HomeMy WebLinkAboutBachus and Schanker Law Office Building - FDP200031 - - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 17
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
October 16, 2020
Kenneth Merritt
Fort Collins, CO
Re: 2630 Illinois Dr Replat & Office Development
Description of project: This is a request to replat Lot 1 of the Warren Federal Credit
Union-East Drake Subdivision to create two new lots which will be intended for commercial
and office uses at the site currently address 2630 Illinois Dr (parcel # 8729213001).
Proposed access to the future structures will be from Illinois Dr directly to the west and E
Drake Rd directly to the north. The property is within the Neighborhood Commercial (NC)
zone district and is subject to Administrative (Type 1) Review.
Please see the following summary of comments regarding 2630 Illinois Dr Replat & Office
Development. 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.I will be your primary point of contact throughout the development review and permitting
process. If you have any questions, need additional meetings with the project reviewers, or
need assistance throughout the process, please let me know and I can assist you and your
team. Please include me in all email correspondence with other reviewers and keep me
informed of any phone conversations.
Thank you!
JR Response: Noted
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
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
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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.
JR Response: Noted
3.I will provide you a roadmap specific to your development review project, helping to identify
each step of the process. For more detailed process information, see the Development
Review Guide at www.fcgov.com/drg . This online guide features a color-coded flowchart
with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
JR Response: Noted
4.I 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.
JR Response: Noted
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.
JR Response: Noted
6.The request will be subject to the Development Review Fee Schedule:
https://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.
JR Response: Noted
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.
JR Response: Noted
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8.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.
JR Response: Noted
Planning Services
Contact: Jason Holland, 970-224-6126,jholland@fcgov.com
1.Project specific comments (1-7):
FOR HEARING/INITIAL SUBMITTAL:
PEDESTRIAN CONNECTION:
An east/west pedestrian connection is described on the Warren Federal Credit Union
PDP/FDP (WFCU) plan. This runs between lots one and two on the plan. At the time, this
was considered the preferred compromise route to provide better, more direct access to
Drake, access to on-street parking on Illinois, as well as access from the ADA parking
spots to the Lot 1 and 2 building entrances along the Illinois frontage. A 4 to 5 foot wide
sidewalk width is recommended. If a portion of this sidewalk is on Lot 2, we would need
confirmation of this work with the adjacent property owner (see LOI/agreement comment
below).
JR Response: A sidewalk connection is being proposed by extending the adjacent sidewalk to the North. The
sidewalk connection will provide access to both Drake and Illinois.
If the sidewalk connection is extended to the north to Drake, this would be an off-site
improvement, see LOI comments below.
JR Response: Noted
2.FOR HEARING/INITIAL SUBMITTAL:
OFF-SITE PARKING:
The parking lot was planned as a part of the Warren Federal Credit Union PDP/FDP.
Please see this approved site plan for off-street parking (in Tract A) and pedestrian
connection information. With this approved plan, there could be parking spaces available
in Tract A to serve Lot 1.
JR Response: The approved PDP for the Warren Federal Crediti Union – East Drake Development allocated 14-28
parking spaces for lot 1 which exceeds the required parking of 10-22 spaces.
The submittal should describe how much of the Tract A parking lot will be used for Lot 1.
The initial submittal should also include the private easement agreement which allows
access to the off-site parking and access/use of the trash/recycling enclosure and HC
spaces. If an agreement does not yet exist, the initial submittal should include an LOI for
these uses, and the private easement agreement must be in place prior to FDP approval.
On the replat, Tract A should reflect the recorded agreement prior to approval/recording of
the replat.
JR Response: See attached covenants within submittal for items above.
3.FOR HEARING/INITIAL SUBMITTAL:
TRASH ENCLOSURE:
The trash enclosure on Tract A does not meet current City standards. This is possibly an
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easy fix. The collection containers need to be configured to provide equal capacity for
trash and recycling. This would need to be shown with the Lot 1 PDP plans.
JR Response: See general note 21 on PDP cover sheet. Owner will work with Business Owners Association to get
trash enclosure to meet city standards.
4.FOR HEARING/INITIAL SUBMITTAL:
LANDSCAPING:
Landscape amendments are shown in Tract A at the southwest end. This would need to
be shown with the Lot 1 PDP plans. Additionally, with the approved plans, there should be
a shade tree located in the NW corner of the parking lot. I can’t tell if this tree is missing or
not, and I have not had a chance to visit the site recently. If parking lot trees are missing,
they will need to be replanted. This can be done with the PDP submittal or through an
enforcement action for the owner of Tract A.
JR Response: Addressed. See Landscape plan.
5.FOR HEARING/INITIAL SUBMITTAL:
OFF SITE WORK AND FACILITIES:
For work and any plan amendments within Tract A, this can be shown with the Lot 1 PDP
as “planning over old plans”, and we will need an LOI with the initial PDP Lot 1 submittal
for all work and permission needed to access and/or amend these facilities as needed to
demonstrate LUC compliance. With the FDP, additional information may be required per
Engineering.
JR Response: Addressed
6.FOR HEARING/INITIAL SUBMITTAL:
BUILDING LOCATION AND NOTATIONS:
The concept plan has setbacks indicated around the perimeter of the property. There are
no front, side or rear Land Use Code building setbacks required with for commercial
buildings. Along Illinois, the build-to-line requirement applies per LUC 3.5.3(C)(2)(b) in
which the building “shall be located no more than 15 feet” from the right-of-way. Please
also keep in mind that there are restrictions as to what elements can be placed within
utility easements, such as building eaves are not permitted.
JR Response: Addressed
7.FOR HEARING/INITIAL SUBMITTAL:
BUILDING ELEVATIONS:
PDP/FDP architectural elevation plans are required for each building proposed. If plans
are not known or can’t yet be provided for the south building, then this building would be
approved as a separate PDP/FDP. In this scenario, labels indicating “future” should be
changed to “separate PDP required”.
JR Response: South building elevations provided. South building is intended to be Fully Entitled with this PDP.
South building elements referred to as “future” on drawings.
8.Standard comments:
FOR SUBMITTAL/HEARING -- GENERAL DEVELOPMENT STANDARDS: The PDP
site and landscape plan should demonstrate compliance with all applicable design
standards in Article 3 of the Land Use Code. The applicant team should review these
standards in detail in the Land Use Code and related Master Submittal Requirements.
Standard comments and code references are provided below which highlight the most
typical site design requirements:
JR Response: Addressed
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9.Trash Enclosure:
A trash/recycling enclosure will be required per the standards in LUC 3.2.5. Detailed
design elevations and plan details must be provided with the submittal, per the master
submittal requirements document on the City Development Applications web page.
Notable issues that we commonly see are that the enclosure interior is not large enough
for people to maneuver inside of the enclosure; exterior materials are inferior to the
building design materials; walk-in access to the enclosure is not provided.
JR Response: Lot 1 & 2 are permitted to utilize the existing Central Trash Enclosure located in the Tract A, as such
there is no need for individual trash and recycling areas on Lots 1 or 2.
10.BICYCLE PARKING:
Must be provided for the uses per LUC 3.2.2(C)(4);
General Office: 1/4,000 sq. ft., minimum of 4 20% Enclosed/covered and 80%
fixed/uncovered; round up to the nearest required figure, do not round down.
For the above bike parking requirements and percentages of covered/uncovered; the
amount of covered parking can be increased and replace the uncovered requirement, but
not the other way around.
JR Response: Fixed Uncovered Bike Racks - 4 Bike Parking Spaces have been provided on both Lots 1 & 2
additionally 1 Covered Bike Parking Space will be Provided located inside the Buildins of Lots 1& 2
11.HANDICAP PARKING: see LUC 3.2.2(K)(5) for dimensions, location and quantity. This
could be met with the 4 HC spaces in Tract A.
JR Response:Accessible Parking Spaces have been provided and Currently exist in Tract A and are Permitted to
be utilized by Lots 1 & 2
12.LIGHTING: See Section 3.2.4 and the Master Submittal Requirements document for
lighting plan requirements. This would apply to an additional lighting proposed.
JR Response: A Lighting and Photometrics Plan has been provided with the PDP
13.OUTDOOR STORAGE AREAS AND MECHANICAL EQUIPMENT: Screening and
integration of these elements into the site plan is required per the design standards in
section 3.5.1(I). This includes rooftop equipment. Details and notes must be provided as
necessary to demonstrate compliance.
JR Response: Noted
14.ARCHITECTURE:
Architectural elevation plans are required for each building proposed per the submittal
checklist and master submittal requirements. Standards are outlined in LUC 3.5.1 and
3.5.3.
JR Response: Architectural Elevations and Perspectives have been provided with this PDP
15.The Angie Lee Periodontics PDP/FDP set is a good example to look at. I can provide
this set if you'd like. This proposed one building, and the building had an expansion
phase. The PDP/FDP plans were designed so that the expansion phase could be
reviewed without a second PDP/FDP required.
JR Response: Noted
16.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.
JR Response: Noted
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17.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.
JR Response: No Modification of Standards are required by this Project
Department: Environmental Planning
Contact: Kelly Smith, ,ksmith@fcgov.com
1.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/nativeplants2013.pdf. Also
see the City of Fort Collins Plant List:
https://www.fcgov.com/forestry/plant_list.pdf.
JR Response: Low water use Plant material has be specified to the extent possible additionally Lots 1& 2 are each
at or below 50% of the City’s maximum water usage of 15 gallons / SF / Year requierment
2.FOR PDP
Please submit a site photometric plan and luminaire schedule if 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)].
JR Response: Notes
3.FOR INFORMATION
The City of Fort Collins has many sustainability programs and goals that may benefit
this project. Of particular interest may be:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP) provides communication materials and on-site assessments to support
recycling program. Also provides rebates for new compost programs:
http://fcgov.com/recycling/wrap.php
2) Integrated Design Assistance Program offers financial incentives and technical
support for new construction and major renovation projects. Must apply early in the
design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or
dsuckling@fcgov.com .
JR Response: Noted
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Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567,mvirata@fcgov.com
1.Streets cuts into City right-of-way require an excavation permit
(https://www.fcgov.com/engineering/excavation) and would appear to be required with
the utility connections into Illinois Drive.
JR Response: Noted
2.The applicant should be demonstrating through a covenant and/or private easement that
access and use is preserved for the adjacent parking lot parcel to the east for the
proposal.
JR Response: See included covenants. Parking access and use is provided.
3.Update to the comment: Given the apparent desire to replat the existing Lot 1 into two
lots, if a new or amended D.A. isn’t needed, there would still need to be a note added to
the replat indicating that the development agreement of record referenced below shall
apply to both lots of the replat.
(original comment)
The property appears to be encumbered under the following development agreement:
https://citydocs.fcgov.com/?
cmd=convert&vid=51&docid=2744886&dt=DA-DEVELOPMENT+AGREEMENT. It
is not anticipated that this development agreement would need to be amended with this
proposal, however, confirmation of this would be made concurrent with a development
plan application and input from other City departments.
JR Response: Noted
4.Any existing damage to abutting public streets or sidewalks, or damage to streets or
sidewalks from the construction of this development would require repair/replacement
prior to any certificate of occupancy.
JR Response: Noted
5.The remaining comments below are considered standard comments applicable with the
development proposal. Feel free to contact me with any questions on the site-specific
comments above, or the general comments below.
JR Response: Noted
6.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.
JR Response: Noted
7.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
JR Response: Noted
8.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.
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JR Response: Noted
9.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.
JR Response: Noted
10.Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/streets
JR Response: Noted
11.Utility plans will likely be required and a Development Agreement (or an amended to the
existing development agreement) may be needed once the project is finalized.
JR Response: Noted
12.An excavation permit will need to be obtained prior to starting any work on the site.
JR Response: Noted
13.All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the
site/landscape plan is in non-compliance.
JR Response: Noted
14.Doors are not allowed to open out into the right-of-way.
JR Response: Noted
15.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.
JR Response: Noted
16.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.
JR Response: Noted
Department: Traffic Operations
Contact: Steve Gilchrist, 970-224-6175,sgilchrist@fcgov.com
1.TRAFFIC IMPACT STUDY: We will need the applicant to provide us with a letter or
narrative detailing the anticipated trips that will be generated by the addition of two
office buildings. This will allow us to determine if the traffic generated is consistent with
the expectations of the Overall Development Plan, and whether or not a formal traffic
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impact study will be required. If you have questions, please feel free to contact me.
JR Response: Narrative provided with submittal
2.SITE PLAN: Our assumption is that these offices will utilize the diagonal parking along
Illinois and the parking lot off of Iowa, and there are no new vehicular accesses being
considered with this development, correct?
JR Response: Correct
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970)416-2754,masimpson@fcgov.com
1.Existing Water Infrastructure (site specific comment):
There are existing 8-inch water mains in Illinois Drive and Limon Drive. We do not
believe there are any water services stubbed to the site.
JR Response: Noted
2.Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main in the parking lot east of this site with an
existing 6-inch sewer service stubbed to the lot line of this site.
JR Response: Noted
3.One building per service (standard comment):
Separate water and sewer services, connecting to the City main, will be required to
service each building. The proposed combo water service would not meet City Water
requirements. The proposed combo sewer service would also not meet City
Wastewater requirements. An additional sewer service, tapping into a sewer main (not
manhole), would need to be constructed to service the additional building.
JR Response: Separate water and sanitary services provided for each building. Existing sanitary sewer service will
be utilized for north building. A new service that taps into the sewer main is shown as future on plans.
4.Utility Separations (standard comment):
For your reference, minimum water and sewer service separations are:
> 10-ft min. between water and sewer services.
> 6-ft min. between trees and water or sewer services.
> 4-ft min. between shrubs and water or sewer services.
> 10-ft min. between storm-drain pipes and other utilities.
> Service lines of the same type may be joint trenched with 3-ft of separation
Other utilities, such as gas, electric, and communications will also have spacing
requirements and will need space on the site. Last, please remember that there may be
service lines on the adjacent properties for which clearances also need to be
maintained.
JR Response: Noted
5.Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be reused with this project
will be required to be abandoned at the main.
JR Response: Noted
6.Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on the
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AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows, estimated continuous flows, and annual usage will need
to be provided as a part of the final submittal package for this project.
JR Response: Noted
7.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,
Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements
and how they apply to this development.
JR Response: Noted
8.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
JR Response: Noted
9.Fees (standard comment):
Development fees and water rights will be due at building permit. These fees are to be
paid at the time the building permit is issued. Please contact our Utility Fee and Rate
Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or
questions. Information on fees can also be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
JR Response: Noted
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Jesse Schlam, 970-218-2932,jschlam@fcgov.com
1.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
JR Response: SWMP report and Erosion Control Plan provided with submittal
2.For Final:
Please submit an Erosion Control Plans to meet City Criteria.
JR Response: SWMP report and Erosion Control Plan provided with submittal
3.For Final:
Please submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to meet City Criteria
JR Response: Escrow calculations attached to SWMP appendicies.
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Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754,masimpson@fcgov.com
4.Master plan and criteria compliance (site specific comment):
This site is part of Warren Federal Credit Union development (as well as Rigden Farm
Filing Six and Rigden Farm Northwest Roads) and must conform to the drainage design
of the approved development plans as well the Fort Collins Stormwater Criteria Manual
(FCSCM). The stormwater criteria manual is available on our website at the following
link. Finally, the site is also in located in the ‘Foothills Drainage Basin’.
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu
idelines-regulations/stormwater-criteria
JR Response: Noted
5.Documentation requirements (site specific comment):
The project will need construction plans (grading plan and utility plan) and an addendum
to the drainage report from Warren Federal Credit Union (Lots 1, 2, 3, and Tract A),
these must be prepared by a Professional Engineer registered in the State of Colorado.
The drainage report addendum should explain how the proposed site is consistent with
the previous studies and include impervious area calculations and rational flow calculations.
JR Response: Addressed. See drainage amendment memorandum.
Detention, water quality and LID have already been provided for this site with the Warren
Federal Credit Union and Rigden Farm developments as long as this development
does not exceed the imperviousness assumed in the Warren Federal Credit Union
drainage report. This amount is believed to be 73% impervious (C2 = 0.8); this will
need to be verified and confirmed in your drainage letter.
JR Response: Addressed
6.Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be an existing 15-inch private storm
drain located on the east side of the site.
JR Response: Noted
7.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.
JR Response: Noted
8.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 jschlam@fcgov.com .
JR Response: Noted
9.Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on-going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
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http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-developement
JR Response: Noted
10.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.
Monthly fees -http://www.fcgov.com/utilities/business/rates
JR Response: Noted
Department: Electric Engineering
Contact: Cody Snowdon, 970-416-2306,csnowdon@fcgov.com
1.There is an existing vault located along Drake Road that has an open position that could
be used for 3-phase power for the site. There is also a spare conduit along Limon Drive
that can be used to connect to an existing vault at the northwest corner of Limon Drive &
Iowa Drive.
JR Response: Noted
2.If any existing electric infrastructure needs to be relocated or underground as part of this
project, it will be at the expense of the developer and will need to be relocated within
Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light
and Power Engineering.
JR Response: Noted
3.Transformer location will need to be coordinated with Light & Power and needs to be
shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable
surface for installation and maintenance purposes. The transformer must also have a
front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a
building, please provide required separation from building openings as defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed
transformer locations on the Utility Plans.
JR Response: Transformer location indicated on utility plans and PDP site plan.
4.During utility infrastructure design, please provide adequate space of all service and
main lines internal to the site to ensure proper utility installation and to meet minimum
utility spacing requirements. A minimum of 10 ft separation is required between water,
sewer and storm water facilities, and a minimum of 3 ft separation is required between
Natural Gas. Please show all electrical routing on the Utility Plans.
JR Response: Addressed
5.All utility easement needed for the development will need to be obtained by the
developer. It would be the preference of Light and Power to loop the 3-phase through
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the site to provide redundancy. This may require on-site utility easements.
JR Response: Utility easements provided. See Final Plat.
6.The services to the building will be consider a commercial service; therefore, the service
lines from the transformers to the meters are required to be installed, owned, and
maintained by the property owner.
JR Response: Noted
7.Please coordinate meter locations with Light and Power and show on the utility plans
during Final Design. These locations will need to comply with our electric metering
standards. Electric meter locations will need to be coordinated with Light and Power
Engineering. Reference Section 8 of our Electric Service Standards for electric
metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN
AL_18November2016_Amendment.pdf
JR Response: Noted
8.A commercial service information form (C-1 form) and a one-line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
JR Response: Noted
9.On the one-line diagram, please show the main disconnect size and meter sequencing.
A copy of our meter sequencing can be found in our electric policies practices and
procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
JR Response: Noted
10.The City of Fort Collins now offers gig-speed fiber internet, video and phone service.
Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or
jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.
JR Response: Noted
11.For additional information on our renewal energy programs please visit the website
below or contact John Phelan (jphelan@fcgov.com ).
https://www.fcgov.com/utilities/business/go-renewable
JR Response: Noted
12.Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape
Plans prior to the Entitlement Process approval.
JR Response: Noted
13.Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development. Please
contact me 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
JR Response: Noted
14.Please reference our policies, construction practices, development charge processes,
electric services standards, and fee estimator at
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http://www.fcgov.com/utilities/business/builders-and-developers
JR Response: Noted
Department: Forestry
Contact: Christine Holtz, ,choltz@fcgov.com
1.10/12/20: PRE-SUBMITTAL: FORESTRY TREE INVENTORY
Please schedule an on-site meeting with City Forestry (choltz@fcgov.com) to obtain tree
inventory and mitigation information. Please note that these existing significant trees
should be retained to the extent reasonably feasible. This meeting should occur prior to
first round of formal submittal. Forestry recommends scheduling the on-site tree
inventory as early in the design process as possible.
JR Response: Tree inventory completed 11/3/20.
2.10/12/20: FOR HEARING
Trees provide many environmental and socioeconomic benefits including reduced
cooling expenses, providing natural wind breaks, improving air quality, and increasing
property values.
There are 4 City trees near the limits of development. Existing significant trees shall be
preserved to the extent reasonably feasible. Will there be construction within the critical
root zone, or close to any of the existing trees on your property? The critical root zone is
defined as 1 foot in radius from the trunk of the tree for every inch in trunk diameter
measured at 4.5 ft above the ground. If construction is planned, please consider how it
will impact the health of the nearby trees and consider alternate scenarios to preserve
them.
Please include a detail of the critical root zone for every tree shown on the landscape plan.
JR Response: Addressed
3.10/12/20: 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 with specific details of the reason(s) for removal. For example: Tree X
removed due to grading which is necessary to improve storm water drainage in this
section of the development. 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.
JR Response: Existing tree removal feasibility letter provided. No tree removals proposed.
Page 15 of 17
4.10/12/20: INFORMATION ONLY FOR PDP
Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements.
This should include the existing tree inventory, any proposed tree removals with their
locations clearly noted and any proposed tree plantings (including species, size,
quantity, and method of transplant). The plans should also include the following City of
Fort Collins notes:
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below and
clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
JR Response: Addressed
5.10/12/20: 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
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
JR Response: Locations included
6.10/12/20: 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.
JR Response: Noted
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869,jlynxwiler@poudre-fire.org
1.FIRE ACCESS
Fire access is required to within 150 feet of all exterior portions of any building's ground
floor as measured by an approved route around the perimeter. For the purposes of this
section, fire access cannot be measured from an arterial road (E Drake) but may be
measured from Illinois Ave.
> Based upon the available information, it appears that both building footprints are
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located within the maximum allowable 150-foot distance as measured from Illinois Ave.
Full evaluation will be conducted at time of PDP/FDP.
JR Response: Noted
2.WATER SUPPLY
A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required
within 300 feet of any commercial building as measured along an approved path of
vehicle travel.
> An existing hydrant on the SW corner of E Drake and Illinois Ave is appropriately
located and no further action need be taken.
JR Response: Noted
3.ADDRESS POSTING
New buildings shall have approved address numbers placed in a position that is plainly
legible, visible from the street fronting the property, and posted with a minimum of
eight-inch numerals on a contrasting background.
JR Response: Noted
4.FOR PLANNING PURPOSES
Should any proposed building exceed 5,000 square feet in area it shall be equipped
with a fire sprinkler system or be fire contained.
JR Response: Noted
Department: Technical Services
Contact: Jeff County, 970-221-6588,jcounty@fcgov.com
1.As of January 1, 2015, all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
JR Response: Noted
2.When 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.
JR Response: Noted
Department: Building Code Review
Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com
1.If any building is constructed closer than 10ft to it property lines, fire rated walls and
limited openings are required per chapter 6 and 7 of the adopted building code.
JR Response: Noted
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
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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.
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 A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads:
Risk Category ll (most structures):
* 140mph (Ultimate) exposure B or
* Front Range Gust Map published by The Structural Engineer's Association of
Colorado
Risk Category l: 130mph (Ultimate) exposure B
Risk Category lll & lV: 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/building/codes.php or at the Building
Services office.
JR Response: Noted