HomeMy WebLinkAboutMOUNTAIN VIEW COMMUNITY CHURCH - PDP200008 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSFort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
tcgov.com
January 24, 2019
Daniel Pourbaix
Fort Collins, CO
Re: Mountain View Community Church
Description of project: This is a request to convert an existing industrial building into a place
of worship at 2330 E Prospect Rd (parcel #8717306005). Minor improvements would be
made to the outside of the building, including fapade improvements and creating a new
main entrance where a loading dock currently exists. The proposed project includes
demolishing one of the existing structures on the west side of the building and constructing
a new sanctuary in its place. Access to the site is taken from E Prospect Rd to the south.
The proposed project is within the Employment (E) zone district and is subject to Planning
and Zoning Board (Type 2) Review.
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 Development Review Coordinator,
Tenae Beane, at 970-224-6119 ortbeane@fcgov.com.
Comment Summary:
Planning Services
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. Place of Worship is a permitted use in the Employment (E) district and is subject to a
Type 2 review where the Planning and Zoning Board is the decision maker.
A Type 2 review does require a neighborhood meeting prior to submittal of the
Development Review application.
RMS Response: Noted. The Neighborhood meeting was held on May 27, 2020, no public feedback was given.
2. Place of worship is also a secondary use in the E zone district. Secondary use a limited
to 25% of the gross area of the development plan.
frames will match existing.
6. This project must also comply with the following standard, as it is adjacent to the Cattail
Chorus Natural Area, Section3.4.1(L) Compatibility with Public Natural Areas or
Conserved Land. If the project contains or abuts a publicly owned natural area or
conserved land, the development plan shall be designed so that it will be compatible
with the management of such natural area or conserved land. In order to achieve this, the
development plan shall include measures such as barriers or landscaping measures to
minimize wildlife conflicts, setbacks or open space tracts to provide a transition
between the development and the publicly owned natural area or conserved land, and
educational signage or printed information regarding the natural values, management
needs and potential conflicts associated with living in close proximity to such natural
area or conserved land.
The Land Use Code requires that whenever a project abuts a Natural Area, then
compatibility with and reasonable public access to that Natural Area is required. Please
ensure your ECS addresses this code requirement, see Section 3.4.1(L)(M) for more
information.
RMS Response: See above comment response. An existing trail connection from the spring creek trail to the site
has been connected to new sidewalk along the south of the building to facilitate access to the natural area.
Restoration of existing turf landscape to native seed as well as additional native shrubs have been shown on the
landscape plan. The remaining site continues to use a large percentage of native species or low water adaptable
species that work in harmony with the NHBZ.
7. The Nature in the City Strategic Plan specifies that the multiple values of the City's
wildlife corridors including wildlife habitat and ecological functions and improving
connectivity for people and wildlife where appropriate. As such, the City will look for
landscape enhancements along the north and west sides of existing buildings and
incorporating landscape and wildlife habitat enhancing features as an amenity, and
ensuring appropriate access to nature for people utilizing the site.
RMS Response: See above comment responses.
B. Pedestrian and passive recreational features are allowable uses within a natural habitat
buffer zone, provided they are compatible with the ecological character of the site. For
example plaza areas should be quiet, contemplative, and designed to encourage a
connection with nature and accessible to all site users.
RMS Response: New staff members have stated that a pedestrian plaza would not be allowed.
9. City of Fort Collins Land Use Code (Section 3.2.1 (E)(3)j, 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/nativeplants20l3.pdf. Also
see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant list.pdf.
RMS Response: Low water and native plants species have been specified on the plans.
10. If trees may be impacted then a review of trees shall be conducted with Ralph Zentz,
Senior Urban Forester or Molly Roche, Forestry Specialist (970-221-6302,
rzentz@fcgov.com, mroche@fcgov.com) to determine the status of existing trees and
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any mitigation requirements that could result from the proposed development. LUC
Section 3.2.1(C) requires 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 one having DBH (Diameter at
Breast Height) of six inches or more. Please contact assigned Development Review
Coordinator directly or email DRCoord@fcgov.com to schedule a tree inventory site
visit.
RMS Response: A tree inventory was completed with Nits Saha on March 12, 2020. A tree protection plan as
well as tree removal feasibility letter have been included with the submittal.
11. If tree removal is necessary, please include the following note on the tree mitigation plan
and landscape plan, as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON
(FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL
ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO
IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY
SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS
ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND
FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."
RMS Response: Note has been added to tree protection and removal plans as note #9.
12. Please submit a site photometric plan and luminaire schedule. In regard to outdoor
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. For further
information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
RMS Response: Photometric plan has been submitted. North exits lights have photocell measuring light levels
for turning on as well as motion sensor to bring up to required building code light levels. North parking lot in east
parking lot has been equipped with 50% dimming capabilities after 10 pm.
13. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its residents 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
climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970-416-2410
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) Utilities Building Energy Scoring:
https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein
at 970-416-4325 or klongstein@fcgov.com
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4) Solar Rebate Program: 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
RMS Response: Noted.
Department: Forestry
Contact: Nils Saha, nsaha@fcgov.com
1. 1/23/2019: PRIOR TO NEXT SUBMITTAL
There are existing trees on site. Prior to the next round of review, please schedule an
onsite meeting with Forestry to obtain tree inventory and mitigation information. Existing
significant trees should be retained to the extent reasonably feasible.
RMS Response: Noted. On site meeting occurred on March 12, 2020 and tree protection plan submitted.
2. 1/23/2019: PRIOR TO NEXT SUBMITTAL
In addition to the proposed increase in footprint, are there any fapade improvements
planned for this project? If so, what are the potential impacts to the trees adjacent to the
building?
ALM2s Response: In phase 1, primary fagade improvements include upgrades to the main entry at the
southeast corner and at the south-central courtyard entry (at the current loading dock location). At the main
entry, the small vestibule will be removed and a new canopy created to provide protection for the entry doors.
At the south-central entry, an upper plaza with a large overhang provides protection for the entry doors and
enhanced screening for RTUs. In phase 2, the southwest pre-engineered metal building structure will be
demolished and replaced with a 900-seat sanctuary that includes a mezzanine. This larger sanctuary massing
is broken down by stepping the central rooffine on both sides. High windows with stone veneedstucco pilaster
elements accentuate the south and west facades.
1/23/2019: PRIOR TO NEXT SUBMITTAL
If there are any proposed changes to the current landscaping, please submit a
landscape plan that meets Land Use Code 3.2.1 requirements. This includes, but is not
limited to, existing tree inventory, proposed landscape plan, proposed plant list
(including species, size, quantity and method of transplant) and the following City of Fort
Collins notes:
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note
These notes are available from Forestry. Please contact Nils Saha at
nsaha@fcgov.com with questions.
RMS Response: Plans have been submitted as required.
4. 1/23/2019: PRIOR TO NEXT SUBMITTAL
If applicable, please include locations of any water or sewer lines on the landscape plan.
Please adjust street tree locations to provide for proper tree/utility separation.
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10' between trees and public water, sanitary, and storm sewer main lines
6' between trees and public water, sanitary, and storm sewer service lines
4' between trees and gas lines
RMS Response: Plans show utilities and have dimensions from trees and adjacent lines as well as note with
clearances listed.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jynxwiler@poudre-fire.org
2018 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins are in the process of adopting the
2018 International Fire Code. Code adoption is anticipated in early 2019. Building plan
reviews shall be subject to the adopted version of the fire code in place at the time of
plan review submittal and permit application.
ALM2s Response: Design team is using currently adopted 2018 I -Codes for code compliance.
2. FIRE ACCESS
A fire lane, conforming to minimum accepted standards (see below), is required to
within 150' of all exterior portions of the building perimeter. Dedication of an Emergency
Access Easement will be required if one has not already been established on this site.
Accompanying a change of use, modifications to an existing Emergency Access
Easement may also be required. Reference: IFC 503.1.1
RMS Response: Coordination with PFA and EAE has occurred. North EAE has been vacated with additional
EAE in west lot provided.
ALM2s Response: The design team has had numerous correspondence with Jim Lynxwiler including a virtual
meeting to review roof access. The approach is to provide for fire department access across the various roof
elevations using 60 degree angled ship ladders for elevation breaks Y-0" and higher. These ships ladders are
shown on the birdseye perspectives.
3. 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 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.
> 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.
> Dedicated fire lanes are required to connect to the Public Way unless otherwise
approved by the AHJ.
> 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 LCUASS
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detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2015 IFC or contact PFA for details.
Reference: IFC 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 & Appendix D; FCLUC
3.6.2(B)2006 and Local Amendments.
RMS Response: Please see above comment response.
4. WATER SUPPLY
A hydrant capable of providing 1,500 gpm at 20 psi residual pressure is required within
300 feet of the building. The existing utility infrastructure available in the area appears to
support compliance with minimum code requirements. Reference: IFC 507.5
United Civil Response: Yes, there is an existing fire hydrant 65' southwest of the southwest corner of the
building. It is our understanding that the City's water system and 8" water main is capable of conveying at least
1500 gpm at 20 psi.
5. AUTOMATIC FIRE SPRINKLER SYSTEM
The building addition and Change of Use are likely to trigger modifications to the
existing fire sprinkler system. Any such modification requires separate permitting.
Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related
questions at 970-416-2868.
ALM2s Response: Agreed, change of use to A occupancy will require upgrades to the existing system.
These changes are being budgeted for and will be design/build by the selected subcontractor.
6. FIRE DEPARTMENT CONNECTION (FDC)
From Google Street view the FDC appears to be located behind trees. 3ft clearance
from all obstructions is required to maintain access at all times.
RMS Response: FDC location indicated on plans. Only Ornamental grasses are proposed in front of FDC/
7. EMERGENCY RESPONDER RADIO COMMUNICATION -AMPLIFICATION SYSTEM
TEST
New & existing buildings require a fire department, emergency communication system
evaluation after the core/shell but prior to final build out. For the purposes of this section,
fire walls shall not be used to define separate buildings. Where adequate radio
coverage cannot be established within a building, public -safety radio amplification
systems shall be designed and installed in accordance with criteria established by the
Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and
approved under a separate permit process through PFA. Reference: IFC 510 & 1103.2
ALM2s Response: Noted.
8. CHANGE OF USE
The proposed mixed -use occupancy will be subject to current code requirements.
Further comments relevant to occupancy classification may be applicable.
ALM2s Response: Agreed. Building upgrades are following the 2018 I -Codes as currently adopted by the City.
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcqov.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
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questions.
RMS Response: 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
RMS Response: Fees have been submitted with submittal.
3. Any 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.
RMS Response: Noted.
4. 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). Information on the dedication process can be found at:
hh�://www.fcgov.com/engineering/devrev.php
United Civil Response: Noted.
5. Utility plans may be required and a Development Agreement may need to be recorded
once the project is finalized.
United Civil Response. Utility Puns nave been piovioed and it is unaerstood that a development agreement will
be needed in the future.
6. Regarding 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.
United Civil Response: Noted.
Department: Electric Engineering
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
INFORMATION:
Light and Power has an existing 500 kVA 3-phase transformer located on the south side
of the building.
APS Response: Propose new location for pad mounted service transformer. Existing building now provided with
(3) three metered services (1200A, 1200A & 1600A = 4000A), new service to be one meter at 3000A.
2. SITE SPECIFIC:
Is an increase in electric service capacity anticipated with the building improvements?
If an increase in capacity is needed then, electric capacity fees, development fees,
building site charges and any system modification charges necessary may apply to this
project. Please contact me 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-develo
pment-fees
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APS Response: We don't anticipate an increase in the electrical service capacity.
3. INFORMATION:
Please contact Tyler Siegmund with Light & Power Engineering if you have any
questions at 970.416.2772 Please reference our policies, construction practices,
development charge processes, electric service standards, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
APS Response: Noted.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
This is a commercial / industrial area that expected significant traffic generation. A
church changes the traffic patterns (such as weekend traffic). Please provide a narrative
that details expected traffic (sanctuary size, number of attendees), number of services,
and whether a daycare will be on site. Then we can determine whether additional traffic
review is needed.
RMS Response: A narrative was submitted as requested on February 11, 2020. Staff responded on February 18,
2020 that no further traffic studies would be required. The narrative and corresponding emails have been
submitted as requested with PDP submittal.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
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. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
unrted Civil Response: Noteu, plans are at NA VD 88.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.
RMS Response: Project will not have a replat, vacated and proposed emergency easement will be by separate
document. Project Name will be Mountain View Community Church.
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The original development plan Seven Lakes was a total of 9.49 acres. Do you know how
much of this plan consists of secondary uses already?
RMS Response: A minor amendment to the ODP was submitted and approved allowing for this secondary use.
3. The proposal should provide direct connection to the public sidewalk. How is this being
achieved?
RMS Response: An attempt was made to provide the connection along the Prospect Parkway to Prospect Road
with the property owner to the south. The owner denied the easement and sidewalk connection. A modification
request has been submitted. LUC 3.2.2(5)(a), LUC 3.2.2(C)(7), LUC LUC 3.2.2(C)(6), LUC 3.5.3(C)(1) as well as
documentation on the requested easement with the property owner. Staff agreed that there was no other viable
route for this connection.
4. The design standards in 3.5.3 of the Land Use Code (LUC) do apply.
ALM2s Response: The proposed building design meets the design standards in 3.5.3 including being of
consistent size, mass and scale of the adjacent buildings. Prior exterior materials are proposed as
cementitious stucco and manufactured stone veneer to blend with the existing facility.
5. Parking requirements for a place of worship a based on number of seats in the largest
worship hall or on the total square footage of the building. Which ever results in the
greater number of spaces is required.
RMS Response: Parking has been calculated based on seats. Offsite parking agreements have been provided
with the submittal.
Accessible space are required as well dependent on the total number of spaces
provided, with at least 1 being van accessible.
RMS Response: All required ADA spaces for the total number of parking have been provided on site (not off site
with shared parking). Van accessible space has been provided as designated.
6. Bicycle parking spaces are required, see section 3.2.2(C)(4)
RMS Response: Bike parking has been provided.
7. Does the proposal include a Child care facility?
RMS Response: No childcare facility is proposed.
8. Will there be any new site lighting or changes to the existing lighting?
RMS Response: Yes. all fights will be updated to meet current code requirements. Photometric plans have been
submitted. Code requirements for LUC and Building Code have conflicting requirements (0 fc vs. 1 fc) for north
and NE egress exits. Coordination with environmental planning and building department has resulted in
modification request to the building code and an alternative compliance request to the LUC, please see attached
documentation.
9. All mechanical equipment shall be screened, submittal should include locations of all
vents flues, rtu's, boxes, meters, conduit and etc..., with a design on how these are
screened.
ALM2s Response: The new south-central courtyard entry roofline was intentionally raised to provide screening
of rooftop equipment from the main approach. Along the north faqade, the parapet wall will be raised
approximately 4' above the current elevation to screen new RTUs from the adjacent community pathway.
10. Where is the trash and recycling enclosure now?
RMS Response: Existing trash facilities are located within the loading dock. A new enclosure has been located
in the west parking area.
11. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold
a neighborhood information meeting prior to formal submittal of the proposal.
Neighborhood meetings offer an informal way to get feedback from your surrounding
neighbors and discover any potential hiccups prior to the formal hearing. Please contact
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me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
RMS Response: The Neighborhood meeting was held on May 27, 2020, no public feedback was given.
12. Please seethe Development Review Guide atwww.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.
RMS Response: Noted.
13. 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.
RMS Response: Noted.
14. 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.
RMS Response: Modification requests have been submitted, please see documentation.
15. Please see the Submittal Requirements and Checklist at:
http://www. f cgov. cc m/deve lop mentreview/appIications.php.
RMS Response: Submittal Checklist has been submitted with PDP submittal as sent by DRC.
16. 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.
RMS Response: Fees have been submitted with project submittal.
17. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
RMS Response: Noted, we will coordinate with DRC.
Department: Stormwater Engineering
Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com
A portion of this property is located in the City regulated, 100-year Spring Creek
floodplain and floodway and because the floodplain touches a corner of the structure, the
building is considered to be within the 100-year floodplain. This property is also within
the Poudre River 500-year floodplain. Any development within the floodplain must obtain
a floodplain use permit and comply with the safety regulations of Chapter 10 of City
Municipal Code. A FEMA Flood Risk Map is attached.
United Civil Response: A LOMA i-vas completeu ;ui iiie property on March 27, 2019 removing the building form
the floodplain.
2. Remodeling a nonresidential structure is allowed in a FEMA floodplain as long as the
cost of the improvements (over a 12-month period) does not equal or exceed 50 percent
of the market value of the structure. Remodel of a structure is defined as the construction
of improvements to the interior and exterior of a structure that does not result in an
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increase in the building footprint. If the remodel improvements exceed 50 percent of the
market value of the structure, the work is considered to be a "substantial improvement"
and the building must comply with the requirements of Chapter 10, and the lowest floor
of the structure as well as duct work, HVAC equipment, etc. must either be elevated or
floodproofed a minimum of 12-inches above the Base Flood Elevation (BFE) for the
property. The applicant will be required to submit a cost estimate for all of the proposed
improvements so that a determination can be made as to whether the substantial
improvement threshold will be exceeded.
United Civil Response: See response to comment #1
ALM2s Response: It is our understanding that, after further analysis, it was determined that the building is not
actually in the 100-year floodplain so these noted regulations are no longer applicable.
3. Per the City Municipal Code Section 10-37.c.2, Any addition to the existing structure
would be required to have the lowest finished floor, as well as all duct work, heating,
ventilation, electrical systems, etc. elevated, or floodproofed, 12-inches above the Base
Flood Elevation (BFE) This elevation is known as the Regulatory Flood Protection
Elevation (RFPE = BFE + 12" for non-residential additions).
United Civil Response: See response to comment
ALM2s Response: See response above.
4. If floodproofing is chosen as an option rather than elevating the structure, all the
requirements of Section 10-38 of City Code must be met. Floodproofing Guidelines as
well as a FEMA Floodproofing Certificate (which will be required before construction
begins, and again after construction is complete and prior to issuing a Certificate of
Occupancy) can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. FEMA
Technical Bulletin 3, "Non -Residential Floodproofing — Requirements and Certification"
can be found at
http://www.fema.gov/media-library-data/20130726-1511-20490-5294/iob6.pdf.
United Civil Response: See response to comment #1
ALM2s Response: See response above.
5. Nonstructural development (grading, fencing, detention ponds, hard surface paths, trails,
walkways, vegetation, etc.) is allowed in the floodplain as long as a floodplain use permit
is obtained prior to construction.
United Civil Response: Noted, a floodplain use permit will be applied for prior to construction.
6. Please be aware that per Section 10-103 (9), Critical Facilities are prohibited in the
500-year and 100-year floodplains. The definition for Critical Facilities includes facilities
for at -risk populations (daycares, schools, nursing homes, etc.). If any portion of a
structure touches the floodplain boundary, then the entire structure is considered to be
within the floodplain. Please take this regulation into consideration when planning uses
on the site. Sunday school uses where parents are on -site with the children are
allowable.
RMS Response: No child care facilities are being proposed.
7. Any development within the floodplain boundary including, site work, structures, utilities,
and landscaping must be preceded by an approved floodplain use permit and comply
with the safety regulations of Chapter 10 of the City Municipal Code. The permit for can
be obtained at
http://www.fcgov. com/utilities/what-we-do/sto rmwater/f lood in q/forms-documents.
United Civil Response: Noted, a floodplain use permit will be applied for prior to construction.
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8. In addition to obtaining an approved Floodplain Use Permit, any development in the
Floodway including, utility work, landscaping, paving, curb & gutter, sidewalks, etc. must
be preceded by a No -Rise Certification. The No -Rise Certification must be prepared by
a professional engineer licensed in the State of Colorado.
United Civil Response: Noted, a no -rise certification will be requested for the work on the north side of the
building within the floodway.
9. A Letter of Map Amendment (LOMA) may remove the either the structure or a metes
and bounds area surrounding the structure and proposed addition on the property if the
existing ground around the entire area is higher than the Base Flood Elevation. If the
structure and/or addition area are removed from the 100-year floodplain, the 500-year
floodplain prohibition on critical facilities would still apply.
United Civi! "nse: See response to comment µi
10. Development review checklists and permit application forms for floodplain requirements
can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please
utilize these documents when preparing your plans for submittal.
United Civil Response Noted.
11. Please show the boundaries of the floodplain on site drawings as applicable. Contact
Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain
CAD line work.
tinned Civil Response: Boundaries are shown on the Utility Plan:.
RMS Response: Boundaries are shown on site and landscape plans.
12. Please contact Heidi Hansen with any questions about development in the floodplain.
hhansen@fcgov.com 970-221-6854.
United Civil Response: Noted.
13. Information Only:
The site disturbs more than 10,000 sq. ft. and therefore Erosion and
Sediment Control Materials need to be submitted. The erosion control
requirements are located in the Stormwater Design Criteria in Chapter 2
Section 6.0 a copy of the requirements can be found at
www.fcqov.com/erosion
C'dll ReSnnnse: Noted.
14. For Final:
Please submit an Erosion Control Plans to meet City Criteria.
United Civil Response: Noted.
15. Development Agreement:
Please submit an Erosion Control Escrow / Security Calculation based upon
the accepted Erosion Control Plans to meet City Criteria.
United Civil Response: Noted.
16. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Poudre River
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
United Civil Response: Noted. and it does conform to both.
17. Documentation requirements (site specific comment):
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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.
United Civil Response: Noted, a drainage report and construction plans are included with the submittal.
18. Stormwater outfall (site specific comment):
The stormwater outfall options for this site is to the north under the bike trail and into
Cattail Chorus Natural Area. Any changes to the runoff rate may require permission
and/or easements from Natural Areas.
United Civil Response: Noted, the effective impervious area is only increasing by 600 sf. The increase in
runoff is negligible. No new outfalls to the Cattail Chorus Natural Area are being provided.
19. Imperviousness documentation (standard comment):
It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the
time fees are calculated for each building permit.
United Civil Response: Noted, we have documented the existing and proposed impervious areas and included
exhibits with the Drainage Report.
20. Detention requirements (standard comment):
When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2-year historic release rate for water quantity. Parking lot detention for water
quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but
more than 350 square feet of new impervious area, a site grading plan is required along
with the impervious area documentation.
United Civii Response: The increase in impervious area is less than 1000 square feet, therefore no onsite
detention has been included.
21. 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.
United Civil Response: See response to comment #20.
22. Standard water quality requirements (standard comment):
If there is an addition or disturbance of greater than 1000 SF of new impervious area,
onsite water quality treatment of the runoff is required. Water quality treatment methods
are described in the Fort Collins Stormwater Manual, Volume 3-Best Management
Practices (BMPs). A method that could be used on an existing site is to direct the
downspouts to a landscape area. Another is if perimeter landscape buffers or parking
lot medians are required, they could be used to treat the runoff in bio-retention areas or
rain gardens.
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria)
United Civil Response: Noted, we have provided water quality in the form of bioretention and a vegetated buffer.
23. LID requirements (standard comment):
If there is an addition or disturbance of greater than 1000 SF of new impervious area,
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.
United Civii Response: More than 50110 of the newly added or modified impervious areas are being treated by
bioretention and the rest of the impervious areas are being treated by a vegetative buffer.
24. 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
Ischlam@fcgov.com.
United Civil Response: Noted.
25. 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
United Civil Response: Noted.
26. Fees (standard comment):
The 2019 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.
Monthly fees - http://www.fcgov.com/utilities/business/rates
RMS Response: Noted.
United Civil Response. Noted.
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. No changes to services? (site specific comment):
Based on the application it does not appear any changes to the existing water or sewer
services would be needed. If that changes, please coordinate with Water Utilities
Engineering.
United Civil Response: No changes are planned to the existing water & sewer services.
2. Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City Code
requirements for wastewater. These requirements include Section 26-306 Wastewater
Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards.
A permit may be required depending on activities on the site; however, discharge
standards apply to every customer, both large and small, regardless of what activities
take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to
discuss these requirements and how they apply to this development.
United C Respons,
3. Water conservation (standard comment). -
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
RMS Response: Landscape will reflect habitat sensitive species selection and be low water use plants.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcqov.com
An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use
Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats
and features (Spring Creek, wetlands, aquatic ponds, riparian habitat, Cattail Chorus
Natural Area). Note the buffer standard of 50ft for riparian areas, 100ft for Spring Creek
and 100ft for wetlands larger than 0.33 acres without significant use by waterfowl as you
proceed with your site design process.
As the site contains existing buildings and pavement encroaching into the standard
quantitative buffer setbacks, a memo -based ECS (2-3 pages) can be submitted for this
proposed project. Note encroaching further into standard quantitative setbacks would
not be supported; this effects the north side of the property most. Building expansion to
the west could potentially occur as long as 100ft is maintained from Spring Creek top of
bank. The ECS should address LUC 3.4.1(D)(1) available for view online and identify
"top of bank" and/or edge of wetlands for Spring Creek and open water pond. Please
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contact me to discuss the scope and requirements of the ECS further and/or to schedule
an onsite meeting. The ECS is due a minimum of 10 days prior to PDP submittal
Online LUC link: https:Hlibrary.municode.com/co/fort collins/codes/land use
RMS Response: ECS was sent to Kelly Smith (new staff member assigned) on May 12, 2020.
2. Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ".
Essentially enhancements in the form of addition of trees, shrubs and other plants
supporting local native wildlife like birds, butterflies and other pollinators.
RMS Response: Coordination with staff on restoring native grasses on north side as well as new shrubs in LID
area that are native species.
3. Within any Natural Habitat Buffer Zone(s) that may be designated on this site, the City
has the ability to determine if existing landscaping within the zone is incompatible with
the purposes and intent of the buffer zone [LUC 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.
RMS Response: Staff has indicated that turf must be restored to native seed. Conversion technique notes have
been included with the landscape plan.
4. 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 parking areas or other site amenities shall not
spill over into any natural features or natural habitat buffer areas.
RMS Response: Photometric plans have been submitted. Code requirements for LUC and Building Code have
conflicting requirements for north and NE egress exits (0 fc vs. 1 fc). Coordination with environmental planning
and building department has resulted in modification request to the building code an a request for alternative
compliance to the LUC to best meet each code requirements, please see alternative compliance documentation.
5. The project site is adjacent to the Cattail Chorus Natural Area and Spring Creek, both
significant resources in the area preserving wildlife habitat and natural features. Projects
in the vicinity of Spring Creek must comply with Section 3.4.1(1)(1) of the Land Use
Code, which states the following: "Projects in the vicinity of large natural habitats and/or
natural habitat corridors, including, but not limited to, the Poudre River Corridor and the
Spring Creek Corridor, shall be designed to complement the visual context of the natural
habitat. Techniques such as architectural design, site design, the use of native
landscaping and choice of colors and building materials shall be utilized in such manner
that scenic views across or through the site are protected, and manmade facilities are
screened from off -site observers and blend with the natural visual character of the area.
These requirements shall apply to all elements of a project, including any aboveground
utility installations." Architectural plans will be reviewed for compatibility with nearby
natural features and context.
RMS Response: No new site features are proposed with plan with the NHBZ/north side of the building with the
exception of sidewalk connections from emergency egress exits to public way (spring creek trail) as required by
building code.
ALM2s Response: Only minor upgrades are proposed for the primary facades that abut and are readily visible
from the Cattail Chorus Natural Area and Spring Creek (north, north end of west and east). The design intent
is to repaint the existing stucco and precast concrete skin with a neutral warm gray primary color and minor
accent elements. The accent colors will be slightly darker but in the same earth tones. Other fagade
upgrades will include new double pane low-E clear glazing to replace existing single pane. Aluminum window
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