HomeMy WebLinkAboutFRONT RANGE STORAGE - PDP230011 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS (2)1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
September 22, 2023
Joey Frank
JR Engineering
2900 S College Ave
Fort Collins, CO 80525
RE: Front Range Storage, PDP230011, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Front Range Storage. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via
email at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
09/19/2023: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Comment Number: 2
09/19/2023: INFORMATION:
The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer at a public
hearing. Staff will need to agree the project is ready for Hearing approximately 4
to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements.
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). As
your Development Review Coordinator, I will assist with preparing the mailing
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and coordinating the hearing date with your team.
A neighborhood meeting is not required for this development request. If you
would like to hold a meeting to engage your neighborhood regarding the
proposal prior to the hearing, I can assist you with this request.
Comment Number: 3
09/19/2023: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a
different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. 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].
Comment Number: 4
09/19/2023: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE
PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file
can be found at the link above.
Comment Number: 5
09/19/2023: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,and
these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (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/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
Comment Number: 6
09/19/2023: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
notice as possible.
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Comment Number: 7
09/19/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 8
09/19/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Comment Number: 9
09/19/2023: NOTICE:
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.
Comment Number: 10
09/19/2023: INFORMATION:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 1
09/19/2023: FOR HEARING:
What has been some of the conversation with the Division of Wildlife regarding
the road design along the northern boundary? Additionally, I believe we
discussed a couple of options here. The first being to align the northern curb
along the property boundary of the future ROW. The second option is to possibly
split the ROW on the property line based on DOW's development plans.
I believe it will also be necessary to show the roadway design for this area to
ensure that it could work once constructed in the future. Please work with
engineering, Department of Wildlife, and planning to sort through some of the
possible options for this area of the site.
JR Response: After discussions with The DOW and feedback from city of Fort Collins Staff we have shifted
the entire local industrial ROW south. Additional info will be provided by CDOT following their review of the
2nd PDP submittal.
Comment Number: 2
09/19/2023: FOR HEARING:
See redlines on plan and plat. Comments address screening, spur trail,
vacating an access easement, roadway design, fencing, lighting, and landscaping.
JR Response: See comment responses on pdf markup.
Comment Number: 3
09/19/2023: FOR HEARING:
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Could you confirm that U-Haul is not looking to operate on the site in the future?
JR Response: Uhaul will be maintaining operation once the storage facility is opened
Comment Number: 4
09/20/2023: UPDATE FROM STAFF REVIEW
Regarding U-Haul, please add 'Equipment, truck and trailer rental
establishments' to the land use table for the project. This project will remain a
Type 1 level of review. Please also detail where trailers will be stored and
managed on the site. We'll want to see any high use areas paved and curbed.
JR Response: Land use table has been updated, and the Uhaul vehicles will be stored within the fenced
RV Z& Boat Storage Facility.
Comment Number: 5
09/20/2023: UPDATE FROM STAFF REVIEW
Regarding the Division of Wildlife Project located to the north of the
development site, staff reached out to the County Planner, Justin Currie and
DOW contact, Brandon Mueller through email and phone to further discuss the
coordination of this project. Staff will update this comment when more
information is received. County submittal documents for the DOW project can
be found by visiting,
https://onlineportal.larimer.org/EnerGov_Prod/selfservice#/plan/ff0e3715-10d5-
4846-a157-6f582adbb8e9?tab=attachments
JR Response: Noted, meetings have taken place and direction was given.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
09/07/2023: INFORMATION:
Please send the utility plan, site plan, plat, and traffic studies to Tim Bilobran
with CDOT. This is the best way to make sure he reviews the plans. His email is
"timothy.bilobran@state.co.us". The frontage road is currently owned by CDOT
and their review is required since access to this site is from a street that is
owned and maintained by CDOT.
JR Response: Noted, we will submit directly to Tim Bilobran.
Comment Number: 2
09/19/2023: FOR HEARING:
There should be a 35.5-foot width half ROW dedicated for the Frontage Road
from the section line to the east. There should also be a 9-foot utility easement
dedicated adjacent to the new ROW line.
JR Response: Frontage road ROW has been widened as requested. See plat
Comment Number: 3
09/19/2023: FOR HEARING:
Improvements will be required for the Frontage Road that borders the west side
of the site. This street should be improved to an industrial local street section
per Larimer County Urban Area Street Standards Figure 7-7F. In lieu of the
10-foot width parking lane shown in figure 7-7F, we would like to see a 7-foot
width bike lane with a 3-foot width buffer between the bike lane and the vehicle
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travel lane. Other improvements required would be curb and gutter, sidewalk,
and parkway on the east side of the street. The bike lane is also only required
on the eastern side of the street.
JR Response: Frontage road has been widened as requested.
Comment Number: 4
09/19/2023: FOR HEARING:
The minimum street width for the Frontage Road is 36 feet. If the Frontage
Road is narrower than 36 feet, then you will be required to widen the street to
meet the minimum.
JR Response: Widened frontage road exceeds 36 feet across site frontage
Comment Number: 5
09/19/2023: FOR HEARING:
Per previous discussions, the curb and gutter of the Local Industrial Street on
the north side of the site should be aligned with the northern property line. The
street should be constructed (as a local industrial per LCUASS Figure 7-7F) up
to the point where there is access to the south entering the storage area. The
parkway and sidewalk on the north side of the street can be accommodated by
the property to the north.
JR Response: After discussions with The DOW and feedback from city of Fort Collins Staff we have shifted
the entire local industrial ROW south. Additional info will be provided by CDOT following their review of the
2nd PDP submittal.
Comment Number: 6
09/19/2023: FOR HEARING:
The existing access road easement, noted on the plat by Book 1605 Page 305,
can be vacated. Once the RV storage is constructed, it will not be able to be
used since the road access road is being removed. If the easement is vacated
by the plat, then the owners of the easement would be required to sign the plat. If
the easement is vacated by separate document, then you should add "vacated
by separate document" under the easement on the plat.
JR Response: This easement will be vacated and reestablished by separate document, see plat.
Comment Number: 7
09/19/2023: FOR FINAL:
The remainder of the construction of the industrial local street on the northern
border of the site will be written into the development agreement.
JR Response: Noted
Comment Number: 8
09/19/2023: FOR HEARING:
Please address all redlines on the plans. When addressing the redlines, please
provide a description of how the comment has been addressed.
JR Response: Noted, see pdf markup responses.
Comment Number: 9
09/19/2023: INFORMATION:
Since your detention pond discharges into the Larimer and Weld Canal, you will
need to coordinate with the ditch company.
JR Response: The Larimer and Weld Canal will no longer except runoff from any new development. The
developed runoff is being treated and discharged in to Boxelder creek.
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Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
09/11/2023: INFORMATION ONLY - HISTORIC SURVEY: The historic survey
for this property has been completed, finding the property Not Eligible on July
19, 2023.
JR Response: Noted
Comment Number: 1
09/11/2023: NO HISTORIC REVIEW REQUIRED: This proposal does not
require historic review because there are no designated historic resources on
the site and the nature of the project does not impact any historic resources that
may lie on the development site or within 200 feet of the site
JR Response: Noted
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
09/17/2023: INFORMATION:
The Transportation Impact Study has been received and reviewed. We will
need to have the TIS changed to reflect the continuance of the UHaul Rental
Services on this site. It currently states that the UHaul Services will go away, but
it has come to our attention that it will be continued on within this project. We will
also need to check to see if CDOT has reviewed or commented on this project,
before the TIS can be finalized.
JR Response: Noted, see revised traffic memo.
Comment Number: 2
09/17/2023: FOR HEARING:
I have not seen any comments from CDOT regarding the Transportation Impact
Study, Access Permit, or any possible frontage improvements along frontage
road. I would recommend contacting Tim Bilobran, Region 4 Permits Manager
directly at timothy.bilobran@state.co.us
JR Response: We will be providing Tim Bilobran a copy of the resubmittal.
Comment Number: 3
09/17/2023: INFORMATION:
Further coordination will be needed with the Division of Wildlife project that is
potentially being reviewed by Larimer County for the property to the north. This
could affect the east/west roadway on the north side of this property and we
would like to look at any possible opportunities to reduce access points on the
frontage road by having access taken off of the future roadway.
JR Response:After discussions with The DOW and feedback from city of Fort Collins Staff we have shifted
the entire local industrial ROW south. Additional info will be provided by CDOT following their review of the
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2nd PDP submittal.
Comment Number: 4
09/17/2023: FOR FINAL PLAN:
Signing and Pavement Marking will be required and reviewed within Final
Development Plan. We may need to look at some additional signage for the
roadway/emergency access to the north to limit attempts to use this as a primary
access. PFA will also require Fire Lane signage for emergency vehicle access.
JR Response: Noted
Department: Stormwater Engineering – Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 2
09/19/2023: INFORMATION:
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 .
Based upon the area of disturbance or this project State permits for stormwater
for construction dewatering will be required should be obtained before initiation
of construction activities.
JR Response: Noted
Comment Number: 3
09/19/2023: FOR 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. 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.
JR Response: Noted
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Comment Number: 4
09/19/2023: FOR FINAL PLAN:
The submitted plan is acceptable for Erosion Control plan requirements.
Comments will be provided once phasing and sequencing plans are submitted
at FDP.
JR Response: Noted
Topic: Fees
Comment Number: 1
09/19/2023: INFORMATION:
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 with
permits, 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 lot, 13.22 acres of disturbance, 2 years from demo through
build out of construction and an additional 3 years till full vegetative stabilization
due to seeding. Which results in an Erosion Control Fee estimate of $2,271.57.
The Stormwater Quality Inspection Fees are based on the number of LID/WQ
Features that are designed for on this project. Based on the plans we identified
1 extended detention basin, and 1 underground treatments, which results in an
estimate of the Stormwater LID/WQ Inspection fee of $665.00
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
your review. The fee will need to be paid prior to the issuance of a
construction/building permit.
JR Response: Noted
Department: Stormwater Engineering – Water Utilities
Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 1
09/19/2023: FOR HEARING:
Since the site is using the Larimer and Weld Canal as the outfall, a letter of
intent will need to be obtained from the irrigation ditch company before Hearing.
The ditch company may require a lower release rate than city criteria. The
irrigation ditch company will need to sign off on final designs and we will need to
see a formal agreement for final approval. Please include in the drainage
report a discussion of the discharge to the Larimer and Weld Canal as well as
supporting approval information from the ditch company.
JR Response: The Larimer and Weld Canal will not allow discharge into the canal. The site will now
discharge into Boxelder Creek. See revised utility plans and drainage report for additional info.
Comment Number: 2
09/19/2023: FOR HEARING:
The LID Stormtech Chambers need to be fully within a drainage easement.
JR Response: Stormtech Chambers are no longer proposed. Rain Gardens will be utilized for LID
Treatment.
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Comment Number: 3
09/19/2023: FOR HEARING:
Please route offsite flows around the detention pond rather than through it.
Routing offsite flows through the onsite detention pond is strongly discouraged
when the offsite flows and contributing areas are large. The potential for future
upstream development would create detention ponds in series which is
undesirable and can lead to issues with state detention compliance as well as
detention pond maintenance problems.
JR Response: Updated. The offsite runoff of ~230cfs is being routed south within the 80’ I-25 buffer.
Comment Number: 4
09/19/2023: FOR HEARING:
The detention pond sizing used in the report was a simple runoff volume
difference calculation, which the city does not accept in most cases. Please use
the Modified FAA approach to size the onsite pond, as presented in the
FCSCM chapter 6 section 2.3 For more information.
JR Response: Updated, see drainage report.
Comment Number: 5
09/19/2023: FOR HEARING:
Please clarify the purpose for the SWMM modeling for this site. Are you
modifying the Boxelder LOMR model for updated conditions? The onsite
drainage and detention pond can be sized simply with the modified FAA method.
The offsite flows can be documented from the Boxelder LOMR unless there is a
reason to update the model.
JR Response: FFA method is now being used. JR has prepared an exhibit showing the flows used from the
Boxelder as-built SWMM LOMR.
Comment Number: 6
09/19/2023: FOR HEARING:
Riprap should only be used when other methods of protection or stabilization
are not appropriate or possible. Alternatives to riprap could consist of Turf
Reinforcement Mats (TRMs), geotextiles, articulating concrete blocks, or other
flexible linings.
JR Response: Noted.
Comment Number: 7
09/19/2023: FOR HEARING:
When sizing your LID facilities, use the full WQCV for all areas draining to the
facility. Our LID requirements dictate that 75% of all impervious area on site
must be treated with LID methods; however, LID facilities should also be sized
for the full contributing area. Judging by the LID exhibit, it appears that the 75%
treatment requirement his has been accomplished, but the WQCV is undersized.
JR Response: Updated, see revised drainage report for additional info.
Comment Number: 8
09/19/2023: FOR HEARING:
When sizing standard water quality, use the full WQCV for all areas draining to
the facility. Our requirements dictate that 100% of all impervious area on site is
treated, with a minimum 75% of the impervious area being treated with LID. The
remaining percentage of impervious area should be treated with standard water
quality methods.
JR Response: Updated, see revised drainage report for additional info.
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Comment Number: 9
09/19/2023: FOR HEARING:
The swale for offsite flows cannot be located within the ROW. The swale or
ROW would need to be relocated.
JR Response: Understood, see revised configuration.
Comment Number: 10
09/19/2023: FOR HEARING:
City criteria dictates that 100% of impervious area on site is treated by a
volumetric facility (either LID or standard extended detention). The entrances to
the site are not shown to be treated, therefore please regrade these sections to
send flows to the LID facilities.
JR Response: Updated, see revised drainage report for additional info
Comment Number: 11
09/19/2023: FOR HEARING:
Please maintain 10-ft from proposed tree locations and stormwater infrastructure.
JR Response: Noted
Comment Number: 12
09/19/2023: FOR HEARING:
When sizing the water quantity and quality orifice, please refer to Chapter 6
Section 3.3.1 and 3.3.2 in the FCSCM.
JR Response: The City of Fort Collins – Chapter 6 Refers to UDFCD also known as MHFD which was used
to size the WQ plate in the MHFD workbook.
Comment Number: 13
09/19/2023: FOR HEARING:
The underground LID chambers need to be sized before hearing. The
chambers should be sized to hold the necessary WQCV within the chambers
and aggregate combined. However, Fort Collins also requires that the
chambers are sized with a modified FAA calc. The Modified FAA calc is used
to confirm the minimum size of the filter fabric. Please reach out to ADS as a
resource and refer to Chapter 7 section 6.6 of the FCSCM.
JR Response: Chambers are no longer proposed.
Comment Number: 14
09/19/2023: FOR HEARING:
Please see redlines.
JR Response: see comment responses on the respective pdf markups provided
Comment Number: 15
09/19/2023: FOR HEARING:
Please verify that the stormtech chambers also have 2-ft of clearance from
groundwater levels.
JR Response: Stormtech Chambers are no longer proposed.
Comment Number: 16
09/19/2023: FOR HEARING:
This project is still developing design concepts and site layout. Please expect
new comments in future rounds.
JR Response: Understood
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Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 1
09/19/2023: FOR HEARING:
Please provide clarification on the electric facilities as shown on the markups.
JR Response: See comment responses on pdf markups
Comment Number: 2
09/19/2023: INFORMATION:
The location shown for the proposed transformer works for Light & Power.
Please note that locating the transformer to the north side of the entrance may
eliminate the need for a street crossing.
JR Response: Tranformer has been relocated to north side of access
Comment Number: 3
09/19/2023: INFORMATION:
The service to the building will be considered a commercial service; therefore,
the applicant is responsible for installing the secondary service from the transformer
to the meter and will be owned and maintained by the individual unit owner.
JR Response: Noted
Comment Number: 4
09/19/2023: FOR FINAL PLAN:
This project will need to comply with our electric metering standards. 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.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
JR Response: Noted
Comment Number: 5
09/19/2023: FOR FINAL PLAN:
A Customer Owned Service Information Form (C-1 Form) and a one-line
diagram for all commercial meters will need to be completed and submitted to
Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form
is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767
7310
JR Response: Noted
Comment Number: 6
09/19/2023: FOR FINAL PLAN:
On the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies, practices, and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
JR Response: Noted
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Comment Number: 7
09/19/2023: 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
JR Response: Noted
Comment Number: 8
09/19/2023: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and
fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
JR Response: Noted
Comment Number: 9
09/19/2023: INFORMATION:
Please reference our policies, construction practices, development charge
processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
JR Response: Noted
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
09/18/2023: INFORMATION:
The presence of natural features on the project site necessitates a process for
the creation of a Natural Habitat Buffer Zone to protect that natural feature. For
the public hearing, the project must demonstrate adequate space to satisfy
buffering requirements and that any mitigation is feasible. For final approval, the
details and specifics of restoration and/or mitigation must be created. For
permitting phase, development agreement language will be created to
memorialize the buffer and clarify requirements, and a security will need to be
provided prior to the issuance of a Development Construction Permit that
accounts for the installation and establishment of the Natural Habitat Buffer Zone.
JR Response: We have added Notes and have delineated the NHBZ on the Site, Landscape
Lighting and Engineering Plans
Comment Number: 2
09/18/2023: FOR HEARING:
The Natural Habitat Buffer Zone (NHBZ) needs to be delineated on all
applicable plans including the site, lighting, and utility plans.
JR Response: See Response above
Comment Number: 3
09/18/2023: FOR HEARING:
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Please add a table to the site plan that includes the following:
- amount of buffer area that would be required by a 50' buffer from the Larimer
and Weld Canal
- amount of buffer area provided on these plans
- minimum buffer distance
- maximum buffer distance
- average buffer distance
JR Response: NHBZ Matrix Added
Comment Number: 4
09/18/2023: FOR HEARING:
Please add the following note on all sheets of the site, landscape and utility
plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended
to be maintained in a native landscape. Please see Section 3.4.1 of the Land
Use Code for allowable uses within the Natural Habitat Buffer Zone." This will
help preserve the intention behind the buffer zones and the natural features into
the future.
JR Response: Notes Added
Comment Number: 5
09/18/2023: FOR HEARING:
Please include the following standard Native Seed Mix Notes:
NATIVE SEED MIX NOTES
1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER
THROUGH EARLY MAY.
2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF
AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE,
THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER
ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS
POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.
3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY
ENVIRONMENTAL PLANNER.
4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT
SHALL NOT BE USED).
5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR
BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE
SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE
FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS
ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING
ACTIVITIES.
7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS.PLASTIC-BASED
EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL
NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL
PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE
ENTRAPMENT ISSUES.
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8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED
UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION.
IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS
SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL
ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS.
ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION
PLAN SHALL BE FOLLOWED.
9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE
MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT
MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8
INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS
THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO
BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL
DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION
CONTROL.
12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS
RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH
AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND
LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL
CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
Comment Number: 6
09/18/2023: FOR FINAL APPROVAL:
A restoration plan based on adaptive management principles will be required
that addresses weed management, seedbed preparation, seeding, and
outlines the reference area-based success criteria, general timeline, and
monitoring methods. An abbreviated version containing the key points of the
plan will be required on the site/landscape plan.
JR Response: Noted
Comment Number: 7
09/18/2023: FOR FINAL APPROVAL:
Language regarding the protection and enhancement of the Natural Habitat
Buffer Zone will be included in the Development Agreement for this project. A
security will need to be provided prior to the issuance of a Development
Construction Permit that accounts for the installation and establishment of the
Natural Habitat Buffer Zone. Prior to the FDP approval please provide an
estimate of the landscaping costs for the Natural Habitat Buffer Zone, including
materials, labor, monitoring for a minimum of three years, weed mitigation and
irrigation. We will then use the approved estimate to collect a security (bond or
escrow) at 125% of the total amount prior to the issuance of a Development
Construction Permit.
JR Response: Noted
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Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
09/18/2023: FOR FINAL PLAN:
Mitigation trees according to city of Fort Collins standards are only counted as
canopy shade trees. On the proposed plan conifers appear to be the only trees
labeled as mitigation trees.
JR Response: In the recent Past we have been able to Up-Sixe the Coniferous Trees from 6’ to 8’ thereby
allowing these trees to be counted as Mitigation Tree. I believe upsizing Canopy trees is no longer allowed.
Comment Number: 2
09/18/2023: FOR FINAL PLAN:
Bur Oak and Honeylocust are currently of the city of Fort Collins list of
overplanted trees we would prefer that the percentage of these species be
reduced below 2% or they be exchanged with another adapted species.
Prariefire crabapple has shown to have issues with disease in Fort Collins
please select another species.
JR Response: Revisions to the referenced Plat Species has been made on this resubmittal
Comment Number: 3
09/18/2023: INFORMATION:
The City of Fort Collins code requires that 50% of all newly planted trees be
canopy shade trees. We are ok with this percentage being less than 50% if the
additional non shade trees are being used for screening or wind protection.
JR Response: You are correct in that the large number of Coniferous trees being used is in response to
providing adequate visual screening from I-25 and the Frontage Road as well as wind protection and
buffering of the sites perimeter.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
09/19/2023: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com |
970.416.8077
JR Response: Noted
Comment Number: 2
09/20/2023: INFORMATION: The location of the this development is west of the
NFRMPO's RATC#7 regional trail and south of the east/west key connections
so no trail easement dedication for the above trail is required. Thank you.
JR Response: Noted
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Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
09/15/2023: FOR HEARING:
TURNING RADII - IFC 503.2.4 and Local Amendments:
The required turning radii of a fire apparatus access road shall be a minimum of
25 feet inside and 50 feet outside.
Most corners do not meet the minimum requirements. Corrections shall be
made to the plan or a a turning exhibit can be submitted as an alternative. In
order to approve, the exhibit shall show adequate clearance of wheel and body
overhang.
JR Response: See turning exhibit.
Comment Number: 2
09/15/2023: FOR FINAL:
FIRE LANE LOADING - IFC Appendix D102.1 Local Amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 80,000 pounds. Private drives used for fire lanes shall provide
information confirming the design can handle fire truck loading. A note shall be
added to the civil plans indicating all areas dedicated as EAE are capable of
supporting 80,000 pounds.
JR Response: Noted
Comment Number: 3
09/15/2023: FOR HEARING:
WATER SUPPLY - IFC 507.5.1 Local Amendment
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 or facility as
measured along an approved path of vehicle travel.
The proposed site include only 2 hydrants which do not provide sufficient
coverage to the entire site.
JR Response: See revised Hydrant layout.
Comment Number: 4
09/15/2023: FOR FINAL PLAN:
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined and fire lane sign locations should
be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for
sign type, placement, and spacing. Appropriate directional arrows required on
all signs. Posting of additional fire lane signage may be determined at time of
fire inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
SIGN PLACEMENT
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- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
JR Response: Noted
Comment Number: 5
09/15/2023: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC
section 505.1.1 amendment
New and existing buildings or facilities 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 or facility
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.
The note on the site plan indicates 6 inch numerals and shall be changed to 8
inch minimum or larger depending on location from street. For this particular
site, an address monument sign placed at both EAE entrances would be
required along with addressing on the office building as well.
JR Response: Noted
Department: Internal Services
Contact: Katy Hand khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 3
09/18/2023: ATTENTION (this comment may impact the site plan)
The following structures are too close together and will require fire rated
construction including solid fire rated exterior walls with limited or no openings
and parapets. It is recommended to consult with an architect early as this may
significantly impact the design and look of the structures. Alternatively, locate
structures 20ft apart to avoid fire rated construction.
1. The covered parking structure to the west and the office appear to be closer
than 20ft apart.
2. The covered parking structure to the east and North appear to be closer than
20ft apart.
JR Response: Noted
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Comment Number: 4
09/18/2023: FOR PERMIT:
Each individual detached structure will require a separate building permit.
JR Response: Noted
Comment Number: 5
09/18/2023: ATTENTION: (This comment may impact the site plan):
Conversion of the house to a commercial office is considered a change of
occupancy. This will require a permit and also may require substantial upgrades
to building including but not limited to structural, accessibility (which may include
an accessible route/entry which may impact the site plan), insulation upgrades
and means of egress per the existing building code. Please consult with an
architect early to evaluate impacts that may impact the site plan. Also see this
change of occupancy handout:
https://www.fcgov.com/building/files/handout-change-of-occupancy-requirement
s-2.pdf?1657645780
JR Response: Noted
Comment Number: 6
09/18/2023: ATTENTION (this comment may impact the site plan):
The local amendments to the 2021 IBC section3604.5 require the following:
1. All new buildings and also existing buildings undergoing a complete change
of occupancy are required to provide EV parking (options and quantities of
spaces vary), however at least one will need to be 11ft wide and accessible so
that it can also be used by persons with assisted mobility devices and
wheelchairs. Here is the link to the 2021 IBC local amendments please note that
codes change every 3 years and the code adopted at time of permit submittal
will apply:
https://www.fcgov.com/building/files/2021-ibc-ord-amendments.pdf?1649424534
JR Response: Noted
Comment Number: 7
09/18/2023: FOR PERMIT: https://www.fcgov.com/building/codes
The current codes and structural design criteria can be found here:
https://www.fcgov.com/building/codes
Notice: the current codes in place at time of permit submittal will apply. Codes
change every three years and the next code adoption will likely occur in
2024-2025 time frame.
JR Response: Noted
Comment Number: 8
09/18/2023: FOR PERMIT:
The covered parking structures are generally S-1 Occupancy. Since these are
large structures, Non-combustible construction is recommended (steel vs.
wood) to achieve a larger allowable area. Fire suppression is required for
buildings/structures exceeding 5,000 square feet (local amendment to chapter 9
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of the fire code). It is recommended to consult an architect early to address the
size of the structures as it relates to allowable area, construction materials and
fire protection.
JR Response: Noted
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 2
Commercial 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 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
· 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 to 30ft of fire separation (setback)
from property lines 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.
· 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 section 3604.
· For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
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the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards.
JR Response: Noted
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
09/19/2023: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
JR Response: Noted
Topic: Plat
Comment Number: 1
09/19/2023: FOR FINAL PLAN:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR Response:Appropriate Plat revisions have been made.
Department: Outside Agencies
Contact: Ryan M. Donovan
Topic: General
Comment Number:
09/19/2023: INFORMATION:
Please see letter for comments from the Larimer and Weld Irrigation Company.
JR Response: Noted
Contact: Samantha Lasher, Larimer County
Topic: General
Comment Number: 1
09/06/2023: INFORMATION:
We have no comment at this time.\
JR Response: Noted