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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 12/22/2023 Page 1 of 20 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 22, 2023 Ralph Campano City of Fort Collins 300 Laporte Ave, Bldg B Fort Collins, CO 80524 Re: Community Facility at 5400 Ziegler Rd Description of project: The Recreation/ Real Estate Department is proposing a community facility in the northwest corner of 5400 Ziegler Rd. (parcel #8604000904). Access will be taken directly from Ziegler Rd west of the property. The site is directly east of Ziegler Rd and directly north of Kechter Rd. The property is located in the Low-Density Mixed-Use Neighborhood and is subject to an Administrative (Type 1) Review. Please see the following summary of comments regarding Community Facility at 5400 Ziegler Rd. 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, Todd Sullivan via email at tsullivan@fcgov.com. Comment Summary Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! RESPONSE: thank you! 2. The proposed development project is subject to a Type 1 Review. As a City project, 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 Page 2 of 20 have attached the P&Z schedule, which has key dates leading up to the hearing. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. RESPONSE: Understood. 3. For the hearing, we will formally notify surrounding property owners within 800 - 1,000 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. RESPONSE: Understood. 4. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. RESPONSE: Understood. 5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. RESPONSE: Recieved. 6. As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. RESPONSE: We will reply accordingly. 7. Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-and-file- naming-standards_v1_8-1-19.pdf?1680306305. File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. RESPONSE: We will follow the proper naming conventions. 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". Page 3 of 20 Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html RESPONSE: We will save the PDFs correctly. 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. RESPONSE: Per conversation on 11/18 Op Services (Eric Cluver) will provide a charge code for fees. 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 place in the blue drop box located at the north west side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. RESPONSE: Per conversation on 11/18 Op Services (Eric Cluver) will provide a charge code for fees. 11. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. RESPONSE: Thank you for the information. 12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Page 4 of 20 Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. RESPONSE: Thank you for the information. 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. RESPONSE: Thank you for the information. Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 1. Regarding community image, our standards intend to promote a healthy, walkable city. The edge is a crucial part of a city street, and building frontage is a crucial part of the edge. The edges largely establish the character of a city. Rather than the building being oriented in a campus style orientation, the community vision would be to bring the building to the street corner. Standards will require the following: • Buildings must have at least one entrance directly facing a connecting walkway, encouraging pedestrian activity. • Buildings should be visually and physically connected to sidewalks, creating a continuous and active streetfront. Distance from the street varies depending on street size and parking: • Smaller streets with on-street parking: up to 15 feet back from the sidewalk/street edge (Rock Creek Drive). • Larger streets without on-street parking: 25 feet back from the sidewalk/ street edge (Ziegler). City Plan Policy LIV 3.7 - CIVIC BUILDINGS AND GROUNDS, provides the policy intent for the aforementioned standard and states, “Locate prominent civic facilities and grounds— such as community buildings, government offices, recreation centers, Post Offices, libraries, schools and plazas—in prominent and central locations as highly visible focal points. They should be close to major transit stops and be designed to support sustainability outcomes.” In summary, this requirement prioritizes walkability, creates a positive image and relationship between the building and the community, and encourages a human scale design. RESPONSE: Per conversations between User, Design Team & Planning Services, our building cannot sit along the building corner due to utility easements. Based on programming and budget constraints, we propose one entry facing the parking lot. However, we are proposing connecting the north side of the building visually to the street with landscaping and site amenities. Our parking meets the larger streets requirements. 2. Regarding community design, it will be important to create an authentic design that is in character of the community in the architectural style, landscaping, and materials used. For this project it will mean utilizing materials such as warm red brick, buff sandstone. Please also ensure that the design considers the surrounding context of the HC and LMN zone district. This site will likely be transitional in design and can take elements from each zone district. • Consider using elements from both the residential and employment districts in the building's architecture. This could involve incorporating residential-style materials like brick or wood accents alongside larger windows, roof lines, building mass, window and door patterns, and building height. • Consider using similar roof pitches and styles found in the surrounding houses, like gabled roofs, hip roofs. • Ensure that there are clear and inviting entrances that are easily accessible from both Page 5 of 20 the residential and employment areas. This could involve multiple entrances facing each district or a public plaza that creates a natural gathering point. RESPONSE: Per conversations with the User Group, Design Team, and Planning Services, we recognize that this site sits within a uniquely open and transitional block that includes a 288,600 SF, 31'-tall high school and the 54-acre Twin Silo Park, placing our 90,000 SF civic facility within a context that is already scaled to large community uses rather than traditional residential fabric. While within the LMN zoning, the building’s design aligns more closely with the character and massing of surrounding civic and educational structures, using long, flowing rooflines, generous overhangs, and a modern prairie architectural language rooted in the agrarian heritage of Northern Colorado. Textured concrete, wood-toned soffits, and vertically patterned fritted glazing reflect the prairie-to-foothills transition while maintaining a warm, human-scaled interface. Main entrance plaza and north site amenities are organized to create clear, welcoming connections from both residential and employment edges, allowing the facility to act as a true transitional node that honors community identity while appropriately responding to the scale of its immediate surroundings. 3. Has there been any conversation with the Art in Public Places group? It will be important to consider and integrate public art into the design of the building. RESPONSE: We have chosen an artist and are working through contract negotiations and location of the APP installations. 4. As previously mentioned this location is within the LMN zone district, however, it's at the edge of district that transitions to an employment district across Rock Creek Drive as you go to the north. The key is to strike a balance between reflecting the residential character of the district but also providing a transition to commercial and industrial uses. It's not clear how big the building will be, however, building footprint is limited to 20,000 square feet. If a modification of standard is needed for this particular standard you will want to focus on an "equal to or better-than approach". This will likely mean breaking the building down into smaller segments that lend itself to what the standard is trying to achieve (more neighborhood friendly scale). RESPONSE: We acknowledge that this site sits at the northern edge of the LMN district where the neighborhood transitions toward larger employment and civic uses across Rock Creek Drive. While the Southeast Community Center requires a footprint significantly larger than the 20,000 SF limit, we are approaching a Modification of Standard through an “equal to or better than” strategy that breaks the building into two distinct massings. Although each mass is larger than 20,000 SF, this organization fits appropriately within the site context and aligns with the scale of the adjacent high school. Varied roof forms, façade modulation, warm natural materials, and human-scaled entries further reinforce a neighborhood-friendly scale along the LMN edge while transitioning appropriately toward the larger civic and commercial context, including the high school and Twin Silo Park. This approach allows the building to meet its functional program while respecting the intent of the LMN standard and supporting a thoughtful transition between residential and employment districts. 5. Please see Sections 3.5.3 and 4.5 for more specific standards that will need to be met as part of this project. RESPONSE: Noted; As discussed with Planning Services, we will provide modification requests as needed. 6. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. RESPONSE: Noted and we have reviewed the LUC. 7. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Page 6 of 20 RESPONSE: Noted; As discussed with Planning Services, we will provide modification requests as needed. Department: Historic Preservation Contact: Maren Bzdek mbzdek@fcgov.com 970-221-6206 1. PRESUBMITTAL – HISTORIC SURVEY: At conceptual review, the applicant is responsible for working with City staff to determine if any structures on the development site and, when relevant, within 200 feet of the development site, are designated historic resources or are eligible for historic designation [LUC 3.4.7(B)(2)]. Structures subject to this requirement must be at least 50 years old. This process normally involves ordering historic property surveys if no such documentation has been produced for the property in the last five years. While there are no structures on the northwest corner of this site where the recreation center is proposed, there are farm buildings on the PSD property directly abutting to the south (5308 Ziegler) that are associated with the former Ziegler/Webster Farm. Our office lacks up-to-date historic survey documentation of that complex, so we cannot determine at this time whether the design compatibility requirements outlined in Section 3.4.7 would be triggered and whether a plan of protection for those structures would be warranted. Please contact our office to order a formal survey to complete this presubmittal requirement. RESPONSE: Thank you for the clarification regarding the historic survey process. In this case, the design compatibility requirements of Section 3.4.7 do not appear to be applicable. The nearest historic-age structure— the former Ziegler/Webster Farm barn located on PSD property to the south—is approximately 160 feet from our property line, separated by roughly 250 feet of existing green space before reaching our proposed parking areas. The primary building mass of the Southeast Community Center is located approximately 720 feet from the barn. Given these substantial separation distances, none of the proposed site or building improvements fall within the 200-foot “historic influence area” referenced in Section 3.4.7(B)(2). As a result, the design compatibility standards and related protection measures would not be triggered for this project. If the City would still like to proceed with an updated survey of the PSD property for internal records, we are happy to support that coordination as needed; however, based on the distances and site configuration, the historic compatibility requirements do not apply to our development. 2. CODE REQUIREMENTS FOR WHEN HISTORIC RESOURCES ARE NEAR DEVELOPMENT SITE: If the historic survey of the Webster Farm complex buildings resulted in a determination that those structures should be treated as historic resources in a development review scenario, then Historic Preservation review of your proposed development would be limited to section 3.4.7(E), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. The purpose of the design compatibility standards is not to force derivative architecture, but rather to establish a few points of commonality and create a fundamental harmony between the old and the new. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic resources. They cover building massing and design features and, for larger developments, are applied only to the new construction that is closest to the identified historic structures, i.e. the “historic influence area.” This is illustrated in 3.4.7(B)(2). Design compatibility discussions also provide opportunities to recognize the history of a site in order to inform placenaming and interpretation signage, as appropriate. RESPONSE: See response above. Page 7 of 20 Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com 1. INFORMATION: The following INFORMATION comments are general comments that are added to every conceptual review. Not all the comments will necessarily apply to every project. Please contact engineering if further clarification is needed. RESPONSE: Understood. 2. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. RESPONSE: Understood. 3. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. RESPONSE: Understood. An assessment of the adjacent curb, gutter, & sidewalk will be completed at the completion of construction. 4. INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. RESPONSE: Understood. An assessment of the adjacent curb, gutter, & sidewalk will be completed at the completion of construction. 5. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urbanareastreetstandards2021 RESPONSE: All proposed improvements are designed to meet current LCUASS standards. 6. INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Additional ROW or roadside easement dedication is not expected with this project. 7. INFORMATION: Utility plans and a development agreement may be required, and would be recorded once the project is finalized. If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. RESPONSE: Understood. All proposed improvements are designed to meet current LCUASS standards Page 8 of 20 8. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Understood. 9. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Understood. All proposed improvements are designed to meet current LCUASS standards 10. INFORMATION: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. RESPONSE: No ROW encroachments are anticipated with this project. 11. INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. RESPONSE: Understood. All proposed stormwater improvements are outside of the existing ROW. 12. INFORMATION: Doors are not allowed to open out into the right-of-way. RESPONSE: Understood. 13. INFORMATION: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. RESPONSE: Understood. 14. INFORMATION: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. RESPONSE: Understood. 15. INFORMATION: Developments often require review from other external agencies and property owners. If there is an affected canal, ditch, private easement/utility, HOA, railroad, state-maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior to scheduling a public hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: Page 9 of 20 https://www.fcgov.com/developmentreview/applications.php. Please submit all comments and comment responses between the external agencies to the City during the next round of review after they are received. RESPONSE: The only outside agency expected with this project is Poudre School District. Those discussions are under way and an IGA is in process. 16. SITE SPECIFIC: The project description states that access will be taken from Ziegler Road to the west of the property, but the conceptual plan shows access to the east from an existing drive, which ultimately has access from Rock Creek Drive. Please clarify where the access to the park will come from. Ziegler Road is classified as a 2-lane arterial road where it borders the west of the site, and Rock Creek Drive is classified as a collector road where it borders the north of the site. It is preferable to have access from the roadway with the lower classification, which would be Rock Creek Drive in this case. Any new accesses would be required to meet intersection spacing standards per Larimer County Urban Area Street Standards (LCUASS) Table 7-3. RESPONSE: Direct ¾ access to Ziegler as well as a shared access from the PSD site to Rock Creek are both proposed with this project. 17. SITE SPECIFIC: There does not seem to be a plat for this property currently. A subdivision plat is required for final approval of this project. RESPONSE: A plat has been completed and submitted with this submittal. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project based on the guidelines outlined in Chapter 4 of the Larimer County Urban Area Street Standards. An important aspect of this study will be the bicycle and pedestrian analysis to determine what facilities are in place, or needed to safely allow access from the surrounding areas. Please have your Traffic Eningeer contact me to scope the study. RESPONSE: A TIS has been scoped and completed for this project. 2. INFORMATION: The plans provided indicate all access will be taken from a single shared driveway with school district that extends south from Rock Creek. Are any other access points being considered, and is Poudre Fire Authority okay with only one access point? RESPONSE: Two points of access are proposed. 3. INFORMATION: We will need a clear understanding of any agreements with the school district that are going to be needed to allow for the shared access/parking along with any other connections that might be needed for bike/pedestrian access, or emergency vehicle access. RESPONSE: PSD has seen and agreed in principle to a shared access and parking agreement. This agreement will be part of an IGA as the project progresses. Department: Stormwater Engineering Contact: Andrew Crecca acrecca@fcgov.com 1. INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion Page 10 of 20 control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM may trigger erosion control requirements. RESPONSE: Erosion control will be required. An Erosion Control report has been submitted. Contact: Stephen Agenbroad sagenbroad@fcgov.com 2. Master plan and criteria compliance The design of this site must conform to the drainage basin design of the McClellands 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 This site is part of the Fossil Ridge High School development and must conform to the drainage design of the approved development plans. RESPONSE: Understood. The site has been designed to meet all City drainage criteria. 3. Documentation requirements A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. RESPONSE: Understood. A Drainage Report has been submitted and all design for stormwater treatment and detention are being met as part of this proposal. 4. Stormwater outfall The stormwater outfall options for this site appears to be the existing stormwater system for the Fossil Ridge High School. Or there is a 42 inch stormwater main in Ziegler Road. RESPONSE: We will be discharging the detained stormwater release into the 18” stub that is provided to the site from the PSD stormwater system. 5. Detention requirements Onsite detention is required for the runoff volume difference between the 100-year developed flow rate and the 2-year historic release rate. In the Fossil Creek basin, the 2-year historic release rate is 0.2 cfs/acre. RESPONSE: As referenced above, the site is within the McClellands Basin. The proposed design exceeds the requirements outlined in the McClellands Creek master plan. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). RESPONSE: Understood. The detention basin and rain garden have been designed to meet the landscape guidelines. 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 Page 11 of 20 quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria RESPONSE: The proposed drainage design is to treat 100% of the site with LID in a rain garden. 7. Imperviousness documentation The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. RESPONSE: The documentation is provided in the drainage report. 8. Detention drain times Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. RESPONSE: A detention drain time spreadsheet will be submitted with subsequent submittals once the design has been solidified. 9. Inspection and maintenance There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-wedo/stormwater/-stormwaterquality/-low-impact-developement RESPONSE: Understood. 10. Fees The 2023 city wide Stormwater development fee (PIF) is $11,019/acre ($0.253/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-developmentfees- or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Page 12 of 20 RESPONSE: Acknowledged Department: Water-Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 1. Other District This project site is located within the Fort Collins Loveland Water District for water service. Please contact them at (970) 226-3104 for development requirements. This project site is located within the South Fort Collins Sanitation District for water and sewer service. Please contact them at engineering@sfcsd.net for development requirements. RESPONSE: The design team has met with the other districts and incorporated their requirements into the design. Department: Electric Engineering Contact: Austin Kreager akreager@fcgov.com 970-224-6152 1. INFORMATION: Light and Power has existing three phase power along Rock Creek Dr bordering your property to the north. We will need to bring power down the private drive to place a new transformer on your site. RESPONSE: Acknowledged. This aligns with our current proposed routing and interconnection. 2. INFORMATION: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. RESPONSE: Acknowledged. Please see the Overall Utility Plan C4.01 for the electrical utility routing in reference to all other utilities. Currently our routing places the nearby gas lines at 13’-0” and 17’-0” and the nearby water line at 17’- 0”. 3. PRIOR TO HEARING: Please provide a suitable transformer on your utility plan. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. RESPONSE: Acknowledged. Please see the Overall Utility Plan C4.01 and the Electrical Site Photometric plan E0.02 for transformer location. Clearances are being met with the current proposed location. Please review the distance from drivable surface for acceptance, our measured distance from Rock Creek Dr. Is approx. 19’-0”, but our distance from the nearby sidewalk is approx. 7’-0”. Alternate proposed transformer location would be directly south of current location, within 10’-0” of Northern hammerhead driveway. 4. INFORMATION: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. RESPONSE: Acknowledged Page 13 of 20 5. 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 RESPONSE: Acknowledged 6. FOR FDP: A commercial service information form (C-1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations RESPONSE: Acknowledged. A commercial C1 form has been preliminarily filled out and a preliminary one-line diagram has been included. However, due to the continued design of the project and it’s changing electrical requirements, this information will need to be updated and further developed. We shall coordinate and provide updates for Fort Collins Light & Power after the FDP/PDP process and throughout the design of the project. 7. INFORMATION: You may contact Austin Kreager with project engineering if you have questions. (970) 224-6152. 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. RESPONSE: Thank you for the opportunity to contact and coordinate. We will be reaching out. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 1. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. RESPONSE: Waterwise landscaping is being proposed throughout the development, with lawn areas limited to active use areas using low water use turf grass alternatives. 2. Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. RESPONSE: Turf grass species are shown on the landscape plan with the appropriate water budget used. Department: Forestry Contact: Christine Holtz choltz@fcgov.com 1. PRE-SUBMITTAL FORESTRY INVENTORY Please schedule an onsite inventory with City Forestry Page 14 of 20 (choltz@fcgov.com/fhaberecht@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. RESPONSE: The onsite tree inventory was completed with Forestry. 2. Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped RESPONSE: A landscape Plan has been submitted that meets all City criteria. 3. Please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for each tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. RESPONSE: A Existing Tree Removal Feasibility Letter has been provided to Forestry. 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. Page 15 of 20 Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign to minimize conflicts with regulatory traffic signs. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults RESPONSE: Understood. Utilities are shown and accounted for on the Landscape Plans. 5. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). RESPONSE: The minimum landscape island is 8’ wide. 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. RESPONSE: Understood and incorporated into the design. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com 1. Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 RESPONSE: Understood. 2. Please work with Park Planning for trail connections to Twin Silo Park. RESPONSE: A 10’ bike bath is being provided through the site. 3. Parks will maintain the irrigation and landscaping on site and would like to give feedback on landscape design. RESPONSE: Understood. 4. Please also note, there is an irrigation lateral along the western and southern edges of the property that feeds the shared pond for PSD and Twin Silo Park. RESPONSE: Understood. We are avoiding this lateral with the site design and have accounted for it with the proposed utility crossings. Department: Fire Authority Contact: Faith Wood faith.wood@poudre-fire.org 1. 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 RESPONSE: Fire lanes are proposed within the site that meet these requirements. 2. 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: Page 16 of 20 -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20-foot minimum unobstructed width & 14-foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. Dedicated fire lanes are required- to connect to the Public Way unless otherwise approved by the AHJ. Fire lane to be identified by red curb and/or signage, and maintained unobstructed at -all times. Fire lane sign locations or -red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. RESPONSE: Proposed fire lanes have been designed to meet these standards. 3. IFC 503.4: 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. RESPONSE: Understood 4. – IFC Appendix D105 Amendment: Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. RESPONSE: Ladder truck access has been provided to the gym area of the building, which is the only roof exceeding the 30’ height requirement. 5. - IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. RESPONSE: Understood. Ladder truck access has been provided to the gym area of the building, which is the only roof exceeding the 30’ height requirement. 6. - 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. RESPONSE: Understood. Perimeter walks are provided around all sides of the building. Page 17 of 20 7. -IFC D104.2 Buildings or facilities having a gross building area of more than 62,000 square feet shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road where all buildings are equipped throughout with approved automatic sprinkler systems RESPONSE: Access roads are provided from both adjacent roadways. 8. 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 (1000 gpm at 20 psi residual pressure) is required within 300 feet of any commercial building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. RESPONSE: Understood. 2 fire hydrants are proposed to serve the development. A water flow test has been requested to confirm flow rates. 9. - IFC 507.5.5: A 3-foot clear space shall be maintained around the circumference of fire hydrants except as otherwise required or approved. RESPONSE: Understood and provided. 10. - 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 – NDERGROUND”. 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 RESPONSE: Understood 11. An Underground Fire Service Line Permit is required to be obtained from PFA for the installation of the underground fire line. All private underground fire service lines for NFPA 13 systems, NFPA 13R systems, and private fire hydrants are required to be installed in accordance with state laws, locally adopted codes, and NFPA 24. The permit requires plan review and inspection by a fire inspector prior to the work being covered. The project is responsible for applying for permit prior to beginning work on any fire lines. RESPONSE: Understood 12. 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. RESPONSE: Understood 13. - 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 Page 18 of 20 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. RESPONSE: Understood 14. - IFC section 505.1.1 amendment: Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. RESPONSE: No private drives are proposed with this development. 15. 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.poudrefire.org/-programsservices/-community-safety-services-fire-prevention/fire-codeadoption- - Free versions of the IFC can be found here: https://codes.iccsafe.org RESPONSE: Acknowledged 16. When you submit for your building permit though the City of Fort Collins, please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b uilding-plan-reviewapplication-. RESPONSE: Understood Department: Building Code Review Page 19 of 20 Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. Commercial Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2021 IPC) 2023 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. 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. RESPONSE: We understand new codes will be adopted and are prepared to comply with the adopted codes for our submittal. INFORMATIONAL ITEMS: Commercial occupancies must provide 10ft to 30ft of fire separation (setback) from property lines and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). Buildings using electric heat, must use heat pump equipment. A City licensed commercial general contractor is required to construct any newcommercial 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. RESPONSE: We will comply with all the above items. 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. RESPONSE: We are not in a metro 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. This meeting is required to happen prior to Final Development Plan submittal. Please work with your Page 20 of 20 Development Review Coordinator to schedule this meeting. RESPONSE: We will set up a permit pre-submittal meeting with Russ and PFA during our 1st round of review; Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 1. All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. RESPONSE: Development plans are in NAVD88 datum. 2. If submitting a Subdivision Plat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. RESPONSE: Understood. Plat name will not start with numbers. 3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. RESPONSE: Monument records are included. 4. Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. RESPONSE: Closure report is included. Department: Transfort Contact: Seth Lorson slorson@fcgov.com 970-416-4320 1. The bus stop on site needs to be updated. Please contact RJ Glorso for details. rglorso@fcgov.com Respose: We have had conversations with Transfort about the bus stop; it is currently not part of their route system. Further discussions are needed regarding reactivation.