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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/08/2025 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/developmentreview August 08, 2025 RE: Bank of America at 2413 S. College Ave, PDP250002, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Bank of America at 2413 S. College Ave. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Seth Goldstein via phone at or via email at sgoldstein@fcgov.com. Comment Summary: Blue Text – NELSON Worldwide LLC. (Architect) Green Text – Langan Engineering (Civil) Department: Development Review Coordinator Contact: Seth Goldstein sgoldstein@fcgov.com Topic: General Comment Number: 1 INFORMATION: 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. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Acknowledged Comment Number: 2 SUBMITTAL: As part of your submittal, a response to the comments provided in this letter and a response to plan markups is required. The final letter is provided to you in Microsoft Word format. Please use this letter to insert responses to each comment for your submittal, using a different font color. Please use the markups to insert responses to each comment on plans. Please do not flatten markup responses. 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 2 explanations of why comments have not been addressed [when applicable]. Acknowledged, see comment responses in green and redline responses. Comment Number: 3 SUBMITTAL: 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-requiremen ts-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. Acknowledged. Comment Number: 4 SUBMITTAL: 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/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Understood. Comment Number: 5 SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Resubmission notice sent out on 10/13/2025 by NELSON. Comment Number: 6 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Acknowledged Comment Number: 7 INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Understood. Comment Number: 8 NOTICE: A Development Review sign will be posted on the property. This sign will be 3 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. Understood. Comment Number: 9 FOR RECORDING – PLAT AND PLANNING SET: Could you please update the City signature blocks on the Plat and Planning Set? Instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, ____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. FOR RECORDING – PLAT AND PLANNING SET: Could you please update the City signature blocks on the Plat and Planning Set? Instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, ____________" for the date? This alternative format facilitates smoother date input with digital signatures. Please update the Signature Line, from "Director" to CDNS Director or Designee OR Director of Community Development and Neighborhood Services or Designee. The Planning Certificate has been updated to reflect the requested date format: “on this day, ____________.” Signature line spacing has been. Additionally, the title on the signature line has been revised to read “CDNS Director or Designee”, in accordance with the city's request. Comment Number: 10 FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Understood. Comment Number: 11 FOR HEARING: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Understood. Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 Topic: General Comment Number: 1 07/29/2025: Minor question for the meeting: On the west, the property line runs down the middle of the walkway, is that correct? The lot line as illustrated is correct. Or is that whole area being redeveloped with remodeling of the building on the west? Bank of America is not aware of the work being done by the Landlord to the west. Comment Number: 2 4 07/29/2025: The elevations are mis-labeled unless I am completely missing something. The biggest planning comment starts with a fundamental citywide standard in the Land Use Code that states: “Building design shall contribute to the uniqueness of a zone district, and/or the Fort Collins community with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. In the case of a multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive place within the zone district or community. A standardized prototype design shall be modified as necessary to comply with the requirements of this subsection.” (Subsection 5.15( E)(1) Site Specific Design.) The building design generally works well in terms of quality materials, but materials and details should be given more close attention to respond to local character in this “District” of the Fort Collins Midtown Plan.” The elevation labels have been corrected to reflect the correct building orientation. Following the Midtown Plan, commercial buildings widely use contrasting masonry, like brown brick against lighter planks. Using brick as the predominant material shows the permanence that aligns with our program's message as a bank. This material palette differs greatly from the typical BofA Prototype's metal and formed composite panels. Comment Number: 3 07/29/2025: Related to that, the parcel is located within the planning area of the Fort Collins Midtown Plan. The east elevation in particular, along College Avenue, needs more close design attention that should be informed by that adopted plan which provide design guidance based on close attention in a public planning process. A basic vision for Midtown states: “The vision for Midtown is that it will be a vital district, with a mix of uses and activities that serve a broad spectrum of the community. It will have a distinct identity that distinguishes it from other parts of the city and will serve as a destination in its own right.” (p. 1-2.) Also pertinent: “Sustainable, local materials where possible to reinforce a sense of locality. (p. 1-4.) Also pertinent: “Enhance the public realm. Sidewalks, promenades and other pedestrian paths should be designed to invite their use through thoughtful planning and design. Improvement on private property also should enhance the public realm” and “Enhance the pedestrian experience. Each improvement project should contribute to a pedestrian friendly environment. This includes defining street edges with buildings and spaces that are visually interesting and attract pedestrian activity.” (p. 6-3.) Also pertinent: DESIGN OF THE PUBLIC REALM. The public realm of Midtown should be dynamic, active, inviting and be of high-quality materials. 1. Development projects should be designed to contribute to the public realm in a positive way using the following design elements: • Active street frontages • Pedestrian-oriented entries • Street-facing windows • Small, public spaces linked to the sidewalk • Public art. Also, Excellence in Design, p. 1-10. Any floral or natural thematic components would reinforce the "Gardens District" idea in the Midtown Plan. Limitations of this bank drive-through pad are understood. The material for the east façade was revised to match the neighboring context of brown brick and a stone base. The stone base will also break up the monochromatic nature of the wall. Our glazing at this elevation is limited by the function of the bank offices, which protects customer privacy. We have also extended the canopy to this edge to provide shelter along the building and create a similar visual scale to the adjacent pedestrian walkway. The natural pathway east of the building will enhance this façade by allowing 5 beautification without compromising interior function. Comment Number: 4 07/29/2025: Islands at ends of western parking area: Those should have trees in them – is there a reason why American Plum is shown there? Canopy tree will replace American Plum. Comment Number: 5 07/29/2025: Native prairie plants: Several of the small plants are shown in situations that they are not well suited for – the fringed sage, wine cups, and prairie verbena. More detail to follow, and a conversation with the landscape designer would be best. Plant palette has been changed and draws from city approved street trees, fcgov.com/vegetation, and approved selections used by King Soopers. Comment Number: 6 07/29/2025: South parking area: what is between that paving and the sidewalk? The parking needs to be screened. It looks like an architectural fence or wall is needed for this plan. Parking is now screened although Div. 3.2.1 E.4(b) would suggest less than six stalls does not require screening. Emphasis is to screen headlights directed to the east. Comment Number: 7 07/29/2025: A basic site plan component that needs to be included is bicycle parking. Bike racks are provided near the primary entrance. I assume there is no trash dumpster needed - is that right? A dumpster is not proposed. Bank of America uses a third-party janitorial team/waste management company that coordinates waste removal from site every day. Comment Number: 8 07/30/2025: Walkway along western bay of parking: those parking stalls can be as small as 17' with room for bumper hoverhang over the sidewalk (I think the spaces are 19'). You could split the difference, say 18', and make the walkway a little more generous. Stall has been changed to 17.5’ for a walk width of 7’-2”. Comment Number: 9 08/06/2025: Western landscape edge: Add an architectural FENCE in that thin strip that shows stone mulch, for definition of the walkway and screening, separate from the parking. Alternative Compliance can solve the lack of planting if we agree that vines on the fence would not be appropriate. The western side of the building is not permitted for pedestrian passage as this is the Drive-thru for the ATM. The bank will include signage to limit pedestrian access unless it’s for maintenance. The west lot line is a product of the former INCA restaurant. As the bank lot is a lease agreement, property ownership does not change. The bank is aware that west retail customers may desire to park across the shared drive aisle and installing a wall would not serve the interests of the ownership. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 07/23/2025: FOR HEARING: Please address all redlines on the plans. Bluebeam session 077-300-308 is no longer accessible to respond directly on the plans to comments 6 made. In summary, dimensions have been added, the existing drainage easement will be vacated, public curb ramp follows city standards, general traffic notes, and cover sheet are updated. Comment Number: 2 07/23/2025: FOR HEARING: You are showing the proposed building to be constructed over an existing drainage easement. Permanent structures cannot be constructed over easements. The easement will have to be vacated, or the building will have to be moved. To vacate an easement by separate document, please submit the full vacation application, including fees, found here: https://www.fcgov.com/engineering/devrev#cb-38309-6601 The existing 20’ drainage easement is planned to be vacated through a replat. Comment Number: 3 07/28/2025: FOR FINAL: For the first submission of the utility plans in FDP, please be sure to add all necessary items from the utility plans checklist is LCUASS Appendix E-4, including indemnification statement, engineer's certification statement, etc. LCUASS checklist requirements have been incorporated into the Utility Plan set. Comment Number: 4 07/28/2025: FOR HEARING: The engineering variance for parking setbacks was approved by Brad Buckman on 7/28/2025. Please add this to note #48 in the general notes. Thank you, Note added. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 07/28/2025: FOR INFORMATION: Thank you for providing the completed Transportation Worksheet. Based on the information provided, the change in use of this site from a restaurant to a bank would result in a reduction in overall trips/traffic generated by this site. This reduction would not trigger the requirement for a full Transportation Impact Study. A full TIS is waived. Please include the completed Transportation Worksheet in all your submittal so it can be documented. Understood. The completed Transportation Worksheet will be included in all submittals. Comment Number: 2 07/28/2025: FOR INFORMATION: Thank you for providing the updated Access Permit from the Colorado Department of Transportation. Please include a copy of the Access Permit with each round submittal so it can be documented. Understood. A copy of the Access Permit will be submitted with each round. Department: Stormwater Engineering Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 07/16/2025: INFORMATION: Thank you for your acknowledgement of Erosion comments from the previous PDP round of review. We understand projects are subject to revisions during 7 PDP reviews and it is not practical to submit all Erosion Control Submittals at this time. Erosion Control Submittals are not required for Hearing. We will expect Erosion Control submittals at FDP round 1 for review and comments. Please refer to the City of Fort Collins Stormwater Criteria Manual, Chapter 2, Section 6 for the required Erosion Control Submittals for your project. This can be found at the following website. https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/erosion/ Understood. ESCP plans will be included with FDP round 1. Contact: Matthew Kapp mkapp@fcgov.com Topic: General Comment Number: 2 07/22/2025: FOR HEARING: Runoff calculations in Section 2.3 of the Drainage Report do not include the required 1.25 peaking factor for calculating the 100-year peak discharge (Q100). Please revise the pre- and post-development Q100 calculations to include the peaking factor. The peaking factor is now included in the Q100 Calculations. Comment Number: 3 07/22/2025: FOR HEARING: Please provide more details (manufacturer and design) of the proposed below-grade water quality system. Calculations confirming that the design/capacity meets requirements should also be provided. Manufacturer cut sheets are now included for the water quality system within the Utility Plans, sheets 8 & 9. A comparison of the required versus provided WQCV is provided on the LID Exhibit within the Drainage Report appendix. Comment Number: 4 07/22/2025: FOR HEARING: Please revise stormwater main (STRM-1) to 90 degree bends and perpendicular intersections (STRM-1 and LAT-1.0) with manholes at the direction changes/intersections, including the connection to the sewer main in College Ave. All storm alignments have changed and include MH at direction changes / intersections. However, not all direction changes are perpendicular. Please advise if acceptable. Comment Number: 5 07/22/2025: FOR FINAL PLAN REVIEW: All hydraulic calculations need to be included (as appendices) in the Drainage Report and will be subject to review during final plan review. All hydraulic calculations will be included as appendices in the Drainage Report. Comment Number: 6 07/23/2025: FOR HEARING: Please revise landscaping plan to increase separation between trees and proposed storm sewers. Please see https://www.fcgov.com/utilities/business/builders-and-developers for separation requirements. 10 feet of separation between storm sewers and trees is the standard. All storm alignments have changed to increase storm to tree separation. Comment Number: 7 07/23/2025: FOR HEARING: Please provide updated plat showing all easements to be vacated, as well as all proposed easements including drainage for new public storm sewer and 8 below grade LID system. Replat has been provided. Department: Water-Wastewater Engineering Contact: Matthew Kapp mkapp@fcgov.com Topic: General Comment Number: 1 07/23/2025: FOR HEARING: Please label/callout the location of the existing water service curb stop that will remain. Approximate location of existing water service curb stop has been labeled on the Utility Plan. Comment Number: 2 07/23/2025: FOR APPROVAL: Please show existing sewer service to King Soopers gas station on the Existing Condition & Demolition Plan. The existing sewer service to the King Soopers gas station has been added to all applicable sheets. It has been greyed-back to clearly indicate that it is an existing utility. Comment Number: 3 07/23/2025: FOR INFORMATION ONLY: Will a fire service to the new building be required? Yes, an internal fire suppression system is proposed. The fire service along with the proposed hydrant is illustrated on the utility plan. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 1 07/29/2025: FOR HEARING: The existing building is feed from an existing 3 phase transformer that is 120/208v. It is a 150KVA transformer that sits on the property to the west and feeds that building as well as your proposal for it to feed the new building. I would like to have an offline meeting about this transformer, so we can understand if it is in a utility easement. An easement will be needed for your customer owned electric service to the new building. Please reach out to me to set up a meeting. NELSON reached out to coordinate a meeting on 10/13/2025. Comment Number: 2 07/29/2025 INFORMATION: I will need pictures of the existing buildings main breaker for you to receive a capacity fee credit. Please email that to me directly. Bank Project Management Team will reach out to Existing Building Owner for a photo. Comment Number: 3 07/29/2025:INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees 9 Acknowledged. Bank Project Management or General Contractor will reach out for fee requirements and payment. Comment Number: 4 07/29/2025:INFORMATION All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Acknowledged. Bank Project Management or General Contractor will reach out for fee requirements and payment. Comment Number: 5 07/29/2025: INFORMATION The service to the building will be considered a commercial service; therefore, the applicant is responsible for installing the secondary service from the transformer, or first point of connection to the meter(s) and will be owned and maintained by the individual unit owner. Understood. Comment Number: 6 07/29/2025: INFORMATION You may contact Luke Unruh with project engineering if you have questions. (970) 416-2724 or lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Understood. Department: Environmental Planning Contact: Clint Anders canders@fcgov.com Topic: General Comment Number: 1 07/22/2025: FOR APPROVAL: City of Fort Collins Land Use Code [Article 5.10.1 (D)(2)] and Colorado Senate Bill 24-005 only allow the use of turfgrass in high-traffic areas where it is functional and utilized. The landscape plan should specify all grass species being proposed and delineate the appropriate locations. It's assumed based on the landscape notes and hydrozone plan that the areas shows as sod would be a high water use turf grass. This would not be allowed. There is no portion of the site that meets the definition of functional turf. All grass has been removed from the site. Comment Number: 2 07/22/2025: FOR APPROVAL: The water use chart on the hydrozone plan exceeds the allowable limit of 11 gallons / square foot / year. This can likely be corrected by addressing comment 1 on nonfunctional turf. The requested 11 gal/sf/year maximum allowable has been met. Division 3.2.1 E.3(b) refers to 15 gal/sf/yr as being the allowed maximum. Comment Number: 3 07/22/2025: FOR APPROVAL: City of Fort Collins Land Use Code [Article 5.10.1 (D)(2)(f)] required a minimum of 50% organic mulch for mulched 10 landscape areas. Stone mulch cannot be the only mulch type. Understood, reference revised Site Landscape Calculations. Of the total pervious area, 59.5% is wood mulch. Comment Number: 4 07/22/2025: FOR APPROVAL: City of Fort Collins Land Use Code [Article 5.10.1 (D)(2)] requires more than 50% of a landscape area must be covered with living plants at maturity, not counting trees. Please assure landscaped areas have appropriate shrubs and/or seed to meet this requirement. Reference revised Site Landscape Calculations. Shrub and groundcover plants infill most all wood mulch areas. Additional plantings in stone mulch brings the estimated vegetative coverage to 60%. Comment Number: 5 07/22/2025: INFORMATION: Many of the groundcovers in the landscape design consist of pollinator friendly native species. This is often lacking in Midtown commercial areas. Since this site is within the Gardens Character Area of the Midtown Plan it should incorporate native or wildlife-friendly plants to attract pollinators and other species to the site. Please keep this in mind when selecting plants to replace the turf areas and meeting the 50% coverage requirement. Plant palette has been changed and draws from city approved street trees, fcgov.com/vegetation, and approved selections used by King Soopers. Comment Number: 6 07/22/2025: INFORMATION: Weed fabric can prevent organic matter from breaking down and enriching the soil, which can impact soil health over time impacting the health of plants. City of Fort Collins Land Use Code [Article 5.10.1 (E)(4)(c)] requires the use of best practices for prioritizing water quality and improving the health of landscapes and soils. Weed barrier fabric would not be allowed under wood mulch areas, but would be allowed under rock mulch areas. Please keep this in mind around trees. Use of weed barrier fabric is limited to rock mulch only. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 1 07/22/2025: FOR APPROVAL Please increase the number of shade trees you're planting to meet the 50% shade tree requirement. Added to the Site Landscape Calculations, trees preserved equal 5 canopy and 2 evergreen. Proposed trees equal 11 canopy and 5 evergreen for a provided total of 16 canopy and 7 evergreen trees. Comment Number: 2 07/22/2025: FOR APPROVAL 1.5 inch B&B American plums are very hard to source and are more of a shrub than an ornamental . Please choose an alternate species. American Plum has been removed. Comment Number: 3 07/22/2025: FOR HEARING The Tree Mitigation Page has many errors including wrongly labeled species and or sizes. Please see Forestry redlines for correct inventory information. Additionally, the site plan does not match the landscape plan in terms of tree species, or sizes. 11 Tree Mitigation Page updated with correct inventory information. Comment Number: 4 07/29/2025: FOR HEARING There are tree utility conflicts that would necessitate moving or removing at least two proposed trees from the landscape plan. Please consider options to shift utilities or shift tree locations. Trees/Utilities have been moved to avoid conflict. Comment Number: 5 07/29/2025: FOR HEARING Tree #5 is very close to the existing walk. With the removal of the existing 6' walk, and the installation of a 10' walk, how will the tree be protected? There is no room to extend the walk west, so will it be shifted east away from the tree? Please ensure the protection of the tree with the proposed development. The walk, being a required width of 10’ has a constrained alignment between the existing tenant shared monument sign and tree. It is unknown if the existing monument sign can be relocated and if so, to where? As drawn, the edge of walk is further from the existing tree. Using a longitudinal slope of 5% (max.), every effort has been made to match subgrade. Notes to the contractor will be added to maintain a minimum clearance and to limit disturbance of the root zone with installation of the walk. Please advise if more can be done. Comment Number: 6 08/06/2025: FOR INFORMATION The Emerald Ash Borer (EAB) was found in Fort Collins in 2020 and has spread across the City. Without treatment, all ash trees will eventually die from EAB infestation. Since you have significant green ash trees on this property, please consider having them treated for EAB. You can find a list of licensed arborists that treat for EAB on our website https://www.fcgov.com/forestry/. A note has been added with reference to the Emerald Ash Borer treatment notes on the Landscape notes and details sheet. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 07/29/2025: FOR HEARING: Please add the following note to the site and landscape plans: The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping located within the public right-of-way along the portion of S. College. that abuts the Property as shown on the Final Development Plan Documents. Note added. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 07/29/2025: FIRE APPARATUS ACCESS – IFC 503.1.1 12 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. If the building is equipped with an automatic sprinkler system, this distance can be extended to 300 feet. 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. I only see 1 EAE located to the north of the building. According to comment response, a sprinkler system will be provided however, no fire line has been proposed. If the building contains an automatic sprinkler system, the distance is acceptable. If no sprinkler is proposed, it is beyond 150 feet. Fire hydrant is proposed in the Northwest corner, along with a building mounted FDC. EAE will be included in the repat along all proposed fire apparatus routes Comment Number: 2 07/29/2025: OBSTRUCTION OF FIRE APPARATUS ACCESS ROADS - IFC503.4 Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. The minimum widths and clearances established in Section 503.2.1 shall be maintained at all times. The proposed EAE has bump out that narrows the EAE to 17.5 ft width. This will need to be corrected to maintain the required 20 ft width. All proposed fire apparatus routes meet section 503.2.1 requirements. The portion of the proposed fire route to the northwest has been increased to 20 feet. Comment Number: 3 07/29/2025: FIRE LANE LOADING - IFC Appendix D102.1 amendment Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 80,000 pounds. Private drives used for fire lanes shall provide information confirming the design can handle fire truck loading. A note shall be added to the civil plans indicating all areas dedicated as EAE are capable of supporting 80,000 pounds. Note added to site plan. Comment Number: 4 07/29/2025: FIRE LANE SIGNS The limits of the fire lane shall be fully defined and fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. - IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide. 13 - IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide and less than 32 feet wide. Fire lane signage added to the Site Plan with references made to the applicable LCUASS details. 07/29/2025: 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. Site plan note 17 indicates 6 inch numerals. This will need to be corrected to 8 inch numerals. Please see the attached signage for address number of new building attached under 6_OTHER- SIGNAGE_BankofAmerica2413SCollegeAve_PDP_Rd2 Comment Number: 6 07/29/2025: WATER SUPPLY – Commercial/Multi-family IFC TABLE C102.1 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 the furthest portion of a 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. There is currently no existing hydrant within the required distance to the new building so a new hydrant would be required. The utility plans show what appears to be a hydrant symbol on the Southwest side of the site. If this is where the proposed hydrant is to be located, the drive aisle it is located on will also need to be dedicated EAE and meet fire lane requirements. Fire hydrant is proposed in the Northwest corner. The symbol reference was a remote FDC and is now proposed to be building mounted. Comment Number: 7 07/29/2025: 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 14 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%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors Please provide FDC location if building is going to be equipped with a fire sprinkler system. A building mounted FDC and fire service line are proposed. Comment Number: 8 07/29/2025: INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2024 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-p revention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Acknowledged. Comment Number: 9 07/29/2025: 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-permit s/new-building-plan-review-application. Acknowledged. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 07/21/2025: 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 early 2026. · Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. 15 · 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. • Commercial buildings must provide 10ft to 30ft of fire separation distance (distance to a property line or distance to another building) per chapter 5, 6, and 7 of the IBC. Required fire separation distance for V-B construction: ○ 10 feet from the building to any property line (PL). Can be closer if that wall faces a public way (street). ○ All MF buildings on the same lot/property must be spaced 20 ft apart due to assumed PL between them. ○ The wall closer then 10ft to the PL must be fire rated per IBC section 705.5 and openings protected per 705.8. ○ Or documentation that on the side where the building is closer than 10ft to the PL, that adjacent land is a no-build easement or a fire access/emergency easement (not a utility easement). • 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. • The energy code requires all new buildings pass a building air tightness test (blower door) and submit documentation of such before final CO can be issued. • Accessible parking spaces must be located as close as possible to the buildings main accessible entrance. • 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. Acknowledged. Department: Technical Services 16 Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 07/17/2025: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Understood. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 07/28/2025: INFORMATION: The hydrozone chart and plant list needs to be adjusted to maintain an annual water demand average under 11 gallons per square foot (gpsf). The landscape plan will need the plant material adjusted to reach this average and resubmitted for review. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com The requested 11 gal/sf/year maximum allowable has been met with most plant material in the low to very low water use category. Division 3.2.1 E.3(b) refers to 15 gal/sf/yr as being the allowed maximum. Comment Number: 2 07/28/2025: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com Irrigation plans will be provided at building permit stage.