HomeMy WebLinkAboutPOWERHOUSE 2 - PDP220006 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS
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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/developmentreview
October 22, 2021
Roger Sherman
BHA Design
Fort Collins, CO
RE: E Vine Dr & N College Ave Powerhouse 2, PDR210021, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of E Vine Dr & N College Ave Powerhouse 2. If you have
questions about any comments, you may contact the individual commenter or direct your
questions through your Development Review Coordinator, Brandy Bethurem Harras via
phone at 970-416-2744 or via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
10/13/2021: INFORMATION:
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!
Response: Thank you!
Comment Number: 2
10/13/2021: HEARING & NEIGHBORHOOD MEETING:
The proposed development project is subject to a Type 2 Review. The decision
makers for your project will be the Planning & Zoning Commission 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).
Staff would need to be in agreement the project is ready for Hearing
approximately 3-5 weeks prior to the hearing. I have attached the P&Z
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schedule, which has key dates leading up to the hearing.
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.
Please ensure at least 10 calendar days have passed between the date of the
neighborhood meeting and the submittal of the development application.
Response: Thank you, the project neighborhood meeting took place on February 16th, 2022.
Comment Number: 3
10/13/2021: INFORMATION:
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: Thank you!
Comment Number: 4
10/13/2021: FOR SUBMITTAL:
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: Received. Thank you!
Comment Number: 5
10/13/2021: FOR SUBMITTAL:
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, avoiding responses like noted or acknowledged.
Response: Done. Thank you!
Comment Number: 6
10/13/2021: FOR SUBMITTAL:
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.
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File names should begin with the file type, followed by the project information, and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
*Please disregard any references to paper copies, flash drives, or CDs.
Response: File names are compliant Development Submittal Application Requirements.
Comment Number: 7
10/13/2021: FOR SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting
and remove this feature, type "EPDFSHX" in the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
Response: Done. Thank you!
Comment Number: 8
10/13/2021: INFORMATION:
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: Understood
Comment Number: 9
10/13/2021: INFORMATION:
When you are ready to submit your formal plans, please notify me with as much
advanced notice as possible. 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: Roger Sherman notified Brandy that the submittal is scheduled for April 13th
Comment Number: 10
10/13/2021: INFORMATION:
The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide estimated fees, which are due at time of project submittal for
formal review. This is an estimate of the initial fees to begin the development
review process based on your Conceptual Review Application. As noted in the
comments, there are additional fees required by other departments, and
additional fees at the time of building permit. The City of Fort Collins fee
schedule is subject to change – please confirm these estimates before
submitting. If you have any questions about fees, please reach out to me.
A convenience fee of 2% + 0.25 will be added to all credit card payments under $2,500.00
A Convenience fee of 2.75% will be added to all credit card payments over $2,500.00
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Response: Filing fee summary received. Checks will be delivered to the City as part of the submittal.
Comment Number: 11
10/13/2021: INFORMATION:
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 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 10, 2021 one additional week of review time will be
added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).
Response: Understood
Comment Number: 12
10/13/2021: INFORMATION:
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: Understood
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Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
10/11/2021: PRE-SUBMITTAL:
An Ecological Characterization Study (ECS) is required by City of Fort Collins
Land Use Code (LUC) Section 3.4.1 (D)(1) as the site is within 500 feet of
known natural habitats (Lake Canal and riparian forest). Please note the buffer
zone standards is typically 50 feet from the top of bank for ditch corridors or the
dripline of riparian forests (whichever is greater), as identified in Section
3.4.1(E) of the Land Use Code, as you proceed with your site design process.
Please delineate the top of bank line, the edge of any wetlands, and the tree dripline as part of the ECS.
Please contact me to discuss the scope and requirements of the ECS further
and to arrange an on-site meeting. The ECS is due a minimum of 10 days prior to the PDP submittal.
Response: Buffers are illustrated in the ECS and on the Site Plan
Comment Number: 2
10/11/2021: INFORMATION:
Note that within any Natural Habitat Buffer Zones (NHBZs) that may be
designated on this site, the City has the ability to determine if the existing
landscaping within the zone is incompatible with the purposes and intent of the
buffer zone [Section 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing
vegetation on-site and identifies potential restoration options. If existing
vegetation (or lack thereof) is determined to be insufficient, then restoration and
mitigation measures may be required.
Response: Done. ECS was emailed to Brandy on Feb 23, 2022 and is included in this submittal
Comment Number: 3
10/11/2021: FOR SUBMITTAL:
Please provide the reports for any Phase I or Phase II Environmental Site
Assessments for this project.
Response: A Phase 1 ESA is included with the submittal
Comment Number: 4
10/11/2021: INFORMATION:
Projects in the vicinity of the 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."
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Response: The intent of the proposed landscape design is to extend the character of the whitewater park
into this development.
Comment Number: 5
10/11/2021: INFORMATION:
This project appears to support some of the principles and policies listed in the
Downtown Plan. In particular, Principle EE 2: "Downtown should lead the way in
demonstrating and showcasing technologies, strategies and innovative
approaches that advance the City's climate action goals." Please consider the
following Energy and Environment policies from the Downtown Plan as well:
- Policy EE 1b: Urban Transition to the Poudre River. Create a transition in the
character of the Poudre River corridor from the higher intensity Downtown core
to a more naturalized context away from the core.
- Policy EE 1c: Connections to the Poudre River. Strengthen visual and
pedestrian connections between Downtown and the river.
- Policy EE 1d: Brownfield Sites. Support the identification and remediation of
potentially contaminated brownfield sites along the Poudre River corridor.
- Policy EE 2a: Showcase Innovation. Demonstrate, showcase, measure, and
engage the community in innovative approaches to environmental stewardship and energy management.
- Policy EE 2b: Clean Energy Production. Collaborate with business and
institutional partners to lead the way in piloting and advancing renewable energy
production, storage and use in the Downtown area.
- Policy EE 2d: Green Building Practices. Encourage and support above-code
green building practices for all Downtown construction and development.
- Policy EE 2g: Electric Vehicles. Provide infrastructure and policy support for
electric vehicles in the Downtown area.
- Policy EE 3a: Nature in the City. Continue to implement the actions identified
in the Nature in the City Strategic Plan as applicable to the Downtown area.
- Policy EE 3b: Tree Canopy. Maintain and expand the Downtown tree canopy.
- Policy EE 3c: Night Sky Protection. Reduce the impact of Downtown lighting
on dark night skies, human health and wildlife habitat.
- Policy EE 4b: Stormwater Management. Enhance Downtown's capacity to
manage and respond to rain, snow and flood events.
- Policy EE 4c: Flood Protection. Protect people and property from the impacts of flooding.
- Policy EE 4e: Water Conservation. Incorporate water conservation techniques
into existing properties and new development sites to reduce water demand and utility costs.
Response: Agreed. The proposed development embodies many of the qualities described here.
Comment Number: 6
10/11/2021: FOR SUBMITTAL:
The City of Fort Collins Land Use Code, Section 3.2.4(C)(3), requires projects
to "demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer
Zones or River Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)."
Please include all necessary information (B-U-G ratings, light fixture cutsheets,
photometric plans, etc.) to demonstrate compliance.
Response: The proposed parking lot encroaches into the 50’ buffer, so a variance may be requested.
Parking lot lighting providing for safety and security purposes also extends into the 50’ buffer. The current
layout provides a 30’ lighting buffer line instead and this is illustrated in the site photometric plans.
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Comment Number: 7
10/11/2021: INFORMATION:
In regard to lighting, especially LED light fixtures, cooler color temperatures are
harsher at night and cause more disruption to circadian (biological) rhythms for
both humans and wildlife. Warmer color temperature (warm white, 3000K or
less) for any LED light fixtures is preferred. Please also consider fixtures with
dimming capabilities so that light levels can be adjusted as needed. Site light
sources shall be fully shielded and down-directional to minimize up-light, light
spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for supporting
City of Fort Collins Night Sky Objectives. For further information regarding
health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Response: Acknowledged. Exterior lighting will be 3000K
Comment Number: 8
10/11/2021: INFORMATION:
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 Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native
Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
Response: Except for the tree lawn and the rain gardens, low-water-use plans will be specified
Comment Number: 9
10/11/2021: PRE-SUBMITTAL:
Contact the assigned Development Review Coordinator (DRC) prior to PDP
submittal if trees will be impacted. A review of trees shall be conducted by City
Environmental staff to determine the status of existing trees and any mitigation
requirements that could result from the proposed development. The site visit
can be conducted in tandem with Forestry’s site visit. Please contact assigned
Development Review Coordinator directly at 970-221-6689 or email
DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at
least two weeks to get an onsite meeting scheduled, especially during April - October.
Response: A tree assessment walk was performed with the City Forester and a tree mitigation plan is
included in the PDP submittal package
Comment Number: 10
10/11/2021: FOR SUBMITTAL:
If tree removal is necessary, please include the following note on the tree
mitigation plan and/or 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
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REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."
Response: Some trees will be removed, and the note has been added to the plans, as requested.
Comment Number: 11
10/11/2021: INFORMATION:
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
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
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
Please consider City sustainability goals and ways this development can
engage with these efforts. Let me know if I can help connect you to these programs.
Response: Understood. Thank you!
Department: Park Planning
Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com
Topic: General
Comment Number: 1
10/18/2021: INFORMATION:
The Park Planning & Development Department is available to discuss these
comments in more detail. Please contact Kyle Lambrecht at 970 416 4340, klambrecht@fcgov.com.
Response: Understood.
Comment Number: 2
10/18/2021: INFORMATION:
The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails”
addresses compliance with the 2021 Parks and Recreation Master Plan
(“Master Plan”). The Master Plan indicates the general location of all parks and
regional recreational trails. Parcels adjacent to or including facilities indicated
in the Master Plan may be required to provide area for development of these facilities.
Response: Understood.
Comment Number: 3
10/18/2021: INFORMATION:
The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was
adopted by City Council and provides conceptual locations and general trail
design guidelines for future regional recreational trails. The Trail Master Plan is
available at https://www.fcgov.com/parkplanning/plans and policies.
Response: Understood. The Site Plan includes a proposed trail along Jerome Street
Comment Number: 4
10/18/2021: INFORMATION:
The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16
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Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional
design guidelines for multi use regional recreational trails.
Response: Understood.
Comment Number: 5
10/18/2021: INFORMATION:
If the site is indicated for a future park or regional recreational trail the plat must
dedicate a tract as a “Future City Park Site” and/or a recreational trail “Public Access and Trail Easement”.
Response: Understood.
Comment Number: 6
10/18/2021: INFORMATION:
Tracts dedicated as a “Future City Park Site” shall be 7 to 10 acres and will be
reserved for future purchase and development by the City. Until the site is
purchased by the City the landowner is responsible for all maintenance of the tract.
Response: Understood.
Comment Number: 7
10/18/2021: INFORMATION:
The Public Access and Trail easement width is 50’. The location of the
easement must be approved by Park Planning & Development.
Response: The site’s physical constraints do not allow space for a 50’ easement for the Jerome Street trail
Comment Number: 8
10/18/2021: INFORMATION:
Recreational trails do not function as widened sidewalks adjacent or within
street rights of way.
Response: Understood, but in this case a widened sidewalk is proposed along Jerome Street.
Comment Number: 9
10/18/2021: INFORMATION:
The trail easement may co exist within a Natural Habitat Buffer Zone if approval
is obtained from Environmental Planning.
Response: Understood. A proposed trail is shown within the Natural Habitat Buffer Zone.
Comment Number: 10
10/18/2021: INFORMATION:
A trail easement may not be located within a ditch easement unless the
applicant provides written approval for the trail easement within the ditch
easement from the ditch company. The paved trail surface cannot function as a
ditch access road if heavy equipment will use or cross the trail to maintain the ditch.
Response: Understood.
Comment Number: 11
10/18/2021: INFORMATION:
Grade separated crossings of arterial roadways and major collectors are
required (LUCASS Chapter 17.3) and provide safe trail connectivity. Additional
easement area for underpass/overpass approaches may be required in
locations of potential grade separated crossings for the trail. Vine Drive is a two lane arterial roadway.
Response: Concepts for the Vine Drive trail crossing were explored with Park Planning and it was decided
that it is not feasible to construct a grade-separated crossing at Vine Drive.
Comment Number: 12
10/18/2021: INFORMATION:
Local street at grade intersections with a recreational trail are to be avoided.
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When necessary, the location of a future recreational trail at grade crossing
must be coordinated with Traffic Operations.
Response: Concepts the Vine Drive trail crossing were explored with Park Planning and it was decided that
it is not feasible to construct a grade-separated crossing at Vine Drive.
Comment Number: 13
10/18/2021: INFORMATION:
The future trail alignment cannot be used to provide internal pedestrian
circulation and cannot provide direct access to buildings. Internal access to the
recreational trail from the internal bike/pedestrian system should be provided at
limited and defined access points.
Response: Understood. The proposed Jerome Street trail will not be used in these ways
Comment Number: 14
10/18/2021: INFORMATION:
Grading within the designated recreational trail easement should be completed
along with overall site grading. Plans must indicate that the final grade within
the easement can provide a trail alignment that meets the American Disabilities
Act (ADA) standards for cross slopes between 1 and 2% and a maximum
centerline profile grade of 5%. Construction documents should include trail
profiles and cross sections to demonstrate the ability to meet ADA standards.
Response: Understood. Final trail grading will comply with these requirements.
Comment Number: 15
10/18/2021: INFORMATION:
The typical paved recreational regional trail cross section is constructed as a
10’ wide concrete trail, widened to 12’ in areas of high traffic area or other
areas of potential user conflicts. A 4 6’ wide soft (gravel) path is located parallel
to the paved surface, separated by 3 5’ of vegetated area; there shall be 3’
wide level shoulders on both sides of the trail, providing 3’ of horizontal
clearance from vertical obstructions such as trees, transformers, fences and/or
walls. Modifications of the typical cross section must be approved by Park Planning & Development.
Response: a 12’ wide trail is proposed along the west side of Jerome Street abutting this development’s
frontage.
Comment Number: 16
10/18/2021: INFORMATION:
The construction schedule for the recreational trail on this site has not been
determined. Park Planning and Development (PPD) would like to explore
constructing the regional trial in conjunction with the development of the site.
Funding partnerships between PPD and the applicant will be based on the
timing and availability of city funds.
Response: Understood.
Comment Number: 17
10/18/2021: INFORMATION:
The ownership and long-term maintenance of this trail segment will need to be
determined. If this is a publicly owned recreational trail, the Parks Department
will maintain. If this is a private trail, the developer will maintain. Maintenance
consists of snowplowing of the paved surface, occasional seasonal mowing 2
3’ adjacent to the trail surface and repairing/replacing surface damage of the
trail. The underlying property owner shall be responsible for all other
landscaping and maintenance within the easement.
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Response: More discussion is required.
Comment Number: 18
10/18/2021: INFORMATION:
Landscaping within the recreational trail easement shall be provided in
accordance with all applicable City codes and will remain the responsibility of
the underlying landowner. Landscaping must provide acceptable clearances
from the trail surfaces as specified in the Trail Master Plan. Spray irrigation, if
required, shall be designed and maintained to avoid spray on the trail.
Response: Understood.
Comment Number: 19
10/18/2021: INFORMATION:
The conceptual alignment of the Northeast regional paved recreational trail is
located within the proposed development site. Please plan to accommodate accordingly.
Response: The Site Plan includes a proposed 12’ wide trail along Jerome Street abutting the property.
Comment Number: 20
10/18/2021: INFORMATION:
Please coordinate the trail alignment with the existing trail system constructed
with the City's Poudre River Whitewater Park to the south and future
development to the north of this parcel.
Response: The Site Plan illustrates a trail crossing that is aligned with the existing trail in the whitewater
park.
Department: Parks
Contact: Aaron Wagner, , aawagner@fcgov.com
Topic: General
Comment Number: 1
10/19/2021: GENERAL INFORMATION
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: Understood
Comment Number: 2
10/19/2021: FOR INFORMATION
Parks and PP&D would like to have a conversation about shared parking with
the White Water Park. Traffic is planning an 'At-Grade' pedestrian crossing at
Vine and Jerome next year and the Northeast Regional Trail has potential
alignments that may coincide with the development of this site. Please reach
out to Parks and PP&D for offline coordination. Additionally, CSU/Powerhouse
has an existing shared parking agreement that might be amended to include
this site, if the owner/developer determines conditions can be accommodated.
Response: The developer is open to exploring options for shared parking.
Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com
Topic: General
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Comment Number: 1
10/18/2021: FOR SUBMITTAL:
Transfort has a bus stop at this location and needs to be upgraded with this
development. Please replace the existing facility with a Type III bus stop as
shown in Figure 11 of Transfort's Bus Stop Design Standards and Guidelines
(http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standards.pdf).
Please feel free to contact me with any questions.
Response: A Type III modified bus stop is shown on the Site Plan on College Avenue just north of Vine.
Comment Number: 2
10/18/2021: FOR SUBMITTAL:
Please provide a paved bike and pedestrian access trail along the north side of
the property from Jerome Street to College Avenue.
Response: The proposed site plan includes a connection to the trail in the whitewater park, a 6’ wide
detached sidewalk one the north side of Vine, and an on-street bike lane on Vine.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 2
10/18/2021: INFORMATION:
The Colorado Department of Transportation (CDOT) will need to be routed with
this project since this project is proposing an access to US 287. This access is
not consistent with the US287 Access Control Plan or the City's North College
Corridor Plan which is planned to eliminate direct access to the highway and
utilize side (or secondary) streets for the main access points.
Response: Understood
Comment Number: 3
10/18/2021: FOR SUBMITTAL:
Adjacent street frontage improvements will be required including bike lanes,
center turn lanes, and sidewalks/trail connections. The alignment of the
sidewalk and connection to the existing trail on the south side of Vine at Jerome
will need to be evaluated for directness and continuity along with the need for an
enhanced trail crossing at this intersection.
Response: Understood. See civil plans and site plans. The developer will coordinate details with the City
during the development review process.
Topic: Traffic Impact Study
Comment Number: 1
10/18/2021: TRAFFIC IMPACT STUDY:
The anticipated trips to be generated by this site will require a Transportation
Impact Study to be submitted with this project according to Chapter 4 of the
Larimer County Urban Area Street Standards. Please have your Traffic
Engineer contact Traffic Operations to scope the study.
Response: A scoping meeting occurred and the TIS is included in the PDP submittal.
Department: Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
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Comment Number: 1
10/11/2021: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Stormwater Design Criteria,
Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion
Response: Understood – thank you for the info.
10/11/2021: INFORMATION:
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other triggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control Materials to be submitted.
Response: Understood.
Comment Number: 2
10/11/2021: FOR FINAL PLAN:
Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)
Please ensure that the Erosion Control Plans provided include a individual
sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2)
Please ensure that the Erosion Control Plans, Escrows, and Reports include
phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
10/11/2021: FOR FINAL PLAN:
Please submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5)
Response: The requested information will be provided with Round 1 Final plans.
10/11/2021: FOR FINAL PLAN:
Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)
Response: An Erosion Control Report will be provided with Final.
Comment Number: 3
10/11/2021: INFORMATION:
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required since the site is over
an acre and should be pulled before Construction Activities begin.
Response: Understood.
Comment Number: 4
10/11/2021: FOR FINAL PLAN:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such inspections.
The Erosion Control fees are based on; the number of lots,
the total site disturbance, the estimated number of years the project will
be active and the Stormwater Inspection Fees are based on the number of
LID/WQ Features that are designed for on this project.
Based on the proposed site construction associated with this project we are
assuming 1 lots, 5.59 acres of disturbance, 3 years from demo through build out
of construction and an additional 3 years till full vegetative stabilization due to
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seeding. Which results in an Erosion Control Fee estimate of $2646.68.
We could not make any assumptions at this time for the number of LID and
WQ features, each porous pavers will be $365.00, each bioretention/level
spreaders $315.00, each extended detention basins $250.00, and each
underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD.
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to review.
Please respond to this comment with any changes to
these assumed estimates and why, so that we may have a final
fee estimate ready for this project. The fee will need to be provided at the time
of erosion control escrow.
Response: We will be sure to refer to this info at final and include it as appropriate. Thank you for providing
the estimate so early in the process!
Comment Number: 5
10/11/2021: INFORMATION:
Additional controls will need to be taken into account for the irrigation canal
along the north side of the project. Any inlet controls along Vine or College will
need to have traffic cones or bollards to prevent being destroyed when and where implemented. "
Response: Understood. Please note that no stormwater will enter the ditch from the Powerhouse 2 site.
Department: Stormwater Floodplain
Contact: Marsha Hilmes-Robinson, 970-224-6036, mhilmesrobinson@fcgov.com
Topic: Floodplain
Comment Number: 1 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
Portions of this property are currently located in the FEMA-designated,
100-year Poudre River flood fringe and must comply with the safety regulations
of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached.
Response: Understood.
Comment Number: 2 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
FEMA is remapping the Poudre River, the project is called RiskMAP, 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. Property owners near the river need to be aware that the floodplain
may be remapped and may change on their property. This mapping could be
slightly different than what was included in the Whitewater Park LOMR.
Response: Understood. The applicant will continue to coordinate with stormwater
Comment Number: 3 Comment Originated: 10/18/2021
10/18/2021: FOR SUBMTITTAL:
All structures must have the lowest floor elevation and all HVAC, electrical,
mechanical, etc. elevated or floodproofed 2 ft above the 100-year flood
elevation. Calculation of the Regulatory Flood Protection Elevation should be
based on not only the published flood elevations, but also the 2-D modeling of
the College Ave. overflow. A floodplain variance to allow for a stepped-down
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floor level as the flood level changes would be considered, but would need to be
approved by the Water Commission prior to hearing. If considering a floodplain
variance, please schedule a meeting to discuss submittal requirements and timing.
Response: Understood, the building and utility yards will be elevated above the 100 yr. elevation.
Placement of individual components will comply.
Comment Number: 4 Comment Originated: 10/18/2021
10/18/2021: FOR SUBMTITTAL:
All solar, electric vehicle charging stations, monument signs, or other onsite
accessories must be either elevated and/or floodproofed 2 ft above the 100-year
flood elevation. Please include notes on the plans regarding methods to be used.
Response: The project will comply with relevant FEMA regulations.
Comment Number: 5 Comment Originated: 10/18/2021
10/18/2021: FOR SUBMTITTAL:
Any underground geothermal tanks, etc. located outside of the building must be
protected from flood damage including infiltration and floatation. Please include
notes on the plans regarding methods to be used. We are still waiting for
guidance from FEMA on requirements for if the geothermal tank is located
under the floor of the building. We expect there will be detailed guidance from
FEMA about elevation/protection of the individual geothermal components and
we will pass those along when they are received. They may require the coils
under the floor to be elevated to meet the freeboard requirement.
Response: The project will comply with relevant FEMA regulations.
Comment Number: 6 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
Any construction activities in the floodplain (e.g. grading, fill, structures, sidewalk
or curb & gutter installation/replacement, roadway construction, trails, utility
work, landscaping, etc.) must be preceded by an approved floodplain use
permit, the appropriate permit application fees, and approved plans. Any work
in the floodway requires a no-rise certification prepared by a Colorado
Licensed Engineer. The permit form can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents
Response: Understood. Associated permit applications are included in the submittal
Comment Number: 7 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
Critical facilities as defined in Chapter 10 of City Code, are prohibited in the
100-year floodplain. Critical facilities include essential services facilities,
hazardous materials facilities, at-risk population facilities, and government
services facilities. Only retail packaging quantities of hazardous materials are
allowed in the 100-year floodplain.
If future uses are planned that are classified as “critical facilities” based on
Chapter 10 of City Code, those uses cannot be approved via the development
hearing because the site is currently mapped in the 100- and 500-year
floodplain and critical facility uses are prohibited. If those uses were to be
pursued, they would need to be a post-construction request. Staff would like to
have more detailed discussions with the applicant about what is being
proposed. Staff is willing to work with the applicant on the conditions that would
need to be considered regarding elevation, dryland access, etc.
Response: The proposed building will be elevated above the 100 and 500-year flood elevations. A variance
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request will be made for Hazardous Materials housed in the building prior to LOMR approval.
Comment Number: 8 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
Floatable materials including trash dumpsters, vehicles, trailers, equipment,
supplies, outdoor furniture (i.e. benches, tables), etc. related to non-residential
uses are prohibited in the 100-year floodplain. All floatable materials, must be
stored inside a building, be anchored per an approved engineered design or be
located outside of the 100-year floodplain. This restriction does not apply to
employee and customer vehicles parked on the site during business hours with
an owner onsite to move the vehicle. No overnight parking of vehicles is
allowed.
Response: Understood. The proposed trash enclosure and overnight parking spaces will be elevated above
the 100-year floodplain
Comment Number: 9 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
Because this project is located in the Poudre River floodplain, the developer will
be required to have an Emergency Response Preparedness Plan complying
with Section 10-48 of the Fort Collins City Code, approved indraft format prior
to starting construction and finalized prior to CO.
A template that can be used can be found at:
https://www.fcgov.com/utilities/img/site_specific/uploads/ERPP_Form.pdf?142 1089586
Response: Understood. The Emergency Response plan will be coordinated with the City and PFA and will
be submitted later in the development review process.
Comment Number: 10 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
Please refer to the FEMA Technical Bulletins and Guidance Documents for
construction of elevators, utilities, flood resistant materials, etc. Key documents
include:
• 4-93 – Elevator Installation
• P-348, Edition 2 – Protecting Building Utility Systems From Flood Damage
• 2-08 – Flood-Resistant Materials Requirements
Response: Understood.
Comment Number: 11 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
A FEMA Elevation Certificate will be required to be submitted and approved
prior to issuance of the CO. Please allow two weeks for review and approval.
A FEMA Elevation Certificate Guidance Document can be found at:
https://www.fcgov.com/utilities/img/site_specific/uploads/Elevation_Certificate_
Guidelines_2016_final.pdf?1477343857
Response: Understood.
Comment Number: 12 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
The 740 N. College parcel is owned by Stormwater and was purchased as part
of the Poudre River Willing Buyer-Willing Seller program. Discussions are
needed with Stormwater regarding its potential use related to this project.
Response: Agreed. Discussions will be scheduled with the City during the development review process.
Comment Number: 13 Comment Originated: 10/18/2021
10/18/2021: FOR SUBMTITTAL:
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Development review checklists for floodplain requirements can be obtained at
https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-
update.pdf?1522697905. Please utilize these documents when preparing your plans for submittal.
Response: Understood
Comment Number: 14 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
Please show both 100-year floodway and floodplain boundaries on site
drawings as applicable (see Floodplain Checklist). Contact Ted Bender of
Stormwater Master Planning at tbender@fcgov.com for floodplain CAD line work.
Response: The current effective floodplain lines are shown and labeled.
Comment Number: 15 Comment Originated: 10/18/2021
10/18/2021: INFORMATION:
Please contact Marsha Hilmes-Robinson at mhilmesrobinson@fcgov.com or
(970)224-6036 with any questions about development in the floodplain.
Response: Will do
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 16
10/19/2021: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the ‘Cache
la Poudre River Basin’ Master Drainage Plan as well the Fort Collins
Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is
available on our website here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/stormwater-criteria
Response: Thank you for the information.
Comment Number: 17
10/19/2021: Documentation requirements (site specific comment):
A drainage report and construction plans 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.
Response: Thank you for the information – the required info is provided.
Comment Number: 18
10/19/2021: Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the existing 12-inch
storm drain located along the north edge of E Vine Drive.
Response: Thank you for the information. We intend to construct a new outfall that was originally proposed
with the Whitewater Park. Please see the drainage report for more info.
Comment Number: 19
10/19/2021: Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the
100-year developed inflow rate and the 2-year historic release rate.
*Please note that discharges from existing impervious areas are grandfathered.
Please contact me directly to discuss the calculation process for release rate
and detention volume on redeveloping sites with grandfathered flow rates.
*Please note that the City has landscaping requirements for stormwater
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detention ponds. These requirements can be found in the Fort Collins
Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B
(Landscape Design Standards and Guidelines for Stormwater and Detention Facilities).
Response: We have calculated the grandfathered release rates and used them to calculate our detention
volume. Please see the drainage report for more information.
Comment Number: 20
10/19/2021: Beat the Peak (site specific comment):
As requested in the application, the “Beat the Peak” approach, which would
remove detention requirements, may be an option for this site. For this
approach, the drainage report and analysis would need to meet all
requirements in Chapter 6, Section 2.5 of the FCSCM. Specifically, the project
would need to provide 100-yr conveyance from the site to the Poudre River – or
detain to the capacity of the existing storm system. Feel free to contact us to
discuss in more detail.
Response: Thank you for thinking of this. At this time, we do not intend to consider this approach.
Comment Number: 21
10/19/2021: Offsite Stormwater Flows (standard comment):
The development will need to accept and convey any offsite flows – including
overflows from the Poudre River in the “north of Vine” flowpath – without
impacting adjacent property owners. The incremental impacts to the Poudre
River overflow path should be documented.
Response: Got it – thanks. Please note that we have used the Whitewater Park drainage study to help
identify additional offsite basins and conveyance. Please see the drainage report for more information.
Comment Number: 22
10/19/2021: Water Quality and Low Impact Development requirements (standard comment):
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-fo
rms-guidelines-regulations/stormwater-criteria
Response: Our submittal addresses the LID requirements as noted. Please see the drainage report for
more information.
Comment Number: 23
10/19/2021: Imperviousness documentation (standard comment):
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The existing and proposed impervious areas need to be documented in the
drainage report. Drainage requirements and development fees are based on
new impervious area. An exhibit showing the existing and proposed impervious
areas with a table summarizing the areas is required with the first project submittal.
Response: An exhibit has been included showing this information.
Comment Number: 24
10/19/2021: Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume-based stormwater storage,
including extended detention basins.
Response: Got it, thanks.
Comment Number: 25
10/19/2021: 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: Got it – this will be provided at Final.
Comment Number: 26
10/19/2021: Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project
is complete and the maintenance is handed over to an HOA or another
maintenance organization. Standard operating procedures (SOPs) for on-going
maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development
Response: Got it – thanks.
Comment Number: 27
10/19/2021: 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-investmen
t-development-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
Response: Fees are included in checks delivered with the PDP submittal.
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Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
10/19/2021: Existing Water Infrastructure (site specific comment):
Existing water infrastructure near the site consists of the following:
- 8-inch water main in N College Ave
- 6-inch water main in E Vine Drive – note we are not certain a fire service
line could be pulled from this main.
- 8-inch water main in Jerome Street.
There are at least 4 existing water services to this site including:
- ¾-inch service at 700 N College Ave (no allotment)
- ¾-inch service at 108 E Vine Drive (no allotment)
- ¾-inch service at 124 E Vine Drive (293,266 gal allotment)
- ¾-inch service at 202 E Vine Drive (293,266 gal allotment)
*There is also an Elco water main in E Vine Drive – please contact Elco for
more information about their facilities.
Response: Thank you for the info. Please note that we are currently showing the fire service from Vine. If
the City determines this won’t work, we can look at how to pull it from College. We didn’t do this now
though in order to minimize impacts to the existing trees and minimize the cut/closure in College.
Comment Number: 2
10/19/2021: Existing Sewer Infrastructure (site specific comment):
-There is an existing 12-inch sanitary sewer main crossing through the site, from
north to south, near the western property line of 124 E Vine. There are multiple
sewer services serving the existing buildings on the adjacent lots.
-There is an existing 12-inch sanitary sewer main in E Vine Drive.
*The proposed building is located on top of the existing 12-inch sewer main.
The site plan will need to be adjusted to provide 15-ft minimum separation from
buildings to this main – or propose to relocate the sewer main. It may be
possible to change the connection location of this sewer main to the north of
Lake Canal and abandon/ remove it onsite – however this will require an
easement and agreement with the property owners of the lots north of the Lake Canal.
Response: Thank you for the info. We are proposing to relocate/realign the line that bisects the
Powerhouse Property, but will use the southern end of the line to tie our sewer service into. The property to
the north is aware of this idea and did not object, so long as it does not negatively impact their proposed
project.
Comment Number: 3
10/19/2021: 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.
Comment Number: 4
10/19/2021: Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City
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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: Thanks for the info.
Comment Number: 5
10/19/2021: 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: Understood. Water conserving plants will be used where appropriate.
Comment Number: 6
10/19/2021: Water Service and Water Allotment (site specific comment):
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. The water
service and meter for this project site will need to be sized based on the AWWA
M22 manual design procedure.
A sizing justification letter that includes demand calculations for maximum flows,
estimated continuous flows, and annual usage will need to be provided as a
part of the final submittal package for this project.
Additionally, the 4 existing water services will be credited to the development for
future water and sewer development fees. Please contact our Utility Fee and
Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions.
Response: Got it. We have started under the assumption that a 3” tap is needed, but additional calcs will be
completed during final to confirm this is accurate.
Comment Number: 7
10/19/2021: **Notice of Changes to Domestic Water Fees and Irrigation Service Requirements
If approved by City Council, the City’s domestic water fees will change from
being based on tap size to actual usage based on business type. The City will
also require a separate irrigation tap for all multi-family and commercial
developments. These changes are anticipated to be implemented 1/1/2022;
specific information can be found at www.fcgov.com/wsr-update.
Response: The project does not currently show an irrigation tap, however it can be added if required for this
project. Please note that irrigation design is somewhat premature at the current design level, but we are
happy to work with staff as needed on this item.
Comment Number: 8
10/19/2021: Landscape Plan and Hydrozone Table.
For final plan - the Landscape Plan will need to include a hydrozone table for
outdoor irrigation. This is used to document the outdoor water budget and
determine water allotment requirements.
Response: Understood. A Hydrozone Table will be included with Final Plans
Comment Number: 9
10/19/2021: Fees (standard comment):
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
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information or questions. Information on fees can also be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Response: Understood
Comment Number: 10
10/19/2021: Capital Project Coordination (site specific comment):
The sewer main that crosses this site is currently scheduled for CIPP lining. For
more information or coordination, please contact Sandra Bratlie (sbratlie@fcgov.com).
Response: Please see the info above about relocating this line.
Department: Engineering Development Review
Contact: Sophie Buckingham, , sbuckingham@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/12/2021
10/12/2021: FOR SUBMITTAL:
Depending on street spacing, variance requests may be needed for the
proposed driveways onto public streets. At the time of PDP submittal, we will
discuss which of these proposed intersections could be full-movement. It is
likely that a variance request will be needed for a full-movement driveway onto Vine Drive.
Response: Understood – thanks for the heads up.
Comment Number: 2 Comment Originated: 10/12/2021
10/12/2021: FOR SUBMITTAL - REVISED:
Is there an existing CDOT access permit for a right-in/right-out driveway onto
College Avenue? The access permit will need to be updated, and further
discussion will be needed with Traffic and Engineering. Ultimately, it may not be
possible to have a right-in/right-out driveway onto College Avenue.
Response: We believe that there is an existing access permit,but have not verified this with CDOT. We look
forward to discussing this more with you now that we have a formal application.
Comment Number: 3 Comment Originated: 10/12/2021
10/12/2021: FOR SUBMITTAL - REVISED:
The existing right-of-way (ROW) for Vine Drive is not sufficient for a 2-lane
arterial. Additional ROW dedication will be required to establish 42 feet of ROW
in the north half of Vine Drive. Please see my redlines for the approximate
location of the ultimate ROW line.
Response: Please note that our information indicates there is an existing 50’ half ROW along Vine, and that
is what is being provided with our project.
Comment Number: 4 Comment Originated: 10/12/2021
10/12/2021: FOR SUBMITTAL - REVISED:
There is no existing sidewalk along the west side of Jerome Street. Along with
this development project, the applicant will be required to construct a 5-foot
wide detached sidewalk on the property's Jerome Street frontage. Along
College Avenue, the sidewalk was constructed by a City project. The applicant
may be required to reimburse the City for improvements along the project's
frontage on College Avenue.
Response: The proposed Site Plan includes a new detached walk along College (replacing the existing
attached walk), a 12’ wide trail along Jerome, and a 6’ walk along Vine.
Comment Number: 5 Comment Originated: 10/12/2021
10/12/2021: FOR SUBMITTAL - REVISED:
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After ROW dedication along Vine Drive, a 6-foot wide detached sidewalk will be required
to be built in the ultimate location along with this development project. The applicant asked
if this sidewalk could overlap with a trail. We can discuss this further at the time of official
submittal, and this will require discussion with several other departments.
Response: See response to Comment #3 above, and a six foot wide detached sidewalk is proposed along
Vine.
Comment Number: 6 Comment Originated: 10/13/2021
10/13/2021: FOR SUBMITTAL - REVISED:
One of the parcels in the proposed project area is not platted. A plat will be
required along with the PDP submittal. The applicant has indicated an intention
to plat the entire project area, including the unplatted parcel as well as a replat
of the other three parcels.
Response: A plat has been provided with this application.
Comment Number: 7 Comment Originated: 10/19/2021
10/19/2021: FOR SUBMITTAL - NEW COMMENT:
The applicant asked about the possibility of street parking along Vine Drive. At
the time of official submittal, we can discuss whether this is a possibility. If it is
determined that street parking along Vine Drive is a possibility, additional ROW
dedication may be required.
Response: The proposed Site Plan and Civil Plans include on-street parking on the north side of Vine along
with an on-street Fire Lane Pull-Out area near the building.
Comment Number: 8 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
The following comments contain general information that is provided to every
project at the conceptual stage. Depending on the final plans, some of these
comments may not be relevant, and other information not included within these
comments may become relevant.
Comment Number: 9 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
Larimer County Road Impact Fees and Transportation Expansion Fees are due
at the time of building permit. If you have any questions, please contact me at
sbuckingham@fcgov.com or 970-416-4344.
Response: Understood. Included with Application Fees submitted with PDP
Comment Number: 10 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
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: Understood. Included with Application Fees submitted with PDP
Comment Number: 11 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
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: Understood.
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Comment Number: 12 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or
within the site, need to meet ADA standards. If they currently do not, they will
need to be reconstructed so that they do meet current ADA standards as a part
of this project.
Response: Understood.
Comment Number: 13 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). Please use the most
current standards, updated August 1, 2021. The current standards are available
at https://www.larimer.org/urban-area-street-standards-2021
Response: Understood.
Comment Number: 14 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
This project is responsible for dedicating any right-of-way and easements that
are necessary or required by the City for this project (i.e. drainage, utility,
emergency access). 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
Response: Understood.
Comment Number: 15 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
Utility plans will be required and a Development Agreement will be recorded
once the project is finalized.
Response: Understood.
Comment Number: 16 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
A Development Construction Permit (DCP) will need to be obtained prior to
starting any work on the site.
Response: Understood.
Comment Number: 17 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed
depending on parking design.
Response: Understood.
Comment Number: 18 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
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: Understood.
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Comment Number: 19 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
The development/site cannot use the right-of-way for any Low Impact
Development to treat the site’s storm runoff. We can look at the use of some
LID methods to treat street flows – the design standards for these are still in
development.
Response: Understood.
Comment Number: 20 Comment Originated: 10/19/2021
10/19/2021: INFORMATION:
Doors are not allowed to open out into the right-of-way. Bike parking required
for the project cannot be placed within the right-of-way and if placed just behind
the right-of-way need to be placed so that when bikes are parked they do not
extend into the right-of-way.
Response: The current site plan includes a small bike parking area in the Vine Dr ROW. Is it possible to get
an encroachment permit for bike parking?
Comment Number: 21 Comment Originated: 10/20/2021
10/20/2021: INFORMATION:
Regarding 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: Understood, will comply
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
Topic: General
Comment Number: 1
10/19/2021: INFORMATION:
There is a 3-phase vault along North College Avenue and a 3-phase switch
cabinet along East Vine Drive that could be used to power the site.
Response: Acknowledged.
Comment Number: 2
10/19/2021: INFORMATION:
Our maps currently show four existing transformers on site that our currently in
use with the existing buildings. Please document the size of the electrical
service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits.
Response: Will do – thanks!
Comment Number: 3
10/19/2021: INFORMATION:
If any existing electric infrastructure needs to be relocated or underground as
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part of this project, it will be at the expense of the developer and will need to be
relocated within Public Right-of-Way or a dedicated easement. Please
coordinate relocations with Light and Power Engineering.
Response: Acknowledged
Comment Number: 4
10/19/2021: FOR FINAL DEVELOPMENT PLAN:
All utility easement and crossing permits (railroad, ditch, floodplain, etc.)
needed for the development will need to be obtained by the developer.
Response: Understood.
Comment Number: 5
10/19/2021: FOR FINAL DEVELOPMENT PLAN:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public right-of-way.
Response: Acknowledged.
Comment Number: 6
10/19/2021: FOR SUBMITTAL:
Transformer location will need to be coordinated with Light & Power and needs
to be shown on the Utility Plans. Transformers must be placed within 10 ft of a
drivable surface for installation and maintenance purposes. The transformer
must also have a front clearance of 10 ft and side/rear clearance of 3 ft
minimum. When located close to a building, please provide required separation
from building openings as defined in Figures ESS4 - ESS7 within the Electric
Service Standards. Please show all proposed transformer locations on the Utility Plans.
Response: A proposed transformer is shown near (not in) the utility enclosures north of the building
Comment Number: 7
10/19/2021: FOR SUBMITTAL:
During utility infrastructure design, please provide adequate space of all service
and main lines internal to the site to ensure proper utility installation and to meet
minimum utility spacing requirements. A minimum of 10 ft separation is
required between water, sewer and storm water facilities, and a minimum of 3 ft
separation is required between Natural Gas. Please show all electrical routing on the Utility Plans.
Response: The requested info is shown and separations are met.
Comment Number: 8
10/19/2021: FOR SUBMITTAL:
With our current Streetlighting Standards, and additional streetlight may be
required along Vine Drive. 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
Response: Understood. Trees spacing will be adjusted after new street light locations are determined.
Comment Number: 9
10/19/2021: FOR INFORMATION:
The service to the building will be consider a commercial service; therefore, the
applicant is responsible for installing the secondary service from the transformer
to the meter(s) and will be owned and maintained by the individual unit owner.
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Response: Acknowledged.
Comment Number: 10
10/19/2021: FOR FINAL DEVELOPMENT PLAN:
Please coordinate meter locations with Light and Power and show on the utility
plans during Final Design. These locations will need to comply with our electric
metering standards. All individual tenant spaces will need to be individually
metered. Please gang the electric meters on one side of the building, opposite
of the gas meters. Reference Section 8 of our Electric Service Standards for
electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Response: Understood.
Comment Number: 11
10/19/2021: FOR FINAL DEVELOPMENT PLAN:
A Customer Owned 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:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310
Response: Understood.
Comment Number: 12
10/19/2021: FOR FINAL DEVELOPMENT PLAN:
On the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies practices and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Response: Understood.
Comment Number: 13
10/19/2021: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact John Stark with Fort Collins Connexion at (970) 207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Response: Acknowledged. Thank you.
Comment Number: 14
10/19/2021: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go-renewable
Response: Acknowledged. Thank you.
Comment Number: 15
10/19/2021: FOR FINAL DEVELOPMENT PLAN:
Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and
Landscape Plans prior to the Entitlement Process approval.
Response: Understood.
Comment Number: 16
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10/19/2021: INFORMATION:
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-development-fees
Response: Understood.
Comment Number: 17
10/19/2021: INFORMATION:
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
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 10/18/2021
10/18/2021: 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 (College Ave and Vine Dr). 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.
Response: Understood, will coordinate design solution with PFA
Comment Number: 2 Comment Originated: 10/18/2021
10/18/2021: AERIAL FIRE APPARATUS ACCESS ROADS:
Buildings over 30' in height trigger additional fire lane requirements to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide for rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Aerial access should
therefore, be available on at least one long side of the building, located within a
minimum of 15 feet and a maximum of 30 feet from the building or as otherwise
approved by the fire marshal. Parapet heights greater than 4' in height do not
support ladder truck operations.
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Response: Understood, will coordinate design solution with PFA. A fire pull-out area has been provided on
Vine Drive near the southeast corner of the building, and fire lane within 30’ of building has been provided
on the site near the northeast corner of the building.
Comment Number: 3 Comment Originated: 10/18/2021
10/18/2021: AERIAL FIRE APPARATUS ACCESS ROADS WIDTH:
Aerial fire apparatus access roads shall have a minimum unobstructed width of
26 feet, exclusive of shoulders, in the immediate vicinity of the building or
portion thereof. Dead end aerial access roads shall be 30 feet in width.
Response: A proposed fire lane within 30’ of building is provided on the site near the northeast corner of
the building
Comment Number: 4 Comment Originated: 10/18/2021
10/18/2021: 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. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and
spacing. Appropriate directional arrows required on all signs.
Response: Fire access and lane configuration will be coordinated with PFA during the development review
process.
Comment Number: 5 Comment Originated: 10/18/2021
10/18/2021: BUILDINGS FOUR OR MORE STORIES IN HEIGHT:
- ROOF ACCESS: New buildings four or more stories above grade plane,
except those with a roof slope greater than four units vertical in 12 units
horizontal (33.3 percent slope), shall be provided with a stairway to the roof.
Stairway access to the roof shall be in accordance with IFC 1011.12. Such
stairways shall be marked at street and floor levels with a sign indicating that the
stairway continues to the roof. Where roofs are used for roof gardens or for
other purposes, stairways shall be provided as required for such occupancy
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classification (IFC 504.3).
-FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 of the 2018
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. The
standpipe system shall be capable of supplying a minimum of 100 psi to the top
habitable floor. An approved fire pump may be required to achieve this
minimum pressure. Buildings equipped with standpipes are required to have a
hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913).
-HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe
system installed in accordance with Section 905 shall have a fire hydrant
capable of providing 1500 gpm at 20 psi residual pressure, located within 100
feet of the fire department connections. Exception: The distance shall be
permitted to exceed 100 feet where approved by the fire code official (IFC 507.5.1.1).
Response: Understood, will comply
Comment Number: 6 Comment Originated: 10/18/2021
10/18/2021: FIRE CONTAINMENT:
The proposed building exceeds 5,000 square feet and shall be sprinklered or
fire contained. If containment is used, the containment construction shall be
reviewed and approved by the Poudre Fire Authority prior to installation.
Response: Understood, will comply
Comment Number: 7 Comment Originated: 10/18/2021
10/18/2021: WATER SUPPLY:
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1500 gpm at 20 psi residual
pressure is required within 300 feet of any commercial building as measured
along an approved path of vehicle travel. For the purposes of this code,
hydrants on the opposite side of arterial roadways are not considered accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system
which require a hydrant within 100 feet of any Fire Department Connection (FDC).
Response: There are two existing hydrants on the site – one at the northwest corner of the building and
one at the corner of Jerome/Vine. There is some discussion with City Utility staff about the viability of fire
flows on the 6” main in Vine, so the applicant will be working with both City staff and PFA to make sure we
are meeting requirements.
Comment Number: 8 Comment Originated: 10/18/2021
10/18/2021: FIRE DEPARTMENT HOSE CONNECTION:
Fire Department Connections shall be installed in accordance with NFPA
standards. Fire department connections shall be located on the street side of
buildings, fully visible and recognizable from the street or nearest point of fire
department vehicle access. The location of fire service lines and FDC(s) shall
be approved by the fire department and the location labeled on Utility Plans.
Response: A FDC will be provided, however it is not included with this application since the MEP has not
been fully engaged yet.
Comment Number: 9 Comment Originated: 10/18/2021
10/18/2021: KEY BOXES REQUIRED:
- IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: 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
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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.
All new or existing Knox Boxes must contain the following keys as they apply to
the building:
- Exterior Master
- Riser room
- Fire panel
- Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed. Each set
will be placed on their own key ring.
- Single story buildings must have 1 of each key
- 2-3 story buildings must have 2 of each key
- 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the
Poudre Fire Authority Division of Community Safety Services.
Response: Understood, will comply
Comment Number: 10 Comment Originated: 10/18/2021
10/18/2021: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST 2018 IFC 510 & 1103.2: New and 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 Poudre Fire Authority. The installation of required ERRC
systems shall be reviewed and approved under a separate permit process
through PFA.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15-510.1
Response: Understood, will comply
Comment Number: 11 Comment Originated: 10/18/2021
10/18/2021: SPV MARKING:
Commercial rooftop structures and ground mounted solar arrays require a
separate plan review and permit from the Poudre Fire Authority. Refer to 2018
IFC 1204 for access, pathway, and marking details.
General Requirements for Marking:
- Direct Current conduits, enclosures, raceways, junction boxes, cable
assemblies, combiner boxes and disconnects must be marked.
- Markings must be reflective and weather resistant.
- Must be at least 3/8th of an inch and white on red background.
- Contain the words in capital letters "Warning: Photovoltaic Power Source".
- Main Service Disconnect must be clearly marked.
- Markings must be placed every 10 feet and within 1 foot of turns or bends.
Within 1 foot of penetrations and on both sides of the penetration if accessible.
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Response: Understood, will comply
Comment Number: 12 Comment Originated: 10/18/2021
10/18/2021: BATTERY CABINET:
- Electrical Energy Storage Systems shall be shown to comply with 2018 IFC
Section 1206 and any other applicable sections of Chapter 12.
-Stationary storage systems shall be separated from any required means of
egress by not less than 10 feet (IFC 1206.2.8.7.2).
-Cabinet signage shall comply with IFC 1206.2.8.6.2.
-Refer to Tables 1206.2 & 1206.2.9 for threshold quantities and maximum
allowable quantities.
-Specific requirements related to battery-type.
-Appropriate hazard warnings to be posted.
Response: Understood, will comply
Comment Number: 13 Comment Originated: 10/18/2021
10/18/2021: PREMISE IDENTIFICATION - ADDRESS POSTING & WAYFINDING:
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. Addresses shall be posted on each structure and where otherwise
needed to aid in wayfinding. Code language provided below.
- IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is
plainly legible, visible from the street or road fronting the property, and posted
with a minimum of eight-inch numerals on a contrasting background. Where
access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to
identify the structure and best route.
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: Understood, will comply
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 1
10/18/2021: FOR SUBMITTAL:
Per 3.16(C)(5) -- Development plans with new buildings (or building additions)
greater than twenty-five thousand (25,000) square feet in floor area per story, or
that exceed either six (6) stories or eight-five (85) feet in height, shall be subject
to Planning and Zoning Board review. Should the footprint building be less than
this metric, the proposed retail use also triggers a P&Z review.
Response: Understood
Comment Number: 2
10/18/2021: FOR SUBMITTAL:
Per LUC 4.16(4)(b) -- Multi-story buildings in the Innovation Subdistrict shall be
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designed to step down to one (1) story directly abutting any natural habitat or
feature protection buffer. Please keep this in mind when refining the sketch plan.
Response: Understood, building is not directly abutting the natural area buffer to the north.
Comment Number: 3
10/18/2021: FOR SUBMITTAL:
The parking lot does not appear to meet the landscaped setback requirements back from E. Vine Drive:
Minimum Average of Entire Landscaped Setback Area (feet)/
Minimum Width of Setback at Any Point (feet):
Along an arterial street:15/5
Along a nonarterial street: 10/5
Along a lot line* 5/5
Response: The revised parking lot complies with required setbacks.
Comment Number: 4
10/18/2021: FOR SUBMITTAL:
Although parking is located to the east and north, the primary entrance location
per LUC 4.16(B)(1) should be oriented to the pedestrian realm and Vine Drive.
Additionally, providing on-street parking along the project’s Vine Drive frontage
would greatly reinforce a prominent building entrance along Vine. The primary
building entrance shall be a clearly defined, demarcated architectural feature of
the building easily distinguishable from secondary building entrances.
Including outdoor amenity space especially along Vine Drive would help tie the
project into the surrounding context while providing high quality space for the
building’s users. Per the Downtown Zone District standards, development
should include outdoor spaces such as patios, courtyards, terraces, plazas,
decks and balconies to add interest and facilitate interaction. 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
workers' use and interaction, to the extent reasonably feasible.
Response: on-street parking is proposed on the north side of Vine Drive, as suggested. One of the primary
building entries, which is clearly defined, is oriented towards Vine Drive on the south side of the building. A
variety of outdoor amenity spaces (plazas, patios, terraces, and an outdoor classroom) are provided for
employees and visitors. The amenity spaces are linked together and accessible.
Comment Number: 5
10/18/2021: FOR SUBMITTAL:
The project would need to meet the Downtown zone district requirements for the
Innovation subarea. This area includes the “green edge” street frontage type
along all three abutting streets. The Minimum Setbacks in this area include:
Min. 24' from back of curb to building, as measured from the ultimate curb line established;
Min. 9' parkway/tree lawn;
Min. 10' back of walk to building.
This works with the build-to-zone requirement in the next comment.
Response: The proposed Site Plan includes green edges, and the setbacks exceed the minimum
requirements.
Comment Number: 6
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10/18/2021: FOR SUBMITTAL:
The Downtown zone district LUC 4.16(B)(1) include “build-to zone” where 50%
of the building face must be at 10 to 20 feet as measured from the 24’ setback from the back of curb.
Response: Based on conversations with the Planning Department, the project is compliant with this
requirement.
Comment Number: 7
10/18/2021: FOR SUBMITTAL:
Per the Downtown code standards, LUC 4.16(C)(4) -- A “Contextual Height
Step back” is required along College Avenue to provide an appropriate scale
transition between opposing block faces with dissimilar height allowances,
buildings shall provide a contextual height stepback. This requires a step back
to match the CCR zone district to the west, which allows three stories. Upper
floors shall be stepped back a minimum of three (3) feet at the equivalent height
limit on the opposing block face (which is three stories). (See Figure 18.9 in the
D-zone). This should be factored into the average stepback requirements in the next comment.
Response: the 3rd and 4th floors of the building are stepped back along College Avenue, as required. The
applicant will continue to work with Planning
Comment Number: 8
10/18/2021: FOR SUBMITTAL:
Within the build-to-range, upper story stepbacks are required if the building
facades are 4 stories or more: Any portion of the building within the
build-to-range must have a stepback that averages at least 10' along all street
frontages. Stepbacks may be continuous or may vary with up to 20' counting
towards the calculation of the average. Stepbacks may occur at the 2nd-5th
story. Exception: If directly across the street from a height allowance of 3
stories, the stepback must occur at the 2nd or 3rd story. Please see Block 23
calculation example for the D zone requirements and provide information with
the submittal plans depicting compliance with these standards.
Response: Understood, will continue to discuss with Planning.
Comment Number: 9
10/18/2021: FOR SUBMITTAL:
Maximum Wall Length per 4.16(C): For buildings over 100' long, the maximum
wall length for the base of the building (defined as the portion of the building
below any required upper-story stepbacks) without a Major Facade Plane
Change shall be 50 feet. A Major Facade Plane Change must be a minimum of
2 feet deep and shall be related to entrances, the integral structure, and/or the
organization of interior spaces and activities.
Response: Understood, will continue to discuss with Planning.
Comment Number: 10
10/18/2021: FOR SUBMITTAL:
4.16(C) requires Building Articulation along Street-facing facades, incorporating a minimum of 3
of the following articulation techniques to avoid long, undifferentiated facades:
1.Minor Facade Plane Changes- minimum 3 inches;
2.Vertical Projections;
3.Horizontal Projections (awnings, canopies, cornice articulation) that are integrated into the architecture;
4.Balconies or terraces;
5.Fenestration details, including window depth and sills or lintels.
Response: Understood, will continue to discuss with Planning
Comment Number: 11
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10/18/2021: FOR SUBMITTAL:
The overall height limit in the Innovation subarea is 75 feet and 5 stories. Please
see LUC 3.8.17 for height limit exemptions. Per LUC 4.16(c)(2) -- In the case of
sloped roofs, building height shall be measured to the mean height between the
eave and ridge. The maximum height limits are not intended to hinder
architectural roof features such as sloped roofs with dormers, penthouses,
chimneys, towers, shaped cornices or parapets, or other design features that
exceed the numerical limits but do not substantially increase bulk and mass.
Lofts or penthouses projecting above the limits shall not exceed one-third (1/3)
of the floor area of the floor below and shall be set back from any roof edge
along a street, by a distance equal to or greater than the height of the loft or
penthouse structure. See Figure 18.8 in the Downtown zone’s standards.
Response: Understood, will continue to discuss with Planning
Comment Number: 12
10/18/2021: FOR SUBMITTAL:
Guiding documents influencing this area are the North College Corridor Plan
and the Downtown Plan (Innovation Subdistrict). Both should be referenced for
contextual compatibility and project design. The character of the Innovation
Subdistrict shares many qualities that the River Subdistrict embodies, so the
RDR Design Guidelines may help guide style as well.
The CSU Powerhouse and the Innosphere are appropriate design precedents.
Both projects, and others in the Innovation Subdistrict, demonstrate “light
industrial architecture” that strengthens the area’s identity.
Integration with the naturalistic feel of the Poudre River Corridor is crucial.
Careful design of the landscape buffer between the ROW and the building, open
space on the site, parking lot islands, and the irrigation ditch buffer will greatly
strengthen this project’s relationship to the natural setting.
Response: Understood, will continue to work with Planning
Comment Number: 13
10/18/2021: FOR SUBMITTAL:
Regarding architecture and site design, please rely on the following specific
guidance for the Innovation Subdistrict in the Downtown Plan:
Per LUC 4.16(B)(1): Lower story facades until any stepbacks (required or
otherwise) must be constructed of authentic, durable, high-quality materials
(brick, stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast
iron, architectural metal - or similar modular materials) installed to industry standards.
Contemporary semi-industrial building styles and materials are encouraged.
Contemporary interpretations of simple building forms, juxtaposed masses,
industrial materials and industrial details are encouraged.
Site design and landscaping should reinforce the character of the area with
features and materials that reflect the industrial nature of the area and the river
landscape corridor setting.
Heavy, durable, locally sourced and fabricated components, with materials such
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as metal and stone, should be used creatively to complement building design.
Development should include outdoor spaces such as patios, courtyards,
terraces, plazas, decks and balconies to add interest and facilitate interaction.
Design guidelines adopted for the River Subdistrict explain and illustrate the
design approach that largely applies to the Innovation Subdistrict as well.
Sections II VI of the document are appropriate to the area:
http://www.fcgov.com/historicpreservation/pdf/rdr design guidelines.pdf."
Response: We believe the proposed development meets the above stated goals and we will continue to
discuss with Planning.
Comment Number: 14
10/18/2021: FOR SUBMITTAL:
Per LUC 4.16(D)(2) – if a parking structure is incorporated into the building --
Where parking structures abut streets, retail and other uses shall be required
along the ground level frontage to minimize interruptions in pedestrian interest
and activity. The decision maker may grant an exception to this standard for all
or part of the ground level frontage on streets with low pedestrian interest or
activity. Parking and awnings, signage and other architectural elements shall
be incorporated to encourage pedestrian activity at the street-facing level.
Architectural elements, such as openings, sill details, emphasis on vertical
proportions such as posts, recessed horizontal panels and other architectural
features shall be used to establish human scale at the street-facing level.
Response: Not applicable. A parking structure is not proposed as part of the project.
Comment Number: 15
10/18/2021: GENERAL DEVELOPMENT STANDARDS:
The PDP site and landscape plan should demonstrate compliance with all
applicable design standards in Article 3 of the Land Use Code. The applicant
team should review these standards in detail in the Land Use Code and related
Master Submittal Requirements. Standard comments and code references are
provided below which highlight the most typical site design requirements:
Response: Understood.
Comment Number: 16
10/18/2021: TREE STOCKING:
All sides of the proposed buildings should provide tree stocking per Section
3.2.1 along the sides of the building, occurring not more than 50 feet away from the building.
STREET TREES are required per the spacing noted in Section 3.2.1.
Response: Understood.
Comment Number: 17
10/18/2021: LANDSCAPING BEDS:
Per Section 3.2.1 Landscaping at the ground plane should be a high-quality
design (shrubs, perennial grasses, flowering perennials): Landscape elements
shall be arranged to provide appropriate plant spacing and grouping and to
avoid a disproportionate and excessive use of mulch areas and must be
arranged to provide a cohesive arrangement of plants, mulch, boulders and
other landscape elements that support the criteria in Section 3.2.1(H). The use
of irrigated turf grass, in particular in narrow strips is discouraged.
Response: Understood.
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Comment Number: 18
10/18/2021: PARKING LOT PERIMETER LANDSCAPING:
Per Section 3.2.1 Parking Lot Perimeter Landscaping: 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.
Response: Understood. Will comply. Smaller trees will be used along Vine to avoid shading of proposed
solar canopies
Comment Number: 19
10/18/2021: PARKING LOT SCREENING:
Per Section 3.2.1, Parking Lot Screening. Per Section 3.2.1 parking lots with
six (6) or more spaces shall be screened from abutting uses and from the
street. 100% screening is recommended along parking stalls. 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. 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: Understood. Will comply.
Comment Number: 20
10/18/2021: PARKING LOT INTERIOR LANDSCAPING:
Per Section 3.2.1, Parking Lot Interior Landscaping. Six (6) percent of the
interior space of all parking lots with less than one hundred (100) spaces shall be landscape areas.
(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) Each required landscaped island shall include one (1) or more canopy
shade trees, be of length greater than eight (8) feet in its smallest dimension
and have raised concrete curbs. To the maximum extent feasible, landscaped
islands with raised curbs shall be used to define parking lot entrances, the ends
of all parking aisles and the location and pattern of primary internal access
drives, and to provide pedestrian refuge areas and walkways.
d) Driveways. 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.
Response: Understood. A variance request may be required due to the proposed solar canopies.
Comment Number: 21
10/18/2021: BICYCLE PARKING:
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Must be provided for the uses per LUC 3.2.2(C)(4).
Response: bike parking is proposed along Vine Drive and near the northeast corner of the building.
Comment Number: 22
10/18/2021: VEHICLE PARKING:
Per Section 3.2.2(J): Nonresidential Parking Requirements: Nonresidential
uses shall provide a minimum number of parking spaces and will be limited to a
maximum number of parking spaces as defined by the standards in this section.
Response: The project is intended to meet the minimum parking requirements.
Comment Number: 23
10/18/2021: PARKING LAYOUT:
Parking stall and drive aisle dimensions: See 3.2.2(L). Additionally, where
parking aligns with a building and walkway, a minimum walkway width of 7 feet is recommended.
Response: Understood. Sidewalks widths are compliant.
Comment Number: 24
10/18/2021: LIGHTING:
See Section 3.2.4 and the Master Submittal Requirements document for
lighting plan requirements.
Response: Understood. Lighting Plan is included in the submittal.
Comment Number: 25
10/18/2021: TRASH & RECYCLING:
See section 3.2.5 for Trash and Recycling Enclosure standards. Notable issues
that we commonly see are that the enclosure interior is not large enough for
people to maneuver inside of the enclosure; exterior materials are inferior to the
building design materials; walk-in access to the enclosure is not provided.
Response: Understood. Will comply.
Comment Number: 26
10/18/2021: SCREENING -- Section 3.2.1(E)(6):
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. A
combination of screening materials is recommended including new or existing
plantings in combination with walls, fences, or screen panels. Topographic
changes, buildings, and horizontal separation may also be contributing factors.
Response: Architectural screening is provided around these elements. Refer to the architectural elevations
included in the PDP submittal.
Comment Number: 27
10/18/2021: Please identify all mechanical equipment with the PDP submittal.
OUTDOOR STORAGE AREAS AND MECHANICAL EQUIPMENT: Screening
and integration of these elements into the site plan is required per the design
standards in section 3.5.1(I). This includes rooftop equipment. Details and notes
must be provided as necessary to demonstrate compliance.
Response: Screening is provided. See architectural elevations and site plan.
Comment Number: 28 Comment Originated: 10/20/2021
10/20/2021: ADDED COMMENT FOR FINAL LETTER -- FOR SUBMITTAL:
Please include a Special Height Review analysis with the initial submittal. This
should include a narrative and graphic analysis that addresses the standards
and submittal requirements outlined in Section 3.5.1(G) of the Land Use Code.
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Response: Understood – A shadow analysis, illustrating the building shadow created at the winter solstice
(Dec. 21), is included in the architectural plans. In addition, steps in the facades have been designed and
generous landscaping buffers have been provided along the north edge and southeast corner of the site.
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
Topic: General
Comment Number: 1
10/19/2021: While the existing structures on this development site are more
than 50 years old, a preliminary assessment and records check indicates that
the likelihood for any of them to meet our criteria for historical or architectural
significance is extremely low to non-existent. For that reason, we can waive the
presubmittal requirement for historic survey.
Response: Thank you.
Comment Number: 2
10/19/2021: Because there are no identified historic resources in close
proximity to the proposed building location, there would be limited or no
application of the design compatibility requirements in Section 3.4.7, E, Table
1. Following the design standards otherwise provided in the land use code
would be the primary consideration for building design.
Response: Thank you.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: General
Comment Number: 1
10/19/2021: PRE-SUBMITTAL: Forestry Tree Inventory
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: A tree inventory walk took place with City Forestry staff and the corresponding tree mitigation
plan is included in the PDP submittal.
Comment Number: 2
10/19/2021: FOR SUBMITTAL:
Trees provide many environmental and socioeconomic benefits including
reduced cooling expenses, providing natural wind breaks, improving air quality,
and increasing property values.
Existing significant trees shall be preserved to the extent reasonably feasible.
Will there be construction within the critical root zone of any of the existing trees
on your property? The critical root zone is defined as 12 inches in radius per
one inch in tree diameter measured at 4.5 ft above the ground.
If so, please consider how the construction will impact the health of the nearby
trees and consider alternate scenarios to preserve them. Additionally, please
add a detail outlining the critical root zones of each existing tree on the landscape plans.
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Response: Understood.
Comment Number: 3
10/19/2021: FOR SUBMITTAL:
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 bur lapped
·Evergreen tree: 6.0’ height balled, and bur lapped
·Ornamental tree: 1.5” caliper balled, and bur lapped
Required mitigation tree sizes:
·Canopy Shade Tree: 2.0” caliper balled, and bur lapped
·Evergreen tree: 8.0’ height balled, and bur lapped
·Ornamental tree: 2.0” caliper balled, and bur lapped
Response: A landscape plan is included in the PDP submittal.
Comment Number: 4
10/19/2021: FOR SUBMITTAL:
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust 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 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: Understood. See landscape plan.
Comment Number: 5
10/19/2021: FOR SUBMITTAL:
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 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
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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: Existing trees along Vine and near the southwest corner of the property are being removed to
allow for placement of the building meeting the Build To requirements.
Comment Number: 6
10/19/2021: FOR SUBMITTAL:
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute
at least (50%) of all tree plantings.
Response: Understood. Will comply.
Comment Number: 7
10/19/2021: FOR SUBMITTAL:
If the project is responsible for frontage improvements along E Vine Dr. and
Jerome St., please incorporate new street trees within the right of way.
Response: Understood. Street trees are included in the plans.
Department: Building Services
Contact: Katy Hand, , khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
10/19/2021: NOTICE:
Accessible parking needs to be located directly adjacent to the building entrance (shortest path).
Response: Accessible parking spaces are located in each parking lot close to an accessible building
entrance.
Comment Number: 2
10/19/2021: NOTICE: The new 2021 IBC code (planned adoption is January
2022) allows for larger buildings when using mass timber type A, B, C + fully
sprinkled building (NFPA13). Please coordinate with your architect on feasibility
of mass timber construction types for the size of this building.
Response: Project team has anticipated the adoption of the 2021 IBC. 2021 IBC compliance was review
with the Building Department and Building Type IV – HT will be used.
Comment Number: 3
10/19/2021: FOR BUILDING PERMIT:
Please visit our website for current adopted codes, local amendments and submittal requirements.
https://www.fcgov.com/building/application.php
https://www.fcgov.com/building/codes.php
https://www.fcgov.com/building/energycode
Response: Understood, thank you. Comment Number: 4
10/19/2021: FOR BUILDING PERMIT:
Each detached structure requires a separate permit. (i.e. each covered parking
area). Solar requires a separate permit for each system.
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Response: Understood.
Comment Number: 5
10/19/2021: RECOMMENDED:
Space each structure (including covered parking) 20ft apart and 10ft min to
property lines/public way (this is to avoid fire rated walls with no/limited openings).
Response: Understood, will comply.
Comment Number: 6
10/19/2021: Building Permit Pre-Submittal Meeting:
Please work with your review coordinator to schedule a pre-submittal meeting
for any new commercial or multi-family building 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. This should be scheduled when
architectural drawings are at least 50% complete. Be prepared to present site
plans, floor plans, and elevations and be able to discuss code issues of
occupancy, square footage, type of construction, egress, accessibility, and energy compliance
Response: Understood, will do.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
10/18/2021: INFORMATION:
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: Understood. Plans comply with this requirement.
Comment Number: 2
10/18/2021: INFORMATION:
If submitting a Subdivision Plat 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: Understood. See Plat.