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HomeMy WebLinkAboutQUIK TRIP - PDP230010 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 26 VIA Email: JGlavas@QuikTrip.com May 22, 2023 Brandy Bethurem Har ras Development Review Coordinator City of Fort Collins Planning & Development Services 281 N. College Ave. Fort Collins, CO 80524 REFERENCE: Project Review Comments for QuikTrip Gas Station Site Plan Response to Comments on Site Plan Review Submittal 1 Job No. 0222053.01-015 Dear M s. Harras : Submitted herewith are our responses to comments received from the City of Fort Collins , Development Review Coordinator, dated August 19 , 2022, for the review of the request to establish a convenience store with fuel sales on a larger parcel NW of the I -25 and Prospect Interchange (parcel #8716400003). Please see the following comments regarding QuikTrip Prospect I -25. Planning Services 1.FOR INFORMATION: The property is located in the General Commercial District (C G), and is subject to the requirements of Article 4, Division 4.21 for properties located in the C G District. Based on the information provided with the Conceptual Review, the proposed convenience store and fueling sales land use is subject to Administrative (Type 1) Review. RESPONSE: The Preliminary Development Plan is being submitted as part of a Type 1 Administrative Review. 2. GENERAL COMMENT: 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: The Preliminary Development Plan is being submitted to follow the current LUC. 3. GENERAL COMMENT: The property is within the I 25 Corridor overlay and is required to meet the standards in Article 3, Division 3.9 for the I 25 Corridor Standards. Including buffers that are Page 2 of 26 required for parking onsite from adjacent public rights of way, public open space, and adjacent properties. RESPONSE: The proposed lot is within the corridor but not directly abutting the I -25 right-of -way and is over 245 feet from the centerline of I -25. The development of this lot has been designed based on the above characteristics in the corri dor regulations. 4. GENERAL COMMENT: 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 L UC for more information on criteria to apply for a Modification of Standard. RESPONSE: If any waivers are required per coordination with the City and review a modification of standard request shall be submitted. 5. GENERAL COMMENT: This property is a part of a larger Overall Development Plan (ODP) for Gateway at Prospect. The developer should continue to coordinate with the infrastructure project to be consistent with the ODP. Further subdivision of Parcel C as labeled in the ODP will require that all created lots meet all lot dimension and standards required in the General Commercial zone district and I 25 Corridor overlay. RESPONSE: The proposed QuikTrip (QT) development is the first development within Gateway and is closely being coordinated with the developers. Offsite utilities are being designed by the ODP engineers and are included as part of this plan needed to develop the QT lot. 6. GENERAL COMMENT: The property is within the Prospect Road Streetscape Program and is requi red to meet the standards outlined in the plan including, but not limited to, setbacks, building architecture, landscaping, streetscape design, and lighting. RESPONSE: The proposed QuikTrip (QT) development has the building setback more than 50’ from Pros pect Road. Final design shall incorporate any other standards outlined in the plan. 7. SITE DESIGN: The site design and building orientation will need to be revised so that the building has at least one main entrance that is oriented to (and anchored by) the pedestrian walkway at Prospect Road or the Frontage Road. Directly connecting the building to the pedestrian sidewalk will help to satisfy the requirements in Article 3, Division 3.9.6 Block Pattern for Activity Centers. An illustrative plan for the Gateway at Prospect ODP is provided with these comments. RESPONSE: Per the direction of the original meeting, the building was placed closer to the NW corner of the site to be closer to the frontage road as coordinated with Katelyn Puga on 9/23/2022. Page 3 of 26 8. BUILDING DESIGN: The proposed architecture and the existing branding prototypes should adapt for the standards in the Prospect Road Streetscape Program, Development Standards for the I 25 Corridor, the Building Design standards in Article 3, Division 3.5.2 Mixed Use, Institutional and Commercial Buildings and the standards for Convenience Shopping Centers in Article 3, Division 3.5.5. RESPONSE: The architecture in the final building plans shall follow the above. 9. LIGHTING: The city has adopted new lighting standards that are applicable for this new project. This development that includes proposed artificial outdoor lighting shall submit for review and approval a proposed lighting plan that complies with the standards in this Section 3.2.4 and meets the functional needs of the proposed land use. This site is in the Lighting Context LC2. RESPONSE: The lighting in the final building plans shall follow the above. 10. PARKING: The proposed development shall comply with the access, circulation, and parking requirements of Article 3, Division 3.2.2. The proposed land use of convenience store and fueling sales can be considered as the General Retail Parking category for parking space requirements for nonresidential development. This includes meeting bicycle parking space requirements for nonresidential development, a percentage of enclosed bicycle parking and fixed racks are also required on site. RESPONSE: The QT development is a convenience store with the majority of its use similar to a restaurant. The QT store has a kitchen area that includes food preparation stations , order boards, sink areas, grills, ovens, toasters, refrigerator areas and food waste storage as well as a “Food Pickup/Display Area .” For this reas on, these areas more closely align with a Quick-Serve Restaurant. The rest of the store is more aligned with a typical Convenience store. QuikTrip would designate 3,070 sf as a Quick-Serve Restaurant and 2,242 sf as Convenience Store. This interpretation has been accepted in other local jurisdictions. Using, these numbers, the project would get the parking min/max requirements to be 25 and 5 4 respectively. We would ask further discussion on this proposal and if needed a formal waiver to allow the parki ng needed for the site. 11. SITE DESIGN: The use is expected to generate some pedestrian activity at the convenience store. General commercial development is required to provide a pedestrian oriented outdoor space for those utilizing the site. The site design should consider including pedestrian amenities in the outdoor spaces that are integrated into the design, such as sculptures, kiosks, or shelters. The City is open to the applicant’s proposal of similar pedestrian amenities. RESPONSE: The proposed store will connect to ROW sidewalk from the frontage road. The connecting sidewalk will lead to a paved patio area with tables and bike racks for gathering of a pedestrian outdoor space. Page 4 of 26 12.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: Plans will utilize the Fort Collins LUC. 13. 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: If any waivers are required per coordination with the City and review, a modification of standard request shall be submitted. Department: Historic Preservation 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. RESPONSE: The project shall not do a historic preservation study. Department: Engineering Development Review: 1.This site is subject to additional fees per the Binding Agreement Pertaining to Development of Interstate Highway 25 and Prospect Road Interchange. The fee amounts will be determined during the technical review phase, and the fee will be due prior to issuance of any building permits. RESPONSE: The development shall coordinate with the City on final fees at the technical review phase. 2. The current plan shows a connection to the proposed roundabout in this area. Are you planning on waiting until the roundabout is constructed before you construct your site? You will need at least 2 accesses per Poudre Fire Authority (PFA) requirements. RESPONSE: The final design will have an internal connection within Tract J to a road that will connect to the proposed roundabout. As coordinated, with City of Fort Collins, this site will be allowed to have a full access from the private drive as long as it is the only development. Any future commercial or residential developments will need to finalize the offsite roundabout design before they can be developed. 3. Frontage Road Improvements will be required during development. The frontage road is Page 5 of 26 classified as a “2-lane collector street” by the City of Fort Collins Master Street Plan. Therefore, you will be required to provide right-of -way, easements, and frontage improvements in accordance with the Larimer County Urban Area Street Standards (LCUASS) Figure 7-4F. RESPONSE: Frontage road improvements are included with the plan set. Frontage road improvements are for the half abutting QT only. Future connection to Prospect Road is to be done by the City of Fort Collins and the final Frontage road design shall be part of the Overall Development plan infrastructure plans. 4. Due to the proposed fuel pumps and the proximity to Boxelder Creek, additional coordination may be needed with the Environmental and Stormwater departments. RESPONSE: The QT development team shall meet with Environmental and Stormwater departments as required. 5. 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: The development shall coordinate with the City on final fees prior to building permit. 6. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certif icate of Occupancy. RESPONSE: Notes shall be added to the final construction documents, indicating the above requirement. 7. 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: Notes shall be added to the final construction documents, indicating the above requirement. 8. 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/urban-area-street-standards -2021 Page 6 of 26 RESPONSE: Notes shall be added to the final construction documents, indicating the above requirement. 9. INFORMATION: This project is responsible for dedicating any right-of -way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of -way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: The final plat for the propos ed development shall be designed per the development review guidelines. 10. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Prior to the project being finalized a Development Agreement shall be coordinated between the City and developer. 11. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Notes shall be added to the final construction documents, indicating the above requirement. 12. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: The proposed parking lot is over 100’ from Prospect Road and 60’ from the flowline of the Frontage Road. The access to the parking lot is from a private road to the north. 13. 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: Any proposed encroachments shall be coordinated with the engineering department and noted in the landscape plan. 14. INFORMATION: The development/site cannot use the right-of -way for any Low Impact Page 7 of 26 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: The proposed site is utilizing LID methods for offsite and internal drainage. For the offsite drainage of the frontage road there is a proposed rain garden within th e QT site. To treat the parking lot there is a proposed rain garden and to treat the fueling area a mechanical oil sand separator is proposed. All three LID’s are used prior to drainage entering the detention pond. 15. INFORMATION: Doors are not allowed to open out into the right-of -way. RESPONSE: All proposed doors have enough setback from right-of -way (ROW) that they do not open into right -of -way. 16. INFOR MATION: Bike parking required for the project cannot be placed within the right-of -way and if placed just behind the right -of -way need to be placed so that when bikes are parked they do not extend into the right-of -way. RESPONSE: Proposed bike parking is not proposed in public ROW. 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: Notes shall be added to the final construction documents, indicating the above requirement. 18. Will you be submitting a plat with this project? How much frontage will you be improving along the existing Frontage Road as well as along Prospect as a part of this project? RESPONSE: A plat is being submitted as part of this project. The frontage road is being improved adjacent to the project site with no improvements proposed for Prospect Road. Department: Traffic Operations 1. TRAFFIC IMPACT STUDY: Based on Chapter 4 of the Larimer County Urban Area Street Standards this project will require the submittal of a Traffic Impact Study. Please contact Traffic Operations to scope the study. Page 8 of 26 RESPONSE: As part of the Overall Development Plan (ODP) a TIS was submitted. A TIS memo is attached, illustrating that the proposed QT site follows the parameters of the ODP TIS. 2. This project will be responsible for the adjacent frontage improvements to this property and we will need complete details and phasing for what is anticipated to be built now and what will be built with additional phases of development. The location and number of access points will also need to be identified prior to the scoping of the Traffic Impact Study. RESPONSE: The proposed QT site will improve the Frontage Road adjacent to its plat. This will be the first phase of any Frontage Road improvements. The second phase will follow the proposed ODP infrastructure improvements. 3. This project and subsequent Traffic Impact Study will need to be routed to the Colorado Department of Transportation (CDOT) for review, and will more than likely require an approved Access Permit. RESPONSE: The TIS memo shall be forwarded to CDOT for review and approval. Department: Erosion Control 1.This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion .This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. RESPONSE: Notes and plans shall be added to the final construction documents, indicating the above requirement. 2. For Approval or Final Plan: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'. This project disturbs 5 or more acres so erosion control phasing materials will need to be provided in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. Page 9 of 26 Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval Submittal. RESPONSE: Notes shall be added to the f inal construction documents, indicating the above requirement. 3. Fees: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 1 lots, 16.70 acres of disturbance, 1.5 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $1,879.20 . Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention/level spreaders $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. RESPONSE: The development shall coordinate with the City on final fees. Department: Stormwater Engineering 1. MASTER PLAN AND CRITERIA COMPLIANCE The design of this site must conform to the drainage basin design of the Cooper Slough/Boxelder 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/utilit y-development RESPONSE: Notes shall be added to the final construction documents, indicating the above requirement. 2. DOCUMENTATION REQUIREMENTS A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. RESPONSE: The final drainage study shall address the four -step process. Page 10 of 26 3. STORMWATER OUTFALL The stormwater outfall is not apparent around this site and will require further investigation to accurately determine the best outfall. RESPONSE: The proposed detention pond shall connect to offsite improvements as designed by the ODP infrastructure improvements. The proposed storm sewer outfalls to the west to the Boxelder Creek 4. DETENTION REQUIREMENTS Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. RESPONSE: Onsite detention shall be designed per Fort Collins design regulations. 5. WATER QUALITY AND LOW IMPACT DEVELOPMENT REQUIREMENTS 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 -guidelines -r egulations/stormwater-criteria RESPONSE: Proposed LID methods onsite are proposed to treat the offsite ROW, internal parking lot and fueling station area include the following: 1. Rain Gardens for offsite ROW and internal parking lot; 2. Structural oil/sand separator. 6. 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 s ummarizing the areas is required with the first project submittal. Page 11 of 26 RESPONSE: The proposed LID methods are documented in the preliminary drainage study. The final impervious areas will be noted in the final drainage study. 7. 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 volume -based stormwater storage, including extended detention basins. RESPONSE: The proposed detention basin is being designed per the above. 8. 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-we -do/stormwater/stormwater-quality/low-impact -developm ent RESPONSE: Notes shall be added to the final construction documents, indicating the above requirement. 9. 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 c harged 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-f ees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com or questions on fees. RESPONSE: The development shall coordinate with the City on final fees. 10. OFFSITE STORMWATER FLOWS The development will need to accept and pass any existing offsite flows. RESPONSE: The proposed storm sewer design accounts for offsite flows from the east and remnant Tract J future development. 11. SPILL CONTROL FOR FUEL SALES Spill control structures are required for all new and redeveloping gas s tations and vehicle maintenance facilities. In addition to emergency spill response procedures, such as the use of absorbent booms, structural spill controls must be used Page 12 of 26 to protect all areas downstream of the site including roadways, drainage channels, storm sewer systems, wetlands, creeks and tributaries from petroleum products and other pollutants that are stored and handled at gas stations and vehicle maintenance facilities. The spill control structure can be a below-grade concrete vault and should be placed in a location on the site that allows for spills to be directed toward it. Low flows, both pollutant spills and runoff from small storms, should be able to be directed into the control structure. Larger storm flows may be directed into the control structure but more likely will overtop a curb or bypass the spill structure and runoff toward the site detention basin. The spill control structure or vault must have a minimum capacity of 150 gallons. The vault should be covered for safety although ventilation should be provided to allow for evaporation between storms. RESPONSE: The proposed development has been designed that all proposed pavement adjacent to the fueling stations drains to a low point captured by an inlet that drains to a spill control structure noted as an oil sand separator on the plans. Department: Wastewater Engineering 1. Other service district: This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. RESPONSE: The development has met with ELCO and Boxelder representatives. The proposed sanitary sewer will connect to the ODP sanitary infrastructure improvements. The proposed offsite water has been coordinated with ELCO and shall be allowed to connect to the exi sting 6” water line. Any future development of the ODP willneed connection of the proposed 12” main to the proposed 12” main east of I -25. Department: Environmental Planning 1. PRE-SUBMITTAL: Evidence of wetlands and wetland features were observed to the east of the proposed development and additional wetland delineation and an Ecological Characterization Study (ECS) is required. An ECS is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of L UC defined natural habitats and features (wetlands, and wet meadows areas). Please note the buffer zone standards range from 50-100ft for these features. The ECS should address all items (a)-(l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) ofwetlands, and whether jurisdictional wetlands may be impacted by the proposed project. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online and include prairie dog mitigation options. Online LUC link: Page 13 of 26 https://library.municode.com/co/fort_collins/codes/land_use RESPONSE: The ECS of the ODP is included for review, as well as a memo to the ECS related specifically to the project site. 2.INFORMATION ONLY: 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: Final design plans shall refer t o Fort Collins design regulations. 3. PRE-SUBMITTAL: Please submit a site photometric plan and luminaire schedule if exterior lights (wall or pole mounted) will be installed. Site light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(3)]. RESPONSE: A preliminary photometric plan is included with the submittal and final design plans shall follow City of Fort Collins regulations. Department: Electric Engineering 1. Please coordination all drive-entrance locations with the Overall Infrastructure Plan of Gateway. If additional structures are needed at the time of development to serve the proposed project, the cost of intercepting existing cable within the parkway and installing additional facilities will be at the cost of the development. RESPONSE: The proposed drive entrance to the private drive north of the development is from the ODP infrastructure plans. 2. If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right -of -Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. RESPONSE: Any relocations shall be coordinated with Light and Power Engineering for the final plans Page 14 of 26 3. All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. RESPONSE: Any proposed easements shall be coordinated with the proposed plat. 4. Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of -way. RESPONSE: Proposed Light and Power facilities shall be coordinated with the proposed plat and ODP improvements. 5. Transformer location will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. RESPONSE: Proposed Light and Power facilities shall be coordinated with the proposed plat, site improvements and ODP improvements in the final plans. 6. During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. RESPONSE: Proposed Light and Power facilities shall be coordinated with the proposed plat, site improvements and ODP improvements in the final plans. 7. If streetlights are not installed with the Overall Infrastructure Plan for this area, streetlights will need to be installed along all public right-of -way. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf RESPONSE: Proposed Light and Power facilities shall be coordinated with the proposed plat, site improvements and ODP improvements in the final plans. 8. The service to the building will be considered a commercial service; therefore, the applicant is Page 15 of 26 responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintai ned by the individual unit owner. RESPONSE: Final building permit plans shall note the secondary service. 9. Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. htt ps://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf RESPONSE: Proposed Light and Power facilities shall be coordinated with the proposed plat, site improvements and ODP improvements in the final plans. 10. A Customer Owned Service Information Form (C-1 Form) and a one -line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c -1_form.pdf?1597677310 RESPONSE: The above form shall be coordinated with the final building permit plans 11. On the one -line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders -and-developers/development-forms -gui delines -regulations RESPONSE: Final building permit plans shall note the proposed one-line diagram. 12. 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: QT will advise their network operations team and coordinate as needed. 13. 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: QT will review this information and coordinate their programs as needed. 14. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans Page 16 of 26 prior to the Entitlement Process approval. RESPONSE: ACAD drawings can be provided prior to the Entitlement Process approval. 15. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development Please contact me or visit the following website for an estimate of charges and fees related tothis project: http://www.fcgov.com/utilities/business/builders -and-developers/plant -investment -develpment-fe es RESPONSE: The development shall coordinate with Light and Power on final fees. 16. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders -and-developers . RESPONSE: Final building permit plans shall reference Power and Light policies to complete plans. Department: Fire Authority 1. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. RESPONSE: The proposed development has access within 150’ on all sides of the building. The private drive and internal parking lanes shall be noted as EAE per above. 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. • Mainta in 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 f eet in width. • Additional fire lane requirements are triggered for buildings greater than 30' in height. • Refer to Appendix D105 of the International Fire Code. Page 17 of 26 • Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. • Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. • Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. • The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. • Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. • Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. • Fire lane sign locations or red curbing should be labeled and detailed on final plans. • Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. • Appropriate directional arrows required on all signs. RESPONSE: The final fire lane plans shall be designed as noted above. 3. 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. RESPONSE: The proposed site has walkways to the main egress door of the building. 4. 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 f or 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 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: Final building permit plans shall note the address as above. Page 18 of 26 5. 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: Final building permit plans shall be designed as above. 6. AUTOMATIC FIRE SPRINKLER SYSTEM- GROUP M OCCUPANCY An automatic sprinkler system shall be provided throughout buildings containing a Group M occupancy where one of the following conditions exists: 1. A Group M fire area exceeds 5,000 square feet. 2. A Group M fire area is located more than three stories above grade plane. 3. The combined area of all Group M fire areas on all floors, including any mezzanines, exceeds 24,000 square feet. RESPONSE: Final building permit plans shall be designed as above. 7. 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: Final building permit plans shall be designed as above. 8. 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 Page 19 of 26 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. RESPONSE: Interim design of the offsite water system connects to the existing 6” ELCO line in Prospect Road. The final ODP Infrastructure plans will have a 12” main with hydrants per ELCO’s design regulations. 9. COMMERCIAL KITCHEN HOODS A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors. RESPONSE: Final building permit plans shall be designed as above. 10. CARBON DIOXIDE SYSTEMS USED IN BEVERAGE DISPENSING SYSTEMS Compresses gases utilized in beverage dispensing systems shall comply with Section 5307.3 of the 2018 Interna tional Fire Code (IFC). At time of construction, a separate permit for CO2 dispensing may be required. RESPONSE: Final building permit plans shall be designed as above. 11. 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. RESPONSE: Final building permit plans shall be designed as above. 12. PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be 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-building-pl an-review-application. RESPONSE: PFA review of plans shall be submitted concurrently with final building permit plans. 13. 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: Page 20 of 26 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: Final building permit plans shall be designed as above. Department: Forestry 1. PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (choltz@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: The proposed site is part of an ODP and currently has no trees onsite. 2. Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should incl ude the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: • General Landscape Notes • Tree Protection Notes • Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped RESPONSE: Final building permit landscape plans shall be designed as above. 3. 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 Page 21 of 26 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: The proposed site is part of an ODP and currently has no trees onsite. 4. 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’, ‘S kyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. RESPONSE: Final building permit plans shall be designed as above. 5. 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. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Page 22 of 26 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. 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: Final building permit landscape plans shall be designed as above. 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. RESPONSE: Final building permit landscape plans shall be designed as above. 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. RESPONSE: Final building permit landscape plans shall be designed as above. 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). RESPONSE: The site has two internal parking islands . Proposed islands with trees shall be modified to account for tree root growth. 9. Please adhere to the updated LUCASS standards and include proper parkway widths. RESPONSE: Final parkway widths shall be coordinated with LUCASS and QT design standa rds. Department: Park Planning 1. INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970.416.4340, klambrecht@fcgov.com. RESPONSE: It is noted that PPD is available to discuss these comments. 2. INFORMATION: The North Front Range Metropolitan Planning Organization (NFRMPO) has identified a Regional Active Transportation Corridor (RATC) within your development. Please reference Chapter 4 of this document, specifically focusing on information for the RATC #7 for the Front Range Trail (West). Page 23 of 26 RESPONSE: It appears that the proposed RATC #7 will follow the Box Elder Creek. QT’s development is a single lot east of the frontage road east of the creek. Any RATC development shall be part of the ODP or from the lot adjacent to Box Elder Creek. Per the ODP engineers , a 30’ trail easement has been dedicated adjacent to Box Elder Creek to accommodate a future trail. 3. INFORMATION: As this is a RATC, Park Planning and Development (PPD) is requesting additional discussions with the applicant to better understand opportunities to partner with the development to construct the RATC. PPD will also request an exhibit be included in preliminary level plans that shows this connection and how it ties into both existing and planned trail connections both within and outside the development. Please reference the City’s 2013 Paved Recreational Trail Master Plan for additional information. RESPONSE: It appears that the proposed RATC #7 will follow the Box Elder Creek. QT’s proposed development is a single lot east of the frontage road east of the creek. Any RATC development shall be part of the ODP or from the lot adjacent to Box Elder Creek. Per the ODP engineers , a 30’ trail easement has been dedicated adjacent to Box Elder Creek to accommodate a future trail. Since Box Elder Creek is approximately 450’ west of the proposed western property line of this development, it is outside the scope of the development of this property. 4. INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Fac ilities and Chapter 17 Bicycle Facilities provide additional design guidelines for paved recreational trails. RESPONSE: It appears that the proposed RATC #7 will follow the Box Elder Creek. This proposed development is a single lot east of the frontage road east of the creek. Any RATC development shall be part of the ODP or from the lot adjacent to Box Elder Creek. 5. INFORMATION: As this is a RATC, please plan to coordinate not only with City staff but also staff from Larimer County, Colorado State University, the Colorado Department of Transportation, and North Front Range Metropolitan Planning Organization staff. RESPONSE: It appears that the proposed RATC #7 will follow the Box Elder Creek. QT’s development is a single lot east of the frontage road east of the creek. Any RATC development shall be part of the ODP or from the lot adjacent to Box Elder Creek. Per the ODP engineers , a 30’ trail easement has been dedicated adjacent to Box Elder Creek to accommodate a future trail. 6.INFORMATI ON: Please be aware that PPD will ultimately approve the regional trail alignment. As is currently shown on the conceptual drawing, it appears that a section of the regional trail does not fall within the proposed conceptual development property. Page 24 of 26 RESPONSE: It appears that the proposed RATC #7 will follow the Box Elder Creek. QT’s development is a single lot east of the frontage road east of the creek. Any RATC development shall be part of the ODP or from the lot adjacent to Box Elder Creek. Per the ODP engineers, a 30’ trail easement has been dedicated adjacent to Box Elder Creek to accommodate a future trail. Department: Building Code Review 1. 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. • 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. RESPONSE: Final building permit plans shall be designed as above. 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 f ire 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. • Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. • Electric vehicle parking spaces are now required per local amendment to the IBC. See Page 25 of 26 section 3604. RESPONSE: Final building permit plans shall be designed as above. BUILDING PERMIT PRE-SUBMI TTAL MEETING: Please schedule a pre-submittal meeting with Building Services for this project.Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted C ity codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email your coordinator to schedule a pre-submittal meeting. Applicants should be prepa red to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. RESPONSE: Meetings will be scheduled accordingly. Department: Technical Services 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: Final building permit plans and plats shall be designed as above. 2. If submitting a Subdivision Plat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. RESPONSE: The proposed development is within an ODP and shall be noted as a parcel within the ODP. 3. Clos ure reports will be required for all Subdivision Plats & Easements submitted for review. RESPONSE: The proposed plat shall include the above. Documents enclosed are as follows : 1. Development Application Checklist; 2. Development Application Form; 3. Payment as coordinated with QT; 4. Comment/Response Letter; 5. Planning Submittal Package including: Page 26 of 26 a. Cover Sheet; b. Site Plan Sheets (See Utility Plans); c. Architectural Elevation Sheets; d. Landscape Plan Sheets; e. Photometric and Lighting Plan; f. Trash Enclosure Detail. 6. Subdivision Plat; 7. Utility Plans including: a. Existing Conditions and/or Demolition Plan; b. Overall Grading Plan; c. Overall Utility Plan; d. Drainage Plan; e. Street Plan (Frontage Road); 8. Preliminary Drainage and Erosion Control Report; 9. Electronic Building Material Sample Board Plan; 10. Notice to Mineral Owners; 11. Soils Report (original); 12. TIS Memo; 13. Ecological Characterization Study; 14. Phase 1 Environmental Site Assessment. Please call if you have any questions or concerns regarding this submittal. Sincerely, LAMP RYNEARSON, INC. Pat Hillyer, PE, Leed AP ® Fort Collins Design Group and Office Leader CC: Jessica Glavas Julie Morreale Ashley Goodrich