right-of-way.
(b)Screening. Parking lots with six (6) or more spaces shall be screened from abutting
uses and from the street. Screening from residential uses shall consist of a fence or wall
six (6) feet in height in combination with plant material and of sufficient opacity to block at
least seventy-five (75) percent of light from vehicle headlights. 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.
Response: Parking lot screening has been provided.
4. The proposal will need to meet the standards for Parking Lot Interior Landscaping: As
required in Section 3.2.2(M)(1) Access, Circulation and Parking, six (6) percent of the
interior space of all parking lots with less than one hundred (100) spaces, and ten (10)
percent of the interior space of all parking lots with one hundred (100) spaces or more
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must be landscape areas. All parking lot islands, connecting walkways through parking
lots and driveways through or to parking lots shall be landscaped according to the following standards:
(a)Visibility. 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 curbcut.
(b)Maximized Area of Shading. Landscaped islands shall 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.
(c)Landscaped Islands. 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.
(d)Walkways and Driveways. Connecting walkways through parking lots, as required in
subsection 3.2.2(B)(5)(a) (Walkways) shall have one (1) canopy shade tree per forty (40)
lineal feet of such walkway planted in landscape areas within five (5) feet of such walkway.
Driveways through or to parking lots shall have one (1) canopy shade tree per forty (40)
lineal feet of and along each side of such driveway, in landscape areas within five (5) feet of such driveway.
(e)Parking bays shall extend no more than fifteen (15) parking spaces without an
intervening tree, landscape island or landscape peninsula.
(f)Engineering. Detailed specifications concerning parking lot surfacing material and
parking lot drainage detention are available from the City Engineer.
Response: Parking lot landscaping has been provided
5. Screening for the parking areas and storage tank is an important component of the
proposal, and must meet the following standards.
Landscape and building elements shall be used to screen areas of low visual interest or
visually intrusive site elements (such as trash collection, open storage, service areas,
loading docks and blank walls) from off-site view. Such screening shall be established on
all sides of such elements except where an opening is required for access. If access is
possible only on a side that is visible from a public street, a removable or operable screen
shall be required. The screen shall be designed and established so that the area or
element being screened is no more than twenty (20) percent visible through the screen.
(a)Screening Materials. Required screening shall be provided in the form of new or
existing plantings, walls, fences, screen panels, topographic changes, buildings,
horizontal separation or a combination of these techniques.
Response: Noted
6. It appears based on the sketch plan that the addition of the beer garden and tanks will
result in the loss of 30-40 vehicle parking spaces. That number will need to be made up
for in the new parking area. Additionally, the square footage of the beer garden will
require additional parking spaces calculated at a ration of 5/1,000 sf (minimum) or 10/1,000 sf (maximum).
Response: Parking calculations have included the proposed beer garden as well as all interior spaces.
7. Are there any structures proposed for the beer garden that would require a building
permit? If so, they will need to meet the Building Standards for the zone district which
specifies maximum heights and materials to be used.
Response: Proposed structures have been identified.
8. 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
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LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
Response: Noted
9. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development proposal.
Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard.
Response: Noted
Department: Engineering Development Review
Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com
1. The proposed driveway location could cause substantial cost for the applicant. The
current driveway is configured with full movement driveway. Moving the current driveway
to the west would locate it closer to the driveway entrance the the western property. The
separation distance would have to be evaluated. It may not meet Larimer County Urban
Area Street Standards which could lead to modifications to the current configuration. It
may also generate improvements needed for the median configuration.
Response: The existing driveway location will remain.
2. Moving the driveway would probably generate the need to close off the left hand turn
lane. Relocation of the turn lane further to the west may not be possible. This would have to be
address in a turning movement analysis and stacking analysis to show how the driveway would function.
Response: The existing driveway location will remain.
3. The proposed development will likely generate the need to update a traffic analysis to
the property. Please work with the traffic division to address any requirements needed
for the additional trips that the proposed development may generate.
Response: Proposed traffic generation is in line with the previous two uses for the property.
4. Lincoln Way is listed as a two lane arterial. The right of way dedication for this right of
way is eighty four feet. The plan will need to show the right of way width from the
centerline to the back of sidewalk to show the correct right of way distance.
Response: ROW dimension has been shown on the site plan.
5. The applicant will have to show the site visibility triangles from the driveway and address
any impacts from the proposed landscaping.
Response: Noted
6. Any additional bike parking will need to be located outside of the right of way.
Response: Bike parking has been shown on the site plan
7. Per Section 3.3.1 of the City of Fort Collins Land Use Code, this project is responsible
for dedicating any easements and/or rights-of-way that are necessary or required by the
City for this project. For this project, that will include the standard 15 foot utility
easement along Lincoln if it has not been dedicated, as well as any other easements
required by other City departments. If platting the site, the easements should be
dedicated on the plat. If no plat is required for this project, then the easements will need
to be dedicated by separate instrument. The applicant will need to submit legal
descriptions and exhibits to the City to review as part of this project. The legal
descriptions and exhibits will need to be prepared by a licensed Colorado Land
Surveyor. A completed Transportation Development Review Fee application and
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associated fees ($250/dedication) will need to accompany the submittal of the legal
descriptions and exhibits. Please coordinate with Engineering Development Review
staff regarding the easement dedication process. Additional information on the
dedication process can be found at: http://www.fcgov.com/engineering/devrev.php
Response: A 15’ Utility Easement currently exists along Lincoln Ave
8. A Development Agreement (DA) may be required for this project. The DA is an
agreement between the property owner and the City of Fort Collins that defines the
various standards, infrastructure requirements, maintenance responsibilities, etc. of the
owner. A draft of the DA will be prepared by the City during the review and approval
process. Prior to preparing this agreement, the applicant will need to provide a
completed “Information for Development Agreements” form. This can be submitted with
the initial project submittal. A copy of the document can be found at the Engineering
web page link below: https://www.fcgov.com/engineering/devrev.php
Response: Noted
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.
Engineering staff conducted a site visit to determine the extent of pedestrian facilities
that would need to be brought up to current ADA standards. It was determined that the
existing sidewalk along Stover Street does not meet ADA standards.
Response: Noted
10. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at (970)-221-6566 if you have any questions.
Response: Noted
11. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response: Noted
12. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
Response: Noted
13. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Noted
14. 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.
Response: Noted
15. The development/site cannot use the right-of-way for any Low Impact Development to
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treat the site’s storm runoff. We can look at the use of some LID methods to treat street
flows – the design standards for these are still in development.
Response: Noted
16. With regards to construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development, nor shall
it be used for parking by any contractors, subcontractors, or other personnel working for
or hired by the Developer to construct the Development. The Developer will need to find
a location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Response: Noted
17. With regards to construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development, nor shall
it be used for parking by any contractors, subcontractors, or other personnel working for
or hired by the Developer to construct the Development. The Developer will need to find
a location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Response: Noted
18. Lincoln Avenue may be subject to no cut fees. At the time more detailed information is
submitted on the proposed development, Engineering will help to coordinate and
address the issue. If the applicant has questions as they move forward, you can contact
myself, Dave Betley at 970-221-6573 or 970-829-8882.
Response: Noted
19. Moving forward, the applicant should provide a turning movement analysis to address
circulation around the site for larger vehicles such as fire trucks and deliver vehicles.
Response: Turning analysis has been provided
20. Depending on the level of disturbance and cost, the project may require a development
construction permit. The type of right of way permit needed with the development will be
dependent on the size of disturbance to Lincoln Avenue.
Response: Noted
Department: Traffic Operations
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will be required to be submitted with
this project, detailing the anticipated increase in traffic that will be generated with the
expansion of this facility and establishment of a larger beer garden. Please have your
Traffic Engineering contact Traffic Operations to scope the study.
Response: Traffic Impact Study will be included in the second submittal.
2. Further conversation will need to occur in regards to the proposed realignment of the
access to your site, as significant roadway improvements would be required. This could
include but is not limited to the realigned medians, turn lane, trees, and utilities.
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Response: Existing driveway location will remain.
Department: Erosion Control
Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com
1. Please provide the total area of construction disturbance for the project. If the site
disturbs more than 10,000 sq. ft. and/or meets the criteria for
for Erosion and Sediment Control, Materials will 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/erosion
Response: Noted
Department: Stormwater Floodplain
Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com
1. This property is currently located in the FEMA-regulatory, Poudre River 500-year
floodplain and must comply with the safety regulations of Chapter 10 of City Municipal
Code. A FEMA Flood Risk Map is attached.
Response: Noted
2. Critical Facilities for At-Risk Populations (schools, nursing homes, daycares, etc.) and
Essential Services (police, fire, hospitals, etc.) are not allowed within the Poudre River
500-year floodplain. Since development does not appear to include one of these types
of critical facilities, there will be no floodplain permitting requirements.
Response: Noted
3. FEMA is remapping the Poudre River and we are expecting new regulatory mapping in the next 1-2 years.
Any future development will be subject to the floodplain map and regulations effective at that time.
Response: Noted
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
1. Master plan and criteria compliance (site specific comment):
This site is part of ‘Fort Collins Brewer’ development and must conform to the drainage
design of the approved development plans. The site is also located in the ‘Dry Creek
Basin’ and would need to comply with any Master Drainage Plan requirements as well
as the Fort Collins Stormwater Criteria Manual (FCSCM) which is available on our website here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu
idelines-regulations/stormwater-criteria
Response: Noted
2. Documentation requirements (site specific comment):
Construction plans and an addendum to the approved drainage report and are required
and 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.
The drainage report addendum should describe compliance with previous drainage
report and drainage design and discuss if any drainage improvements are needed
beyond what was originally planned to meet current requirements with the site improvements.
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Response: Noted
3. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the existing onsite drainage
pond on the southeast corner of the site.
Response: Noted
4. Water Quality and Low Impact Development requirements (standard comment):
If the improvements create or modify greater than 1000-square feet of impervious area,
stormwater quality treatment will need to be provided for the new or modified impervious areas.
All new or modified impervious areas require stormwater quality treatment. In addition,
the City requires the use of Low Impact Development (LID) methods to treat stormwater
quality on all new or redeveloping property, including sites required to be brought into
compliance with the Land Use Code. There are two (2) categories of LID requirements;
the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the
new or modified impervious areas must be treated by LID methods. Of the new or
modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be treated
by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or LID
water quality methods. Accepted methods are described in the Fort Collins Stormwater
Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria
Response: Noted
5. Existing stormwater infrastructure (site specific comment):
At the southwest corner of the site, there are existing public stormwater pipes for
underground detention. Any new landscaping features over these facilities will need to
be discussed and coordinated with the City (Stormwater, Forestry, Planning) in more detail.
**Additional Comment-
Plans to locate a drive aisle over the existing underground stormwater detention pipes,
at the southwest corner of the site, will need to be further discussed with the Stormwater
department. Please contact us at WaterUtilitiesEng@fcgov.com if you wish to have this investigated further.
Response: Noted
6. Imperviousness documentation (standard comment):
It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the
time fees are calculated for each building permit.
Response: Noted
7. Detention drain times (standard comment):
If modifications to the existing detention pond occur, then the following applies:
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Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015,
criteria regarding detention drain time will apply to this project. As part of the drainage
design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the
drainage report. Upon completion of the project, the engineer will also be required to
upload the approved spreadsheet onto the Statewide Compliance Portal. This will
apply to any volume-based stormwater storage, including extended detention basins.
Response: Noted
8. Erosion control requirements (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins
Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need
clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com.
Response: Noted
9. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on-going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-developement
Response: Noted
10. Fees (standard comment):
The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious
area over 350 square feet and there is a $1,045/acre of site review fee. No fee is
charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by
the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Response: Noted
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 8-inch water main in the drive aisle west of the existing building with
an existing 1.5-inch water service to the site (with 2-inch water meter). There is an
existing 6-inch PVC fire line service to the site. There are also 3 water service stubs for
future use onsite that are proceeding west from the existing water main.
Response: Noted
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2. Existing Sewer Infrastructure (site specific comment):
There is an existing 10-inch sanitary sewer main in the drive aisle west of the exiting
building with an existing sanitary sewer service to the site.
Response: Noted
3. Existing water and sewer infrastructure onsite (site specific comment):
City access and separations need to be maintained for the existing water and sewer
mains located in the existing onsite drive aisle, west of the existing building.
Response: Noted
4. Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be reused with this project
will be required to be abandoned at the main.
Response: Noted
5. Service sizing (standard comment):
If new water services are needed, they will need to be sized based on the AWWA M22
manual design procedure. A sizing justification letter that includes demand calculations
for maximum flows and estimated continuous flows will need to be provided as a part of
the final submittal package for this project.
Response: Noted
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,
Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements
and how they apply to this development.
Response: Noted
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
Response: Noted
8. Water Allotment (site specific comment):
The existing building (at 1020 E Lincoln Ave) is currently served by a 2-inch water meter
(with 1.5-inch service line).
-If changes are made to the sites water consumption as part of this project, the
development will need to ensure the water service and meter are appropriately sized for
the fixtures in the building. In this event, a sizing justification letter that includes demand
calculations for maximum flows, estimated continuous flows, and annual usage will need
to be provided as a part of the final submittal package for this project.
- Additionally, the existing water service currently has an allotment of 3,128,170 gallons
per year associated with it. If you believe that your property may use more water than
your assigned allotment, please contact our Utility Fee and Rate Specialists at (970)
416-4252 or UtilityFees@fcgov.com for more information or questions.
Response: Noted
9. Fees (standard comment):
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New or upgraded water and sewer services will require development fees and water
rights, these are paid at building permit. Please contact our Utility Fee and Rate
Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or
questions. Information on fees can also be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees
Response: Noted
Department: Electric Engineering
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
1. Light and Power feeds the building out of an existing pad mount transformer located in
the parking area on the north side of the building.
Response: Noted
2. Any changes to the existing electric capacity and/or meter location may initiate electric
development and system modification charges. Please coordinate power requirements
with Light and Power Engineering if changes are anticipated.
Response: Noted
3. There are existing primary electric lines that will be under the proposed beer garden that
extend through the property to the transformer. Are there any permanent structures
proposed with the beer garden? If so, relocation of the primary electric lines may be
needed and will be an expense to the project.
Response: Primary electrical lines will be relocated
4. It is also possible that the existing primary electric lines will be under the proposed
tanks. If so, relocation of the primary electric lines may be needed and will be an
expense to the project. Please show the existing primary electric lines on the utility plan
to review the location in relation to your site improvements.
Response: Primary electrical lines will be relocated
5. Light and Power has an existing streetlight located in the proposed relocated curb cut. If
the curb cut is to move west then relocation of the streetlight will be needed and an expense to the project.
Response: Existing driveway location will remain.
6. Any existing electric infrastructure that needs to be relocated as part of this project will
be at the expense of the developer. Please coordinate relocation's with Light and Power Engineering.
Response: Noted
7. Any existing and/or relocated or proposed Light and Power electric facilities that are
within the limits of the project must be within a utility easement.
Response: Noted
8. Please contact Tyler Siegmund with Light & Power Engineering if you have any
questions at 970.416.2772 Please reference our policies, construction practices,
development charge processes, electric service standards, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
Response: Noted
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Department: Fire Authority
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
1. FIRE LANES - Fire access is required to within 150 feet of all exterior portions of any
building, or facility ground floor as measured by an approved route around the
perimeter. For the purposes of this section, fire access cannot be measured from an
arterial road. Any private alley, private road, or private drive serving as a fire lane shall
be dedicated as an Emergency Access Easement (EAE) and be designed to standard
fire lane specifications. In addition, aerial apparatus access requirements are triggered
for buildings in excess of 30' in height. Code language and fire lane specifications provided below.
- IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion
of a building hereafter constructed or moved into or within the jurisdiction. The fire
apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
The front of the building is currently out of access but was approved in the previous
minor amendment. The current entrance would need to remain as either entrance to new
parking or pull-in for fire apparatus access.
Response: Noted
2. FIRE LANE SPECIFICATIONS - A fire lane plan shall be submitted for approval prior to
installation. In addition to the design criteria already contained in relevant standards and
policies, any new fire lane must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or separate
document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
-Additional fire lane requirements are triggered for buildings greater than 30' in height.
Refer to Appendix D105 of the International Fire Code.
-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 turnaround area for fire apparatus.
-Dead-end roads shall not exceed 660 feet in length without providing for a second point of access.
-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.
-Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final plans.
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Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing.
Appropriate directional arrows required on all signs.
- In remote rural applications, fire lane standards may be modified with the approval of
the fire marshal; examples might include reduction in road width or road surface.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D;
FCLUC 3.6.2(B)2006 and Local Amendments.
Response: Noted
3. FIRE DEPARTMENT HOSE CONNECTION -
> IFC 912.2: Fire Department Connections access shall be maintained without
obstruction by fences, bushes, trees, walls or any other fixed or moveable object.
Access to FDC shall be approved by the fire code official. Fences are permitted when
provided with an access gate equipped with appropriate signage and means of emergency operation.
Response: Noted
4. ADDRESS POSTING - LOCAL AMENDMENT - IFC 505.1.8: Address shall be clearly
visible on approach from any street, drive or fire lane that accesses the site. Buildings
that are addressed on one street, but are accessible from other streets, shall have
address numbers on the side of the building fronting the roadway from which it is
addressed. Buildings that are addressed on one street, but are accessible from other
drives or roads, shall have the address numbers AND STREET NAME on each side
that is accessible from another drive or road.
Response: Noted
5. WATER SUPPLY
If the entrance is moved to the new parking area, the hydrant will need to move to within
10 feet of the curb on the new entrance.
-Where a fire hydrant is located on a fire apparatus access road, the minimum road
width shall be 26 feet exclusive of shoulders.
Response: Noted
Department: Parks
Contact: Aaron Wagner, , aawagner@fcgov.com
1. Thank you for the opportunity to review these plans and provide input. Parks
Department Planning staff can help with any questions you may have regarding these
comments. Please contact Jill Wuertz (jwuertz@fcgov.com), 970-416-2062, or Parks
Planning Technician, Aaron Wagner (aawagner@fcgov.com) 970-682-0344, 413 S.
Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest.
Response: Noted
2. It appears the applicant wants to make changes to the median, pedestrian plaza, and
tree lawn This landscape is fairly new, if this landscape is to be removed Parks wants to
have a landscape contractor that is pre-approved with the Parks Dept. perform the work.
Parks prefers to have a design team that has experience designing to Fort Collins
Streetscape Standards to make the adjustments to the median and ultimately the
median plantings and tree lawn adjustments. It is ultimately up to Engineering and
Traffic to approve the drive/curb cut move and approve these changes. Parks will
require a cost estimate for the proposed changes.
Response: Existing driveway location will remain.
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Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
1. PRE-SUBMITTAL: Forestry Tree Inventory
There are 10 existing City trees, and additional private trees onsite within the
boundaries of development. Please schedule an on-site meeting with City Forestry
(choltz@fcgov.com) to obtain tree inventory and mitigation information. Please note that
these existing significant trees should be retained to the extent reasonably feasible. This
meeting should occur prior to first round of formal submittal. Forestry recommends
scheduling the on-site tree inventory as early in the design process as possible.
Response: Tree inventory has been provided.
2. Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements.
This should include the existing tree inventory, any proposed tree removals with their locations
clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant).
The plans should also include the following City of Fort Collins notes:
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below and clicking on
Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php
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
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Response: Landscape plan has been provided.
3. Please ensure tree locations maintain proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
Response: Noted
4. If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City
Forestry staff to review. Proposals to remove significant existing trees must provide a
justification letter with specific details of the reasons for removal. For example, tree X
removed due t grading; grading proposed to enhance storm water flow in this section of
the development. This is required for all development projects proposing significant tree
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removal regardless of the scale of the project. The purpose of this letter is to provide a
document of record with the project’s approval and for the City to maintain a record of all
proposed significant tree removals and justifications. Existing significant trees within the
project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be
preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be
designed to minimize the disturbance to significant existing trees.
(Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts
have been undertaken to comply with the regulation, that the costs of compliance clearly
outweigh the potential benefits to the public or would unreasonably burden the proposed
project, and reasonable steps have been undertaken to minimize any potential harm or
adverse impacts resulting from noncompliance with the regulation.) Where it is not
feasible to protect and retain significant existing tree(s) or to transplant them to another
on-site location, the applicant shall replace such tree(s) according to City mitigation requirements.
Response: Tree removal letter has been provided.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
1. 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."
Response: Note has been provided on the Tree Mitigation Plan.
2. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques. This includes use of low-water-use plants and grasses in landscaping
or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Native Plants document available
online and published by the City of Fort Collins Natural Areas Department for guidance
on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also
see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
Response: Noted
3. The City of Fort Collins has many sustainability programs and goals that may benefit this project.
Of particular interest may be:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP) provides communication materials and on-site assessments to support
recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php
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2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility
customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke
at 970-416-2312 or rgatzke@fcgov.com
3) Integrated Design Assistance Program offers financial incentives and technical
support for new construction and major renovation projects. Must apply early in the
design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com
Response: Noted
Department: Building Code Review
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
1. The tank installation will require a building permit and must meet the following codes.
Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Building Code (IBC) 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
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
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 II (most structures):
· 140mph (Ultimate) exposure B or
· Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code: 2018 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft setback from property line and 20 feet
between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.
· City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler
system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.
· A City licensed commercial general contractor is required to construct any new commercial structure.
BUILDING PERMIT PRE-SUBMITTAL MEETING:
Prior to Final Development Plan please schedule a pre-submittal meeting with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the design,
that the new 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. Applicants of new projects should email
your coordinator to schedule a pre-submittal meeting. Applicants should be
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prepared to present site plans, floor plans, and elevations and be able to discuss code
issues of occupancy, square footage, type of construction, and energy compliance method being proposed.
Response: Noted
2. If beer garden as restricted access (fence and gates) the existing system must meet the
building code. For example if the beer garden has an occupant load of more than 49,
the exits doors (gates) must have panic hardware and swing out.
Response: Noted
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
Response: Noted
2. If submitting a replat is required for this property/project, addresses are not acceptable
in the Subdivision Plat title/name. Numbers in numeral form may not begin the
title/name. Please contact our office with any questions.
Response: Noted