HomeMy WebLinkAboutTIMBERLINE INTERNATIONAL MIXED USE - PDP200007 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
March 02, 2018
Steve Steinbicker
Architecture West, LLC
5833 Big Canyon Dr
Fort Collins, CO 80528
Re: Industrial Dr. Mixed Use – conceptual review final comment letter
Description of project: This is a request to construct a 2 story, mixed use building on Lot 1 of
the Industrial Business Park International PUD (parcel # 8708310001). The proposed
live/work units would be accessed from the east off Timberline Dr. The proposed project is
currently in the county and would be annexed upon development.
Please see the following summary of comments regarding the project request referenced
above. 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, you may contact
the individual commenter or direct your questions through the Project Planner, Pete Wray, at
970-221-6754 or pwray@fcgov.com.
Comment Summary:
RESPONSE COMMENTS; Architecture West LLC, March, 2020
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
1. Based off the proposed number of parking spaces, at least 2 handicap parking spaces
are required. At least 1 of these must be van accessible.
SITE PLAN HAS BEEN REVISED TO SHOW 21# EXTERIOR PARKING WHICH INCLUDES ONE VAN ACCESSIBLE HC
STALL, IN ADDITION 6# INTERIOR GARAGES SPACES HAVE BEEN PROVIDED.
2. All mechanical equipment, meters, conduit, vents and RTU's shall be screened from
public view both from above and below by integrating it into the building and roof design
as per 3.5.1(I)(6). COMMENTS NOTED, NOTE INCLUDED ON SITE PLAN.
3. All developments shall provide adequately sized, conveniently located, accessible trash
and recycling enclosures each in an enclosure and screened from public view. Each
enclosed area shall be designed to have a separate walk-in access as per 3.2.5.
COMMENTS NOTED, REF: SITE PLAN.
4. Site lighting shall be provided as per 3.2.4 (C). A lighting plan is required, including
photometrics and fixture cut sheets. Use of warmer color temperatures (3000 Kelvin) in
site light fixtures is preferred. The code states all fixtures must be fully cut off and down
directional COMMENTS NOTED, REF: SITE LIGHTIING PLAN.
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. Other service district (site specific comment):
This project site is located within the East Larimer County (ELCO) Water District and
the Boxelder Sanitation District for water and sewer service. Please contact them for
development requirements. Done.
Department: Traffic Operations
Contact: Tim Tuttle, , TTUTTLE@fcgov.com
1. The access location within the right turn lane is not ideal but placing the access as far
north as possible is preferred. Done. Accesses onto an Arterial Street are not guaranteed to
remain full movement. At some point in the future this access may need to be limited to
a right-in/right-out. Noted.
2. Based on the proposed use the anticipated trip generation is expected to be low and a
Traffic Impact Study can be waived per LCUASS 4.2.2 E. With any future submittal
please provide a brief narrative of the expected traffic that would use the site to confirm.
3. Please work with Engineering on any required frontage improvements and potential
right-of-way dedications. An additional 19.5’ of Right-of-Way has been dedicated on this property.
4. The City is planning to make improvements at Vine and Timberline and developments in
this area are providing a proportional share of funding based on traffic volumes that
impact the intersection. Traffic Operations will work with the applicant at the time of
approval to determine the impact from this development on the intersection. Noted.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015 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. The project is referenced to the NAVD88 vertical datum.
2. This property is outside of the City limits. If an Annexation Plat will be required,
addresses are not acceptable in the Plat title/name. Noted.
3. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Noted.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Dry Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
The site design conforms to both.
2. Documentation requirements (site specific comment):
A drainage report and construction plans are required and they 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.
The four-step process has been implemented on this project and discussed in the drainage report.
3. Stormwater outfall (site specific comment):
This site is located directly adjacent to the Lake Canal, however, developed stormwater
runoff is generally not accepted into irrigation ditches. The site applicant would need to
work with the Lake Canal directly to determine if they are willing to accept developed
site stormwater at a point discharge from this site. An agreement is in place with Lake Canal Company which
allows for a maximum release of 0.20 cfs into the Lake Canal.
Ultimately, there is a master planned improvement shown in the Dry Creek Master
Drainage Plan that shows a regional channel along the west side of Timberline and
along the frontage of this property (refer to the exhibits provided in the meeting). That
master planned improvement would provide the stormwater outfall needed for this site.
Depending on the required improvements for Timberline Road, it may be a requirement
that this master plan improvement is constructed at the same time as the roadway
improvements. If required to be constructed with this project, the channel work could be
reimbursed as a part of a developer repay.
A swale was not feasible for this site and a 30” diameter storm sewer has been designed as per our discussions
with staff.
4. Detention requirements (site specific comment):
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 Dry Creek basin the two
year historic release rate is 0.2 cfs/acre.
The post-project release does not exceed 0.20 cfs.
5. Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015,
criteria regarding detention drain time will apply to this project. As part of the drainage
design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the
drainage report. Upon completion of the project, the engineer will also be required to
upload the approved spreadsheet onto the Statewide Compliance Portal. This will
apply to any volume based stormwater storage, including extended detention basins.
The detention drain time criteria has been met on this project, as shown in the drainage report.
6. Standard water quality requirements (standard comment):
Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best
Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
This criteria has been met.
7. LID requirements (standard comment):
Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
Code. These require a higher degree of water quality treatment with one of the two
following options:
1. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
2. 75% of all newly added or modified impervious area must be treated by LID
techniques. This criteria has been met. All new impervious area within the property will be treated.
8. Erosion control requirements (standard comment):
The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the
Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com. Noted.
9. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on-going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement. Noted.
10. Fees (standard comment):
The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 square feet and there is a $1,045/acre of site review fee. No
fee is charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by
the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual. Noted.
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
1. If there are existing trees on-site, please schedule an on-site tree inventory and
mitigation meeting with City Forestry. SITE SURVEY COMPLETED, REF; SUBMITTAL DOC’S.
2. Please provide a landscape plan that meets the Land Use Code and 3.2.1
requirements. This should include, but is not limited to, including the City of Fort Collins
General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note,
providing a detailed Plant List – species, quantity, size, method of transplant, and
species percentage, and including current and proposed utility lines as well as proper
tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you
have any questions. COMMENTS NOTED, LANDSCAPE PLAN HAS BEEN PROVIDED.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. LIVE/WORK DWELLING UNITS
The intent to establish live/work units shall be noted on the plans and in supporting
documentation. As certain occupancy requirements may trigger additional fire code
review and comment, it is recommended that the project establish a pre-approved list of
uses for the commercial spaces.
Unless the residential floors are fire separated from the commercial spaces, the
dwelling occupant shall be the same occupant engaged in use of the commercial floor.
The units shall not be further subdivided or sublet (eg. residence rented separate from
the commercial space) if they are not fully separated. COMMENTS NOTED, RESIDENTIAL UNITS
WILL BE SEPARATED BY ONE-HOUR SYTSTEMS AND THE BUILIDNG FULLY-SPRINKLERED.
2. FIRE SEPARATION & FIRE SPRINKLER SYSTEM
This mixed-use building will require fire separation between dwellings units and possibly
between live/work occupancy groups. An automatic fire sprinkler system is required
throughout the building.
> The dwelling units are individually separated by lot lines, however, as a mixed-use
building, the project shall comply with commercial standards for sprinklering and shall be
equipped with either a 13-R or full 13 system. Contact the city building department for
details.
Code language follows:
>IFC 903.2.8 An Automatic Fire sprinkler system installed in accordance with Section
903.3 shall be provided throughout all buildings with a Group R Fire area.
> IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks,
and ground floor patios of dwelling units where the building is of Type V construction.
> 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 shall be approved by the fire department and the
location labeled on Utility Plans.
NOTED, FIRE PROTECTION SYSTEM TO BE PROVIDED AND FDC LOCATION CONFIRMED.
3. FIRE LANES
Fire access is required to within 150ft of all portions of the building as per code. This
measurement cannot be taken from Timberline Road as it is classified as an Arterial
Road. In order to meet minimum access requirements, a Fire Lane will be needed on
the property that extends to within 150ft of the building's perimeter. This fire lane shall be
labeled as an Emergency Access Easement on the plans, be constructed of a hard
surface capable of supporting 40 tons, be designed with an approved turnaround, and
meet other minimum standards as outlined in comment #2.
Code language follows:
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction. The
fire apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
COMMENTS NOTED & REVIEWED WITH PFA STAFF.
4. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
> Shall be designated on the plat or by separate document as an Emergency Access
Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
> 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 area for turning around fire apparatus.
> 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.
> Be visible by red curb and/or signage, and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans. Refer to LUCASS
detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs.
> Should the proposed building exceed 30' in height, additional access requirements
shall apply as per Appendix D of the 2015 IFC Contact PFA with questions.
COMMENTS NOTED & REVIEWED WITH PFA STAFF.
Plans have been prepared to show the fire truck turning movements into and out of the project site, based on a
fire truck turning template provided by Poudre Fire Authority, and meets all required criteria.
5. WATER SUPPLY
A hydrant is required within 300ft of any commercial building as measured along an
approved route. The closest available hydrant on the corner of International Boulevard
and Timberline Road would be approximately 350ft from the edge of building as
measured along the path of vehicle travel. If this building is equipped throughout with a
13-R or full 13 automatic fire sprinkler system, the separation distance is considered
acceptable. Verification of hydrant pressure and volume is the applicant's responsibility.
Code language follows:
> IFC 507.5 and PFA Policy: Hydrants to provide 1,500 gpm at 20 psi residual
pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter.
COMMENTS NOTED. An additional fire hydrant has been added on the south side of the new drive entrance.
6. ADDRESSING
> IFC 505.1: New buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible, visible from
the street or road fronting the property, and posted with a minimum of eight-inch
numerals on a contrasting background. COMMENTS NOTED.
Department: Environmental Planning
Contact: Bonnie Pierce, 970-416-4255, bpierce@fcgov.com
1. ENVIRONMENTAL REGULATORY AFFAIRS: This site is located near the Poudre
Valley co-op which has had 3 petroleum releases from storage tanks, all closed by the
state Division of Oil and Public Safety. The dates of releases are 1/9/1995 (closed
1/11/2013), 6/6/2007 (closed 8/9/2007), and 3/16/2015 (closed 1/26/2017). All releases
were cleaned up to the state's satisfaction, but the developer should be aware during
soil disturbing activities for worker protection and awareness. A Phase I Environmental
Site Assessment is not required for this site. COMMENTS NOTED.
2. ECOLOGICAL CHARACTERIZATION STUDY (site-specific comment): An Ecological
Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC)
Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Lake
Canal). Please note the standard buffer for this ditch is 50 feet from the top of bank, as
identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site
design process. Please delineate the top of bank line as part of the ECS. The ECS is
due a minimum of 10 days prior to the PDP submittal.
Buildings, vehicle use areas, and parking lots are not allowable uses within a buffer
zone. Pedestrian pathways and plazas may be located in a buffer if they are designed to
complement the ecological character of the natural feature.
As discussed in earlier conversations, staff is willing to consider a buffer that varies in
width to response to other constraints on the site. However, the ditch must still be
adequately protected from development impacts and the nine performance standards in
LUC section 3.4.1(E)(1) must still be met. Please contact me if you would like to discuss
further. ECS STUDY COMPLETED AND SUBMITTED.
3. HABITAT BUFFER ZONE (standard comment): Note that within any Natural Habitat
Buffer Zones that may be designated on this site, the City has the ability to determine if
the existing landscaping within the zone is incompatible with the purposes and intent of
the buffer zone [Section 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing
vegetation on-site and identifies potential restoration options. If existing vegetation is
determined to be insufficient, then restoration and mitigation measures may be
required. HABITAT BUFFER REVIEWED WITH STAFF & NOTED ON PLANS.
4. LIGHTING (standard comment): With respect to lighting, the City of Fort Collins Land
Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be
protected from light spillage from off-site sources." Thus, lighting from the parking areas
or other site amenities shall not spill over into any natural features or natural habitat
buffer areas. COMMENTS NOTED, LIGHITNG PLAN SUBMITTED.
5. LIGHTING (standard comment): In regard to lighting, especially LED light fixtures, cooler
color temperatures are harsher at night and cause more disruption to circadian
(biological) rhythms for both humans and wildlife. Warmer color temperature (warm
white, 3000K or less) for any LED light fixtures is preferred. Please also consider
fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted
as needed. Site light sources shall be fully shielded and down-directional to minimize
up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for
supporting City of Fort Collins Night Sky Objectives. COMMENTS NOTED, LIGHITNG PLAN SUBMITTED.
6. LANDSCAPING (standard comment): 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 Native Plants document available online and published by the City of
Fort Collins Natural Areas Department for guidance on native plants is:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort
Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
COMMENTS NOTED, LANDSCAPE PLAN SUBMITTED.
7. TREE PROTECTION & MITIGATION (standard comment): Please note LUC Section
3.2.1(C) requiring developments to submit a landscape and tree protection plan, and if
receiving water service from the City, an irrigation plan, that: "...(4) protects significant
trees, natural systems, and habitat, and (5) enhances the pedestrian environment.” Note
that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six
inches or more. If any of the trees within this site have a DBH of greater than six inches,
a review of the trees shall be conducted with Ralph Zentz, Senior Urban Forester
(970-221-6302 or rzentz@fcgov.com) to determine the status of the existing trees and
any mitigation requirements that could result from the proposed development.
COMMENTS NOTED, MITIGATION PLAN SUBMITTED.
8. CITY PROGRAMS (standard comment): Our city has an established identity as a
forward-thinking community that cares about the quality of life it offers its citizens now
and generations from now. Thus, the City of Fort Collins has many sustainability
programs and goals that may benefit this project. Of particular interest may be:
1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at
970-416-2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701
or jnagel@fcgov.com
3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at
970-221-6213 or jscharton@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike
Fort Collins at stacy@bikefortcollins.org or 970-481-5577
8) Urban Agriculture: http://fcgov.com/urbanagriculture, contact Spencer Branson at
970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food
Cluster is sponsored and supported by the City of Fort Collins. The executive Director,
Brad Christensen, can be reached at director@nocofoodcluster.org.
Please consider City sustainability goals and ways this development can engage with
these efforts. Let me know if I can help connect you to these programs. COMMENTS NOTED.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions. Noted.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php Noted.
3. 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. Noted.
4. 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. Noted.
5. 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/engineering/streets Noted.
6. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. The dedication of right-of-way to
establish a total 57.5 feet of right-of-way on the west side of Timberline Road is required
as part of the development. In addition, the City is looking to purchase an additional 12
feet of right-of-way as part of our Transportation Capital Expansion Fee Program, which
would help to establish a future right turn lane on for the southbound Timberline Road to
westbound International Boulevard movement. Most easements to be dedicated need to
be public easements dedicated to the City. Right-of-way dedication may also be
needed along the frontage of International Boulevard, depending on whether the
right-of-way is not to the same width along the frontage as is to the west. The dedication
requirement also includes 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 can be found at:
http://www.fcgov.com/engineering/devrev.php
All required easements and right-of-way have been dedicated.
7. The project is obligated for frontage improvements on Timberline Road and International
Boulevard to the ultimate condition, including the extension of the box culvert.
Construction of improvements to the ultimate condition that are beyond the local portion
obligation are eligible for reimbursement from the Transportation Capital Expansion
Fee Program. There may be consideration towards providing payment in-lieu of
construction instead of making the physical improvements at this time, depending on
understanding further the site generated traffic and the implications to the existing
operation of the roadway network in the area.
The Lake Canal box culvert will be extended and has been designed by Weeks and Associates. Timberline
Road will be widened to the ultimate condition, and striped for the interim condition.
8. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized. Noted.
9. As of January 1, 2015 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. The project is on the NAVD88 vertical datum.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site. Noted.
11. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design. Noted.
12. 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. Noted.
13. 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. Noted.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power currently has no electric facilities at this site. There is conduit stubbed at
the southeast corner of the site that could be used to bring a feed to this site. COMMENT NOTED.
2. Any proposed Light & Power electric facilities or existing electric facilities that will
remain within the limits of the project must be located within a utility easement. COMMENT NOTED.
The proposed relocated transformers are located within a new 15-ft utility easement.
3. A commercial service information form (C-1 form) and a one line diagram will need to
be submitted to Light & Power Engineering for all proposed commercial buildings and
multi-family (commercial) buildings larger than a duplex or greater than 200amps. A link
to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations COMMENT NOTED.
4. Transformer locations need to be within 10’ of an asphalt surface accessible by a line
truck. A minimum clearance of 8’ must be maintained in front of the transformer doors
and a minimum of 3’ on the sides Transformer and meter locations will need to be
coordinated with Light & Power Engineering. Certain building materials and or building
design may require more clearance. Please adhere to all clearance requirements in the
Electric Service Standards at the following link.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations COMMENT NOTED.
The proposed relocated transformers are located within a new 15-ft utility easement.
5. Electric Capacity Fee, Building Site charges, and any system modification charges
necessary will apply to this development. Please contact Light & Power Engineering if
you have any questions at 970-221-6700. Please reference our Electric Service
Standards, development charges and fee estimator at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers COMMENT NOTED.
6. Any building larger than a duplex or greater than a 200amp service size is considered
commercial and the secondary service will be installed, owned, and maintained by the
owner. COMMENT NOTED.
Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
1. Industrial mixed-use building maximum height is 4 stories. While mixed-use buildings are
subject to a Type I review, if the gross leasable area exceeds 50,000 SF, the project is
subject to a Type II review. The aggregate floor area of mixed-use residential can not
exceed the aggregate floor area of non-residential on ground level. COMMENTS NOTED.
2. Building orientation. 30% of the building front façade face to be located and abuts the
landscape buffer yard (at least 30 % of the building frontage).
Along arterial streets, the minimum required landscape setback is 30'. Staff can assess if
an alternative setback is feasible, in response to other requirements on site. COMMENTS NOTED.
3. Storage, loading and work operations need to be screened from view along all district
boundary lines and along Timberline Road. While industrial buildings located internal to
the district are permitted to have pavement surrounding building for vehicle use and
non-residential operations, since a residential component is proposed as part of the
mixed-use, a direct sidewalk connection the public street without crossing a parking lot or
drive isle from the building entrances is recommended to the maximum extent feasible.
COMMENTS NOTED, REFERENCE SUBMITTED SITE PLAN.
4. Parking off-street.
Using Personal business/Service shops use:
minimum parking is 2/1000 SF, and max. 4/1000, and .5-.75/employee. With the
residential units above counted as multi-family, minimum parking is 1.5/1-bedroom unit
and 1.75/2-bedroom unit. PARKING ANALYSIS PROVIDED & COMPLIANT.
5. A common gathering area is strongly recommended for residents to include such
amenities as seating BBQ., table, shelter and landscaping. Without a nearby park, this
site has a lot of paving as shown with minimal landscaped areas.
COMMENT NOTED, COMMON-SPACE PATIO AREAS PROVIDED.
6. Mixed-Use Building. Building architecture should reflect quality design, materials and
finishes that distinguish it from just an industrial use.
COMMENTS NOTED, SEE ATTACHED BUILDING ELEVATIONS.
7. Landscape Plan. Building foundation planting areas should be included with minimum 5'
width and at least 50% of façade frontage for elevations visible from the public street. The
plan will also include parking lot landscape island planting, landscape setback areas,
buffer areas, and other site treatments. COMMENT NOTED.
8. The property is eligible for annexation by a measurable distance of contiguity to existing
city limits at the NE corner of property boundary extending across Timberline Road. The
initial step includes a sequential annexation process, and proposed zoning in (I) Industrial.
A neighborhood meeting is needed for the annexation and zoning application and can
include information from the PDP. COMMENT NOTED.
9. The proposed development project is subject to a Type 1 review and public hearing, the
decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant
for this development request is not required to hold a neighborhood meeting for a Type 1
hearing, but if you would like to have one to notify your neighbors of the proposal, please
let me know and I can help you in setting a date, time and location for a meeting.
Neighborhood Meetings are a great way to get public feedback and avoid potential
hiccups that may occur later in the review process. COMMENT NOTED.
10. Please 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. COMMENT NOTED.
11. 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. COMMENT NOTED.
12. 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. COMMENT NOTED.
13. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php. COMMENT NOTED.
14. The request will be subject to the Development Review Fee Schedule that is available in
the Community Development and Neighborhood Services office. The fees are due at the
time of submittal of the required documents for the appropriate development review
process by City staff and affected outside reviewing agencies. Also, the required
Transportation Development Review Fee must be paid at time of submittal. COMMENT NOTED.
15. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750. COMMENT NOTED.
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early
to mid-design stage for this meeting to be effective and is typically scheduled after the
Current Planning conceptual review meeting.
Applicants of new commercial or multi-family projects should call 970-416-2748 or email
scarter@fcgov.com to schedule a pre-submittal meeting. Applicants should be prepared to
present site plans, floor plans, and elevations and be able to discuss code issues of
occupancy, square footage, and type of construction being proposed.
COMMENTS NOTED, 2018 IBC REVIEW MEETING HELD WITH R. HOVLAND 7.10.19.
Construction shall comply with the following adopted codes as amended:
2015 International Building Code (IBC) with local amendments
2015 International Residential Code (IRC) with local amendments
2015 International Energy Conservation Code (IECC) with local amendments
2015 International Mechanical Code (IMC) with local amendments
2015 International Fuel Gas Code (IFGC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Current codes and amendments are effective as of July 17, 2017. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building
Services office.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 129vult or 100mph 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or 2015 IECC Residential
Provisions
2. Multi-family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi-family 4 stories and taller: 2015 IECC Chapter 4 Commercial
Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748
scarter@fcgov.com