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HomeMy WebLinkAboutBOHLENDER FUNERAL CHAPEL - FDP230011 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 20 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 26, 2022 Gary Bohlender 121 W Olive St. Fort Collins, CO 80524 Re: Bohlender Funeral Chapel Description of project: This is a request for the change of use to funeral home at 3350 Eastbrook Dr. (Parcel # 8730406005). The applicant proposes a change of use from office to funeral home and crematory and would include the addition of a canopy over front entrance for pedestrian use and loading area for hearse transportation when needed. Revised landscaping and additional parking is also proposed. Existing access is taken directly from Eastbrook Dr. to the west and Danfield Ct. to the south. The 1.57-acre site is approximately 0.22 miles south of E Horsetooth Rd. and 0.06 miles west of S Timberline Rd. The site is within the Employment District (E) zone district and will be subject to a Major Amendment Planning & Zoning Commission (Type 2) Review. Please see the following summary of comments regarding Bohlender Funeral Chapel. 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! 2. The proposed development project is subject to a Type 2 Review. The decision makers for Page 2 of 20 your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. 3. A neighborhood meeting is required at least 10 days prior to formal submittal of your 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 City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. 4. 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. 5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. 6. As part of your submittal, you will respond to the comments provided in this letter. The final 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. 7. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. 8. 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. Page 3 of 20 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" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html 9. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide 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. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. 10. Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. 11. 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 its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. 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. 12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. 13. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Planning Services Contact: Will Lindsey, wlindsey@fcgov.com Page 4 of 20 1. UPDATED: Employment Zone District - The zone district lists Funeral Homes as a secondary use which is restricted to 25% percent of the total gross area of the development plan. With no existing Overall Development Plan for the area that 25% is calculated based on the existing area of the PDP, so the proposal would be well over that threshold. Therefore, a formal request for a modification to the standard would need to be submitted as part of the proposal. That request should include an analysis of the primary to secondary use allocation both for the parcel and the surrounding area of the Employment Zone district. In this instance staff recommends looking at the area of the district north of Horsetooth, and west of Timberline. Response: A Modification Request is included. 2. While you are correct that the change of use parking exemption applies to this project staff has significant concerns over the parking deficiency, particularly when considering the minimum of 50 spaces just for the assembly space that would be required for a new development. Your narrative mentions a parking agreement that would be created with an adjacent property to address peak times. Generally speaking, a shared parking agreement with an adjacent property would be recorded on the site plan. What ratio have you used to calculate for the additional parking spaces on-site? While the project would be exempt from the minimum requirement we need to ensure that you do not exceed the maximum. Since we do not have a specific ratio for Funeral Homes we'd need to use a comparable use such as General Office which has a max pf 3 spaces for 1,000 sf. Response: An Alternative Compliance Request is included. 3. Any loss of parking lot landscaping islands will need to be made up for elsewhere in the landscape plan to ensure that the minimum 6% of parking lot interior landscaping is maintained. Additionally, near the southern parking lot entry/exit a 10-foot landscape area needs to be maintained between the two proposed parking stalls and the property line to ensure adequate screening of parking. Response: No parking lot landscape islands are being removed. The area near the southern entry will be maintained as a landscape area. 4.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. Response: Acknowledged. 5. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: As noted above, a Modification for secondary uses is included. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Property built in 1984 Page 5 of 20 Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com 1. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Please coordinate with Traffic Operations to determine the Average Daily Trips on Eastbrook Drive and Danfield Court, which will help determine the required parking setbacks for the new proposed parking spaces. Response: There are no changes or modifications or additions to the existing parking. 2. The new proposed driveway is too close to the intersection of Eastbrook Drive and Danfield Court. Please coordinate with Engineering and Traffic Operations to determine if the new driveway will be permitted, depending on the proposed use and frequency of use. If there is another path internal to the property which could provide access to the new proposed patio and canopy, that might be better than a new driveway onto a public street. If there is no other option and you are set on this driveway location, we can talk about a potential variance request to the intersection separation distance listed in LCUASS Table 7-3. We will also coordinate on the appropriate width for the driveway. Response: The driveway has been eliminated from the west side of the building with access to Danfield. This has been relocated to the east side of the building with access from the private drive within the property boundary. 3. If a new patio is built at the northeast corner of the building, where would the existing utilities be moved? Response: The patio has been reduced, however, a drive and canopy have been added in This location. The existing utilities are for specific equipment in the building. This equipment And associated utilities will be removed when the existing tenant / building owner vacate the Property. Therefore, this has no impact to the building operations. 4. There appears to be an existing access easement for the existing drive aisle through the property. Please determine whether there are any other existing easements on the property. For example, there may be standard utility easements along the back of public Right-of-way. Response: There is an 8ft utility easement on both Danfield and Eastbrook. 5. Please coordinate with Poudre Fire Authority to determine whether the existing drive aisle or the new proposed driveway would require an Emergency Access Easement dedication. Response: Understood. 6. The remaining comments contain general information that is provided to every project at the conceptual stage. Depending on the final design, not all of these comments may be relevant, and there could be additional requirements that are not encompassed by these comments. If you have any questions about the site-specific or general information, please contact me at sbuckingham@fcgov.com or 970-416-4344. 7. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. Response: Understood. 8. INFORMATION: Page 6 of 20 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. 9. 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. 10. INFORMATION: 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/urbanareastreetstandards2021 Response: Understood. 11. 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). Easements can be dedicated by plat or by separate document. For dedications by separate document, information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php Response: Understood. 12. INFORMATION: Utility plans will be required, and a Development Agreement will be recorded once the project is finalized. Response: Understood. 13. INFORMATION: A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site, depending on the scope of public infrastructure proposed by this project. Response: Understood. 14. 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. 15. 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. Page 7 of 20 16. 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-ofway-. Response: Understood. 17. INFORMATION: 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. Response: Understood. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will be required with the submittal of this project. This level of study will be based on the anticipated daily traffic and will need to include an operational plan on how this site plans to accommodate larger services of 200 or more people. Please have your Traffic Engineer contact me to scope the study. Response: A Traffic Impact Study (TIS) has been included. 2. FOR INFORMATION: You will need to work with our Engineering department on any adjacent frontage improvements that may be required. The proposed new driveway will also need to be reviewed for its proximity to the intersection. Response: Understood. The driveway has been eliminated from the west side of the building with access to Danfield. This has been relocated to the east side of the building with access from the private drive within the property boundary. Department: Stormwater Engineering – Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. No Comment from Erosion Control. Based upon the submitted 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, Erosion Control Material submittal is not needed. If this project substantially changes in size or design where the above criteria now apply, erosion control materials should be submitted. Although 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 complaints are received or site observation of the project seems not to prevent the pollutants from being discharged the City may require the project to install erosion and sediment control measures. Page 8 of 20 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 through the use of straw wattles or silt fence. If at building permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off. Response: Understood. Department: Stormwater Engineering Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com 2. Minimal site improvements 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 prior to submittal. Response: Understood. The proposed improvements will not be adding greater than 1,000 square feet of impervious area. A Drainage Letter, Site Grading Plan, and impervious area documentation have been provided with this submittal. 3. Master plan and criteria compliance The design of this site must conform to the drainage basin design of the Foothills 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/utility-development Response: The existing drainage patterns are not being altered as part of this redevelopment. 4. Documentation requirements If there is an increase in imperviousness greater than 1,000 square feet a drainage report, erosion control 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. If the increase in impervious area is greater than 350 square feet and less than 1,000 square feet, a drainage letter along with a grading plan are required. These must document: a) the change in total impervious area and ‘modified’ impervious area, b) the existing and proposed drainage patterns, and Page 9 of 20 c) address where runoff generated by the new impervious areas is going, along with any need to mitigate additional runoff directed onto adjacent properties. In most cases the drainage letter and grading plan will be prepared by a Professional Engineer registered in Colorado. If the site will increase impervious areas by more than 1,000 square-feet, please contact Water Utilities Engineering to discuss additional requirements (at WaterUtilitiesEng@FCgov.com). Response: Understood. The proposed improvements will not be adding greater than 1,000 square feet of impervious area. A Drainage Letter, Site Grading Plan, and impervious area documentation have been provided with this submittal. 5. Stormwater outfall The stormwater outfall options for this site would require some investigation to find the best option. The nearest stormwater inlet is at the corner of Timberline Dr and Danfield Ct. Response: The existing drainage patterns are not being altered as part of this redevelopment. 6. Detention requirements 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. Response: Understood. The proposed improvements will not be adding greater than 1,000 square feet of impervious area. A Drainage Letter, Site Grading Plan, and impervious area documentation have been provided with this submittal. 7. Water Quality and Low Impact Development requirements 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. Page 10 of 20 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 Delinesregulations-/stormwater-criteria Response: Understood. The proposed improvements will not be adding greater than 1,000 square feet of impervious area. 8. Imperviousness documentation 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: A Drainage Letter documenting the existing and new impervious areas has been included with this submittal. 9. Detention drain times 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 volumebased- stormwater storage, including extended detention basins. Response: The existing drainage patterns are not being altered as part of this redevelopment. 10. Inspection and maintenance 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-wedo/stormwater/-stormwaterquality/-low-impact-development Response: The existing drainage patterns are not being altered as part of this redevelopment. 11. Fees The 2022 city wide Stormwater development fee (PIF) is $10,109/acre ($0.23207/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is 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 or UtilityFees@fcgov.com for questions on fees. Response: Noted. 12. Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. Response: Noted. The existing drainage patterns will not be altered. Page 11 of 20 Department: Water-Wastewater Engineering Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com 1. Existing Water Infrastructure There is an existing 6-inch water main to the south that runs along Danfield Ct with an existing 1-inch water service and a 4-inch fire service line to the site. 2. Existing Sewer Infrastructure There is an existing 18-inch sanitary sewer main to the south of the property that runs along Danfield Ct with an existing sanitary sewer service to the site. 3. Service abandonment 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: Understood. 4. Water conservation The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 5. Water Allotment The existing building at 3350 Eastbrook Dr is currently served by a 1-inch water service / meter. 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 (only required for use types that are not assigned based on square footage) will need to be provided as a part of the final submittal package for this project. Additionally, the existing water service currently has an allotment of 1,558,590 associated with it. If you believe that your property may use more water than your assigned allotment, please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Response: There is no increase in allotment needs. 6. Notice of Changes to Domestic Water Fees and Irrigation Service Requirements On Oct. 5, 2021, Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant Investment Fees. In general developments that use more water may pay more and developments that use less water may pay less. The City will also require a separate irrigation tap for all multi-family and commercial developments that use more than 30,000 gallons of water a year. These changes are to be implemented 1/1/2022; specific information can be found at www.fcgov.com/wsrupdate-. Response: There are no planned new or upgraded water and sewer services. 7. Landscape Plan and Hydrozone Table For final plan, the Landscape Plan (if required by the Planning Department) will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsrupdate Response: Hydrozone plan will be provided with the next submittal. 8. Fees Page 12 of 20 New or upgraded water and sewer services will require development and water supply requirement (WSR) fees, these are paid at building permit. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/developmentfees Response: There are no planned new or upgraded water and sewer services. 9. Utility Separations Based on the proposed site plan and the available space, utility services and required separations may be problematic on this site. For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Response: There are no new proposed utilities. 10. Change of Use The proposed change of use for this property will result in a change to its classification in the water supply requirement fee structure. As such, a revision of water and sewer development fees, Plant Investment Fees (PIFs), and water rights fees will occur. These fees are to be paid at the time each building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 to discuss. Information on fees can be found at: www.fcgov.com/development-fees Response: There are no planned new or upgraded water and sewer services. Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. INFORMATION: Light and Power has (2) existing transformers on the site that feed the building, with primary electric lines running along the north and east sides of the building. 2. SITE SPECIFIC: The site plan calls for a new garage door in the vicinity of an existing transformer. If the existing transformer needs to be relocated, it will be at the expense of the project Response: The new garage door is replacing an existing double door. The transformer is located just to the north of that door access and will not require relocation. 3. INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Response: There are no planned relocations of electrical infrastructure. 4. INFORMATION: Page 13 of 20 Are changes to the existing electric service capacity anticipated? Response: No If so, electric capacity fees, development fees, building site charges and system modification charges may apply. Please contact me to discuss development fees 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 5. 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: Understood. Thank you. 6. 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: Understood. Thank you. 7. INFORMATION: Please contact Tyler Siegmund with Electric Project Engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/buildersanddevelopers-. Response: Understood. Thank you. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com 1. 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 site visit with Forestry was conducted on November 14, 2022. Please refer to the existing tree inventory on sheet LS2. 2. The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey Page 14 of 20 linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. Response: Songbird nesting note is shown under ‘Tree Protection Notes’ on Existing Tree Inventory sheet (LS2). 3. 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: Noted. Department: Forestry Contact: Carrie Tomlinson, , ctomlinson@fcgov.com 1. PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (ctomlinson@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response: A site visit with Forestry was conducted on November 14, 2022. Please refer to the existing tree inventory on sheet LS2. 2. INFORMATION ONLY 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 Page 15 of 20 Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: Acknowledged. 3. INFORMATION ONLY 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 detailing the reason for tree removal. 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. Response: Tree feasibility letter will be included with this submittal. 4. INFORMATION ONLY Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10--19 50% 20--39 33% 40--59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Page 16 of 20 Please note that additional species might join this list as we work through the review process. Response: Acknowledged. 5. INFORMATION ONLY 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. Streetlight/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. Utility/Tree 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 Response: Acknowledged. 6. INFORMATION ONLY Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. 7. INFORMATION ONLY Canopy shade trees should be planted at 30--40’ spacing (LUC 3.2.1 (D)©) along street frontages. 8. INFORMATION ONLY Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). 9. INFORMATION ONLY Please adhere to the updated LUCASS standards and include proper parkway widths. Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. OCCUPANCY GROUP CLASSIFICATION & CHANGE OF USE Poudre Fire Authority and the City of Fort Collins have adopted the 2021 International Fire Code (IFC). Should this property undergo a change of use, the building will require upgrades consistent with current code requirements for the assigned occupancy group. Contact the building department for occupancy group details. Response: Understood. 2. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility Page 17 of 20 ground floor as measured by an approved route around the perimeter. 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. Response: There are no planned modifications to the existing fire lane or impacts to fire access. 3. 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. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet 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 fire access roads used for aerial access shall be 30 feet in width -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: Understood. 4. ACCESS TO BUILDING OPENINGS An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway.0 Response: There are no planned modifications to the existing walkway and access to the building. 5. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on Page 18 of 20 the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Response: Understood. Addressing is shown on the Building Elevations. 6. FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 Response: Understood. 7. AUTOMATIC FIRE SPRINKLER SYSTEM Any alterations to an existing automatic fire sprinkler system shall require a separate submittal to PFA by the installing contractor. Response: Understood. 8. 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 equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 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 For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. Response: Understood. 9. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 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). The nearest hydrant is located directly across Danfield Ct. Response: There are no planned modifications or impacts to the existing FDC locations around or on the site. 10. PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be Page 19 of 20 advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b Uilding-plan-reviewapplication-. Response: Understood. 11. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-prevention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Understood. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up-to-date Benchmark Statement format and City Vertical Control Network information. Response: Understood. 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. 3. If aliquot corners are shown on the Subdivision Plat, current acceptable Monument Records will be required. 4. Closure reports will be required for all Subdivision Plats & Easements submitted for review. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. This change of use will require a building permit and the project must comply with all codes shown here: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Page 20 of 20 · Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. Response: Understood.