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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 12/06/2024 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 December 06, 2024 Ryder Reddick Pedersen Toyota, LLC 3325 S Timberline Road Suite 130 Fort Collins, CO 80525 Re: Dealership Expansion at 4455 S. College Ave Description of project: This is a request to expand the showroom and install new service bays at 4455 S College Ave (parcel #s 9735445001 & 9735431001). The applicant is proposing to partially demolish the showroom and expand the current building from 26,700 SF to 51,330 SF. Access can be taken from Kensington Dr to the south of the site. The site is directly west of S College Ave and approximately 0.14 mi north of W Harmony Rd. The property is located in the General Commercial District (C-G) and subject to a Major Amendment (MJA) Type 2 Review by the Planning & Zoning Commission. Please see the following summary of comments regarding Dealership Expansion at 4455 S. College Ave. 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, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary Development Review Coordinator Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082 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! o Applicant Response: Thank you for your assistance moving us forward throughout this 2 process. We will make sure to include Marissa in all communications moving forward with City Staff and will reach out to Marissa with any questions as they arise throughout the permitting process. 2. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission 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. o Applicant Response: We understand that the decision-making body to approve or deny our application for a Major Amendment will be the City of Fort Collins Planning and Zoning Commission and that all adjacent neighbors/property owners within 800 to 1,000 feet will be formally notified of the proposed project and will have the opportunity to review and provide comments to the City prior to and during the Planning and Zoning Commission Hearing for this project proposal. We have already made initial efforts to connect with the adjacent property owners to share our vision of the proposed project, why it is needed for our business operations, how we believe it will improve the site for our neighbors and to solicit any questions comments or concerns prior to application submittal at a neighborhood meeting held at the Pedersen dealership on January 15th, 2025. We plan to be a good neighbor and will work with our neighbors and the City to mitigate concerns that may come up through this land use entitlement process. We also understand that we will need to work with City staff through their application review to make sure we meet the requirements necessary to have City staff deem the application ready for the Planning and Zoning Commission hearing and understand the timelines that need to be met prior to that hearing date being scheduled for the Planning and Zoning Commission Review. 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. o Applicant Response: We made sure to coordinate with Marissa and Em Myler shortly after the conceptual design review meeting and successfully scheduled and held a neighborhood meeting prior to submittal of this application on Wednesday January 15th @ 6:00PM at the Pedersen Toyota Dealership with representatives of Pedersen Toyota their consultant team and City Staff in attendance. As part of this application submittal package we have included meeting minutes taken at the meeting which include all questions and concerns brought up by the neighbors in attendance. We have also provided a copy of the sign in sheet confirming all neighbors who attended the meeting. 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 3 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. o Applicant Response: Thank you for providing this information to us. We have received the required documentation from the City to complete the application submittal package and will continue to coordinate with Marissa when additional information is needed to help both our team and City staff drive this development review process forward in a timely manner. 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. o Applicant Response: Again thank you for providing this information to us as well. We have received the project submittal checklist and used this checklist along with this comment letter to complete our initial submittal package for review by the City. Your assistance with answering all our questions pertaining to the applicable items needed to complete the Major amendment submittal package has been greatly appreciated. 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]. o Applicant Response: This is understood all responses provided will provide detailed references and explanations addressing each question or comment as requested. 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-nami ng-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. o Applicant Response: We have received and reviewed the Electronic Submittal Requirements and File Naming Standards Form and have made sure all Plan sets have been submitted in PDF format to meet the City’s file size, naming requirements and grouping standards. If any adjustments to these documents are found to be needed, please let us know and we will address as soon as possible. 4 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/sfdcarticles/ Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html o Applicant Response: We have made sure to follow the Electronic Submittal Requirements and File Naming Standards Form that lays out the submittal requirements for the PDF Plan sets we have submitted as part of this application package. All PDF Files have been optimized/flattened to meet the Requirement of the City prior to submittal of this application package. If any additional modifications are required upon review by the City, please let us know and we will address as soon as possible. 9. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. o Applicant Response: We have confirmed with our Development Review Coordinator (Marissa) on January 10, 2025, that the initial application fees required at project submittal will include the $18,975 Major Amendment application fee along with a $650.00 Poudre Fire Authority Development Review fee. Those fees have been submitted in conjunction with this formal application submittal package for review by the City. 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. 5 • 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. o Applicant Response: We have coordinated with Marissa on payment of the application fee and understand upon submittal Pedersen will need to provide both the Major Amendment Application Fee of $18,975 and the Poudre Fire Authority Development Review fee of $650. We will submit one hard copy check totaling $19,625 made out to the City of Fort Collins to cover these fees and will plan to hand deliver that to the City offices once the application is submitted for review. 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. o Applicant Response: Understood we are planning to submit the full application package sometime in mid- February 2025 and will plan to setup a pre-submittal meeting with the City as soon as we believe we have all the pieces in place for a full application submittal. 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. o Applicant Response: Understood to-date we have had the scheduled the neighborhood meeting, and the sign has been posted on site we will not remove the sign throughout the Major amendment review and decision-making process and will coordinate with our development review coordinator (Marissa)for removal of the sign at the appropriate time after the final decision/appeal process is completed. 13. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. o Applicant Response: Also understood we will make sure to submit follow up information needed after each round of formal review by the city in a timely manner and well before we 6 reach the 180-day threshold to keep the project moving forward on schedule. Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 1. 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 5.11.1 See the Enclosure Design Consideration Document for more detailed information on enclosure design recommendations and requirements. https://www.fcgov.com/recycling/pdf/enclosure-guidelines0804.pdf?1527027215 o Applicant Response: Understood we will design the proposed on-site trash enclosure per the guidelines listed in the City code. The enclosure will be well built, aesthetically pleasing and provide easy access and movement for both users and service providers. An enclosure will provide enough space for recycling and trash services and, if needed, may also provide space for compost, linen and waste cooking oil services without blocking pedestrian or service vehicle access. 2. The City of Fort Collins adopted new exterior lighting standards in the Land Use Code that took effect on March 26, 2021. The lighting standards in 5.12.1 will apply to all site and exterior building-mounted lighting. A lighting plan will be required as part of the development documents. https://www.fcgov.com/developmentreview/lighting-regulations A lighting plan will be required to better evaluate functional needs of the development without adversely affecting adjacent properties. o Applicant Response: A lighting plan has been provided as part of our application submittal package and has been designed to meet all requirements provided in the Exterior Lighting Standards provided under 5.12.1 of the City’s and development code. 3. Please keep in mind per LUC 5.15.1 (I) 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. o Applicant Response: All mechanical equipment will be roof mounted and screened by parapet walls that are integrated into the overall building design. Therefore all mechanical equipment on site will be adequately screened by the building materials proposed by the approved design of the principal building on site and will mitigate against any visual and acoustic impacts these functions could have on the adjacent properties and public streets. 4. The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians, mobility assistance devices and transit, throughout the proposed development and to and from surrounding areas, safely and 7 conveniently, and shall contribute to the attractiveness of the development. The on-site pedestrian system must provide adequate directness, continuity, street crossings, visible interest and security as defined by the standards in this Section. The onsite bicycle system must connect to the City's on-street bikeway network. Connections to the off-road trail system shall be made, to the extent reasonably feasible. o Applicant Response: All on-site vehicle, bicycle and pedestrian circulation has been designed to meet the requirements of the City of Fort Collins Land Development Code to enhance the safety and attractiveness of the development and provide additional convenience to all types of traffic entering and exiting the site both during construction and once fully constructed and normal operations begin. See the site plan for more details on how this plan will meet these requirements. 5. Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of-way and the side and rear yard lot line. Along College and Mason a 15ft average parking setback would be required. No point may be closer than 5ft from the property line. Along Kensington parking must be set back an average of 10ft with no point closer than 5ft to the PL. Along the north property line would be a 5ft minimum. o Applicant Response: Parking setbacks have been illustrated on the Site plan and are shown to exceed the minimums: 15’ on College, 10’ on Kensington, 15’ on Mason and 5’ to the north. 6. During the meeting the question was posed about phasing the plan with part of the building addition being reviewed prior to the incorporating the west lot for parking and vehicle storage. Staff will get back to the applicant separately on potential alternate processes. The rest of the comments are focused on the conceptual materials as submitted. o Applicant Response: Upon understanding the overall development review process and requirements provided by the City after our initial Conceptual Design Review meeting with the City, Pedersen Toyota has decided that a phasing plan for development is not the best option or approach for moving forward. As such, the proposed project and application is not requesting to phase the needed re-development of the site and instead proposes to construct the site in one single phase once approval is gained and all building permits are issued. 7. A question was asked about a need to terminate the existing PUDs. The Major amendment would effectively replace the PUD, and we would not need a separate process to terminate the PUD(s). o Applicant Response: With this submittal of the Major Amendment application it is understood that through this process the original Pedersen Volvo, Toyota, Saab PUD will be amended to cover both parcels that are a part of the development area and that the original Mini-U Storage Lot PUD (Originally located on the western parcel) will be vacated in conjunction with the request to redevelop and replat the site and no additional processes will be needed to accomplish this task. 8. A question was asked about application of TOD standards and how they will apply to the project. 8 A major amendment requires a plan to meet current land use standards to the maximum extent feasible. This includes TOD building orientation and design standards. With that in mind staff will work with the applicant to find the best solution possible and will consider any appropriate modifications to standards that may be proposed. Primary focus is a functional project that supports and aligns with City Plan and our subarea plans (including TOD) while meeting the LUC standards to the greatest extent we can. o Applicant Response: Understood, our major amendment application package has incorporated both the City’s Land Use Code Requirements and all relevant subarea plans in the design of the redevelopment on site. Upon review if the City finds that additional modifications to the Site development plan are needed to further meet the requirements laid out in the LUC and the relevant subarea plans impacted by this development, we will work with the City to come up with solutions to address these needs during the development review process. 9. 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 http://www.colocode.com/ftcollins/landuse/begin.htm. o Applicant Response: Prior to submittal of this Major Amendment Application we have worked closely with City staff and have reviewed and incorporated the City’s Land Use Code standards in our development proposal provided. Upon review by the City, if it is found that there are additional items that must be met that were not contemplated in the initial submittal package, we will work with City staff to address these needs in our application package throughout the review process and prior to approval. 10. 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. o Applicant Response: No known modifications of standards are requested currently. Department: Engineering Development Review Contact: Dave Betley dbetley@fcgov.com 970-221-6573 1. The site will need to address any ADA improvements with the development. This includes College, Kensington, and Mason. o Applicant Response: We have included the incorporation of all ADA improvements required for the site development internal to the site as well as along the public ROW improvements made along S. College Avenue, Kensington Drive and S. Masion Street. If during the review process the city finds that additional revisions are needed to our plan to meet these requirements, we will work with the city to address these issues as needed prior to scheduling the Planning and Zoning hearing needed for approval of our project. 2. Harmony Road is listed as a six-lane arterial. The width of harmony and the improvements will need to be brought up to current adopted standards. This will entail compliance with the City's Active Modes, south College Access Control Plan, and the 9 Midtown in Motion Plan. Details would be discussed with a formal submittal. o Applicant Response: We believe this is meant to say College Avenue. In that case, the plans have been reviewed, and additional meetings have occurred to set this ROW cross section. Forestry has also been consulted. Part of this ROW will be able to have 10’ sidewalk, and the rest is going to protect existing trees and have the existing walk remain, with bump outs in the sidewalk where feasible. 3. The Developer will need to address any needed improvements to Mason Street in right of way dedication and detach sidewalks. Mason Street is designated at a Two Lane Arterial. The applicant will need to address any right of way needed and bring Mason Street up to the current Larimer County Urban Area Street Standards and accepted City Planning documents. o Applicant Response: After further discussion and the existing drainage easement along Mason, the existing ROW section is to remain. The ramp along Mason at the southwest corner of the project will be brought up to current ADA code. 4. The site will need to coordinate with CDOT on any development to present any changes in Access Control. The site will need to make sure compliance with the South College Access Control Plan. o Applicant Response: Access points along College Avenue are not changing. CDOT has been reached out to and contracted for this project in January. Compliance with the access control plan has been shown to CDOT, and no changes around the site are proposed with the South College Access Control Plan. 5. The site will need to address the site design and compliance with the Midtown in Motion Plan and the South College Access Control Plan. o Applicant Response: We have reviewed both the Midtown in Motion Plan and the South College Access Control Plan and have incorporated the requirements along S. College Avenue in our Development Plan. If any updates to the proposed plan are needed after review by the City, we will work with the City to address those needs and come up with an amenable solution for all parties prior to the application being forwarded to the decision-making body (Planning and Zoning Commission) for review and final approval. We have also had additional meetings, and a site walk with Engineering to discuss the cross sections. 6. The proposed building is straddling the property line. This will need to be coordinated with the Building Department and Zoning. If remapping is required will need to be completed with the submittal. o Applicant Response: A replat of the two lots that encompass the overall development area is proposed as part of the Major Amendment Application. A replat of the existing lots will be finalized as part of the major amendment application and will be done prior to construction efforts commencing on site. All existing and proposed structures on site will conform and meet all required setbacks and/or offsets listed in the City’s land development code. 7. Please remember to reference previous Development Agreements to make sure there are no outstanding issues. 10 o Applicant Response: A Development Agreement was received from the City dated August 30, 1991. It was reviewed and no outstanding issues presented themselves upon review. It does appear we have already paid for downstream sanitary improvements, and it does not appear we are in violation of the existing DA. Please let us know if you have a different opinion. 8. Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due before issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php o Applicant Response: We understand that all Larimer County Road Impact fees and Transportation Capital Expansion Fees will be due after approval of the Major Amendment application but before building permits are issued. We will work with all jurisdictions to make payment of these fees prior to building permits being issued for the project. 9. Any damaged curb, gutter and sidewalk existing before construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, must be replaced or restored to City of Fort Collins standards at the Developer's expense before the acceptance of completed improvements and/or before the issuance of the first Certificate of Occupancy. o Applicant Response: It is understood that all curbs’ gutters or sidewalks destroyed, damaged or removed due to construction of the proposed development will be restored to the City of Fort Collins Standards at Pedersen Toyota’s expense before all improvements on site prior to all construction efforts for the proposed improvements on and off site are completed and accepted by the City. We are showing the ROW improvements per our walk with the City inspector (Jeremy). Please respond with anything additional expected. 10. 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. o Applicant Response: All proposed and existing sidewalks, driveways and ramps on and adjacent to the development along S. College Ave., S. Mason St. and Kensington Dr. will be constructed/reconstructed to meet the current ADA standards as part of the construction efforts required for the proposed development on site. Both ramps are shown to be improved both along College and Kensington and Kensington and Mason. 11. 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 o Applicant Response: We have worked with the city to understand all Larimer County Urban Area Street Standards that we will have to meet along S. College Ave., S. Mason St. and Kensington Dr. prior to submittal of this Major amendment application package and have included these requirements in our site design in the application package submitted for review. We will work with City staff to meet these requirements through the application review phase of the Major amendment process. If upon review additional requirements are deemed to be needed prior to approval we will work with the City to address these needs prior to the application being forwarded to the Planning & Zoning Commission for review and hearing dates being set. After approval of the major amendment application is 11 received, we will included these details for improvements in our final Civil CD plans prior to building permits being issued on site and will construct the project as required. 12. The location and design of bicycle improvements are determined by the Active Modes Plan, adopted by City Council in December 2022. Various designs are designated by street as outlined on the following map: https://fcgov.maps.arcgis.com/apps/webappviewer/index.html?id=21f8371afffd4b339ce7bcbdb6b27585 Any frontages not shown should default to LCUASS standards. o Applicant Response: Bicycle lanes were determined to not be striped with this project due to concerns of striping and maintenance. There is an existing bike lane along Mason that is to be maintained and will not be altered with this project. The addition of pull-out areas for the sidewalk along College is with the intention of providing enhanced safety for pedestrians and cyclists. Additionally, no bike lanes are proposed along Kensington per coordination with the City. 13. Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to LCUASS. Please inquire with staff if the designation of the specific frontage or intersection you are developing does not have a corresponding standard in LCUASS. o Applicant Response: We have coordinated with City staff prior to submittal of this Major Amendment Application and have received feedback from staff on all frontage and intersection design requirements needed up front for this proposed development along S. College Ave., S. Mason St. and Kensington Dr. we will continue to work with City Staff through the application review process to make sure our site design plans aligns and conforms with all LCUASS standards that need to be met along these frontages prior to the application being forwarded to the City Planning and Zoning Commission for review and approval. 14. 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 o Applicant Response: We have coordinated with City Staff prior to submittal of this Major Amendment application package and have determined no additional ROW is to be dedicated. The ROW along College is of sufficient distance, and same with Mason. There is a utility easement shown along Kensington that allows for trees to be placed, and no additional ROW dedication was determined to be needed after review of cross sections and an on-site walk with Dave. The additional Easements designed for this redevelopment project have been included in our site plan set and will be dedicated on the final plat created for this Major Amendment. The required Signature Blocks have been included in our preliminary Plat provided in this application and will be finalized and fully executed once approved by the City. If during the review process additional ROW or easements are determined to be needed prior to approval of this plan we will work with staff to amend our plan to meet these requirements. If dedication of additional easements or ROW is required to be done by separate document, we will make sure this is done prior to finalizing the 12 Major amendment plat and will included those recording numbers on the plat for reference. 15. Utility plans will be required and a Development Agreement will 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 in the utility plans. o Applicant Response: Noted. LCUASS Appendix E will be used for Utility plans. With this first submittal, utility plans are not provided for review and can be provided at a later date once we’ve gone through the public hearing. 16. A Development Construction Permit (DCP) will need to be obtained before starting any work on the site. o Applicant Response: Understood. We will work with City staff to provide all information needed to the City for us to obtain the required Development Construction Permits before starting any work on site. 17. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. o Applicant Response: Noted. Parking setbacks have been noted on the site plan. There is a 15’ setback shown on Mason, a 10’ setback on the south side along Kensington, a 15’ setback along College, and a 5’ setback from the north. 18. 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 before 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. o Applicant Response: Noted. We have not included fences, barriers, posts or other encroachments into the public ROW in our site plan submittal package for this Major Amendment. If proposed structures that encroach into the ROW are needed by the applicant to conduct regular operations on site, we will submit a separate encroachment permit application to the City’s Engineering Department for review and approval prior to installation of such structures within the Public ROW for this project. 19. The development 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. o Applicant Response: LID is proposed on site and has been coordinated with Wes ahead of the submittal. These systems are proposed on site but within a drainage easement. 20. Doors are not allowed to open out into the right-of-way. o Applicant Response: There are no doors directly adjacent to the ROW, so this is not a concern with this project. 21. Any bike parking that is required for the project cannot be placed within the right-of-way, 13 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. o Applicant Response: Noted. All bike parking is shown to be on site. There are two bike racks providing 4 bike spaces, as shown on the site plan and cover table. 22. 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. o Applicant Response: This is understood. All staging, storage of materials and equipment and parking needed for the construction efforts on site associated with this development will be located internal to the site and not within the public ROW’s adjacent to the property. Details providing locations of these areas on site for construction efforts will be outlined and provided to the City as part of the Development Construction Permit Application submitted for approval by the City prior to construction operations commencing on site. 23. Developments often involve negotiation and consensus with other agencies and property owners. If there is an affected ditch, private easement/utility, HOA, railroad, state maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City before 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 o Applicant Response: For this site, we have started coordination with CDOT. There is no ditch company with this project, and we’ve started coordination with the surrounding utility provided as well. No LOI’s are intended with the parties mentioned above, due to the scale of improvements and the coordination ongoing. If upon initial review of our application by the City, signed LOI’s are deemed to be required for specific improvements impacting any of these outside entities existing agreements on or adjacent to the site, we will work with the City and the outside entities directly impacted by our proposed development to come to a consensus and complete the LOI process approval with the City prior to hearings being scheduled. 24. Any Development that intends to do work within the CDOT right-of-way should reach out to the agency directly in order to obtain the necessary permitting. Please reach out to Tim Bilobran (timothy.bilobran@state.co.us)for more information. o Applicant Response: Tim and Allyson has been reached out to in January, prior to this submittal. We are coordinating with them on the College ACP and the improvements in the ROW. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 14 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. o Applicant Response: We have coordinated with the City prior to submittal of this Major Amendment application package, and it has been deemed that the site is not subject to Historic review based on the information outlined by the City’s Historic Preservation team as provided in the comment above. 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 the City of Fort Collins guidelines in chapter 4 of the Larimer County Urban Area Street Standards. Please have your traffic engineer contact our office to scope the study. o Applicant Response: Our Traffic Engineer has been in contact with the City’s Traffic Operation lead for this project (Steve Gilchrist) to outline the specific requirements that must be met in our Transportation Impact Study prior to formal submittal of this application submittal and has been provided in this Major Amendment application package for review. The transportation Impact study provided in our application submittal package conforms with the guidelines provided by the City’s Traffick Operations lead and Chapter 4 of the Larimer County Urban Area Street Standards. If additional information is determined to be needed upon review of our application, we will work with City Staff to address these needs prior to the application being forwarded to the Planning & Zoning Commission for review and hearing dates being set. 2. PRE-SUBMITTAL: The Colorado Department of Transportation will need to be routed with this project to determine if a new/updated Access Permit is required at College and Kennsington since this is part of the State Highway 287. Please contact Tim Bilobran and Allyson Young, Region 4 Access Managers. timothy.bilobran@state.co.us allyson.young@state.co.us o Applicant Response: Both CDOT members have been coordinated with showing compliance with the ACP along South College and our ROW improvements. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon 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, 15 Reports, Escrow Calculations and Inspection Fees. o Applicant Response: Noted. It is assumed before construction ECM with plans, reports, escrow calculations and inspection fees will be required. That will be provided with final utility plans after the planning and zoning board. Department: Stormwater Engineering – Water Utilities Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 2. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Mail Creek Basin 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 This site is part of Pedersen Toyota Development and must conform to the drainage design of the approved development plans. o Applicant Response: Co remain on the northwest side of the site. With that, there is water quality proposed through underground systems. There are two proposed to maintain historic drainage patterns to two different outlet points. 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. o Applicant Response: A drainage report has been provided with this first submittal. Additionally, 50% Construction Documents have been provided. 4. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be public storm sewers north and east of the site. o Applicant Response: The site has been divided into basins to maintain the existing drainage patterns so a portion of the site outfalls to the north, and a portion outfalls to the east. Both have LID treatment prior to outfalling into the public storm sewer. 5. 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, additional onsite detention is required for runoff from new 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.* o Applicant Response: A drainage report details that the existing drainage is to remain in place. Additionally, the proposed drainage pattern is to have underground water quality, which has been specified and sized according to the comment above. Please review and let us know if there are any questions. We contacted Wes previously on the sizing calculations and on the 16 approach mentioned for drainage design. 6. Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-r egulations/stormwater-criteria o Applicant Response: We are not providing pavers on the site due to use, and we have detailed LID calculations with the drainage report. 7. 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 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. o Applicant Response: Existing and proposed drainage calculations have been completed in the drainage report. The drainage map shows the existing and proposed impervious areas with a table summarizing the requirements. 8. 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. o Applicant Response: No new detention is provided with this project. Water quality is provided, and existing detention is on site. See drainage plan for further details. 9. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is 17 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-development o Applicant Response: Noted. We will look at the DA for the information and note that it’s the owner/operator’s job to maintain the proposed underground storm systems. 10. 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-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 o Applicant Response: Noted. It is our understand that this will be calculated only for new impervious area and will not consist of the area of the existing building or existing parking. Please let us know if we do not have the correct understanding here. 11. Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. o Applicant Response: There are no known existing offsite flows onto the project. Additionally, the driveways to the south are being reconstructed with pans to further ensure no offsite drainage comes onto the project site. Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 1. Existing Water Infrastructure (site specific comment): There is an existing 8-inch water main in South Mason Street and an existing 6-inch water main in Kensington Drive with an existing 1 ½ inch domestic water service. o Applicant Response: The as-builts show both a 6” Fireline and 4” to a fire riser room coming to the building. We believe there is one existing 1.5” domestic line and one existing Fireline. Please let us know if this sizing is not correct or if your records differ. See below image: 18 2. Existing Sewer Infrastructure (site specific comment): There is an existing 8-inch sanitary sewer main in South Mason Street and an existing 18-inch sanitary sewer main running along the north property line. o Applicant Response: The existing 4” sanitary connection to the building will remain on the north side of the building and no new connection to the sanitary main is proposed. 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. o Applicant Response: Noted. At this point, it is believed all existing utilities will be reused. 4. Service sizing (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. o Applicant Response: Noted. This is not included with the initial submittal, but we will do this as a part of the final submittal package for the project. 5. Sewer discharge (site specific comment) Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. o Applicant Response: This has been coordinated with the Industrial pretreatment group. No additional requirements are known. Sand Oil interceptor is completed. 6. 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 19 o Applicant Response: Noted. Water conservation standards have been met for the landscape and irrigation designs. Hydrozones for the plant material has been identified and irrigation zones have been properly identified per water needs for the landscape.. 7. Separate Irrigation Tap (site specific comment) 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. o Applicant Response: A separate irrigation tap has been provided on site. 8. 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 o Applicant Response: Hydrozone table and diagram has been provided as a part of the Landscape Plans. 9. Fees (standard comment): Development and water supply requirement (WSR) fees and will be due at the time the building permit is issued. 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 o Applicant Response: Noted. We are aware of the tap fees. We are not proposing any new water taps. Department: Electric Engineering Contact: Daniel Paluzzi dpaluzzi@fcgov.com 1. SITE SPECIFIC: The transformer that feed the site is located North of the current building. o Applicant Response: Noted. The location of the existing transformer is going to remain in place and be protected with the next phase of development. Per our updated site plan this existing transformer will be located within a proposed landscape island, and the clearance requirements will be met or exceeded. It is unknown at this time if the existing transformer will need to be resized due to the need to increase electrical capacity on site. if a larger transformer is needed this will be incorporated in the site plan proposed to make sure any new transformer installed meets or exceeds all minimum clearance requirements on site. 2. INFORMATION: The existing electric service to this property is owned and maintained by the property owner. If an increase in size is required for this project, the owner would be responsible for the design and installation of the new service back to our power source. If a change to the service is deemed necessary, contact Light and Power as it will incur capacity fees and could require system modifications at the project’s expense. o Applicant Response: Noted. The existing electric line is shown as existing to remain. The 20 project is still working out electrical charging stations, and that design was not completed prior to this initial review. With this, either an increase in size of the service or a new transformer may be warranted with future submittals. 3. FEES: If an increase in service size is deemed necessary, you can use this capacity fee calculator (linked below) to get an estimate of what the fees would roughly cost. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees o Applicant Response: Thank you, that page link provided above resulted in an error. Could you please resend the updated link to the estimated fee sheet? 4. INFORMATION: You may contact Daniel Paluzzi with project engineering if you have questions. Dpaluzzi@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 o Applicant Response: Light and power standards were used to compile the proposed photometric plan. Additionally, the electric standards will be referenced for an increase in power, if warranted. Department: Environmental Planning Contact: Clint Anders canders@fcgov.com 1. 11/27/2024: 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. o Applicant Response: All plant material proposed in the landscape plan are low or very-low water-use plants per the Fort Collins plant database. Pollinator and native plants have been proposed. The turfgrass proposed in the plans are the low-water use, xeric-approved turf grass per the Fort Collins plant list. 2. 11/27/2024: INFORMATION The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1)Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 21 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 o Applicant Response: Thank you! These have been noted. 3. 11/27/2024: Consistent with City Plan and Nature in the City, the site needs to highlight more naturalistic design elements. As an example, the utility plan and landscape plan should consider the co-benefits of stormwater management and landscape design principles. Best practices include but are not limited to tree trenches, Silva cell technology, sunken landscape beds/islands, etc. additionally, within landscaped areas, consider a planting pallet that promotes pollinators resources and increased canopy coverage. Existing significant trees within the limits of disturbance should be preserved to the extent reasonably feasible and may help satisfy the landscaping requirements. With the trees being removed, consider adding pollinator beds. Pollinator beds not only help beautify the city, but also support biodiversity, improve ecosystems, and boost urban agriculture by attracting bees, butterflies, and birds. o Applicant Response: Pollinator beds have been proposed, and tree canopy has been maximized in the landscape plans. 4. 11/27/2024: 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 22 REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document: https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309 o Applicant Response: Note has been added to the Tree Mitigation and Landscape plans 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. o Applicant Response: An on-site meeting occurred on January 8, 2025 with the City Forester . Tree inventory and mitigation information was obtained and used in the creation of the Tree Mitigation documents. 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. o Applicant Response: An “Existing Tree Removal Feasibility Letter” has been provided detailing justification for all proposed existing tree removals on the development site. The site has been designed to preserve to the extent feasible the existing significant trees. Trees removed have been proposed mitigation per the City’s mitigation requirements. 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 23 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 o Applicant Response: All notes have been added to the plans and the landscape plan meets the Land Use Code requirements. Required tree sizes and methods of transplant are met and noted on the plans. 4. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ from public water, sanitary, and storm sewer main lines 6’ from water or sewer service lines 4’ from gas lines 10’ from electric vaults 40’ between shade trees and arterial streetlights 15’ between ornamental trees and arterial streetlights 50’ from stop signs o Applicant Response: All utility locations are on the landscape plan and tree locations are provided in accordance with utility separation requirements. 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. o Applicant Response: No more than 15% of one species is proposed on site. At least 50% of all proposed trees are canopy shade trees. 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 24 maple, Northern red oak, English oak, pin oak, red maple, scotch pine. o Applicant Response: The trees listed in the comment above are not proposed as a part of the landscape plans. 7. Canopy shade trees should be planted at 30-40’ spacing 5.10.1(D)(c)(I) in the ROW along street frontages. o Applicant Response: Canopy shade trees are planted at 30-40’ spacing as possible around existing utilities. Some canopy trees are planted closer together to make count requirements around existing trees and utilities. 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 5.10.1). o Applicant Response: All islands are at least 8’ in its smallest dimension. 9. Please adhere to the updated LCUASS standards, including 8’ minimum parkway widths. o Applicant Response: LCUASS standards are being met with 8’ minimum parkway widths. Department: Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. ACCESS Comment: Additional dedicated fire lanes will be required throughout the parking lot as we will need access within 150 ft of all sales and storage lots. Please see below details on additional access points, current proposal has the additional access points too close to one another. I see proposed aerial access drive aisles- will the proposed building exceed 30 ft in height? If so, see details on aerial access requirements. Inside radius must be 25’ and outside radius must be 50’. 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. 25 -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. 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. ACCESS TO BUILDING OPENINGS – IFC 504.1 An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. o Applicant Response: A fire exhibit has been provided to the fire department for coordination of the above requirements. Marcus last replied on 2.6 that “It appears that the apparatus will maneuver around the site without issues.” 2. ACCESS cont. ACCESS TO BUILDING OPENINGS – IFC 504.1 An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. ADDITIONAL POINTS OF ACCESS – IFC D105.1 Additional points of access shall be required where a required access roadway exceeds 660 feet in length. COMMERCIAL AND INDUSTRIAL DEVELOPMENTS ADDITIONAL ACCESS 26 POINTS -IFC104.2 Buildings or facilities having a gross building area of more than 62,000 square feet shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road where all buildings are equipped throughout with approved automatic sprinkler systems. REMOTENESS IFC D104.3 Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. o Applicant Response: A fire exhibit has been provided to the fire department for coordination of the above requirements. Marcus last wrote “Thanks for providing the turning exhibit. It appears that the apparatus will maneuver around the site without issues. As for the aerial access, that can be a little more difficult to achieve with just 26’ wide fire lanes. I will need to see some building elevations to figure out what parts of the building will require aerial access. This access will be required on the entire “long” side of the building area that requires the aerial access. The edge of the aerial access road cannot be closer than 15 feet to the face of the building and no further than 30 feet from the face of the building. If it is a dead-end aerial access road such as the Southeast corner of this building, the access road will need to be 30 feet in width.” That was on 2.6.25. 3. Address Comment: Addressing on multiple sides of the building will be required. 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. o Applicant Response: On the entry portal at the top, see the 8” tall letters called out with keynote 7. It’s to the right of the Pedersen logo and is shown on the elevations. 4. Water Comment: There are four accessible hydrants. One near the NE corner of the property, 27 one near the NW corner of the property, one in front of 4327 Mason and one on the south side of Kensington Dr. Fire hydrants must be within 300 feet of all facilities, including sales and storage lots. Additional hydrants may be required. An additional permit will be required for altering the current sprinkler system. 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). o Applicant Response: A fire exhibit has been provided to the fire department for coordination of the above requirements. Hydrants and fire flow calculations have been shown. Marcus last responded on 2.6 stating, “Thanks for providing the turning exhibit. It appears that the apparatus will maneuver around the site without issues. As for the aerial access, that can be a little more difficult to achieve with just 26’ wide fire lanes. I will need to see some building elevations to figure out what parts of the building will require aerial access. This access will be required on the entire “long” side of the building area that requires the aerial access. The edge of the aerial access road cannot be closer than 15 feet to the face of the building and no further than 30 feet from the face of the building. If it is a dead end aerial access road such as the Southeast corner of this building, the access road will need to be 30 feet in width.” 5. Additional PFA permit information, if applicable KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11 Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. 28 AUTOMATIC FIRE SPRINKLER SYSTEMS AND FIRE CONTAINMENT The proposed building(s) exceeds 5,000 square feet and shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Regi strations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors 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 EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 o Applicant Response: Noted. Once the building fire alarms are designed, this comment will be in effect for the building. 6. 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 29 n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org o Applicant Response: Noted, the building will be designed to this standard and the on site fire routing has been coordinated with PFA (Marcus). 7. 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- building-plan-review-application. o Applicant Response: Noted, we will keep this in mind for the building permit submittal once it’s time to start that process. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. 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 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 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 30 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. o Applicant Response: Noted, this is going to be scheduled once cleared for building permits. 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. o Applicant Response: Noted. This datum has been shown on the plat submitted and on the construction documents. 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. o Applicant Response: Noted. The name does not start with a number. 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. o Applicant Response: Noted. Monuments are required and shown on the plat. There is also a monument record provided as a separate document. 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. o Applicant Response: Noted, the plat is provided, and a closure report is provided as a separate document.