Loading...
HomeMy WebLinkAboutVERIZON FTC RIVERSIDE WIRELESS FACILITY RELOCATION - FDP220012 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 19 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 September 23, 2021 Ryan Sagar Fort Collins, CO Re: 1500 Riverside Ave Wireless Telecommunication Facility Description of project: This is a request to construct a 60-foot-tall wireless telecommunication facility for use by Verizon Wireless on approximately 200 square feet of leased land at 1500 Riverside Ave (parcel #8718409031). The site is located directly north of Riverside Ave of E. Harmony Road and .5 miles east of S Lemay Ave. Access is taken from Riverside Ave Drive directly to the south. The property is within the Industrial (I) zone district and is subject to Administrative (Type 1) Review. Please see the following summary of comments regarding 1500 Riverside Ave Wireless Telecommunication Facility. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Thank you Todd. We will work with you as our primary point of contact for this project. 2. 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 Page 2 of 19 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. Thank you for providing the development application form and checklist to follow. 3. 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. We have this checklist now and have utilized it for this submission. 4. 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. Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO. Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf We will submit all files following the specified naming convention. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. We will provide applicant response to this letter as part of our submission. 6. The request will be subject to the Development Review Fee Schedule applicable at the time of submittal: 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. We have been provided the expected fees for this project and will pay all required fees to complete the review. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. *Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a Page 3 of 19 *three-week round of review, followed by a formal meeting. Once submitted, we will look for a formal letter of acceptance or notice of incomplete application. 8. When you are ready to submit your formal plans, please make let me know with as much advance notice as possible. Applications and plans are submitted electronically either by email or a drop box type system. I can assist by providing a shared folder if needed. Development Review fees can be paid by check or with credit card and are due at time of submittal. Credit Card payments are charged an additional fee by the processing company. 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. We’ve alerted staff of our intent to get this submitted. A check will be mailed for the PDP/FDP combo submittal. 9. *Temporary Service Changes - City of Fort Collins Development Review To best provide thorough reviews and give 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 level adjustments. Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time. Please reach out with any questions or concerns We do understand that the department is challenged with staff shortages, and we understand that additional review times should be expected throughout the project. Planning Services Contact: Will Lindsey, , wlindsey@fcgov.com 1. Thank you for your submittal. Most comments below relate to the relevant standards found in Land Use Code Section 3.8.13 for Wireless Telecommunication. To review that Section in its entirety please visit the following link: https://library.municode.com/co/fort_collins/codes/land_use?nodeId=ART3GEDEST_DIV3.8SURE_3.8.13WITE We have reviewed the standards in the land use code section 3.8.13 and made every effort with following these requirements. 2. Wireless Telecommunication Master Plan: The City is currently in the process of adopting the Wireless Telecommunication Master Plan. Future changes to standards and requirements for wireless facilities may be forthcoming based on the Plan recommendations. Depending on the timeline for an application submittal, additional standards may be required in the future. Planning staff would like to have an additional meeting to discuss the findings of the Plan, and how they may impact this application moving forward. We understand that the city is working on a wireless telecommunication master plan that may result in future changes. Page 4 of 19 3. Co-location: Any application for the approval of a plan for the installation of wireless telecommunication facilities or equipment must include documentation of the applicant's good faith efforts toward alternative locations and the provision of space for co-location on the proposed facility. Ideally, free-standing facilities should accommodate at least two-providers. This facility has undergone a rigorous site identification process to identify alternative locations. No alternatives exist that would present a better design or location for this facility. We do believe that this proposed design is the least intrusive means of providing coverage and capacity for this area. The stealth structure is designed with colocation in mind for at least one other provider. 4. Setbacks: Wireless telecommunication facilities are required to have a setback from the property lines of one foot for every foot of height. So in this instance the tower needs to have 60 feet of separation between itself and the existing buildings. However, to the extent that it can be demonstrated that the structure will collapse rather than topple, this requirement can be waived by the Director. In addition, the setbacks for ground-mounted wireless telecommunication equipment are governed by the setback criteria established in Articles 3 and/or 4. We have discussed this requirement with Will and confirmed that setbacks are one foot for every one foot of height from property boundaries. This setback requirement is not required for separation from the owner’s existing buildings and is meant to protect adjacent properties from the extremely unlikely event of a falling tower. We are currently proposing a 60’ stealth designed, freestanding tower that is at least 60’ from the owner’s property boundaries as illustrated by setback dimensions on drawings. 5. Wireless Telecommunication Facilities: Whether manned or unmanned, wireless telecommunication facilities are required to be consistent with the architectural style of the surrounding architectural environment (planned or existing) considering exterior materials, roof form, scale, mass, color, texture and character. Wireless facilities must also be compatible with the surrounding natural environment considering land forms, topography, and other natural features (such as the nearby Kingfisher Point Natural Area). Photo-simulations from multiple viewpoints in the surrounding area should be provided to illustrate the scale of the facility in relation to the surrounding context. We have proposed a stealth designed 3-legged structure located between the warehouses. This structure will incorporate material components of the existing adjacent buildings to aid in its ability to blend in with the surrounding environment. This is notated on Sheets A2.0, A2.1, and A3.0. This is also illustrated in the provided photosimulations. 6. Landscaping: The City’s preference for screening is landscape plantings, specifically coniferous species that provide year-round screening for facilities and ground-mounted equipment. In this instance, landscaping may not make the most sense given the location between the buildings. However, if an alternative location is proposed on the site (in one of the more visible corners, for instance) than landscaping would be preferred. We would agree with the assessment that landscaping doesn’t make a lot of sense for this industrial zoned property. Furthermore, the structure is located in between buildings so it is inherently screened by 3 sides. The 4th side faces north towards railroad tracks and what appears to be some sort of shipping facility with semi-trailer parking lot. 7. Fencing: The proposed chain link fencing for the ground-mounted equipment is not an acceptable method of screening or enclosure. If screening with fencing the material must be wood, masonry, stucco, or other comparable materials. Any material used should be Page 5 of 19 opaque. Additionally, fencing cannot exceed six feet in height. Because there was existing chain link fencing on the property, we were under the impression that chain link fencing for our equipment area would be the most fitting for continuity with the existing building materials. However, we do not object to the request and have updated drawings to include a new 6’ cedar fence for the equipment area. Again, this will not match existing fencing. 8. Irrigation: Any landscaping or berming affiliated with the facility has to be equipped with an automatic irrigation system meeting the water conservation standards of the City. As discussed in item 6 from planning services, no landscaping is suggested or proposed so irrigation is not applicable. 9. Color: Wireless telecommunication facilities and equipment must be painted to match the color and texture of the wall, building or surrounding built environment. Muted colors, earth tones and subdued colors are encouraged. The proposed structure will incorporate material components of the existing adjacent buildings to aid in its ability to blend in with the surrounding environment. This is notated on Sheets A2.0, A2.1, and A3.0. This is also illustrated in the provided photosimulations. 10. Lighting: Any light source for security lighting has to comply with the requirements of Section 3.2.4. Light fixtures, whether freestanding or tower-mounted, are limited to twenty-two (22) feet in height. No new lighting sources are proposed for this facility. 11. Access Roadways: Access roads must be capable of supporting all of the emergency response equipment of the Poudre Fire Authority. We are utilizing existing driveways to access our facility. As requested by the Poudre Fire Authority, we will assist in acquiring an emergency access easement (EAE) for them. This is illustrated as a new 20’ EAE from owner to city on sheet A1.0. Once the location of the proposed EAE has been reviewed and commented on for appropriateness, we will move forward with the dedication. 12. Stealth Technology: To the extent reasonably feasible, the applicant will use "stealth technology" so as to convert the wireless telecommunication facility into wireless telecommunication equipment, as the best method by which to mitigate and/or camouflage visual impacts. The most obvious choice in this instance would seem to be the placement of equipment on the existing building rooftop rather than a tower. A rooftop location would be allowed to extend 15 feet above the roof-line. The proposed structure will be painted to match the existing adjacent buildings. This will help the structure feel like it was built along with the buildings as opposed to after the fact. The reuse of the vertical siding with dark trim will further link the structure to the building’s own vertical siding with dark trim. This ‘paint to match’ technique is noted on the drawings and depicted on provided photo simulations. Because the tower equipment will be located behind RF transparent panels, this structure will not feel like a tower providing wireless service. Again, these panels are painted with colors matching the existing building limiting the visual impact. In addition to the design, the location between the owner’s warehouses further adds to the existing screening of the facility by utilizing existing buildings for screening. A rooftop placement of equipment was considered and investigated, but we did not move forward due to concerns about structural capacity of the roof to support equipment and the likely interference of RF signals caused by the reflective roofing materials. The freestanding facility between the buildings will avoid both of these issues. Page 6 of 19 13. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Thank you for providing the link to the LUC. 14. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. We understand that a modification of standard request will be required if we are unable to satisfy any of the requirements set forth in the LUC. We will work with the city on this process should this be an issue in resolving our application. Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. FIRE LANES Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. We will only require the fire lane to be dedicated to the rear of the building. A turnaround will be required due to the distance from Riverside. As requested, we will assist in acquiring an emergency access easement (EAE) to the rear of the building with a turnaround due to the distance from Riverside. This is illustrated as a new 20’ EAE from owner to city on sheet A1.0. Once the location of the proposed EAE has been reviewed and commented on for appropriateness, we will move forward with the dedication 2. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point Page 7 of 19 of access. Dead-end access roads in excess of 1320 feet in length require a third point of access. Dead-end access roads in excess of 2640 feet in length require a fourth 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. As requested, we will assist in acquiring an emergency access easement (EAE) to the rear of the building with a turnaround due to the distance from Riverside. This is illustrated as a new 20’ unobstructed lane utilizing existing driveway lanes for the parking lot. Once the location of the proposed EAE has been reviewed and commented on for appropriateness, we will move forward with the dedication 3. 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. The nearest hydrant is located on the north side of Riverside Avenue at the west entrance to the neighboring property to the east. The existing hydrant will meet the requirements. Thank you for confirming that the existing hydrants will meet the requirements of the LUC. 4. AST & UST STORAGE TANKS The installation or removal of an Above Ground (AST) or Underground Storage Tank (UST) requires a separate plan review and permit from Poudre Fire Authority. Tanks shall be protected from damage and have secondary containment. All tanks shall be UL listed. No above ground or underground storage tanks are proposed as part of this project. 5. 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. Access to the property comes off of Riverside Avenue. The address for the building is clear and legible on the façade facing Riverside so wayfinding to this location should not be an issue. Furthermore, the proposed structure can be viewed from Riverside making it pretty easy to determine the location of the structure in relation to the existing building’s on the property. Page 8 of 19 Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com 1. The site plan indicates that there will be new easements along with this project. Will any of these easements be dedicated to the City of Fort Collins? Information about the City's easement dedication process can be found at https://www.fcgov.com/engineering/devrev.php As required by this project, Verizon will assist in acquiring a 20’ emergency access easement (EAE) from the owner. Once we know that the proposed location for this EAE is acceptable, we will begin the easement dedication process in tandem with this application. 2. A plat will be required with the submittal of the Project Development Plan (PDP). Once we have confirmations about the design, location, and layout of all proposed work, we will work with the city on preparing a plat for this combined PDP & FDP to be processed. 3. There is an existing utility 6-foot utility easement along Riverside Avenue. The standard width for a utility easement along an arterial street is 15 feet. On the new plat, please dedicate a new utility easement for a total width of 15 feet, along all parcels included in the replat. As the provided survey illustrates, there are existing 15’ and 6’ utility easements along Riverside Avenue. This is called out as item number 12 on the survey. From the schedule B exceptions list, item 12 is “Deeds of Dedication for easements recorded July 7, 2005 at Reception No. 20050055575 and Reception No. 20050055576 and Deed of Dedication for Right of way Recorded July 7, 2005 at Reception No. 20050055577. As a result, we do not feel that any additional dedication is required since 15’ is covered already. 4. An emergency access easement (EAE) must be dedicated according to Poudre Fire Authority's standards. Please send easement dedication documents to me when you are ready to start the dedication process. As requested by the Poudre Fire Authority, we will assist in acquiring an emergency access easement (EAE) for them. This is illustrated as a new 20’ EAE from owner to city on sheet A1.0. Once we have confirmations about the design and placement of the EAE, we will begin the work of dedicating this easement to the city by sending the dedication documents your way. 5. INFORMATION ONLY: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact me at sbuckingham@fcgov.com or 970-416-4344 if you have any questions. 6. INFORMATION ONLY: 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 7. INFORMATION ONLY: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs & gutters, destroyed, damaged, or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Page 9 of 19 Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 8. INFORMATION ONLY: All public sidewalk, driveways & 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. 9. INFORMATION ONLY: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/streets 10. INFORMATION ONLY: 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 11. INFORMATION ONLY: Utility plans will be required, and a Development Agreement may be recorded once the project is finalized. 12. INFORMATION ONLY: A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. 13. INFORMATION ONLY: 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. 14. INFORMATION ONLY: 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. 15. INFORMATION ONLY: Doors are not allowed to open out into the right-of-way. 16. INFORMATION ONLY: Page 10 of 19 In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: The addition of a Wireless Telecommunications Facility on this site is not anticipated to generate traffic/trips. No further traffic evaluation is required. Traffic Impact Study is waived. Thank you for reviewing and confirming that no further traffic evaluation is required. **Department: Stormwater Engineering – Erosion and Sediment Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com 1. Information Only: 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. 2. Information Only: No Comment from Erosion Control. Based upon the submitted Planning Materials it has been determined that this project; will disturb less than 10,000 sq. ft., is not proposed to be in a sensitive area, has no steep slopes (greater than 3H:1V) within or adjacent to the project, and is not part of a larger common development that will or is under construction. Therefore, no Erosion Control Material submittal is needed. If this project substantially changes in size or design where the above criteria now apply, erosion control materials should be submitted. Though the project at this time requires no erosion control material submittal, the project still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash & debris, landscape materials and other pollutants from the potential of leaving the site and entering the storm sewer at all times during the project in accordance with City Code 26-498. If complaint driven or site observation of the project seem not to prevent the pollutant discharge the City may require the project to install erosion and sediment control measures. Nearby inlets that may be impacted by the pollutants, in particular dirt, should be protected as a good preventative practice and individual lots should be protected from material escaping onto the sidewalk. If at building permit issuance any issues arise, please email erosion@fcgov.com to help facilitate getting these permits signed off. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Page 11 of 19 3. Minimal site improvements (site specific comment): For your information, stormwater requirements for on-site detention apply when a site adds greater than 1,000 square-feet of impervious area (net). Stormwater requirements for water quality treatment and Low Impact Development (LID) methods apply when a site adds or modifies greater than 1,000 square-feet of impervious area (gross). Projects in this category will require a drainage report and construction plans prepared by a Professional Engineer registered in the State of Colorado. If the project will add between 350- to 1,000-square feet of new impervious area, a drainage letter, site grading plan, and impervious area documentation are required. These must document the existing and proposed drainage patterns. In most cases these will be prepared by a Professional Engineer registered in Colorado. If site improvements are anticipated, please contact Water Utilities Engineering at WaterUtilitiesEng@FCgov.com to discuss the project specific stormwater requirements. We have updated the drawings to call out the square footage of the proposed concrete pad since this is the new impervious area being added to the site. It totals 248 square feet. This is less than the 350 square feet threshold so based on the provided information it appears we will not need a site grading plan or impervious area documentation. Based on item 5 below, a drainage letter is required regardless of the amount of impervious area being added to the site, but please advise if our update changes this. 4. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the ‘Spring Creek 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-forms-gu idelines-regulations/stormwater-criteria This site is also part of ‘Riverside 7th’ development and must conform to the drainage design of the approved development plans. We are acceptable to designing the site to conform to the drainage basin design for the ‘Spring Creek Basin, Fort Collins Stormwater Criteria Manual, and the Riverside 7th development plans. 5. Documentation requirements (site specific comment): Since the existing buildings are to remain, a drainage letter will be required. The letter will need to document the existing drainage patterns, discuss the water quality measures being provided and the four-step process for selecting structural BMPs. The letter will also need to address where the runoff generated by the new impervious area is going and may need to mitigate any additional runoff directed onto adjacent properties. The drainage letter must be prepared by a Professional Engineer registered in Colorado. We will prepare and provide a drainage letter on the effects of our installation on the property. While we believe we have proposed the best locations for our equipment, we would like to conduct the drainage review once we know and have confirmed that the proposed locations of the equipment are acceptable so that we are not re-doing this analysis if anything needs to move again. 6. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the existing water quality pond Page 12 of 19 at the NW corner of the site as well as the railroad ditch north of the site. This sounds like an informational comment only. I will note that no additional stormwater outfall options are proposed and that I would agree with these observations. 7. Detention requirements (standard comment): When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, additional onsite detention is required for runoff from new impervious surfaces. These new flows will need to be detained to the 2-year historic discharge rate. *Please contact us to discuss the details of stormwater detention on existing sites.* Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. Please note that the City has landscaping requirements for stormwater 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). We have updated the drawings to call out the square footage of the proposed concrete pad since this is the new impervious area being added to the site. It totals 248 square feet. This is less than the 350 square feet threshold so based on the provided information it appears we will not need a site grading plan or impervious area documentation. 8. Water Quality and Low Impact Development requirements (standard comment): If the improvements create or *modify* greater than 1000-square feet of impervious area, stormwater quality treatment will need to be provided for the new or modified impervious areas. All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria Page 13 of 19 We have updated the drawings to call out the square footage of the proposed concrete pad since this is the new impervious area being added to the site. It totals 248 square feet. This is less than the 1000 square feet threshold so based on the provided information it appears we will not need additional stormwater quality treatment. 9. Imperviousness documentation (standard comment): 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. We have updated the drawings to call out the square footage of the proposed concrete pad since this is the new impervious area being added to the site. It totals 248 square feet. As mentioned in item 5 above, we will be happy to obtain a drainage letter for this site, but we would like to confirm that the location of proposed equipment will be acceptable so that we aren’t redoing the letter if staff have issues with the equipment locations. We are hopeful that the inclusion of the concrete pad sq.ft. aids in review for now. 10. 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. The engineer completing the drainage letter/design will show compliance with the statute and upload approved spreadsheets to the statewide compliance portal. 11. **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. Thank you for indicating where we can find erosion control requirements. 12. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-developement There is no issue with a final inspection of the stormwater facilities for this property. Because we are not proposing any stormwater drainage or changes to facilities, I’m not sure what will be gained from the inspection. The property owner will continue to be responsible for all existing on-site drainage facilities. 13. Fees (standard comment): Page 14 of 19 The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-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 We have updated the drawings to call out the square footage of the proposed concrete pad since this is the new impervious area being added to the site. It totals 248 square feet, which is less than the 350 square feet threshold. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. Existing Water Infrastructure (site specific comment): There is an existing 12-inch water main in Riverside Avenue with an existing 2-inch water service (1.5-inch meter) and 6-inch fire line to the site. We have illustrated the location of the 12-inch water main along riverside Avenue. If you have additional details about the 2-inch water service and 6-inch fire line, I can see if the architect can add these to the drawings for tracking purposes. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 10-inch sanitary sewer main located behind the sidewalk, northeast of Riverside Ave., with an existing sanitary sewer service to the site. Note this main is between 4 – 7 feet deep. *At least 10-ft of horizontal separation and 18-inches vertical separation must be maintained from the existing sewer main. We have illustrated the location of the 10-inch sanitary sewer main on Sheet A1.0. I have asked the architect to include a separation dimension between that line and our proposed utilities. Our proposed power line is at minimum 7’-6” away from the existing storm sewer. It will not be an issue to maintain 18-inches of vertical separation. We understand that 10’ is the desired horizontal separation, but we wish to see if it’s possible to accommodate the 7’-6” separation. We are trying to keep the utilities along the perimeter of the property as most property owners desire and most utility providers ultimately follow. It appears that existing fiber optic cables are much closer than 7’-6” to that same storm sewer line so I assume that experienced utility installation contractors can safely install adjacent to lines with separation less than 10’. Please let us know if you can accommodate this request. 3. Site and Utility Plan (site specific comment): The site plan will need to show all utilities and show the physical relationship between existing and proposed underground infrastructure. Proper minimum separations must be maintained. The site plan has been updated to show all known utilities and the relationship between existing and proposed utilities. As noted in item 2, we are currently at a 7’-6” separation to the sanitary sewer main and seek approval for less than the 10’ separation. Page 15 of 19 4. Water conservation (standard comment): If a landscape plan is required, the water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards No new landscaping is proposed and no landscaping was recommended as part of this proposal. 5. Water Allotment (site specific comment): The existing building (1500 Riverside Ave) is currently served by a 2-inch water service and 1.5-inch water meter. This water service currently does not have an annual allotment associated with it. To bring this service up to City Code, an annual water use allotment will be added upon approval of the project. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions about annual allotments. **I have included 2 documents with the redlines providing more information about the allotment assignment. **Also see this webpage for more information about changes to Fort Collins water and irrigation code requirements: https://www.fcgov.com/utilities/wsr-update I have contacted the utility fee and rate specialist to better understand the annual allotments. Per a discussion with Jamie Reyes on 6/28/22, an allotment would be assigned based on the meter size and estimate that no fees would be due pending final review. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. The existing building is fed by a 150kva 120/208v pad mount transformer located at the front of the building. This is the only existing transformer on site. The plan set refers to electric vaults with transformers along Riverside. These vaults do not contain transformers. Thank you for confirming that there are no transformers in the existing electric vaults. 2. Does the applicant know what size electric service will be required for the site? The existing transformer could be used to feed the proposed site. If the existing transformer will not work, a new vault, primary, and transformer would need to be installed. Typically, Verizon’s facilities require single phase, 120V, 200amp service. We have updated drawings to show our power running to the existing transformer and Verizon will continue to work with light & power to service the site as needed. 3. Light & Power has an existing large duct bank and electric facilities running along Riverside adjacent to this property. Relocation or modification to this infrastructure would be very expensive. Please provide plenty of separation and protect in place all existing electric facilities. We do not wish to relocate or modify any of this infrastructure so we will maintain a healthy separation. 4. Relocations or modifications to existing electric facilities will be at the expense of the owner/developer. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be located within a dedicated easement Page 16 of 19 or the public right-of-way. Please coordinate relocations with Light & Power Engineering. We do not wish to relocate or modify any of this infrastructure so we will maintain a healthy separation. 5. A Customer Service Information form (C-1 form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Verizon will continue to work with light & power on the power coordination for this site. They will prepare and release a C-1 form and one line diagram as the project unfolds but prior to the final plan. 6. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet 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. Verizon has proposed a connection to the existing on-site transformer so no transformers are proposed. 7. Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities, and a minimum of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Proposed electrical routing has been added to the plans. We have a 7’-6” minimum separation from the existing sanitary sewer main. All the rest of the existing utilities are all bunched up together less than 10’ from each other along Riverside Avenue. 8. Electric capacity fee, 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 Verizon will continue to work with light & power on the power coordination for this site. They will pay any related fees. 9. The secondary services to the cell site will be consider commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner. Understood. Verizon will be required to install, own, and maintain the service line from the existing transformer to the meter. 10. “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.” Page 17 of 19 Thank you for this information. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com 1. INFORMATION ONLY: Further coordination with the City's Natural Areas Department may be needed as this site is within 500-feet of Kingfisher Point Natural Area. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com 1. 9/21/2021: PRE-SUBMITTAL: Forestry Tree Inventory There appears to be existing trees onsite and near the limits of development. Please schedule an on-site meeting with City Forestry (mroche@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. An on-site meeting with city forestry was completed earlier this year to obtain tree inventory and mitigation information. No landscaping is proposed for removal so all existing significant trees will be retained. Tree mitigation information has been added to the drawings on sheet A1.0 and includes a special landscaping note. 2. 9/21/2021: INFORMATION ONLY FOR PDP 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. 3. 9/21/2021: INFORMATION ONLY FOR PDP 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 Page 18 of 19 clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped 4. 9/21/2021: INFORMATION ONLY FOR PDP 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 5. 9/21/2021: INFORMATION ONLY FOR PDP 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 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. 6. 9/21/2021: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. 7. 9/21/2021: INFORMATION ONLY If the project is responsible for right of way improvements along Riverside Ave, please incorporate street trees every 30-40-ft. Page 19 of 19 Department: Building Code Review Contact: Katy Hand, , khand@fcgov.com 1. 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 Thank you for providing these links. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up-to-date Benchmark Statement format and City Vertical Control Network information. Our surveys are completed in NAVD88 so this should not be an issue. 2. If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Thank you for this information.