HomeMy WebLinkAboutPACIFIC COAST SUPPLY WAREHOUSE - FDP200019 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWFort Collins
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
February 21, 2020
ZP Response: Submittal 1, 9-3-20
Jeanne Fielding
Joe Valine
Fort Collins, CO
Re: Pacific Coast Supply Warehouse
Description of project: This is a request to expand the existing facility located at 1012
NE Frontage Road by constructing a 20,000 sq. ft. storage warehouse on the northern half
of the parcel (parcel # 8703005001). The proposal includes 9-10 parking spaces provided
on -site. Access will be taken from NE Frontage Road directly to the south and west. The
project is located directly east of Interstate 25 and approximately 1,700 feet north of E. Vine
Drive. The property is within the Industrial (1) zone district and is subject to Type 1
(Administrative) Review.
Please see the following summary of comments regarding Pacific Coast Supply Warehouse.
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 phone at 970-221-6695 or via
email at tsullivan@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
1. 1 will be your primary point of contact throughout the development review and permitting
process. If you have any questions, need additional meetings with the project reviewers, or
need assistance throughout the process, please let me know and I can assist you and your
team. Please include me in all email correspondence with other reviewers and keep me
informed of any phone conversations.
Thank you!
2. 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
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with 43,200 gallon capacity is proposed to supply the building's dry fire spklr system.
6. FIRE CONTAINMENT VS FIRE SPRINKLER SYSTEM
The proposed building will require a fully automatic fire sprinkler system or be separated
into separate compartments so that no fire area exceeds 5,000 square feet. If
containment is used, the containment construction shall be reviewed and approved by
the Poudre Fire Authority prior to installation. Please note other conditions relative to
commodity classification of products stored, or combustible storage height may also
drive a fire sprinkler requirement.
ZP Response: Reference #6. Product storage will be GB sheet product stored in 12' or less floor stacks
only.
7. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM
TEST
> IFC 510 & 1103.2: 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.
ZP Response: A Radio Responder test will be performed upon completion of construction to meet/confirm
the Bldg meets the PFD responder requirements.
8. ADDRESS POSTING
New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible and visible
from the street or road fronting the property. Due to the setback distance from the
frontage road, the code requires the address to be posted with a minimum of TEN -inch
numerals on a contrasting background. As part of this development plan, the same
requirement shall apply to existing buildings with non -compliant address posting.
ZP Response: Address will be posted on the building.
9. BUILDING HEIGHT -AERIAL FIRE APPARATUS ACCESS
In response to today's Conceptual Development Review I'm providing code access
requirements for buildings greater than 30' in height.
IFC D105.1: WHERE REQUIRED
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.
ZP Response: For this gable slopped roof building, the eave height is 24' vs. the top ridge of the gable is
34'-7" and for fire apparatus requirements should meet the requirements for a roof below 30'.
IFC D105.2: WIDTH
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.
IFC D105.3: PROXIMITY TO BUILDING
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At least one of the required access routes meeting this condition shall be located within
a minimum of 15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the building on which
the aerial fire apparatus access road is positioned shall be approved by the fire code
official.
10. HIGH PILED COMBUSTIBLE STORAGE
Storage of combustible materials in closely packed piles or combustible materials on
pallet, in racks or on shelves where the top of storage is greater than 12 feet in height
shall be shown to comply with IFC Chapter 32.
ZP Response: The Bldg will not have high pile storage. Product storage will be GB sheet product stored in
12' or less floor stacks only.
Department: Stormwater Engineering — Erosion and Sediment Control
Contact: Chandler Arellano, , carellano@fcgov.com
Information Only:
The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment
Control Materials 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.fcgov.com/erosion
For Final: Please submit an Erosion Control Plans to meet City Criteria.
For Final: Please submit an Erosion Control Report to meet City Criteria.
For Final: Please submit an Erosion Control Escrow / Security Calculation based
upon the accepted Erosion Control Plans to meet City Criteria.
Information only: Based upon the area of disturbance, State permits for stormwater will
be required since the site is over an acre and should be pulled before
Construction Activities begin.
ZP Response: A Erosion Control Plan and Report have been included in the submittal.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
2. Master plan and criteria compliance (site specific comment): The design of this site must conform to the
drainage basin design of the Cooper Slough/Boxelder Creek Basin Master Drainage Plan as well the Fort
Collins Stormwater.
ZP Response: Noted
Criteria Manual. Please note, a new stormwater criteria manual was released in
December 2018:
ZP Response: Noted
https://www fcgov com/utilities/business/builders-and-developers/development-forms-guidelines-regulati
ons/stormwater-criteria
3. Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must
address the four -step process for selecting structural BMPs.
ZP Response: Noted
4. Stormwater outfall (site specific comment):
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There does not appear to bean obvious stormwater ouff all option for this site. For
development to proceed on this site an "adequate stormwater outfall" will need to be
determined.
ZP Response: The storm outfall from the site is to the existing frontage road ROW drainage ditch. The
ditch flows to the south and the existing low spot is called out to be regraded to the existing ditch outlet pipe
that flows west under 1-25.
The conceptual development plans submitted for this review show a proposed outfall to
the frontage road drainage ditch, with the flows draining north. However, the City's
topographic data shows that this area generally draining to the south, with a localized
low point in the area of this property.
Please have your site civil engineer review the drainage patterns in the area surrounding
your site and contact us to discuss options.
ZP Response: The low point in the drainage ditch has been identified and the grades have been
proposed with the drainage in this area flowing south and to the culvert under 1-25.
5. Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the 100-year
developed inflow rate and the 2-year historic release rate.
ZP Response: Noted
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).
ZP Response: Noted
6. 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.
'Note: Gravel paving is considered 40% impervious.
ZP Response: Noted
7. 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.
ZP Response: Noted
8. Water Quality and Low Impact Development requirements (standard comment):
All new or modified impervious areas require stormwater quality treatment. In addition,
the City requires the use of Low Impact Development (LID) methods to treat stormwater
quality on all new or redeveloping property, including sites required to be brought into
compliance with the Land Use Code. There are two (2) categories of LID requirements;
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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.
ZP Response: Option 2 was selected using a Bioretention (Rain Garden) Pond with Forebay.
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:
hftp://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
del in es-reg u lations/sto rmwater-criteria
ZP Response: Noted
9. Erosion control requirements (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins
Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need
clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or ischlam@fcgov.com.
ZP Response: Noted
10. 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:
hftp://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
ZP Response: Noted
11. Fees (standard comment):
The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of 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.
ZP Response: Noted
Department: Water -Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
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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.
ZP Response: ELCO and Boxelder Sanitation have been contacted for Preliminary review. ELCO has
confirmed the existing 2" water line serving the area has no capacity for additional tapes. The new Storage
Warehouse is proposed to be a storage building only with no employee or public facilities. Restroom
needs are accommodated with the exist. Admin facilities that are within 500' of the facility. Boxelder
Sanitation has no service to this area. The site has a onsite septic system.
2. 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
ZP Response: Noted
Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
INFORMATION:
As you can see from your plans, we have an existing electric line that is within the
easement between the two parcels. This easement must remain in place as shown in
your current plans.
ZP Response: Noted. There are no proposed structures in the existing diagonal electrical utility easement.
2. INFORMATION:
Please keep power requirements in mind for the additional building. At final design,
please provide a one -line diagram and a C-1 form to Light and Power Engineering. The
C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWikiVWikiPdfs/C/C-1 Form.pdf
ZP Response: Noted
3. FOR HEARING:
Please show the location of the existing electric line that feeds the transformer next to
the current structure. This electric line cannot be underneath future detention ponds.
ZP Response: The exist. Transformer is not impacted by the bioretention structure.
4. INFORMATION:
Transformer locations shall be within 10' of a paved surface and must have a minimum
of an 8' clearance from the front side and a 3' clearance around the sides and rear.
(1000 kVA up to 2500 kVA requires 4' around the sides and rear.)
ZP Response: The existing transformer is adjacent to paving and has the required clearances.
5. INFORMATION:
Development and capacity charges will apply to this development.
ZP Response: Noted
6. INFORMATION:
Light and Power would like to remind you that all of our facilities must have a ten foot
clearance away from all water, wastewater, and storm sewer facilities. We also require
a three-foot clearance away from all other utilities with the exception of communication
lines.
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ZP Response: Noted
7. INFORMATION:
You may contact Austin Kreager, project engineering if you have questions. (970)
224-6152. You may reference Light & Power's Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FI NA
L_18 Novembe r2016_Am endm ent. pdf
You may reference our policies, development charge processes, and use our fee
estimator at htt�•//www fcgov com/utilities/business/builders-and-developers.
ZP Response: Noted
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
1. PRESUBMITTAL: 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 (wetlands, irrigation lateral). Please note the buffer
zone standards range from 50-100ft for these features. The ECS should address all
items (a) -(I) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the
study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of
wetlands, and whether jurisdictional wetlands may be impacted by the proposed project.
If prairie dogs are onsite or within 500ft, the ECS should specifically address the
presence of active prairie dogs including estimate of number of individuals and entire
size of the colony within the project area. The ECS should address all items (a) (1) of
LUC 3.4.1(D)(1) available for view online and include prairie dog mitigation options.
Online LUC link:
https://Iibrary.municode.com/co/fort—collins/codes/land—use
2. PRESUBMITTAL: The ECS is due a minimum of 10 working days prior to PDP
Submittal
ZP Response: The ECS Environmental Characteristic Study has been shared with the Kelly Smith,
Christine Holtz/city forester and Scott Benton/Environmental Engineer prior to the tree mitigation site visit.
Attached here again.
3. PRIOR TO HEARING: If wetlands are impacted, provide a copy to City Environmental
Planner of request sent to Army Corps of Engineers for jurisdictional determination and
permitting.
ZP Response: There are no wetlands on this site.
4. FOR INFORMATION: Information from the ECS informs design of a "natural habitat
buffer zone" or "NHBZ".
ZP Response: A 50' Natural Habitat Buffer Zone has been requested by the City, along the East PL of the
North lot, where along the ditch bank, there has been identified a rare, Wild Plum Shrubland, along the
bordering ditch. A 30' Natural Habitat Buffer Zone has been shown that encompasses the full width of the
shrubland. The 50' dimension is wider than the shrubland and has significant impact on the North lot
outdoor storage yard available area.
5. FOR INFORMATION: Within any Natural Habitat Buffer Zone(s) that maybe 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
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restoration options. If existing vegetation is determined to be insufficient, then
restoration and mitigation measures may be required.
ZP Response: Existing vegetation has been identified as a wild plum shrubland and important to protect.
A 50' natural habitat buffer zone has been requested by the city/Scott Benton. 50" has a significant impact
on the rear yard storage capacity. A 30' Buffer zone is proposed, that includes the exist. ditch slope with the
wild plum shrubland which should be sufficient to maintain the natural shrubland habitat.
6. FOR INFORMATION: 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.
ZP Response: There is no proposed lighting on the east rear area of the lot where the natural habitat
zone is located.
7. FOR INFORMATION: 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/nativeplants20l3.pdf. Also see the City of Fort
Collins Plant List: https://www.fcgov.com/forestry/plant list.pdf.
ZP Response: Low Water use vegetation is proposed along with natural seed mix areas. No new sod
area is proposed on this expansion lot.
8. FOR INFORMATION: Please clarify specific turf species proposed and the blend
percentages to ensure the project water budget chart gets adequately calculated.
ZP Response: Specific seed mix has been included on the Landscape Legend..
9. FOR INFORMATION: 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."
ZP Response: No trees are designated for removal.
10. PRIOR TO SUBMITTAL: Contact the assigned Development Review Coordinator
(DRC) prior to PDP submittal for the project if trees may be impacted. A review of trees
shall be conducted by City Environmental Planning staff to determine the status of
existing trees and any mitigation requirements that could result from the proposed
development.
ZP Response: A tree mitigation site review has been performed by Christine Holtz/City Forester.
11. FOR INFORMATION: Please submit a site photometric plan and luminaire schedule if
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exterior lights (wall or pole mounted) will be installed. Site light sources shall be fully
shielded and down -directional to minimize up -light, spill -light, glare and unnecessary
diffusion on adjacent property. All lighting shall have a nominal correlated color
temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC
3.2.4(D)(3)].
ZP Response: A Photometric Plan has been submitted meeting city requirements.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
1. 2-12-20: PRE -SUBMITTAL: Forestry Tree Inventory
There appear to be existing City trees on -site and within the limits of development. What
are the anticipated impacts to them associated with this development? Regardless of
tree impact, please schedule an on -site meeting with City Forestry to obtain tree
inventory and mitigation information. Existing significant trees should be retained to the
extent reasonably feasible. This meeting should occur prior to first round PDP.
ZP Response: This has been performed. No existing trees should be impacted.
2. 2-12-20: INFORMATION ONLY FOR PDP
Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements
such as `full tree stocking'. 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:
ZP Response: A Landscape Plan has been prepared as part of the submittal that includes the below.
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the city planner or Molly Roche (Mroche@fcgov.com)
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
3. 2/10/2020: INFORMATION ONLY FOR PDP
Please include locations of utilities on the landscape plan including but not limited to
water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs.
Please adjust tree locations to provide for proper tree/utility separation.
10' 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
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40' between canopy shade trees and streetlights
15' between ornamental trees and streetlights
ZP Response: There are no new site utilities proposed on the expansion lot. Site Utilities have been
shown on the Landscape Plan on the exiting lot.
4. 2-12-20: INFORMATION ONLY FOR PDP
If applicable, 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 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.
ZP Response: No existing trees are proposed for removal.
5. 2-12-20: INFORMATION ONLY FOR PDP
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least
(50%) of all tree plantings.
ZP Response: Proposed new tress are a combination of evergreen and deciduous trees.
6. 2-12-20: INFORMATION ONLY FOR PDP
If the project is responsible for frontage improvements along NE Frontage Rd., please
incorporate new street trees within the right of way.
ZP Response: No required frontage improvements have been identified.
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. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
ZP Response: The survey has been prepared to the NAVD88 datum.
2. The north portion of this property/project is not platted.
A Subdivision Plat will be required to "vacate" the interior common property line.
If submitting a plat for this property/project, addresses are not acceptable in the
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Subdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.
ZP Response: The Plat title does not include the address.
Department: Building Code Review
Contact: Katy Hand, , khand@fcgov.com
1. INFORMATIONAL: Please visit our website for a list of current adopted building codes
and local amendments for building permit submittal:
https://www.fcgov.com/building/codes.php
ZP Response:
Proposed bldg. 3 —Storage Warehouse. Reference Cover Sheet Bldg Code Analysis. The S2 Occ function is
a storage shelter for GB sheet products only. There are no additional employees associated with this new
building and the building does not need climate control for occupants or the product. It is proposed to not heat
this bldg. or provide minimal heat at the point of fire entry and electrical panels. The bldg. would fall under IECC
C402.1.1 Low energy buildings or less. It is proposed to not provide the new bldg. with a full insulated building
shell per Tables C402.1.3/C402.1.4 as would not be needed for a non -heated bldg. No new plumbing
fixtures/restrooms are proposed for this new building. All facilities are existing in the Admin Bldg 1 and meet the
additional occupant loads with Bldg 3 and distance requirements within 500' per Sec 2902.3.3.
Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early 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 PDP submittal. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage, type
of construction, and energy compliance method being proposed. Applicants of new
commercial or multi -family projects should contact their Development Review Coordinator to
schedule a pre -submittal meeting.
ZP Response: A Preliminary Code Review is planned to be scheduled following this Final Development Plan
Submittal 1.
Construction shall comply with the following adopted codes and standards as
amended:
2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) 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
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads:
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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.
3. 1 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.
4. 1 will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project; if there are any significant
changes to this project, please let me know so we can adjust the checklist accordingly. I
can send an updated copy of the Submittal Checklist to ensure you are submitting the
correct materials.
5. As part of your submittal you will respond to the comments provided in this letter. This 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. Provide reference to specific project plans or explanations of why
comments have not been addressed, when applicable.
6. The request will be subject to the Development Review Fee Schedule:
hftps://www.fcgov.com/developmentreview/fees.php.
I will provide estimated fees, which are due at time of project submittal for formal review.
This is 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. If you have any questions about fees, please reach out to me.
7. 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 a
three-week round of review, followed by a formal meeting.
B. When you are ready to submit your formal plans, please make an appointment with me at
least 24 hours in advance. Applications and plans are submitted electronically in person
with initial fees.
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.
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Risk Category II (most structures):
* 140mph (Ultimate) exposure B or
* Front Range Gust Map published by The Structural Engineer's Association of
Colorado
Risk Category I: 130mph (Ultimate) exposure B
Risk Category III & IV:150mph (Ultimate) exposure B
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4
Residential Provisions
2. Multi -family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2018 IECC Chapter 4 Commercial
Provisions.
Current codes and amendments are effective as of January 12, 2019. Copies of the code
amendments can be obtained at www.fcgov.com/buildinci/codes.php or at the Building
Services office.
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Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
1. The 80-foot landscape buffer will require informal clusters of deciduous and evergreen
trees and shrubs planted in an offset pattern and must meet or exceed the standard of 1
tree and 10 shrubs per twenty-five lineal feet of frontage. Certain types of landscaping
may not be compatible (coordinate with stormwater utilities) with the proposed detention
areas located at the front of the lot. Please keep this in mind when further developing the
site plan.
ZP Response: The Building has been setback 125' from the PL to provide for the detention pond
volume. Plant material per 1-25 Corridor requirements of 1 tree and 10 shrubs per 25 linear feet,
grouped informally has been provided.
2. Regarding all outdoor storage, please ensure that fencing consists of high -quality
materials, such as tinted, textured blocks; brick; stone; treated wood; or ornamental metal
— the use of chain link fencing or exposed cinder block walls are strictly prohibited.
ZP Response: The proposed new fence along the 1-25 Frontage is to be a 6' steel rail security
fence with 2' splitface CMU masonry piers at approximately 16' oc. This runs along the front
portion of the North PL, West PL at the north lot and along the north side of the west drive to a
rolling security gate and fence aligned to the existing Admin. Bldg 1. Relocated existing chain link
fence is proposed to fence the rear portion of the North lot. The existing South lot is fenced with a
existing 6' chain link fence that was installed within the last year; is in new condition and would
add significant cost to the project to replace. A draft of a Modification of Standard Request is
enclosed to maintain the existing chain link fence. Re:SP1.1 and SP2.1.
3. A minimum of 6-foot area in front of the fence should be landscaped with turf, shrubs
and/or trees using a variety of species to provide seasonal color and plant variety.
ZP Response: The 1-25 frontage fence line is set 12' back from the west PL with a good portion
of the 1-25 80' Buffer Zone landscaping set in front of the fence line. There is a variety of plant
types proposed for the North lot. Landscaping on the South Lot is existing.
4. The maximum length of continuous, unbroken and uninterrupted fence or wall plane shall
be forty (40) feet. Breaks shall be provided through the use of columns, landscaping
pockets, transparent sections and/or a change to different materials.
ZP Response: Breaks in the fence plane are provided with mas. cols at approx. 16' oc.
5. The plan will be required to demonstrate that no more than 50% or 60% (depending on
setback) of the lot is occupies by the building(s).
ZP Rem: Building frontage is setback more than 245' from the center line of 1-25 length
at 275'. This allows 60% frontage length coverage. The new Bldg 3 width of 100' is at 58%
frontage length for the 170.64' lot width.
6. Existing lighting on the site is non -conforming and will have to be changed out with fully
shielded and down directional fixtures that are 3,000K or less.
ZP Response: The two exist. pole lights along the west PL will be replaced with new that meet
the City requirements and are shown in the Photometric Plan. All new Bldg Wall packs will meet
the LUC requirements.
7. In order to combine the two lots, this project will be required to submit a plat. This will be
reviewed and processed in the same development review package.
ZP Response: A Plat has been submitted as part of the Submittal Package.
8. Please ensure that the site perimeter abutting 1-25 contains an undulating berm and where
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next to parking or service areas contain a minimum of 8 trees and 8 shrubs per 100 lineal
feet with at least 50 percent of trees being evergreen.
ZP Response: The 1-25 frontage width has a berm as part of the pond retainage. The existing
south lot has an existing berm.
9. All outdoor storage yards, loading docks, service areas and mechanical equipment or
vents larger than eight (8) inches in diameter shall be concealed by screens at least as
high as the equipment they hide, of a color and material matching or compatible with the
dominant colors and materials found on the facades of the principal building. Chain link,
with or without slats, shall not be used to satisfy this requirement. (2) Equipment that would
remain visible despite screening, due to differences in topography (i.e., a site that is at a
lower grade than surrounding roadways) shall be completely enclosed except for vents
needed for air flow, in which event such vents shall occupy no more than twenty-five (25)
percent of the enclosure facade.
ZP Response: The existing South Lot outdoor product storage yard is fenced with an existing
new chain link fence. The existing South Lot will have minimal improvements to tie in with the
North Lot expansion. The new north lot expansion will include the new Bldg. 3 Storage
Warehouse, truck circulation area and rear product storage. All storage is typically below the 6'
fence height. It is proposed to relocate the existing north PL new chain link fence to the rear of the
north expansion lot, east and north PL. As mention on Item 2., the existing chain link fence is
new, in good condition and appropriate for the surrounding area and will be requested to remain
thru a Modification of Standard Request process.
10. Building Standards in 3.5.1 — Building and Project Compatibility will apply to this
development. Please review this section to ensure compliance with applicable codes
such as building material, color, height, outdoor storage areas/mechanical equipment,
and operation compatibility standards.
ZP Response: The proposed Bldg 3 is compatible with surrounding development context, along with
meeting the color and bldg. prototype standards for Pacific Coast Supply facilities across the western
region. The building size, mass, height, scale and materials are similar to existing buildings in the
immediate area.
11. All developments must establish groves and belts of trees along all streets, in and around
parking lots, and in all landscape areas that are located within fifty (50) feet of any building
or structure in order to establish at least a partial urban tree canopy. The groves and belts
may also be combined or interspersed with other landscape areas in remaining portions
of the development to accommodate views and functions such as active recreation and
storm drainage.
ZP Response: This site is within a rural landscape area along the east side of the 1-25 frontage. The
ROW frontage contains the area drainage ditch that will serve the frontage properties. There is limited
area between the drainage ditch and the site detention pond for a traditional urban tree canopy.
Landscape plantings have been grouped along the frontage, edges of the detention pond, and bldg.
frontage.
12. One handicap parking space must be provided with this development.
ZP Response: There is 1 existing HC parking space in the existing Admin. Bldg 1. Customer parking to
remain.
13. Please ensure that all parking areas are screened from 1-25/frontage road using the
requirements and techniques found in 3.9 of the land use code.
ZP Response: The customer parking will remain on the south side of Admin Bldg 1 and is screened from
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1-25 with the existing landscaped berm. The employee parking has been consolidated to the north side of
Admin. Bldg 1 and is also screened by the existing landscaped berm.
14. UPDATE:
At the end of the meeting the question was asked if the existing chain -link fencing would
have to be replaced. Staff mentioned that there may be a provision in code as it relates to
existing non -conformities. After investigation into Division 1.5 the limited exemption only
applies to land use, buildings, or structures such as a fuel canopy or fuel pump island.
In summary, all fencing on the site will need to conform with current land use standards in
3.9.7 and 3.9.8.
ZP Response: As been previously noted, the existing chain link fence has recently been
installed and in good condition. Pacific Coast Supply would like to use a Modification of Standard
Request process to allow the existing fence to remain. There is no minor new work proposed on
the south Lot and replacing all the fencing has the potential to make the project cost prohibitive
and is not necessary for this rural area and in keeping with sustainability principles of reuse.
15. 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.
ZP Response: The LUC has been reviewed and the development has incorporated the
appropriate requirements.
16. 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.
ZP Response: Modification of Standard Request will be pursued for maintaining the existing
chain link fence.
Department: Engineering Development Review
Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com
1. Site Specific:
Improvements to the roadway along the frontage road will be influenced by a traffic study
and will require CDOTs approval.
ZP Response: A Traffic Study is included in the submittal documents and outlines that no
improvements are required for the 1-25 Frontage Rd. for the proposed additional bldg. for the
existing Pacific Coast Supply facility.
2. Site Specific:
The only process the City has for vacating a property line is replatting both areas into
one lot. Replatting the property would be required if the northern parcel is not platted
already. However, if the parcel to the north is platted, then the project will not have to
replat. An access easement may be needed in the latter case to ensure that access to
the shared drive between the two parcels is maintained.
ZP Response: A new Subdivision Plat has been included in the Submittal Documents for the
consolidation of both parcels to a single parcel and vacation of the interior shared PL.
3. Site Specific:
Regarding the "Public Access Right -Of -Way" that is shown at the southern border of the
Page 5 of 20
project, the City is still unsure if this is considered a right-of-way or an access easement.
The City will need to speak to its attorneys to help determine what it is ultimately.
ZP Response: The Survey identifies the south drive as a "30' Public Access Right of Way per Plat
of K-2 Industrial Park PUD.
4. 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.
ZP Response: Pacific Coast Supply will obtain Development Fees Information as they become
pertinent.
5. 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/en q ineering/dev-review. ph p
ZP Response: The TDRF Transportation Development Review Fee will be paid at time of
submittal.
6. 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.
ZP Response: There are no existing street improvements in this area. Any damaged materials
during construction will be replaced.
7. 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.
ZP Response: The are no public road improvements in this area.
8. 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.larim a r. org/eng ineeri ng/standards-and-gu ides/u rban-area-street-standards.
ZP Response: The are no public road improvements required in this area.
9. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. 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 can be found at: http://www.fcgov.com/engineering/devrev.phhp
ZP Response: The are no public road improvements required in this area.
10. Utility plans will be required and if needed a Development Agreement will be recorded
once the project is finalized.
ZP Response: Site utilities are existing. The new Bldg 3 Storage Warehouse is a unconditioned,
storage shed only and is not proposed to have a restrooms or employee facilities and therefore,
will not require any new site utilities. All restrooms and employee spaces are existing in Admin
Bldg 1 and will remain. This Bldg. is served by a 1/4" water line off the existing 2" water main in the
existing water easement and an existing septic system.
11. For final plat submittal requirements, please follow this link:
https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_req.pdf?
1526073805
ZP Response: A Final Plat submittal has been included in the Submittal documents.
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12. This site is adjacent to CDOT roadway and all access to the site is governed by an
access control plan. The access control plan will need to be followed and implemented
with any project. Plans will be routed to CDOT for review and approval and the applicant
may need to obtain access permits from CDOT. The existing head in parking is also
subject to CDOT review. It is possible CDOT may require this to be removed.
ZP Response: An Access Control Plan with Access Permit will be submitted for approval to
CDOT as required. The existing employee parking has been relocated interior to the site.
13. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
ZP Response: A Development Construction Permit will be obtained as required.
14. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
ZP Response: Required parking setbacks have been incorporated. Employee parking has been
relocated interior to the lot along the north side of Admin Bldg 1.
15. 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 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.
ZP Response: There are no encroachments within the ROW.
16. The development/ site cannot use the right-of-way for any rain gardens to treat the storm
runoff. We can look at the use of rain gardens to treat street flows — the design
standards for these are still in development.
ZP Response: The rain garden is located at the parcel interior and not in the ROW.
17. Doors are not allowed to open out into the right-of-way.
ZP Response: There are no doors in proximity of the ROW.
18. 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.
ZP Response: Bike Parking has been located north of the Admin Bldg 1.
19. 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.
ZP Response: Construction staging will not be located in the ROW.
Department: Traffic Operations
Contact: Steve Gilchrist, 970-224-6175, sailchrist@fcgov.com
1. TRAFFIC IMPACT STUDY: We will need a traffic letter or narrative detailing the
anticipated increase in traffic that will occur with the development of this property in
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order to determine if a full traffic impact study will be required.
ZP Response: A Traffic Impact Study has been prepared and included in the Submittal documents.
2. FOR INFORMATION ONLY: Based on the anticipated change in traffic that will be
generated with this development, roadway improvements, like left turn lanes, may be
needed on the frontage road for access to your property.
3. FOR INFORMATION ONLY: CDOT will need to be routed with this project as any
potential changes to the access along the frontage road may require a new access
permit.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. 2018 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins have adopted the 2018 International
Fire & Building Codes. 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.
ZP Response: Fire Protection has been addressed using the 2018 IFC/IBC and Ft. Collins
amendments that requires all Bldgs greater than 5000 Sf to incorporate a Fire Spklr system.
2. REQUIED FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or facility as
measured by an approved route around the perimeter. In order to satisfy the code, a fire
lane will be required on site for access to all existing and proposed buildings. Any
private drive serving as a fire lane shall be dedicated as an Emergency Access
Easement (EAE) and be designed to standard fire lane specifications.
ZP Response: Fire Access to the north side of the building was reviewed with PFA and meets
required 150' distances from each side for full coverage to the North side of the bldg. A
preliminary dedicated Fire Lane has been shown on the Site Plan for review and comment.
Please note: Building height was not identified. In addition to above requirements, aerial
apparatus access requirements are triggered for buildings in excess of 30' in height.
Code language and fire lane specifications provided below.
ZP Response: The Bldg height has been added to the Bldg. Elevations. Per below section
D105.1 the eave height is 24'-0" less than 30'.
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:
> 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.
> 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.
> The required turning radii of a fire apparatus access road shall be a minimum of 25
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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 LCUASS
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.
> Gating of a required fire access road shall be reviewed and approved by the fire
Authority.
ZP Response: A preliminary Fire Lane Access easement has been shown on the plans for
review and comment.
4. SECURITY GATES
> IFC 503.6: The installation of security gates across a fire apparatus access road shall
be approved by the fire chief. Where security gates are installed, they shall have an
approved means of emergency operation. The security gates and the emergency
operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the
following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one
person.
4. Gate components shall be maintained in an operative condition at all times and
replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department
personnel for emergency access. Emergency opening devices shall be approved by the
fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key
system for Poudre Fire Authority.
6. Gate design and locking device specifications shall be submitted for approval by the
fire code official prior to installation.
7. Electric gate operators, where provided, shall be listed in accordance with UL 325
and have a means of emergency, manual operation during power
loss.
8. Gates intended for automatic operation shall be designed, constructed and installed
to comply with the requirements of ASTM F 2200.
ZP Response: The existing South gate will remain the primary access to the site. The gate is a manual
sliding gate. A PFA approved Knox Box will be provided for access at the Fire Lane Access Easement.
5. REQUIRED WATER SUPPLY
A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required
within 300' of any commercial building as measured along an approved path of vehicle
travel. My response map indicates no hydrants anywhere along the NE Frontage Road.
At least one hydrant will be required. Location TBD.
As an alternate to providing a fire hydrant, the project may propose another water
source as allowed in IFC507 and installed in accordance with NFPA22.
ZP Response: As discussed, the existing 2" water main has no available capacity to serve fire hydrants
and there are no fire hydrants in the vicinity. Reference Veritas Engineering Fire Protection Analysis for
theproposed water supply system with underground storage requirements. An underground storage tank
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