HomeMy WebLinkAboutSCHOOLSIDE PARK - BDR240009 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses
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Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com
December 22, 2023
Jennifer Torrey
City of Fort Collins - Park Planning and Development
215 N Mason St
Fort Collins, CO 80524
Re: Bacon Park at 5830 S Timberline Rd
Description of project: This is a request by the Park Planning and Development
Department for the development of Bacon Park at 5830 S Timberline Rd. (parcel
#8608253901). Access is proposed to be taken from a private drive west of S Timberline
Rd. The site is directly east of S Timberline Rd. and 0.27 mi south of Kechter Rd. The
property is located in the Low Density Mixed-Use Neighborhood (LMN) zone district and is
subject to a Basic Development Review (BDR).
Please see the following summary of comments regarding Bacon Park at 5830 S Timberline
Rd. The comments offered informally by staff during the Conceptual Review will assist you in
preparing the detailed components of the project application. Modifications and additions to
these comments may be made at the time of formal review of this project. If you have any
questions regarding these comments or the next steps in the review process, please contact
your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744
or via email at bbethuremharras@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
1. I will be your primary point of contact throughout the development review and permitting
process. If you have any questions, need additional meetings with the project reviewers, or
need assistance throughout the process, please let me know and I can assist you and your
team. Include me in all email correspondence with other reviewers and keep me informed
of any phone conversations. Thank you!
RESPONSE: Acknowledged.
2. The proposed development project is subject to a Basic Development Review. As a City
project the decision maker for this project will be the Planning and Zoning Commission.
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"Development projects for which the City is the applicant shall be processed in the manner
described in this Land Use Code, as applicable, but shall be subject to review by the
Planning and Zoning Commission in all instances, despite the fact that certain uses would
otherwise have been subject to administrative review. LUC 2.17 "
RESPONSE: Acknowledged.
3. 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.
RESPONSE: We have coordinated and hosted 2 separate open houses in order to obtain
feedback from surrounding neighbors and have met with staff and the leadership team from
Bacon Elementary School and staff from Kinard Middle School.
4. I will provide you a roadmap specific to your development review project, helping to identify
each step of the process. For more detailed process information, see the Development
Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart
with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
RESPONSE: Thank you.
5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with this comment letter and the Submittal Requirements
located at: http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an item to your
project, please reach out to me.
RESPONSE: Thank you, we found the checklist on the city’s webpage.
6. As part of your submittal, you will respond to the comments provided in this letter. The final
letter is provided to you in Microsoft Word format. Please use this document to insert
responses to each comment for your submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as all
comments should be thoroughly addressed. Comments requiring action should NOT have
a response such as noted or acknowledged. You will need to provide references to
specific project plans, pages, reports, or explanations of why comments have not been
addressed [when applicable].
RESPONSE: Responses to comments within this letter are provided after each comment.
7. 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-requirements-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.
RESPONSE: Acknowledged.
8. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed
from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set, and these
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must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove this
feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the
command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart
icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
RESPONSE: Acknowledged.
9. The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide an estimate of the initial fees to begin the development review process based
on your Conceptual Review Application. As noted in the comments, there are additional
fees required by other departments, and additional fees at the time of building permit. The
City of Fort Collins fee schedule is subject to change – please confirm these estimates
before submitting.
Development Review Application Fees will be due at time of the project being submitted
for formal review. If you have any questions about fees, please reach out to me.
RESPONSE: Thank you.
10. Payments can be made by check, debit/credit card or eCheck.
If paying by check, make payable to “City of Fort Collins”. This is accepted at the
Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can
be place in the blue drop box located at the north west side of the building. Please mark it
to the attention of your Development Review Coordinator and reference the project it is associated with.
If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select
Planning/Development Review and search by inputting your project's information*.
• Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all
payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
• ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99.
*Please advise your Development Review Coordinator as to which payment method will
be used. If choosing to pay online, your Development Review Coordinator will provide you
with the project information when the fees are available to be paid.
RESPONSE: Acknowledged; we will be paying through a journal entry.
11. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off
for routing the same week. Upon initial submittal, your project will be subject to a
Completeness Review. Staff has until noon that Friday to determine if the project contains
all required checklist items and is sufficient for a round of review. If complete, a formal
Letter of Acceptance will be emailed to you and the project would be officially routed with
its initial round of review, followed by a formal meeting. Please check with me, your
Development Review Coordinator, regarding review timelines.
As you are preparing to submit your formal plans, please notify me with an anticipated
submittal date. Applications and plans are submitted electronically to me by email or
secured file sharing applications.
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Pre-submittal meetings can be beneficial to ensure you have everything for a complete
submittal. Please reach out and I will assist in those arrangements.
RESPONSE: Acknowledged.
12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
Development Review Application, a Development Review sign will be posted on the
property. This sign will be posted through the final decision and appeal process. A request
for the removal of signs will be made by your Development Review Coordinator at the
appropriate time.
RESPONSE: While a neighborhood meeting was not required for this project, we held 2 open houses at
Bacon Elementary on 2 separate occasions. We sent postcard mailers for a 1-mile radius
from the park site and had Bacon, Zack, Preston and Kinard provide information in their
newsletters regarding both open house opportunities.
13. Once your project has been formally reviewed by the City and you have received
comments, please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project. RESPONSE: We will do this, thank you.
Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
1. While the sketch plans show the existing house the application states that this structure
will likely be demoed. Most comments will assume the structure will be removed. If the
plan includes preserving the house we will want to have further discussion on the
proposed use and how that building will be accessed.
RESPONSE: It is still our intent to have this home demoed prior to park construction beginning.
2. The City of Fort Collins adopted new exterior lighting standards in the Land Use Code
that took effect on March 26, 2021. The lighting standards in 3.2.4 will apply to all site and
exterior building-mounted lighting. A lighting plan will be required as part of the
development documents.
RESPONSE: Thank you for this information.
3. The proposed trash/recycling enclosure needs to be adequately sized, conveniently
located, and easily accessible areas to accommodate the specific trash, compostable
and recyclable materials and waste cooking oil needs of the proposed use per the
standards in 3.2.5. https://library.municode.com/co/fort_collins/codes/land_use?
nodeId=ART3GEDEST_DIV3.2SIPLDEST_3.2.5TRREEN
See the Enclosure Design Consideration Document for more detailed information on
enclosure design recommendations and requirements.
RESPONSE: We do not anticipate having a trash dumpster located within this park.
4. Please provide all proposed uses in a land use table or notes on the site plan.
RESPONSE: This information is provided on the site plan.
5. Please provide parking tables showing the number of proposed vehicle and bicycle
parking proposed on site. This should include calculation of the required minimums along
with the total proposed.
RESPONSE: This information is provided on the site plan.
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Department: Historic Preservation
Contact: Maren Bzdek mbzdek@fcgov.com 970-221-6206
1. INFORMATION – HISTORIC SURVEY:
This property has one structure that was constructed in 1978 and is not yet 50 years old.
No historic survey is required for this proposal to move forward.
RESPONSE: Thank you.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
1. SITE SPECIFIC:
The subdivision identified in GIS did not have an associated plat in our records. Please
provide that so we can determine any right-of-way and easements that might be
needed. Timberline is intended to be a 4-lane arterial in this area, so 115 feet of ROW
is needed for the complete cross section, as well as a 15 foot easement beyond that.
RESPONSE: There is a plat and the ROW for the improvements recently made to
S. Timberline Road are reflected in the submittal documents; The existing plat will be included
with the BDR submittal materials.
2. SITE SPECIFIC:
Our engineering Capital Improvements department improved the frontage of Bacon
Park. Front improvements are expected with development. Since this was completed,
they will want a repayment for the improvements made. Please reach out to Marc Virata
(mvirata@fcgov.com) for more details on the amount.
RESPONSE: Thank you, we have been in touch with Marc Virata regarding the
reimbursement fees associated with S. Timberline Road improvements along the
park property frontage.
3. SITE SPECIFIC:
There are a lot of potential connections with the Bacon Elementary School property.
Those will require access easements that need to be signed and recorded prior to the
approval of this project.
RESPONSE: Understood.
4. SITE SPECIFIC:
If shared driveway access cannot be obtained, then the site may need to be redesigned
so that access can line up with Twisted Root Drive. The minimum separation between
driveways or streets on a 4-lane arterial is 460 feet. There is not another location on this
frontage that can meet those standards.
RESPONSE: A Twisted Root Drive alignment is not feasible given the trail underpass
(under Timberline Road) in this vicinity of the park site. A right-in and right-out drive access
is proposed near the center of the park’s frontage along South Timberline Road.
5. SITE SPECIFIC:
The labeling of the parking lot as off-street makes me want to include an FYI that
Timberline will not have on-street parking.
RESPONSE: Understood.
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6. INFORMATION:
My remaining comments are general information that is provided to every project at the
conceptual stage. Depending on the ultimate scope of the project, some of these
comments may not be relevant, and other information not included in this list may
become relevant. If you have any questions about my site-specific comments above or
my informational comments below, please contact me at jgerwel@fcgov.com.
RESPONSE: Thank you.
7. INFORMATION:
Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due
prior to issuance of building permit. For more information, please visit
https://www.fcgov.com/engineering/tcef.php.
RESPONSE: Okay, thank you.
8. INFORMATION:
Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
RESPONSE: Understood.
9. INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the
site, need to meet ADA standards. If they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project.
RESPONSE: Acknowledged.
10. INFORMATION:
Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/urban-area-street-standards-2021
RESPONSE: Understood, thank you.
11. INFORMATION:
This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project (i.e. drainage, utility, emergency
access). This shall include the standard utility easements that are to be provided behind
the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other
street classifications). Information on the dedication process, as well as deed
templates, can be found at: http://www.fcgov.com/engineering/devrev.php
RESPONSE: Acknowledged.
12. INFORMATION:
Utility plans will be required and a Development Agreement will be recorded once the
project is finalized. Please use LCUASS Appendix E as a reference for what needs to
be included in a utility plan set.
RESPONSE: For our parks we typically don’t have a Development Agreement. However,
Utility Plans are included in the BDR submittal.
13. INFORMATION:
A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
RESPONSE: Acknowledged.
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14. INFORMATION:
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
RESPONSE: Okay, thank you.
15. INFORMATION:
All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
RESPONSE: Understood.
16. INFORMATION:
The public right-of-way is not to be utilized in a way that hinders public use of the space.
The development/site cannot use the right-of-way for any Low Impact Development to
treat the site’s storm runoff. Doors are not allowed to open out into the right-of-way. Bike
parking required for the project cannot be placed within the right-of-way. If placed just
behind the right-of-way, the bikes need to be placed so that when they are parked they
do not extend into the right-of-way.
RESPONSE: That makes sense.
17. INFORMATION:
In regard to construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
RESPONSE: Understood.
18. INFORMATION:
Developments often involve negotiation and consensus with other agencies and
property owners. If there is an affected ditch, private easement/utility, HOA, railroad,
state maintained road, or offsite work that is anticipated with the development of this
site, it would be beneficial for the applicant to get those conversations started now.
Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior
to scheduling a public hearing, and these documents are part of the development review
submittal requirements. The City will not approve projects that do not have the signed
approval of affected entities. A full list of submittal requirements can be found here:
https://www.fcgov.com/developmentreview/applications.php
RESPONSE: PPD has signed agreements from the ditch company, HOA(s) and PSD for trail improvements that
encroach on or impact those properties. The park parcel will require similar agreements with PSD.
Department: Traffic Operations
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
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1. PRE-SUBMITTAL:
A Transportation Impact Study will be required with the submittal of this project to
determine the impacts that this project will have on the surrounding transportation
system. Most important with this project will be the bicycle and pedestrian analysis to
determine what facilities are in place, or needed to allow safe access to the park from
surrounding areas. This will include adjacent frontage improvements that extend
sidewalks to the north end of the property along Timberline, if that was not completed
with the Capital Project. Please have your Traffic Engineer contact me to scope the study.
RESPONSE: Through email correspondence we confirmed a TIS is not required for this
project, but that narrative can be provided that describes the traffic patterns / volumes
anticipated after the park is constructed. That description is included in the design narrative
portion of the BDR submittal.
2. INFORMATION:
The plans for this project indicate a significant need to coordinate with the Poudre
School District with regard to the shared access/parking, and the eventual extension of
the trail through their property. Will this park project be extending the trail over to
Zephyr/Tilden, or will that be completed separately? Is there an existing agreement in
place for the shared access/parking, and access to the school property?
RESPONSE: The Mail Creek Trail construction (from the underpass on the east side of
S. Timberline Road to Tilden Street) is being completed by June 2024. Agreements
between the city and PSD, the city and HOA(s) and the city and the ditch company were all
executed prior to construction of the trail project. Copies of those agreements are included
as reference only in the submittal materials. The trail is not a part of the submittal / review as
it is now an existing condition.
Shared parking with and drive access from PSD’s property at Bacon Elementary School is no
longer being proposed due to concerns by PSD. However, we are including sidewalk
connections from the park site to the school.
3. INFORMATION:
Has there been any coordination with the Kechter Crossing Neighborhood Association
regarding the proposed trail connection through their property up to Spruce Creek? Has
there been any coordination with the ditch company for a potential crossing, or set back
requirements for a trail along the creek?
RESPONSE: Yes, this was all coordinated prior to the trail being constructed in May-June of 2024.
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Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
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
Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary
Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be
aware that future submittals or planned work will be evaluated based upon the submittal
requirements of FCSCM may trigger erosion control requirements.
RESPONSE: Okay, thank you.
Department: Stormwater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
2. Master plan and criteria compliance
The design of this site must conform to the drainage basin design of the Mail Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM).
The stormwater criteria manual is available on our website here:https://www.fcgov.com/utility-development
RESPONSE: Acknowledged, the site is designed to conform to the master drainage plan
as well as the FCSCM.
3. 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: A drainage report and Utility Plans are included with this submittal.
The drainage report addresses the four-step process for selecting BMPs.
4. Stormwater outfall
Based on the Bacon Elementary School Drainage Report, the existing stormwater
system on the northern side of the school’s property is the best outfall for this project.
RESPONSE: Acknowledged, the onsite stormwater detention is proposed to connect the
existing storm sewer north of Bacon Elementary School.
5. Detention requirements
It appears that the detention for this site was accounted for in the development of Bacon
Elementary School. Please confirm that the flows created with this project do not exceed
the amount of detention that was provided with the original development of Bacon
Elementary School.
With the Bacon Elementary School development, it looked as though that they required
that the project site must have a maximum release rate of 2.0 cfs. If the detention pond
on Bacon Elementary School has capacity, this project site will need to honor this
agreement and maintain a maximum release rate of 2.0 cfs. Please feel free to reach
out to discuss the design of this approach.
RESPONSE: A stormwater detention pond is proposed at the historic low point of the site
that will restrict flows so that they will not exceed the amount of runoff accounted for in the
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development of Bacon Elementary School.
6. 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-regulations/stormwater-criteria
RESPONSE: All new or modified imperviousness will have stormwater quality treatment as
well as LID treatment.
7. Imperviousness documentation
The existing and proposed impervious areas need to be documented in the drainage
report. Drainage requirements and development fees are based on new impervious
area. An exhibit showing the existing and proposed impervious areas with a table
summarizing the areas is required with the first project submittal.
RESPONSE: Historic and proposed drainage figures showing impervious area tables are
included with the drainage report.
8. 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: A copy of the SDI spreadsheet is included with the drainage report.
9. 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-developement
RESPONSE: SOPs for on-going maintenance of onsite drainage facilities will be provided.
10. Fees
The Stormwater development fee (PIF) for parking lots that do not require a building
permit is the same as for any increase in impervious area. The PIF of $11,019/acre
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($0.253/ sq. ft.) of new impervious area over 350 sq. ft. This fee is due prior to Water
Utilities Engineering approval of any Major or Minor Amendments for parking lots.
Please submit payment directly to Water Utilities at 700 Wood St., PO Box 580, Fort Collins, CO 80522-0580;
Attention: Utility Fee & Rate Specialists. Information on fees can be found at: http://www.fcgov.com
/utilities/business/builders-and-developers/plant-investment-development-fees or contact
our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees.
Monthly fees - http://www.fcgov.com/utilities/business/rates
RESPONSE: Acknowledged.
11. Offsite Stormwater Flows
The development will need to accept and pass any existing offsite flows.
RESPONSE: Acknowledged, offsite stormwater flows will be accepted and bypassed.
Department: Water-Wastewater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
1. Other District
This project site is located within the Fort Collins Loveland Water District for water
service. Please contact them at (970) 226-3104 for development requirements. This
project site is located within the South Fort Collins Sanitation District for water and
sewer service. Please contact them at engineering@sfcsd.net for development requirements.
RESPONSE: Noted, contact with special districts for water and sewer services will be made
Department: Electric Engineering
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
1. There is an existing padmounted transformer in the north west corner of your site. That
single phase transformer can be utilized to provide power to the park facilities.
RESPONSE: Acknowledged, thank you.
2. Any existing electric infrastructure that needs to be relocated as part of this project will
be at the expense of the developer. Please coordinate relocations with Light and Power Engineering.
RESPONSE: Acknowledged, thank you.
3. Please document the size of the electrical service(s) that feeds the existing property
prior to demolition of the building to receive capacity fee credits.
RESPONSE: 150 amp service / 150 amp meter pedestal rating is requested for this project.
A new secondary service is proposed to be run from the transformer (25kva) south to a location
within the site, where meter housing is to be set closer to the picnic shelter and restroom facility.
4. You may contact Austin Kreager with project engineering if you have questions. (970)
224-6152. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
You may reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
1. FOR SUBMITTAL:
An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use
Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats
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and features (irrigation ditch). Please note the buffer zone standards are 50ft 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) of wetlands, and whether jurisdictional wetlands may be
impacted by the proposed project. If prairie dogs are onsite or within 500ft, the ECS
should specifically address the presence of active prairie dogs including estimate of
number of individuals and entire size of the colony within the project area. 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:
https://library.municode.com/co/fort_collins/codes/land_use
The ECS is due a minimum of 10 working days prior to PDP submittal. Please contact
the Development Review Coordinator to schedule an onsite meeting. Online LUC link:
https://library.municode.com/co/fort_collins/codes/land_use
RESPONSE: An ECS has been prepared and is included in the BDR submittal.
Per requirements, a copy of this report was also submitted in advance of the BDR submittal
on 5/13/24.
2. FOR SUBMITTAL:
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: The City Parks Department supports this; the BDR plans reflect use of water
conservation materials and techniques.
3. FOR SUBMITTAL:
The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds
(Municipal Code Chapter 4, Division 8 - Wild Birds:
https://library.municode.com/co/fort_collins/codes/municipal_code?
nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird
Treaty Act requirements, it is prohibited for any person at any time in the City to abuse
or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A
professional ecologist or wildlife biologist is required to complete the nesting survey
linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is
planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON
(FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL
ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS
BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS
EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY
ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL
COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO
DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND
CONSTRUCTION APPLY."
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The Songbird Nesting Survey document:
https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309
RESPONSE: Understood. We don’t anticipated any trees being removed during this window of time.
4. FOR SUBMITTAL:
If trees are to be removed: After a tree inventory is done with City Forestry staff, further
discussion will need to take place with the City Environmental staff to determine habitat
importance of the current trees on the site.
Large swaths of trees are generally important habitat value, and are important to preserve.
RESPONSE: Tree preservation is a high priority for the Parks Department; a tree inventory
was done in coordination with Forestry staff and is included in the BDR submittal.
5. FOR SUBMITTAL:
The City of Fort Collins Land Use Code, Section 3.2.4(C)(3), requires projects to
"demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River
Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)." Please include all
necessary information, including photometric plans, to demonstrate compliance.
RESPONSE: Acknowledged.
6. INFORMATION:
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(C)(5)]. Please also consider
fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted
as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night
and cause more disruption to biological rhythms for humans and wildlife. The American
Medical Association (AMA) and International Dark-Sky Association (IDA) both
recommend using lighting that has a CCT of no more than 3000K to limit the amount of
blue light in the night environment. Thank you in advance for supporting City of Fort
Collins Night Sky Objectives. For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
RESPONSE: Understood.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
1. PRE-SUBMITTAL:
If it has not been done already, we should set up a time to put together a tree inventory of
the existing trees. I don't think there will be many if any removals of existing trees beyond
what has already happened based on the conceptual, but we would still like to get a full
inventory with mitigation values before the next round of review.
RESPONSE: The tree inventory has been completed and mitigation values are identified.
Department: Fire Authority
Contact: Faith Wood faith.wood@poudre-fire.org
1. - IFC section 505.1.1 amendment: Where possible, the naming of private drives is
usually recommended to aid in wayfinding. The address identification shall be legible
and placed in a position that is visible from the street or road fronting the property.
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Address identification characters shall contrast with their background. Address numbers
shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. 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.
RESPONSE: Understood, thank you.
2. - IFC 503.1.1: 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. 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.
RESPONSE: Acknowledged.
3. A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or separate
document as an Emergency Access Easement.
-Maintain the required 20-foot minimum unobstructed width & 14-foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30 feet in
height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved turnaround area for fire apparatus.
-Dead-end fire access roads used for aerial access shall be 30 feet in width
-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: We are proposing utilizing the Bacon Elementary School fire lane off S. Timberline Road
as an access that meets the 150 lf requirement for the vault toilet restroom facility.
4. IFC 503.4: Fire apparatus access roads shall not be obstructed in any manner, including
the parking of vehicles. The minimum widths and clearances established in Section
503.2.1 shall be maintained at all times.
RESPONSE: Okay, thanks.
5. 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
(1000 gpm at 20 psi residual pressure) is required within 300 feet of any commercial
building as measured along an approved path of vehicle travel. For the purposes of this
code, hydrants on the opposite side of arterial roadways are not considered accessible
to the site.
Any buildings/structures/facilities being proposed for this site will need to be
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close to a hydrant for fire suppression. Nearest hydrant is in the southwest corner of
Bacon Elementary’s West parking lot and is approximately 500 ft away. This hydrant is
inadmissible because of proximity to the proposed structure.
RESPONSE: A hydrant is proposed within 300 feet of the proposed structure.
6. Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development
plans and building plan reviews shall be designed according to the adopted version of
the fire code as amended.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio
n/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
RESPONSE: Thank you.
7. When you submit for your building permit through 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-b
uilding-plan-review-application.
RESPONSE: Thank you.
Department: Building Code Review
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
1. FOR BUIDING PERMIT:
If any play structures are larger than 64 sq.ft. a building permit is required. If any
buildings will be planned a building permit is required (except small shed).
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.
RESPONSE: Understood.
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2. 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 the requirements for each district.
RESPONSE: Understood.
3. 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 before Final Development
Plan, that the new projects are on track to complying with all of the adopted City codes and Standards.
RESPONSE: Noted. Following the BDR Round 1 submittal, [au]workshop will reach out to schedule this
meeting.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
1. 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 if you need up to date Benchmark Statement format and City Vertical Control
Network information.
RESPONSE: We confirmed this with the City Survey Department who provided our topographic survey.
2. If submitting a Subdivision Plat is required for this property/project, the title/name may
not begin with addresses in numeral form. Address numbers must be spelled out.
Please contact our office with any questions.
RESPONSE: An existing plat for this property exists and is being included in the BDR submittal,
we have not renamed the plat as it is an existing document.
3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable
Monument Records will be required. These are required with Round 1 submittal.
RESPONSE: The existing Plat document includes a monument record.
4. Closure reports will be required for all Subdivision Plats, Easements, and any other
document requiring a legal description & sketch being submitted for review. These are
required with Round 1 submittal.
RESPONSE: The legal description is provided on the existing Plat.