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HomeMy WebLinkAboutLIBERTY COMMON JUNIOR HIGH SCHOOL - PHASE 1 - SPA240002 - 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 02, 2024 Jeff Jensen 1603 Oakridge Drive Unit 101 Fort Collins, CO 80525 Re: Charter Junior High School Description of project: This is a request to convert an office into a charter school at 1825 Sharp Point, 1901 Sharp Point, Fort Collins, CO, 2609 & 2601 Riverbend, and 2600 Canton Ct (parcel #s 8720105004, 8720105008, 8720105010, 8720105007). The applicant is proposing an interior remodel of the existing building to a charter school and additions of 4,000 sf, 6,000 sf, 8,000 sf, and 11, 000 sf. This project would have phased construction. Access is taken from Riverbend Ct. The property is approximately 0.53 mi east of S Timberline Rd and approximately 0.32 mi south of E Prospect Rd. The site is located in the Industrial (I) zone district and is subject to a Site Plan Advisory Review (SPAR) review and will go to the Planning and Zoning Commission for review. Please see the following summary of comments regarding Charter Junior High School. 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 Site Plan Advisory Review. The Planning & Zoning Commission will provide review comments at a public hearing. 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). Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Acknowledged. Per CRS 22-32-124 we understand that this submittal starts the clock for the 30 day review period and this project will be presented to the Planning & Zoning Commission at the November meeting. 3. 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: The neighborhood meeting was held on Wednesday Oct. 16. 4. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Acknowledged. 5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: Acknowledged. 6. As part of your submittal, a response to the comments provided in this letter is required. 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. Provide a detailed response for any comment asking a question or requiring an action. Any comment requesting a response or requiring action by you with a response of noted, acknowledged etc. will be considered not addressed. 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. 3 7. Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-and-file- naming-standards_v1_8-1-19.pdf?1703783275 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Response: Acknowledged. 8. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Acknowledged. 9. The request could 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. 10. Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be 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. Response: Acknowledged. 4 11. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Acknowledged. 12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Response: Acknowledged. Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 1. This project will be subject to Site Plan Advisory Review. The review of the project will be based on the following criteria. 2. CRITERIA 1. The site location for the proposed use shall be consistent with the land use designation described by the City Structure Plan Map, which is an element of the City's Comprehensive Plan. Staff Comment: City Structure Plan Map, which is an element of the City's Comprehensive Plan, designates this area as Research & Development/Flex District. This district is described as employment uses that include administrative, engineering, and/or scientific research, design or experimentation; offices; breweries; manufacturing; warehouses; wholesaling; and business incubator space. Unfortunately, the related land use is not envisioned within this Comprehensive Plan's R&D Flex District and is a prohibited use within the current zoning designation of the property (Industrial (I)). Generally, the community considers public and private elementary, middle, and high schools as an integral building block of a residential neighborhoods. The City's comprehensive plan and elements thereof provide the following policy guidance: • The goal of the City's four employment districts are to balance jobs and housing, preventing employment land from being converted into residential areas due to rising land costs. • Schools are envisioned to be situated in a location for students to easily walk or bike to with low traffic and direct walking connections from the neighborhoods served by the school. Regarding the current Industrial zone district designation, the City's Land Use Code provides the following purpose statement. The purpose of the Industrial Zone District is to, 5 provide a location for a variety of work processes and work places such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. While these Districts will be linked to the City's transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses. Response: Liberty Common is a public charter school in Fort Collins serving students throughout the entire Poudre School District and beyond for over 27 years. The school first opened their doors at the facility directly next door to the proposed project location in September 1997 (1725 Sharp Point Drive). Over the last several decades the school’s enrollment has continued to grow, and in an effort to serve more of the thousands of students and families on their wait list, Liberty Common expanded their enrollment. The proposed project location is ideal for Liberty Common, presenting the opportunity for a school campus, the opportunity to share services and support staff between schools, and the opportunity for easier student transportation and carpooling. 3. CRITERIA 2. The site development plan shall conform to architectural, landscape and other design standards and guidelines adopted by the applicant's governing body. Absent adopted design standards and guidelines, the design character of the site development plan shall be consistent with the stated purpose of the respective land use designation as set forth in the City's Comprehensive Plan. 4. Staff Comment: Staff is not aware of any adopted architectural, landscape or other design standards adopted by Poudre School District. The design standards of the City's Comprehensive Plan for a project located within the R&D Flex District is fairly open and is meant to provide flexibility to suite an employer/businesses need. Because this is an institutional land use that is not envisioned within the district, design and character of the development plan cannot be clearly articulated beyond providing pedestrian and bicycle connections, buffering from more-intense uses from the surrounding areas, screening outdoor storage from public view. These are not all inclusive of the applicable Principles and Policies of City Plan, however, they provide an initial starting point to help frame conversation around design and site planning. Policy LIV 3.7 - CIVIC BUILDINGS AND GROUNDS Locate prominent civic facilities and grounds— such as community buildings, government offices, recreation centers, Post Offices, libraries, schools well as and plazas—in prominent and central locations as highly visible focal points. They should be close to major transit stops and be designed to support sustainability outcomes. Policy ENV 8.3 - GROWING ASSETS Ensure protection of existing trees when new or redevelopment takes place through collaboration with other City departments and on-site landscape contractors. Trees appreciate in value as they age and provide aesthetic, economic, social and environmental benefits to the entire community and nearby people and development. Policy ENV 9.3 - OUTDOOR LIGHTING Use development regulations to promote best 6 practices: lighting only where needed, lighting only when needed, shielding lights and directing them downward, minimizing glare and light trespass, selecting lamps with warmer color temperatures, and selecting the most efficient lighting methods for bothenergy and lighting purposes. Principle LIV 3: Maintain and enhance our unique character and sense of place as the community grows. Policy LIV 3.1 - PUBLIC AMENITIES Design streets and other public spaces with the comfort and enjoyment of pedestrians in mind. Incorporate features such as plazas, pocket parks, patios, children’s play areas, transit facilities, sidewalks, pathways, “street furniture” (such as benches and planters) and public art as part of development projects. Policy LIV 3.2 - ACCESS TO OUTDOOR SPACES Incorporate Nature in the City principles and other outdoor amenities into the design of high-density projects, particularly in areas lacking convenient and direct access to nature. Policy LIV 3.3 - GATEWAYS Enhance and accentuate the community’s gateways, including Interstate 25 interchanges and College Avenue, to provide a coordinated and positive community entrance. Gateway design elements may include streetscape design, supportive land uses, building architecture, landscaping, signage, lighting and public art. Policy LIV 3.4 - DESIGN STANDARDS AND GUIDELINES Maintain a robust set of citywide design standards as part of the City’s Land Use Code to ensure a flexible, yet predictable, level of quality for future development that advances the community’s sustainability goals, e.g., climate action. Continue to develop and adopt location-specific standards or guidelines where unique characteristics exist to promote the compatibility of infill redevelopment. Policy LIV 3.5 - DISTINCTIVE DESIGN Require the adaptation of standardized corporate architecture to reflect local values and ensure that the community’s appearance remains unique. Development should Response: There are no proposed changes to the existing site or the existing building as part of this project. 5. CRITERIA 3. The site development plan shall identify the level of functional and visual impacts to public rights-of-way, facilities and abutting private land caused by the development, including, but not limited to, streets, sidewalks, utilities, lighting, screening and noise, and shall mitigate such impacts to the extent reasonably feasible. • Industrial areas are primarily designed for vehicular traffic, sometimes making it difficult and unsafe for students to walk or bike to school. ○ There appears to be a large gap in the existing sidewalk system along Sharp Point Drive. Further expansion of the school will need to address this gap in infrastructure. ○ The adjoining sidewalk along Sharp Point is built to an older standard and does not provide a detached sidewalk, which is critical to providing a safe pedestrian environment separated from industrial traffic and vehicles. • It appears that the site will be adequately served by utility providers. However, additional consideration is needed regarding the vacation of ROW. This action will need initial review by engineering and respective utility providers and final action by City Council. • Lighting should be fully shielded, down-directional, and 3,000K or less. Lighting should strike the balance between safely lighting a site for pedestrians, while protecting 7 natural habitat area across Sharp Point Drive. • Because the land use will have a significantly different visual character and a gradual transition is not possible, the development plan shall, to the maximum extent feasible, shall achieve compatibility through the provision of buffer yards and passive open space in order to enhance the separation between industrial users surrounding the site. Response: There are no proposed changes to the existing site or the existing building as part of this project. 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. Response: Acknowledged. 2. INFORMATION - HISTORIC SURVEY: All affected buildings appear to be constructed in 1985. No historic survey would be required unless a development application were submitted after Jan. 1, 2035. Response: Acknowledged. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com 1. INFORMATION: The following INFORMATION comments are general comments that are added to every conceptual review. Not all the comments will necessarily apply to every project. Please contact engineering if further clarification is needed. 2. 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. 3. 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. 4. 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. 5. INFORMATION: 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. 8 6. 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. Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to the LCUASS. Please inquire with staff if the specific frontage or intersection you are developing is not in LCUASS. 7. 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. Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to the LCUASS. Please inquire with staff if the specific frontage or intersection you are developing is not in LCUASS. 8. INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php 9. INFORMATION: Utility plans and a development agreement may be required, and would be recorded once the project is finalized. If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. 10. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 11. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 12. 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. 13. INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. 14. INFORMATION: Doors are not allowed to open out into the right-of-way. 15. INFORMATION: Bike parking required for the project cannot be placed within the right-of-way, and if placed just behind the right-of-way, need to be placed so that when bikes are parked they do not extend into the right-of-way. 9 16. 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. 17. INFORMATION: Developments often require review from other external agencies and property owners. If there is an affected canal, 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. Please submit all comments and comment responses between the external agencies to the City during the next round of review after they are received. 18. SITE SPECIFIC: Riverbend Court is public right-of-way (ROW), per the plat of Prospect Industrial Park, found at RE Book 1947, Page 20. If you are placing a new building where the street currently is located, the ROW must be vacated. All ROW vacations must be approved through City Council action. More information about ROW and easement vacations can be found here: https://www.fcgov.com/engineering/devrev Response: Acknowledged. 19. SITE SPECIFIC: Once Riverbend Court has the ROW vacated, you must dedicate an access, emergency access, and utility easement on the driveway access. This can be done either by replat or by separate document. More information on dedicating easements by separate document can be found here: https://www.fcgov.com/engineering/devrev Response: Acknowledged. 20. SITE SPECIFIC: There are many existing easements on the lots where new buildings are proposed. Please be aware that buildings cannot be constructed over an easement. All easements must be vacated prior to issuance of the DCP, if the easement conflicts with proposed building placement. Response: Acknowledged. 21. SITE SPECIFIC: A turning radius exhibit should be submitted for buses entering or leaving the bus drop off area. The driveways currently look like curb cuts with no curb returns, so the turns may be difficult for large school busses. Response: There is no plan to bring busses through this site, the bussing will remain at the elementary school next door. Reference attached TIS. 22. SITE SPECIFIC: Sharp Point Drive is classified as a 2-lane collector (major collector) by the City's 10 Master Street Plan. You are required to improve the frontage of your property to meet LCUASS Figure 7-4F for a collector with no parking. This includes dedicating the necessary ROW if it does not currently meet standards, dedicating a 9-foot utility easement adjacent to the ROW, and constructing a detached sidewalk, parkway, C&G, etc. Response: There are no proposed changes to the existing site as part of this project, thus the existing detached sidewalk, parkway, C&G, etc. will remain. 23. SITE SPECIFIC: For clarification, the parking lot is remaining between March Court and Riverbend Court south of the 1825 Sharp Point Drive building, and the fire lane will traverse through the parking lot? The minimum width for a fire lane is 20-feet, per Poudre Fire Authority. An emergency access easement will need to be dedicated over the fire lane. Turning radius exhibits may be required to show that fire trucks can use the access effectively. Response: Three representatives with Poudre Fire Authority met the team on site to review existing conditions related to fire truck access, turning radius, existing hydrant locations, FDC location, etc. Reference responses included below in Fire Authority section. 24. SITE SPECIFIC: The existing driveway access on March Court will need to be closed, and a new access will need to be constructed for the parking lot and fire lane. The existing access will need to be reconstructed with ADA compliant sidewalk and curb and gutter. Response: There are no proposed changes to the existing site as part of this project. 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 based on the requirements found in Chapter 4 of the Larimer County Urban Area Street Standards. This will need to include an evaluation of the Multi-Modal Level of Service for bike and pedestrian amenities near this site. Please have your Traffic Engineer contact me to scope the study. Response: Acknowledged. Matt Delich with Delich Associates has been in contact with you regarding the scoping. 2. In addition to any of the potential frontage improvements that may be required by our Engineering Department, there is currently a planned project to install a pedestrian crossing at March Court. This may require a proportional contribution depending on the timing of this project. This will need to be reflected in the MMLOS. Response: Acknowledged. 3. A detailed operational plan would be beneficial given the close proximity to the school to the north. This should provide details on how this schools' operations will or will not affect the daily operations of the elementary school. Will start/end times be staggered, any shared parking lots/facilities, or will all these be completely separate? Will this operational plan change as different phases of the school are built? With the initial phase, have adjacent businesses signed off on the proposed circulation pattern that utilizes those parking lots? Response: Reference attached TIS report. 4. Based on the narrative provided this project will be phased over time with different improvements. A better understanding of how this project will be phased, and the potential impacts that this will have during each phase would be beneficial. 11 Response: Reference attached TIS report. 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 and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. Response: Acknowledged. Department: Stormwater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 2. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Cache La Poudre Master Drainage Plan as well as the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development Response: Acknowledged. 3. Documentation requirements (site specific comment): 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: There are no changes to the existing site, building or storm water management proposed as part of this project. As we begin to develop specific plans for future phases of development (which will be submitted separately) we will coordinate with you regarding a drainage report. 4. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the Sharp Point Drive right-of-way, and ultimately the Merganser Pond on the northeast side of Sharp Point Drive. Response: Acknowledged. 5. Changes to existing drainage paths (site specific comment): The conceptual site plan that we received shows a building addition that would connect the buildings at 1825 and 1901 Sharp Point Drive. The drainage implications must be carefully analyzed when significant changes to existing drainage paths are being proposed. Response: There are no changes to the existing site, building or storm water management proposed as part of this project. As we begin to develop specific plans for future phases of development (which will be submitted separately) we will coordinate with you regarding the appropriate drainage solution. 6. Detention requirements (standard comment): When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1,000 square feet, on-site detention is 12 required for runoff from additional impervious surfaces. These new flows will need to be detained to the 2-year historic discharge rate. ***Please contact us to discuss the details of stormwater detention on existing sites.*** Response: There are no changes to the existing site, building or storm water management proposed as part of this project. As we begin to develop specific plans for future phases of development (which will be submitted separately) we will coordinate with you regarding the appropriate drainage solution. 7. Water Quality and Low Impact Development requirements (standard comment): If the improvements create or modify greater than 1000-square feet of impervious area, stormwater quality treatment will need to be provided for the new or modified impervious areas. 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: Acknowledged. 8. Imperviousness documentation (standard comment): 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: There are no changes to the existing site, building or storm water management proposed as part of this project. 9. Detention drain times (standard comment): 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: There are no changes to the existing site, building or storm water 13 management proposed as part of this project. 10. Inspection and maintenance (standard comment): 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: There are no changes to the existing site, building or storm water management proposed as part of this project. 11. Fees (standard comment): The 2024 city wide Stormwater development fee (PIF) is $11,834/acre ($0.2717/ 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. Response: There are no changes to the existing site, building or storm water management proposed as part of this project. 12. Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. Response: There are no changes to the existing site, building or storm water management proposed as part of this project. Department: Water-Wastewater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 1. Existing Water Infrastructure (site specific comment): There is an existing 12-inch DIP water main that runs through March Court, through the Riverbend Court cul-de-sac, and up through Canton Court. There are several existing domestic water services, fire services, and irrigation services along this alignment. Response: Acknowledged. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 42-inch sanitary sewer main that runs approximately north-south behind 1825 Sharp Point Drive. There is also an existing 8-inch sanitary sewer main that runs from the March Court cul-de-sac to the 42-inch main and another existing 8-in sanitary sewer main that runs from the Riverbend Court cul-de-sac to the 42-inch main. There are several existing sanitary sewer services along these alignments. Response: Acknowledged. 3. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. Response: Acknowledged. 4. Service sizing (standard comment): 14 A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows is encouraged to evaluate whether the existing services can adequately support the proposed uses for the site. Please provide the letter with the final submittal package for this project. Response: Acknowledged. This will be provided with the final submittal. 5. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode Response: There are no changes to the existing site, landscaping or irrigation proposed as part of this project. 6. Separate Irrigation Tap (site specific comment) If the site is upsizing, adding, or changing the water service, then the site irrigation service requirements are triggered under Section 26-94. A separate irrigation tap will be required to service this site unless it can be proven that this site uses less than 30,000 gallons of water for irrigation annually. Response: There are no changes to the existing site, landscaping or irrigation proposed as part of this project. 7. Landscape Plan and Hydrozone Table (standard comment): For final plan, the Landscape Plan will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update. Response: There are no changes to the existing site, landscaping or irrigation proposed as part of this project. 8. Water and Wastewater Criteria Manual (standard comment): The design of this development must follow City of Fort Collins Utilities Water and Wastewater Design Criteria, Specifications, and Details. These manuals are available on this website: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations/ Response: There are no changes to the existing site, landscaping or irrigation proposed as part of this project. 9. Fees (standard comment): New or upgraded water and sewer services will require development and water supply requirement (WSR) fees, these are paid at building permit. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development-fees Response: There are no changes to the existing site or utilities proposed as part of this project. 10. Utility Easement Dedication (site specific comment): Utility easements meeting current width requirements, along the existing water and sanitary sewer mains on site, will need to be dedicated with this project. This is 20-feet for Water and 30-feet for Sanitary Sewer. The new easements must be centered on the mains. Response: There are no changes to the existing site or utilities proposed as part of this project. Department: Electric Engineering Contact: Rob Irish rirish@fcgov.com 970-224-6167 1. Light & Power has existing electric infrastructure running adjacent to this proposal along Sharp Point Drive, in Riverbend Court, March Court, and running along the back of the proposed site. There are approximately 4 pad mount transformers along Riverbend Court, feeding multiple buildings. It appears all of the transformers and primary electric would be affected with the building addition in Riverbend Court. Response: There are no changes to the existing site or utilities proposed as part of this project. 2. If Riverbend Court is vacated and the addition is allowed, it would be necessary for Light & Power to relocate some of the existing transformers and primary electric as it could 15 not remain under a permanent structure. Coordination and easements for an alternative electric routing would be required. Any change to the existing electric services will require they be brought up to current standard. Response: There are no changes to the existing site or utilities proposed as part of this project. As we begin developing the design for future phases of work that would impact electric services, we will continue to coordinate these changes with you. Any changes to existing electric services would be included as a separate submittal. 3. Relocations or modifications to existing electric facilities will be at the expense of the owner/developer. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be located within a dedicated easement or the public right-of-way. Please coordinate relocations with Light & Power Engineering. Response: Acknowledged. 4. Transformer and meter locations must be coordinated with Light & Power Engineering and shown on the plan set. Transformers must be located within 10 feet of an all-weather surface accessible by a line truck. Please adhere to all clearance requirements in the Electric Service Standards at the following link. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations Response: There are no changes to the existing site or utilities proposed as part of this project. 5. A Customer Information Form (C-1 Form) and a One-line diagram, for any proposed electric changes and/or additions, will need to be submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations Response: Acknowledged. 6. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf Response: Acknowledged. 7. The secondary services to the buildings will be considered commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner. Response: There are no changes to the existing site or utilities proposed as part of this project. 8. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees Response: There are no changes to the existing site or utilities proposed as part of this project. 9. Light & Power typically stocks all transformers and material necessary, and works on a first come, first serve basis with inventory. Unfortunately, as is the industry, we are experiencing material shortages and long lead times on transformers. We will assess what we have available when this project gains City approval and progresses to construction. Orders have been placed with our manufacturer and we are working hard to secure transformers and materials. 16 Response: There are no changes to the existing site or utilities proposed as part of this project. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 1. City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Response: There are no changes to the existing site, landscaping or irrigation proposed as part of this project. 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: There are no changes to the existing site, landscaping or tree removal proposed as part of this project. We will coordinate with you as we begin to develop plans for future work (which would be included as a separate submittal). 17 Department: Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. Plan reflects access within 150 of all exterior portions of the building. The proposed emergency access road to the south measures approx. 23’, it will need to be at least 26’ to meet the width requirement for an EAE with a fire hydrant. Corners on the EAE will need to meet turning radii requirements- 25 ft inside and 50 ft. outside. 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 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. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Response: There are no proposed changes to the fire lanes or fire access as part of this project. The proposed changes for the future phase will be included as a separate submittal. The only change to exterior fire access as part of this project will be to relocate the FDC to the front of the building, closer to the existing hydrant on the corner of Sharp Point Drive and March Court. We will submit a separate package to PFA for formal approval of this change. 18 2. If any of the buildings exceed 30’ in height, there will be additional requirements for aerial access. 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. Response: There are no proposed changes to the existing building height or envelope as part of this project. 3. Address See below for addressing requirements. 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. Response: There are no proposed changes to the existing building envelope as part of this project. Existing address signage on the building is planned to remain. Reference architectural elevations. If this signage needs to be upgraded, it will be added to project scope. 4. Water An additional hydrant will most likely be required to meet that 300 ft of all portions of the building requirement. If the two buildings are not connected across Riverbend Court, an additional hydrant would not be needed. WATER SUPPLY – Commercial/Multi-family 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 all portions 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. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). Response: There are no proposed changes to the existing building, site or fire hydrants as part of this project. We will continue to coordinate with you as we develop plans for future development. These changes would be included in a separate submittal. 19 5. A school will require an NFPA 13 system. Current sprinkler system will need to meet current code requirements. 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). Response: Acknowledged. The sprinkler system will be reconstructed to meet Chapter 9 requirements. We will submit a separate package for approval of these changes. 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. Response: Acknowledged. The FDC will be relocated to side of the building that fronts Sharp Point, as reviewed on site. This will be closer to the hydrant on the corner of March Court and Sharp Point Drive. We will submit a separate package for approval of this change. 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 Response: Acknowledged. FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 Response: Acknowledged. The fire alarm and smoke detection systems will be reconstructed to meet IFC requirements. We will submit a separate package for approval of these changes. 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 20 - 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. Response: Acknowledged. 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 Response: Acknowledged. A test will be performed closer to the completion of the project, and an amplification system will be installed if required. 6. OCCUPANCY GROUP CLASSIFICATION & CHANGE OF USE Poudre Fire Authority and the City of Fort Collins have adopted the 2021 International Fire Code (IFC). Should this property undergo a change of occupancy, the building will require upgrades consistent with current code requirements for the assigned occupancy group. Contact the building department for occupancy group details. Response: Acknowledged. 7. 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 Response: Acknowledged. 8. BUILDING PERMIT 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. Response: Acknowledged. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com 1. PRE-SUBMITTAL FORESTRY INVENTORY 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: There are no changes to the existing site, landscaping or tree removal proposed as part of this project. We will coordinate with you as we begin to develop plans for future work (which would be included as a separate submittal). 21 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: There are no changes to the existing site, landscaping or tree removal proposed as part of this project. We will coordinate with you as we begin to develop plans for future work (which would be included as a separate submittal). 3. Please provide a landscape plan that meets the Land Use Code (LUC) 5.10.1 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: There are no changes to the existing site, landscaping or trees proposed as part of this project. We will coordinate with you as we begin to develop plans for future work (which would be included as a separate submittal). 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 22 15’ between ornamental trees and arterial streetlights 50’ from stop signs Response: There are no changes to the existing site, landscaping or utilities proposed as part of this project. 5. The LUC 5.10.1 standard for Tree Species Diversity states that 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 5.10.1(D)(c)(II), canopy shade trees shall constitute at least (50%) of all tree plantings. Response: There are no changes to the existing site, landscaping or trees proposed as part of this project. 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: Acknowledged. 7. Canopy shade trees should be planted at 30-40’ spacing 5.10.1(D)(c)(I) in the ROW along street frontages. Response: There are no changes to the existing site, landscaping or trees proposed as part of this project. 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 5.10.1). Response: There are no changes to the existing site, landscaping or trees proposed as part of this project. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. This building is currently a B office and F-2 factory occupancy therefore changing to a E school occupancy is a change of occupancy. This project appears to be a change of Use &/or Occupancy A. “Any change in the occupancy classification of a building or structure B. “Any change in purpose, or change in the level of activity within a building or structure” C. “A change of use of a building or portion of building within the same group classification, for which there is a change in application of the code requirements.” CHANGE OF USE: A change in the use of a building or a portion of a building, within 23 the same group classification, for which there is a change in application of the code requirements. Building Codes are updated every few years and each occupancy/use have unique requirements. When a change of occupancy or function occurs, the space needs to meet code for the new function which need to be analyzed by a licensed architect/engineer under current codes including the IEBC. WHY IS APPROVAL NEEDED TO CHANGE OCCUPANCY/USE? Change of occupancy/use without approval can impact the life safety and health of building occupants. A building permit, inspections, and the issuance of a new Certificate of Occupancy (CO) is required. Some of the categories impacted by change of occupancy include but are not limited to: 1. Feasibility analysis: Some existing buildings are only designed to accommodate specific functions. Allowable building area & location on levels/stories needs evaluated. 2. Structural analysis: Each occupancy function has specific loading requirements. 3. Establishing a new Occupant Load: Occupant load calculations are based on functions of rooms and load factor calculations in the building code. 4. Fire Protection: Distance to property lines and other buildings, size of fire areas, fire separations between different occupancy types, and fire sprinkler systems. 5. Exit system: Number of exits, travel distance to exits, distance between exits, direction of door swing, exit signs, and exit door hardware. 6. Accessibility: Accessible parking, entry, routes through the space, restrooms upgrades, break rooms. 7. Energy upgrades: Spaces increasing energy usage may require upgrades to insulation, lighting, and mechanical. 8. Plumbing: Restroom fixture counts, drinking fountains, and service sinks. 9. Mechanical: Adjustments to quantity fresh air intake for the new occupant function. WHAT IS NEEDED TO SUBMIT FOR CHANGE OF OCCUPANCY/USE?  Plans and/or evaluations stamped by a Colorado Licensed Architect and/or Engineer.  Evaluations must address upgrades needed in accordance with the current adopted codes local amendments, and specifically chapters 3 & 10 of the IEBC. https://www.fcgov.com/building/codes.php  Guide/Checklist: https://www.fcgov.com/building/pdf/tf‐checklist‐16.pdf  Submit for a commercial remodel permit: https://www.fcgov.com/building/application.php HOW MUCH WILL THE PERMIT COST?  Where no upgrades are required by Zoning, and no upgrades are required by Building Codes (as evaluated by the architect/engineer) and no construction is proposed, the permit fee is $100.  Where construction is required for upgrades or proposed work, fees will be based on the valuation of the total project cost. Response: This project will be permitted through the Division of Fire Prevention and Control. 2. BUILDING PERMIT: 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 24 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. The new 2024 buildings codes will be adopted in 2025. · 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. 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: This project will be permitted through the Division of Fire Prevention and Control. 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. 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. 25 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. 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: Acknowledged.