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HomeMy WebLinkAboutWINC-WATSON - BDR240015 - 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 August 03, 2023 Kristin Turner TB Group 444 Mountain Ave Berthod, CO 80513 Re: High Point Commercial Description of project: This is a request to develop multiple commercial retail buildings at 6605 S College Ave, and 6617 S College Ave, and 6641 S College Ave (parcels # 9614100006, 9614119001, 9614119003). The applicant proposes to redevelop 3 adjoining parcels creating approximately 12,500sqft of new commercial space across 3 new buildings. Proposed access is taken from W Trilby Rd to the north and S College Ave to the east. The site is directly south of W Trilby Rd and directly west of S College Ave. The property is within the Limited Commercial District (C-L) zone district and the project would be subject to Administrative (Type 1) Review. Please see the following summary of comments regarding High Point Commercial. 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 2. The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. For the hearing, we will formally notify surrounding property owners within 800 - 1,000 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. 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]. RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. 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. 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 3 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. 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. RESPONSE: Acknowledged. 9. Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. 12. Once your project has been formally reviewed by the City and you have received 4 comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. RESPONSE: Acknowledged. Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 1. 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: Acknowledged. 2. 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 • The Community Recycling Ordinance (No. 109 2016) requires that all business and multifamily complexes subscribe to recycling service by the end of June 2021 that is at minimum 1/3 of their overall service capacity (total bin capacity x number of weekly pickups, include both trash and recycling when calculating overall service capacity). In general recycling containers must be at least 50% the size of proposed trash containers to meet this requirement. Please make sure proposed containers meet this requirement and that adequate space is provided in all enclosures. Additional info can be found here: https://www.fcgov.com/recycling/community‑recycling‑ordinance RESPONSE: Acknowledged. 3. Please keep in mind per LUC 3.5.1 (I) (2) All mechanical equipment shall be incorporated into the overall design theme of the building and the landscape so that the architectural design is continuous and uninterrupted by ladders, towers, fences and equipment, and no attention is attracted to the functions by use of screening materials that are different from or inferior to the principal materials of the building and landscape. These areas shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. RESPONSE: Acknowledged. 4. Site, Landscape, utility, grading, and drainage plans should be included in the plan set along with the building elevations. Please summarize main project and site metrics. RESPONSE: Acknowledged. 5. The current plan is not meeting the general standards for the Relationship of Buildings to Streets, Walkways and Parking as outlined in 3.5.3(C). Access, Circulation and Parking should follow standards in 3.2.2 RESPONSE: This comment is not applicable to the minor subdivision packages. The site has been adjusted in the minor amendment package to address these concerns. 6. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at 5 http://www.colocode.com/ftcollins/landuse/begin.htm. RESPONSE: Acknowledged. 7. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. RESPONSE: Acknowledged. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. INFORMATION ONLY: The existing property at 6605 S. College Avenue is the former Trilby Schoolhouse & Teacherage (a teacher's residence). It has already been determined Not Eligible for Landmark designation as part of the project planning by the City's Engineering division for the College & Trilby expansion and is proposed for demolition. Allusions to the history and architecture of the former farming village of Trilby are encouraged once building elevations are in production. Contact our office for more information if interested. RESPONSE: Acknowledged. No buildings are proposed at this time. 2. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. RESPONSE: Acknowledged. 6 Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com 1. The City is planning a capital improvement project at College and Trilby. Please reach out to the project coordinator, Tracy Dyer, at tdyer@fcgov.com. This project will need to accurately depict the City's planned improvements. RESPONSE: We have coordinated with the College & Trilby CIP project, and we are showing the City’s most Current CAD linework for planned improvements. 2. A subdivision plat will be required for this development project. Please depict the right-of-way and easements that are being acquired for the City's capital project. If the acquisition does not include the standard 15-foot utility easement behind arterial right-of-way, this easement will need to be dedicated on the plat. RESPONSE: The plats show the ROW acquired by the City’s CIP project and necessary easements are shown adjacent to the ROWs. Easements associated with the Minor Amendment parking addition will be dedicated by separate document. 3. Is any phasing being considered for this project? RESPONSE: No phasing is anticipated at this point. 4. Does the applicant intend to vacate the existing drainage easement on Lot 3 of Dings Subdivision at 6641 S. College Ave? RESPONSE: The drainage easement will remain in place, until underground detention is proposed by future owner. They will rededicate drainage easements as required for future proposed impervious improvements. 5. The City had intended for the Trilby access to be shared between 6605 S. College Ave and 125 W. Trilby Rd. If the applicant would like to pursue the proposed driveway location, the site plan would need to allow cross-access for the property at 125 W. Trilby Rd to use the driveway. RESPONSE: The two parcels (125 Trilby & 6605 College) are being combined into one property, thus future access will be subject to a future development plan application/approval. 6. In response to applicant question 4: Yes, all landscaping within right-of-way will be installed with the City project. RESPONSE: Acknowledged. 7. In response to applicant question 5: Yes, we have already planned for water and sanitary connections. Subject to review and to the extent the basin plan will allow, it will be coordinated with the stormwater improvements. RESPONSE: Water, sewer and storm have been coordinated with the City and applicable Districts. The Minor Amendment application for parking improvements on Dings, Lot 1 will have a drainage report and drainage easements per separate documents. 8. In response to applicant question 6: Grading and retaining walls will be reviewed and evaluated based on safety if included on the site plan. The City is not acquiring a slope easement, although we are acquiring a temporary construction easement to grade the slope and tie the improvements into existing site conditions. RESPONSE: Acknowledged. 7 9. In response to applicant question 7: While not unique, the City will require repay obligations for both the right-of-way acquisition and the local street portion of improvements that the City's capital project incurs. Are there other specific impacts the applicant team is wondering about? RESPONSE: Acknowledged, no further questions on repay obligations or specific impacts. 10. 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 sbuckingham@fcgov.com or 970-416-4344. RESPONSE: Acknowledged. 11. 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: Acknowledged. 12. 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: Acknowledged. 13. 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. 14. 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: Acknowledged. 15. 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 for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Acknowledged. Shown on Plats. 16. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged. 17. INFORMATION: 8 A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. 18. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Acknowledged. 19. 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: Acknowledged. 20. INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. RESPONSE: Acknowledged. 21. 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. RESPONSE: Acknowledged. 22. 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: Acknowledged. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to Chapter 4 of the Larimer County Urban Area Street Standards. Please have your Traffic Engineer contact our department to scope the study. RESPONSE: The proposed application is for a minor subdivision ( removal of lot lines) and a minor amendment (addition of parking spaces) only. No additional uses are proposed at this time. 2. With the access onto College Avenue, the Colorado Department of Transportation will need to be routed and a new or updated Access Permit may be required. RESPONSE: Acknowledged. 3. The access onto Trilby will be required to be a right in-right out access given the 9 proximity to the College and Trilby intersection. This access is not guaranteed to remain permanent in perpetuity if redevelopment occurs with adjacent properties and a potential secondary access can be taken to Trilby further to the west, or if an access becomes available to a future north/south street identified in the South College Access Control Plan west of these properties. The College access will also remain right in-right out. RESPONSE: Acknowledged. 4. The College and Trilby intersection currently does not meet our Adequate Public Facilities guidelines and there is a Capital Improvement Project planned for this intersection, but is not fully funded at this time. A proportional contribution to the intersection may be required based on your developments impacts. RESPONSE: Acknowledged. 5. All projects are required to achieve acceptable Level of Service standards for on and off-site bicycle and pedestrian facilities. This will need to include an evaluation of the Directness, Continuity, Street Crossings, Visual Interest/Amenity, Security, and Surface Conditions within your site as well as connections to nearby destinations. Information can be found in the Larimer County Urban Area Street Standards Appendix H, Multi Modal Level of Service Manual. RESPONSE: Acknowledged. 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 Fossil 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 AND 6617, 6629, and 6641 S College are a part of the Kind Care Development and the drainage report for the development can be found using https://records.fcgov.com/WebLink/ under Kind Care. RESPONSE: Acknowledged. 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. *To replace the existing detention pond (including existing WQ pond and LID), the drainage analysis would need to re-analyze and re-engineer the detention pond using current drainage standards. The upstream property owners would also need to provide consent and agreement to the reconstruction of their detention pond. RESPONSE: Acknowledged. 4. Stormwater outfall The stormwater outfall options for this site will need to be investigated further to determine the best outfall for the site. 10 It appears that the existing detention pond on 6641 S College outfalls to curb and gutter, where the flows are conveyed north to the College and Trilby. It appears that the 6605 S College parcel historically drains into the College and Trilby intersection. The sites will be required to detain and treat the stormwater flows before they outlet into the College and Trilby intersection. As long as the release rate from this property does not exceed the flows that were used to design the College and Trilby Intersection Enhancements, then the entire site could theoretically outfall into the intersection improvements. To learn more about the intersection improvements please reach out to Tracy Dyer (tdyer@fcgov.com). RESPONSE: Acknowledged. The parking improvements will propose underground detention/WQ and will dedicate drainages and emergency access easements per separate documents. 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 Fossil Creek basin, the 2-year historic release rate is 0.2 cfs/acre. The detention can be done within ADS stormtech chambers. 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: Acknowledged. 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-gui delines-regulations/stormwater-criteria ADS Isolator Rows are an acceptable form of LID treatment for the site. RESPONSE: Acknowledged. 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 the 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: Acknowledged. 11 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: Acknowledged. 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: Acknowledged. 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-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 Based off the Kind Care drainage report, the 6629 S College property was accounted for in the existing detention pond and rain garden. If 6641 S College develops, the underground system will need to also provide the existing detention and LID treatment for 6629 and 6617 S College along with satisfying the detention and treatment requirements for the proposed development. RESPONSE: Acknowledged. 12. Existing Drainage Easement on 6641 S College There is an existing drainage easement that makes up 2/3 of the property. This easement can be vacated as long as the existing drainage conditions for the site are maintained and the detention/treatment requirements for the proposed conditions are met. In addition, a new drainage easement will need to be dedicated for the underground system on site. RESPONSE: Acknowledged. 13. Capital Project Coordination There are stormwater improvements planned for the Trilby and College intersection. Please reach out to Tracy Dyer for more information (tdyer@fcgov.com). RESPONSE: We have coordinated a storm drain extension from the southwest curb return of the College & Trilby intersection. 12 Department: Water-Wastewater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 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: We have submitted will-serve letters from both Districts. 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: Acknowledged. Department: Electric Engineering Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 1. Light and Power has existing electric facilities along the west side College Ave that can be intercepted and extended into the property to feed the project. Light and Power also has existing electric facilities that feed the existing buildings on the site. RESPONSE: Acknowledged. 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. 3. 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-development-fees RESPONSE: Acknowledged. 4. During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. RESPONSE: Acknowledged. 13 5. Any existing and proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. RESPONSE: Acknowledged. 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 RESPONSE: Acknowledged. 7. 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. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. RESPONSE: Acknowledged. 8. The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. RESPONSE: Acknowledged. 9. For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable RESPONSE: Acknowledged. 10. Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1 645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: Acknowledged. Department: Fire Authority Contact: Katie Quintana Katie.Quintana@poudre-fire.org 1. Fire Apparatus Access Roads 503.1 Where required. (Amended) Fire apparatus access roads shall be provided and maintained in accordance with Sections 503.1.1 through 503.1.3 and Appendix D Fire Apparatus Access Roads. 503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. (with exceptions) 503.2 Specifications. (Amended) Fire apparatus access roads shall be installed and arranged in accordance with Sections 503.2.1 through 503.2.8 and Appendix D Fire Apparatus Access Roads. 14 503.2.1 Dimensions. (Amended) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 14 feet (4267 mm). 503.2.4 Turning radius. (Amended) The required turning radius of a fire apparatus access road shall be 25 feet (7.6 m) inside radius and 50 feet (15.2 m) outside radius. 503.2.7 Grade. (Amended) The grade of the fire apparatus access road shall not exceed 10 percent in grade. 503.2.8 Angles of approach and departure. (Amended) The angles of approach and departure when entering or exiting fire apparatus access roads shall not exceed a 10 percent angle of approach or departure. D103.7 Signs. (Amended) Where required by the re code official, fire apparatus access roads shall be marked with permanent NO PARKING-FIRE LANE signs complying with Figure D 103.6 or other approved sign. Signs shall have a minimum dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Sections D103.7. 1 or D103.7.2. RESPONSE: Acknowledged. 2. Premises Identification Section 505.1 Address identification. (Amended) New and existing buildings or facilities shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. Address identification shall be maintained. 505.1.1 Address assignment and standards. (Amended) Addresses shall be assigned by the governmental entity having jurisdiction (Fort Collins, Timnath, or Larimer County) and shall comply with the Latimer County Street Naming and Addressing Standards as contained in the Latimer County Urban Area Street Standards. RESPONSE: Acknowledged. 3. Knox Box 506.1 Where required. Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or firefighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type listed in accordance with UL 1037, and shall contain keys to gain necessary access as required by the fire code official. RESPONSE: Not applicable. 4. Fire Protection Water Supplies 507.1 Required water supply. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises on which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction. 507.2 Type of water supply. (Amended) A water supply shall consist of pressure tanks, elevated tanks, water mains or other fixed systems capable of providing the required sustainable fire flow. 507.5 Fire hydrant systems. (Amended) Fire hydrant systems shall comply with Sections 507.5.1 through 507.5.6 and Appendix C Fire Hydrant Locations and Distribution. C102.1 Fire hydrants available. (Amended) The number of fire hydrants available to a building, complex or subdivision shall be not less than that determined by spacing 15 requirements listed in Table C 102.1 when applied to fire apparatus access roads and adjacent public streets from which fire operations could be conducted. 507.5.1 Where required. (Amended) Where a facility or building or portion thereof is hereafter constructed or moved into or within the jurisdiction is more than 300 feet (91 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 1. Generally 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 (Louden Ditch, prairie dog colonies >1 acre). However, as there are intervening parcels between the features and this property, and the standard buffer would not extend to this proposed project’s parcel, the ECS is waived for this site. However, please consider the use of native plants to complement the natural feature. Please refer to the City of Fort Collins Vegetation Database (https://www.fcgov.com/vegetation/) and the Natural Areas Department list of native plants (http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf). RESPONSE: Acknowledged. No development is proposed as part of the BDR but we understand that an ECS will be required for future entitlement packages. 2. The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey 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 RESPONSE: Acknowledged. No development is proposed as part of the BDR but we understand that this note will be required for future entitlement packages. 16 3. 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 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 RESPONSE: Acknowledged. Department: Forestry Contact: Christine Holtz choltz@fcgov.com 1. PRE-SUBMITTAL FORESTRY INVENTORY There are existing trees on site, please schedule an onsite inventory with City Forestry (choltz@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. RESPONSE: Acknowledged. No development is proposed as part of this BDR but we understand that an inventory will be required for future entitlement packages. 2. 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 and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped RESPONSE: Acknowledged. No development is proposed as part of this BDR but we understand that 17 Landscape plans will be required for future entitlement packages. 3. Please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for each tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. RESPONSE: No development is proposed as part of this BDR but we understand that additional information will be required for future entitlement packages. 4. The LUC 3.2.1 standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% Planting of ash trees within city limits is prohibited due to the presence of the emerald ash borer. 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. RESPONSE: Acknowledged. No development is proposed as part of this BDR but we understand that additional information will be required for future entitlement packages. 5. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: 18 Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign to minimize conflicts with regulatory traffic signs. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults RESPONSE: Acknowledged. No development is proposed as part of this BDR but we understand that additional information will be required for future entitlement packages. 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. RESPONSE: Acknowledged. No development is proposed as part of this BDR but we understand that additional information will be required for future entitlement packages. 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Depending on the intersection project and it’s alignment with your development proposal, street trees may be required to be planted in the right of way. RESPONSE: Acknowledged. No development is proposed as part of this BDR but we understand that additional information will be required for future entitlement packages. 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). RESPONSE: Acknowledged. No development is proposed as part of this BDR but we understand that additional information will be required for future entitlement packages. 9. Please adhere to the updated LUCASS standards and include proper parkway widths. RESPONSE: Acknowledged. No development is proposed as part of this BDR but we understand that additional information will be required for future entitlement packages. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. 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) 2020 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. 19 · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft to 30ft of fire separation (setback) from property lines and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. · Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. RESPONSE: Acknowledged. 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: Acknowledged. 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: Acknowledged. 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. 20 RESPONSE: Provided. 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: Provided.