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HomeMy WebLinkAboutHERITAGE ANNEXATION - ANX240001 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses 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 March 08, 2024 July 10, 2024 Response to Comments Note: Comments noted for Information or not pertaining to the current Annexation application are indicated in Grey. Comment responses are indicated in Blue. United Civil Design Group LLC 19 Old Town Square #238 Fort Collins, CO Re: Heritage Christian Academy Annexation and Phased Expansion Description of project: This is a request for a school track, soccer field, and gymnasium complex. The applicant is proposing a multiphase development which includes an 8-lane track, a soccer field, and a 40,000-60,000 sqft building. Access will be taken from a private drive. The site is approximately 0.16 mi W of N Timberline Rd and 0.42 mi S of E Vine Dr. The property is outside of city limits and is subject to annexation upon development and is subject to Planning and Zoning Board (Type 2) Review. Please see the following summary of comments regarding Heritage Christian Academy Annexation and Phased Expansion. 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! 2. The proposed project will be subject to the City of Fort Collins Annexation process. The site will require annexation into City. A development plan can run concurrently with the 2 annexation: however, no decision can be made on the plan until after the effective date of the annexation. A neighborhood meeting is required at least 10 days prior to formal submittal of your development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. Response: Our plan is to submit for Annexation at this time, then once staff comments are received, follow with an ODP submittal for the property. Since a neighborhood meeting is not required for the annexation, we plan to hold a neighborhood meeting prior to the ODP submittal as required by the LUC. We can share information about both the annexation and the ODP at this neighborhood meeting. We’ve discussed this with Ryan Mounce in preparation for this annexation submittal. 3. 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. 4. 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. 5. 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]. 6. 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. 7. 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. 3 AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html 8. 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. 9. 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 placed in the blue drop box located at the northwest 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. 10. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. 4 11. 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. 12. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Planning Services Contact: Ryan Mounce rmounce@fcgov.com 970-224-6186 1. INFORMATION - ANNEXATION TIMELINE: Based on the described timeline, staff believes HCA will be ahead of any potential City-initiated annexations in this area and HCA should assume initiating annexation independently of the City. Staff will be analyzing potential annexation areas around Vine & Timberline this spring and summer and seeking direction from Council later this year. A city-initiated annexation is not likely in the short term. 2. INFORMATION - ANNEXATION PROCESS: Once begun the annexation process typically takes around 4-6 months and involves an initiating resolution with City Council, a recommendation from the Planning and Zoning Commission, and then two ordinance readings with Council. There are some limited development review steps that can run concurrently during the annexation process, however, the annexation must be finalized before any hearings for physical development of the campus can take place. 3. INFORMATION - ZONING: The annexation process will also require applying a City zone district to the property. The recent East Mulberry Plan provided updated land use guidance for this area as part of the 'R&D Flex' Place Type. This place type generally corresponds to employment or light-industrial land uses. Staff will want to work closely with HCA to analyze and determine the appropriate City zone district, however, we don't anticipate any land use issues as private schools are permitted uses under both the City's Employment (E) and Industrial (I) zone districts. Response: Thank you for the follow-up discussions (Ryan) regarding the appropriate City zoning for the property. As a result of those discussions, we are indicating Employment (E) zoning with the application materials. 4. INFORMATION - OVERALL DEVELOPMENT PLAN: Multiphase projects typically require an Overall Development Plan (ODP) prior to submitting individual phases. The ODP requires basic master planning for land uses and intensity, stormwater/detention, and transportation connections. Response: We are beginning with this submittal for Annexation, then once staff comments are received plan to follow with an ODP submittal for the property. 5. INFORMATION - BUILD-TO LINES: For more detailed campus planning keep in mind the Land Use Code Section 3.5.3(C) requires institutional and commercial buildings to partially front upon streets, or street corners to create a consistent building/street relationship. There may need to be additional analysis of the location of the larger school buildings and/or reorientation of some of the drive/parking areas situated between the buildings and the street. 6. MEETING DISCUSSION: 5 It will be helpful to discuss the following information before any formal submittals as certain standards may apply for future physical development after annexation: - Long-term, will HCA continue to occupy their current building, or will that eventually be vacated? - Will the new track field feature large stadium lighting and sound system? There may be some compatibility analysis needed for these features, although the lack of immediately-adjacent residential is a benefit. - Does HCA anticipate a lot of student/faculty crossing of Zurich throughout the day between the different buildings? In the future we'll want to focus on the best way to ensure safety/visibility for crossings, especially of Zurich. - For schools, staff typically requests information or operational plans for how drop-off and pick-up activities will occur. Response: Our plan is to submit for Annexation at this time, then once staff comments are received, follow with an ODP submittal for the property. We will plan to discuss/address these more specific items at the time of the ODP submittal and reviews. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com 1. We will need to discuss which street rights-of-way adjacent to the property should be included in the annexation boundary. When an existing street is annexed into the City of Fort Collins, the City determines whether the street was constructed to LCUASS criteria. If the street was constructed to LCUASS criteria, the City will accept the street for maintenance by our Streets Department. If the street was not constructed to LCUASS criteria, the City would require the street to be reconstructed to LCUASS criteria with future development before accepting it for maintenance by the Streets Department. Please have your surveyor collect cross-slopes and running slopes for the existing streets so that we can determine if the streets will be accepted for City maintenance. Response: The annexation map includes the streets that fall within boundaries of the properties requested to be annexed. 2. Phase 1 will need to construct public street improvements along Munich Way and along the adjacent portion of Zurich Drive. Munich Way could be classified as an Industrial Local street based on the roadway width. Zurich Drive could be classified as a Commercial Local street based on the roadway width. For Munich Way, the improvements would include, at a minimum, a detached sidewalk and tree parkway along the west side of the street, in accordance with LCUASS Figure 7-7F. For Zurich Drive, the improvements would include, at a minimum, a detached sidewalk and tree parkway along the south side of the street adjacent to the phase boundary, in accordance with LCUASS Figure 7-6F. We will need to discuss the best timing for striping the bike lanes on Zurich Drive, as it would make the most sense to do all of the bike lane striping at one time rather than spread across several phases. Response: Understood. We anticipate the required street improvements, phasing and timing will be addressed during the ODP and subsequent PDP review processes. 3. Phase 2 will need to construct public street improvements along Zurich Drive. This would include, at a minimum, a detached sidewalk and tree parkway along the north side of the street adjacent to the phase boundary. As noted in the previous comment, we will need to discuss the timing for striping the bike lanes. 6 Response: Understood. We anticipate the required street improvements, phasing and timing will be addressed during the ODP and subsequent PDP review processes. 4. Future phases will need to construct the remaining portion of Zurich Drive sidewalk, tree parkway, and bike lane striping, as well as any improvements necessary for International Blvd and Mexico Way. There is currently a five-foot attached sidewalk along the north side of International Blvd, and there are cracks in the sidewalk. These conditions are not ideal for pedestrians, particularly children walking to school or walking around the school campus. Response: Understood. We anticipate the required street improvements, phasing and timing will be addressed during the ODP and subsequent PDP review processes. 5. My remaining comments are general information that is provided to every project at the conceptual stage. These comments apply to the future development phases, not the annexation. 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 sbuckingham@fcgov.com or 970-416-4344. 6. 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. 7. 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. 8. 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. 9. 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 10. INFORMATION: The location and design of bicycle improvements are determined by the Active Modes Plan, adopted by City Council in December 2022. Various designs are designated by street as outlined on the following map: https://fcgov.maps.arcgis.com/apps/webappviewer/index.html? id=21f8371afffd4b339ce7bcbdb6b27585 Any frontages not shown should default to LCUASS standards. 11. INFORMATION: Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to LCUASS. Please inquire with staff if the designation of the specific frontage or intersection you are developing does not have a corresponding standard in LCUASS. 12. 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 7 access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Easements can be dedicated on the plat. Information on the dedication process, as well as deed templates for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php 13. 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 the utility plans. 14. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 15. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 16. 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. 17. INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. 18. INFORMATION: Doors are not allowed to open out into the right-of-way. Any bike parking that is required for the project cannot be placed within the right-of-way, and if it is placed just behind the right-of-way, it needs to be placed so that when bikes are parked, they do not extend into the right-of-way. 19. 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. 20. 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 8 Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. PDP SUBMITTAL - TIS: The annexation alone does not require the submittal of a Transportation Impact Study. TIS waived. However, the subsequent development of this project will require a TIS. Once annexation/zoning are completed and you plan to submit the Overall Development Plans, you will need to have your Traffic Engineer contact our office to scope the TIS. More information on the requirements for a TIS can be found in Chapter 4 of the Larimer County Urban Area Street Standards. Response: We have not included the TIS with this Annexation submittal, but will include it at the time of the ODP submittal. 2. PDP SUBMITTAL - TIS: The Timberline and International intersection will need to be evaluated within the Transportation Impact Study for possible signalization. This is detailed on the City's Master Street Plan as an arterial/arterial intersection and has been identified as having significant delays during the morning and afternoon drop-off and pick-up times for the school. Response: Understood. The intersection will be evaluated and included with the TIS to be submitted at the time of the ODP submittal. 3. PDP SUBMITTAL - TIS: The TIS will also need to include an evaluation of the Multi-Modal Level of Service that analyzes the bike and pedestrian facilities within the surrounding area of the school. This will also need to include details on the adjacent frontage improvements like sidewalks, crossings, and potentially bike lanes that will be required along City streets to help facilitate the movement of alternative modes of transportation. An operational plan on drop-off/pick-up procedures will also be needed. Response: Understood. The Multi-Modal Level of Service for bike and pedestrian facilities will be evaluated and included with the TIS to be submitted at the time of the ODP and subsequent PDP submittals as applicable. Department: Stormwater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 2. MASTER PLAN AND CRITERIA COMPLIANCE: The design of this site must conform to the drainage basin design of the Dry 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: Understood. This information will be confirmed and included for review at the time of ODP and subsequent PDP submittals as applicable. 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: Understood. This information will be confirmed and included for review at the time of ODP and subsequent PDP submittals as applicable. 9 4. STORMWATER OUTFALL: The stormwater outfall options for this site appear to be the existing 15-inch private outfall at the SW corner of the site. There is also a 24-inch storm sewer in Mexico Way with public inlets near the SW corner of the site. 5. DETENTION REQUIREMENTS: Onsite detention is required for the runoff volume difference between the 100-year developed flow rate and the 2-year historic release rate. In the Dry Creek basin, the two year historic release rate is 0.2 cfs/acre. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Response: Understood. This information will be confirmed and included for review at the time of ODP and subsequent PDP submittals as applicable. 6. WATER QUALITY AND LOW IMPACT DEVELOPMENT REQUIREMENTS: If the site were to be annexed into the city, then all new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria Response: Understood. This information will be confirmed and included for review at the time of ODP and subsequent PDP submittals as applicable. 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: Understood. This information will be confirmed and included for review at the time of ODP and subsequent PDP submittals as applicable. 10 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: Understood. This information will be confirmed and included for review at the time of ODP and subsequent PDP submittals as applicable. 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: Understood. This information will be confirmed and included for review at the time of ODP and subsequent PDP submittals as applicable. 10. FEES: The 2023 city wide Stormwater development fee (PIF) is $11,019/acre ($0.253/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. 11. Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. Response: Understood. This information will be confirmed and included for review at the time of ODP and subsequent PDP submittals as applicable. Department: Water-Wastewater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 1. OTHER DISTRICT: This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. 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 11 requirements of FCSCM may trigger erosion control requirements. Department: Electric Engineering Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Response: We will include the required materials and responses at the time of ODP and subsequent PDP submittals as applicable. 1. If power for the new developments will be feed from the existing buildings electrical system, no further action is needed from L&P. If a new transformer, electric meter or an upsize in electric capacity is needed from L&P please contact me directly to discuss and the following will apply: 2. 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 to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees 3. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. The transformer must have 2 ft clearance from sidewalks and from the front face of the curb face. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. 4. All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. 5. Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. The utility easement for the transformer shall extend 3 feet past all sides of the transformer pad. 6. Meter location(s) will need to be coordinated with Light and Power. Please show proposed meter location on the utility plan. 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/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf 7. A commercial 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. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations 8. You may contact Luke Unruh with project engineering if you have questions. (970) 416-2724 or lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 9. During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. 10. 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(s) and will be owned and maintained by the individual unit owner. 12 11. 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. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com 1. PRE-SUBMITTAL FORESTRY INVENTORY: If there are existing trees onsite. Please schedule an on-site meeting with City Forestry (fhaberecht@fcgov.com) to obtain tree inventory and mitigation information. Please note that these existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to the next round of review. Forestry recommends scheduling the on-site tree inventory as early in the design process as possible. Response: We plan to begin this process with you prior to the subsequent ODP submittal. 2. An “Existing Tree Removal Feasibility Letter” must be provided detailing justification for all proposed existing tree removals on the development site. The purpose of this letter is for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: This information will be provided with the initial site-specific development plan (i.e. PDP) when any impacts to existing trees are known. 3. Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted a detail outlining the critical root zones of each existing tree on the landscape plans, and any proposed tree plantings (including species, size, quantity, and method of transplant). The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above the ground. The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: This information will be provided with the initial site-specific development plan (i.e. PDP) as required. 13 4. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ from public water, sanitary, and storm sewer main lines 6’ from water or sewer service lines 4’ from gas lines 10’ from electric vaults 40’ between shade trees and arterial streetlights 15’ between ornamental trees and arterial streetlights 50’ from stop signs Response: This information will be provided with the initial site-specific development plan (i.e. PDP) as required. 5. The LUC 3.2.1 standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Response: This information will be provided with the site-specific development plan (i.e. FDP) as required. 6. Planting of ash trees (Fraxinus spp.) within city limits is prohibited due to the presence of the emerald ash borer. Additionally, The City of Fort Collins’ urban forest has reached the maximum percentage of the following species: Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc.), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep these species at 2% or less of the development tree plantings. The following trees are not recommended in Fort Collins: Autumn blaze maple, Northern red oak, English oak, pin oak, red maple, scotch pine. Response: This information will be provided with the site-specific development plan (i.e. FDP) as required. 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) in the ROW along street frontages. Response: This information will be provided with the initial site-specific development plan (i.e. PDP) as required. 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). Response: This information will be provided with the initial site-specific development plan (i.e. PDP) as required. 9. Please adhere to the updated LCUASS standards, including 8’ minimum parkway widths. Response: This information will be provided with the initial site-specific development plan (i.e. PDP) as required. Department: Environmental Planning 14 Contact: Kristie Raymond kraymond@fcgov.com Response: We will include the required materials and responses at the time of ODP and/or subsequent PDP submittals as applicable. 1. PDP SUBMITTAL: No comments on annexation. However, if the project comes in for development review 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 and features (Lake Canal, wetlands). Please note the buffer zone standards range from 50-100ft for these features. The ECS should address all items (a)-(l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) 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 2. PDP SUBMITTAL:: Prior to Hearing, provide a copy to City Environmental Planner of request sent to Army Corps of Engineers for jurisdictional determination and permitting. Current site layout appears to impact wetlands under federal regulation (along Lake Canal etc) thus a jurisdictional letter from the United States Army Corps of Engineers (USACE) needs to be submitted. Prior to Final Plan Approval a copy of the USACE jurisdictional determination letter must be submitted to the City Environmental Planner. Refer to LUC 3.4.1(O)(1) Proof of Compliance: If a proposed development will disturb an existing wetland, the developer shall provide to the city a written statement from the U.S. Army Corps of Engineers that the development plan fully complies with all applicable federal wetland regulations established in the federal Clean Water Act. 3. PDP 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. 4. PDP SUBMITTAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. 15 5. PDP SUBMITTAL: If trees are to be removed: 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." The Songbird Nesting Survey document: https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309 6. PDP 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. 7. PDP SUBMITTAL: 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/ 8. INFORMATION: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 16 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Department: Fire Authority Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Response: We will include the required materials and responses at the time of ODP and/or subsequent PDP submittals as applicable. 1. FIRE APPARATUS ACCESS – 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. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Fire access will be required for each building and will need to be dedicated as EAE. 2. AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105 Amendment: Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. If any of the buildings are over 30 feet, aerial access will need to be provided according to these requirements. 3. FIRE LANE SPECIFICATIONS: A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -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. 17 -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. 4. ADDITIONAL POINTS OF ACCESS: -IFC D103.5.1 Additional points of access shall be required where a required access roadway exceeds 660 feet. -IFC D104.2 Buildings or facilities having a gross building area of more than 62,000 square feet shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road where all buildings are equipped throughout with approved automatic sprinkler systems. This site currently has only 1 point of access when considering International Blvd as the point of access. More discussion on this requirement may be required. 5. ACCESS TO BUILDING OPENINGS – IFC 504.1: An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. 6. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment: Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on 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. 7. FIRE ALARM AND DETECTION SYSTEMS: Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 8. AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-3 Occupancy: IFC 903.2.1.3: An automatic sprinkler system shall be provided for Group A-3 occupancies where one of the following conditions exists: 1. The fire area exceeds 5,000 square feet; 2. The fire area has an occupant load of 300 or more; or 3. The fire area is located on a floor other than the level of exit discharge serving such occupancies. 18 AUTOMATIC SPRINKLER SYSTEMS - SCHOOLS (Group E Occupancy) An automatic sprinkler system shall be provided for Group E Occupancies with fire areas greater than 5,000 sq. ft. (IFC 903.2.3). 9. FIRE DEPARTMENT HOSE CONNECTION: - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Regi strations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors 10. KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. 11. WATER SUPPLY: Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. 19 There are multiple existing hydrants surrounding the lots, but additional hydrants will be required in order to be within the required distance to the buildings. 12. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST: New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 13. PLAN REVIEW SUBMITTAL: When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b uilding-plan-review-application. 14. INFORMATION – CODES AND LOCAL AMENDMENTS: Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Response: We will include the required materials and responses at the time of ODP and/or subsequent PDP submittals as applicable. 1. BUILDING PERMIT: If this school is part of the public school system, then it’s regulated under the state building permit process and permits must be issued through that program. If not a public school and is private, then new buildings or renovations to existing, 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 20 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. · Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · 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. 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- reach out to your Development Review Coordinator for scheduling. 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. 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: Required vertical datum has been used. 2. If submitting a replat 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: This information will be provided with the initial site-specific development plan (i.e. PDP) if 21 applicable. 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: This information will be provided with the initial site-specific development plan (i.e. PDP) if applicable. 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: This information will be provided with the initial site-specific development plan (i.e. PDP) if applicable. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site.