Loading...
HomeMy WebLinkAboutPALMOS INDUSTRIAL - PDP220012 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS  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 May 21, 2021 Jordan Lockner Fort Collins, CO Re: 115 Hickory St Light Industrial Description of project: This is a proposal to build 6 light industrial buildings (6,000 sf each) on the south side of Hickory Street and approximately 330 feet west of N. College Avenue (parcel #9702415003). 84 vehicle parking spaces are proposed as well as a 6,000 sf storage yard area. Future access will be taken from Hickory Street to the north. The property is within the Service Commercial District (C‑S) zone district and is subject to Administrative (Type 1) Review. Please see the following summary of comments regarding 115 Hickory St Light Industrial. 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, Brandy Bethurem Harras via phone at 970‑416‑2744 or via email at bbethuremharras@fcgov.com. Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras, 970‑416‑2744, bbethuremharras@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! 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 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. 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. 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. 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. Will do. 6. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf Noted. 7. 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. Noted. 8. 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. Noted. 9. LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void. Noted. 10. 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 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. Noted. 11. Temporary Service Changes ‑ City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the quality and timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Noted. Planning Services Contact: Jason Holland, 970‑224‑6126, jholland@fcgov.com 1. Build‑to Lines are required along the streets for commercial buildings per LUC 3.5.3(C). Buildings shall be located no more than 15 feet from the right‑of‑way of an adjoining street if the street is smaller than a full arterial or has on‑street parking. At least thirty (30) percent of the total length of the building along the street shall be extended to the build‑to line area. The site plan would need to be designed to accommodate Mason Street to Hickory. The building shall be built to the “build to” corners on either side of these streets. Buildings are planned to be approximately 10’-15’ from property lines. 2. The “storage yard” shown is not a use on its own and outdoor storage is not permitted in the C‑S zone district, except as an accessory component for a “Retail and supply yard establishment”. Other uses that typically include outdoor storage are only allowed in the Industrial zone district – “Outdoor Storage facilities” and “Recreation vehicle, boat, truck storage” are examples. Storage Yard has been removed. 3. There is a real concern from staff that the design does not meet the goals of the North College Subarea Plan and City Plan for community appearance and design. There are elements of this plan that are pretty far off from the city’s vision. Façade enhancements and edge design are needed that create a distinctive image and pedestrian interest. The repetition with the site plan layout – with the long uninterrupted lines in the footprint wall planes and the surrounding walkways – the design vision and street character for the project seems plain and overly repetitious; with standardized, repeated forms that lack visual interest; we don’t have architecture at this point and that could help, however more design variation with the site plan is recommended. Design variation has been incorporated into the revised site plan. 4. The space shown between the buildings is assumed to be all paving – there is a similar concern with the above comment – a concern with how these spaces will look from the street, and if these are walkways, landscaping should be provided in these areas per LUC 3.2.2.(E)(2)(d). Uninterrupted paving from one building to another would not meet the standard. Design variation has been incorporated into the revised site plan. 5. Along the north edge of the buildings, some depth variation along the private sidewalk edge is recommended or breaking this up with planting cutouts or raised planters along the building face. This would provide better pedestrian interest and be more comfortable. Design variation has been incorporated into the revised site plan. 6. There are issues with the plan meeting the commercial architectural standards in LUC 3.5.1 and 3.5.3 – facade and entrance articulation, front/rear design consistency, base and top treatments, variation in massing. Design variation has been incorporated into the revised site plan. 7. Each building/tenant would need to provide a “connecting walkway” to the street sidewalk, a 5’ or 6’ width is recommended. This is explained as part of the build‑to line requirement in LUC 3.5.3(C)(1). There could be a consolation of the number of connecting sidewalks provided as long as they are convenient to the entrances and the pedestrian design makes sense. Connecting walkways have been added. 8. South side between the parking stalls and the building – this area is not deep enough to provide 5’ of landscaping along 50% of these walls per LUC 3.2.2.(E)(2)(d). Also, vehicle overhang should be considered, and enough depth provide so that a 5’ sidewalk can be located outside of a 2’ vehicle overhang. Site Plan has been adjusted for additional landscape area. If rollup doors are proposed along the south facades, the parking stalls in these areas need to be removed to provide access. 9. Other standards are mentioned below: Screening of all mechanical equipment (including rooftop) is required, parking lot perimeter and interior landscaping, lighting, trash/recycling enclosures. Screening for mechanical equipment has been incorporated. 10. GENERAL COMMENTS: USE LIST: Almost all of the uses in the Land Use Code (LUC) are defined in Article 5, and the activities anticipated should fit with these definitions. S ome of the uses that may fit with the proposal are: Plumbing, electrical and carpenter shops. Retail establishments or large retail establishment (if more than 25,000 GSF). Retail and supply yard establishments with outdoor storage. Warehouses if located at least two hundred (200) feet from North College Avenue or one hundred fifty (150) feet from South College Avenue Light industrial uses Wholesale distribution facilities if located at least two hundred (200) feet from North College Avenue Workshop and custom small industry uses – Please note that the above use is fairly limited to users involving goods that are produced or repaired by hand, using hand tools or small‑scale equipment, including small engine repair, furniture making and restoring, upholstering, custom car or motorcycle restoring or other similar uses. Other uses may be more suitable such as “warehouse” if the primary use of the space is storage, and other functions such as offices are considered accessory to the primary storage use. “Light Industrial” or “Plumbing, electrical and carpenter shops” may also be appropriate for the proposal. Noted. 11. 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. Noted. 12. BUILDING DESIGN: See section 3.5.3 for commercial building design standards. Including variation in massing, and design character standards. Please note that “Site Specific Design” is required. Building design shall contribute to the uniqueness of the Fort Collins community. A standardized prototype design shall be modified as necessary to comply with the design requirements of section 3.5.3. Noted. 13. BUILDING ENTRANCES: Per section 3.5.3(C), At least one main entrance of the commercial building shall face and open directly onto a connecting walkway with pedestrian frontage. The connecting walkway shall link the main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route. Main entrances have been incorporated. 14. TREE STOCKING: All sides of the proposed buildings should provide tree stocking per Section 3.2.1 along the sides of the building, occurring not more than 50 feet away from the building. Tree Stocking has been incorporated. 15. STREET TREES are required per Section 3.2.1. Street Tree have been incorporated. 16. LANDSCAPING BEDS: Per Section 3.2.1 Landscaping at the ground plane should be a high‑quality design (shrubs, perennial grasses, flowering perennials): Landscape elements shall be arranged to provide appropriate plant spacing and grouping and to avoid a disproportionate and excessive use of mulch areas and must be arranged to provide a cohesive arrangement of plants, mulch, boulders and other landscape elements that support the criteria in Section 3.2.1(H). The use of irrigated turf grass, in particular in narrow strips is discouraged. Noted, these items have been taken into account in the LS Design. 17. PARKING LOT PERIMETER LANDSCAPING: Per Section 3.2.1 Parking Lot Perimeter Landscaping: Trees shall be provided at a ratio of one (1) tree per twenty‑five (25) lineal feet along a public street and one (1) tree per forty (40) lineal feet along a side lot line parking setback area. Noted, these items have been taken into account in the LS Design. 18. PARKING LOT SCREENING: Per Section 3.2.1, Parking Lot Screening. Per Section 3.2.1 parking lots with six (6) or more spaces shall be screened from abutting uses and from the street. 100% screening is recommended per the Midtown Plan. Screening from residential uses shall consist of a fence or wall six (6) feet in height in combination with plant material. Screening from the street and all nonresidential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of thirty (30) inches. Openings in the required screening shall be permitted for such features as access ways or drainage ways. Where screening from the street is required, plans submitted for review shall include a graphic depiction of the parking lot screening as seen from the street. Plant material used for the required screening shall achieve required opacity in its winter seasonal condition within three (3) years of construction of the vehicular use area to be screened. Parking lot screening has been considered where appropriate. 19. PARKING LOT INTERIOR LANDSCAPING: Per Section 3.2.1, Parking Lot Interior Landscaping. Six (6) percent of the interior space of all parking lots with less than one hundred (100) spaces s hall be landscape areas. (a) Visibility. To avoid landscape material blocking driver sight distance at driveway‑street intersections, no plant material greater than twenty‑four (24) inches in height shall be located within fifteen (15) feet of a curbcut. (b) Maximized Area of Shading. Landscaped islands shall be evenly distributed to the maximum extent feasible. At a minimum, trees shall be planted at a ratio of at least one (1) canopy shade tree per one hundred fifty (150) square feet of internal landscaped area with a landscaped surface of turf, ground cover perennials or mulched shrub plantings. (c) Each required landscaped island shall include one (1) or more canopy shade trees, be of length greater than eight (8) feet in its smallest dimension and have raised concrete curbs. To the maximum extent feasible, landscaped islands with raised curbs shall be used to define parking lot entrances, the ends of all parking aisles and the location and pattern of primary internal access drives, and to provide pedestrian refuge areas and walkways. (d) Driveways. Driveways through or to parking lots shall have one (1) canopy shade tree per forty (40) lineal feet of and along each side of such driveway, in landscape areas within five (5) feet of such driveway. Noted. 20. BICYCLE PARKING must be provided for the uses per LUC 3.2.2(C)(4). Bicycle parking is provided. 21. VEHICLE USE AREA SETBACKS: Per Section 3.2.2(J): If the project contains six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right‑of‑way and the side and rear yard lot line: Minimum Average of Entire Landscaped Setback Area (feet)/Minimum Width of Setback at Any Point (feet) Along an arterial street: 15/5 Along a nonarterial street: 10/5 Along a lot line* 5/5 * Setbacks along lot lines for vehicular use areas may be increased by the decision maker in order to enhance compatibility with the abutting use or to match the contextual relationship of adjacent or abutting vehicular use areas. Vehicle set backs are provided where necessary. 22. VEHICLE PARKING: Per Section 3.2.2(J): Nonresidential Parking Requirements: Nonresidential uses shall provide a minimum number of parking spaces and will be limited to a maximum number of parking spaces as defined by the standards in this section. Vehicle parking is provided per code requirements. 23. USE LIST, LAND USE TABLE AND PARKING: With the PDP submittal, you will need to finalize the proposed uses and add those specific uses and related building areas to the land use table. With this effort, please decide on a scenario that will generate the maximum amount of parking required for the uses and add the required/proposed parking to the land use table. Please include only the uses as they are described in the zone district code section. Please refer to the master submittal requirements for information and format requirements for the land use table. Use list and parking table is provided. 24. HANDICAP PARKING: – see LUC 3.2.2(K)(5) for dimensions, location and quantity. ADA Parking is provided as required. 25. PARKING LAYOUT: Parking stall and drive aisle dimensions: See 3.2.2(L). Additionally, where parking aligns with a building and walkway, a minimum walkway width of 7 feet is recommended. Dimensions are provided as required. 26. LIGHTING: See Section 3.2.4 and the Master Submittal Requirements document for lighting plan requirements. Site Lighting is provided per the included photometrics standards. 27. TRASH & RECYCLING: See section 3.2.5 for Trash and Recycling Enclosure standards. 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. Enclosed trash areas are included within the design package. 28. SCREENING ‑‑ Section 3.2.1(E)(6): Landscape and building elements shall be used to screen areas of low visual interest or visually intrusive site elements (such as trash collection, open storage, service areas, loading docks and blank walls) from off‑site view. A combination of screening materials is recommended including new or existing plantings in combination with walls, fences, or screen panels. Topographic changes, buildings, and horizontal separation may also be contributing factors. Noted. 29. 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. No outdoor storage is being proposed. 30. 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. Noted. 31. 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. Noted. Department: Engineering Development Review Contact: Marc Virata, 970‑221‑6567, mvirata@fcgov.com 1. Hickory Street is identified as a Collector street. The existing curb location can remain in place, but an additional 13' of right‑of‑way needs to be dedicated to accommodate the standard 8' parkway and 5' detached sidewalk. We understand the ROW Dedication has already been completed. 2. The Master Street Plan and North College Access Control Plan identify Mason Street as a Major Collector street that would bisect the property. City Engineering along with City Utilities is working on a Mason Street design and storm pipe system that bisects the property and will need to be incorporated into the project. Either the project would construct Mason Street through its frontage, or coordinate with the City project's design and construction depending on timing of the respective projects. We have incorporated Mason Street based on the information provided by City Staff. 3. The existing overhead utility located on the development site shall be relocated underground with the development project. Noted. 4. The comments above are site specific comments. The remaining comments are standard comments applicable to the project. Feel free to contact me with any questions on the site specific comments above or general comments below. Noted. 5. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221‑6566 if you have any questions. Noted. 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. Noted. 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. Noted. 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.larimer.org/engineering/streets Noted. 9. This project is responsible for dedicating any right‑of‑way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right‑of‑way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Noted. 10. Utility plans will be required and a Development Agreement will be recorded once the project is finalized with recordation costs paid by the applicant. Noted. 11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Noted. 12. LCUASS parking setbacks (Figure 19‑6) apply and will need to be followed depending on parking design 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. Noted. 14. The public right‑of‑way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Noted. Department: Traffic Operations Contact: Steve Gilchrist, 970‑224‑6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: This project will require the submittal of a Traffic Impact Study, it may just be a memo, but we will need more details in regard to the potential impacts to the transportation system that will occur with this project. Please contact Traffic Operations to scope the study. Traffic Impact Study is provided in the submittal package. 2. The City of Fort Collins Master Street Plan identifies the extension of Mason Street through this area. Will need to coordinate with our Engineering Department on the potential alignment. We have coordinated with City staff on the Mason Street design. Department: Erosion Control Contact: Chandler Arellano, (970) 420‑6963, carellano@fcgov.com 1. 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 HYPERLINK "http://www.fcgov.com/erosion" www.fcgov.com/erosion Erosion Control is included in the submittal package. 2. Please submit an Erosion Control Plans to meet City Criteria. Erosion Control is included in the submittal package. 3. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Security will be submitted with 2nd submittal once we have the Erosion Control measures adjusted. 4. Please submit an Erosion Control Report to meet City Criteria. Erosion Control is included in the submittal package. 5. 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. Noted. 6. City Manager’s development review fee schedule under City Code 7.5‑2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, fees will be collected on projects for these inspections. The Erosion Control fees are based off; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based off the number of LID/WQ Features that are designed for on this project. Based upon the materials submitted we are assuming 6 lots, 3.08 acres of disturbance, 1.75 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which roughly estimates an Erosion Control Fee of $1,939.57. We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. Noted. Department: Stormwater Engineering Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com 7. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Cache La Poudre Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders‑and‑developers/development‑forms‑gu idelines‑regulations/stormwater‑criteria Noted. 8. 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. Drainage Report is included in the submittal. 9. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be Hickory Street. There is a storm inlet 150 feet east of the eastern property boundary in Hickory Street. Per discussions with City Wes, we are planning a temporary stormwater outfall to Hickory Street until Mason Street is fully constructed, at that time the stormwater will be mofdified to outfall into Mason Street. 10. 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. 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). 11. 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; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID ‑ without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders‑and‑developers/development‑forms‑gui delines‑regulations/stormwater‑criteria Water Quality measures are included within the design. 12. 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. Noted. 13. 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 HYPERLINK "mailto:jschlam@fcgov.com" jschlam@fcgov.com. Noted. 14. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on‑going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what‑we‑do/stormwater/stormwater‑quality/low‑impact‑dev elopement Noted. 15. Fees (standard comment): The 2021 city wide Stormwater development fee (PIF) is $9,730/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 Noted. 16. Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. Noted. 17. Capital Project Coordination (site specific comment): The City of Fort Collins Stormwater Utility has a Master Planned Drainage Improvement for part of this site. A storm sewer with a 30‑foot‑wide drainage easement is planned to run north‑south roughly 160 feet west of the eastern property boundary. Coordination is required to preserve the space required for this drainage improvement. Noted. Department: Water‑Wastewater Engineering Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com 1. Existing Water Infrastructure (site specific comment): There is an existing 8‑inch water main in Hickory Street. The project proposes to connect to this location. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 8‑inch sanitary sewer main along the northern side of Hickory Street. The project proposes to connect to this location. 3. 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. Noted. 4. 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 Noted. 5. Fees (standard comment): Development fees and water rights will be due 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‑develo pment‑fees Noted. 6. One building per service (standard comment): Separate water and sewer services, connecting to the City main, will be required to service each building. Noted. 7. Private drives and utility separation (standard comment): Buildings being served from private drives can be problematic meeting utility spacing requirements. When finalizing a site layout please consider utility spacing requirements ‑ including the need for utility boxes, water meters, electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas, and communication. Noted. Department: Electric Engineering Contact: Austin Kreager, 970‑224‑6152, akreager@fcgov.com 1. Light and Power has electric facilities on the south side of Hickory St. We can bring three phase power to the site from one of those vaults. Noted. 2. 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. Noted. 3. As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. Noted. 4. 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.) Noted. 5. You will be required to provide a one line diagram and a C‑1 form to Light and Power Engineering for each building. The C‑1 form can be found at: https://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investment‑devel opment‑fees/electric‑development‑fee‑estimator Noted. 6. 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_FINA L_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders‑and‑developers. Noted. Department: Fire Authority Contact: Marcus Glasgow, 970‑416‑2869, marcus.glasgow@poudre‑fire.org 1. 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. Noted. 2. FIRE LANES: Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Noted. 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. ‑Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. ‑Be designed as a flat, hard, all‑weather driving surface capable of supporting 40 tons. ‑Dead‑end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. ‑Dead‑end roads shall not exceed 660 feet in length without providing for a second point of access. ‑The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. ‑Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. ‑Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. ‑Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. ‑ In remote rural applications, fire lane standards may be modified with the approval of the fire marshal; examples might include reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Noted. 4. FIRE CONTAINMENT: The proposed building(s) exceeds 5,000 square feet and shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. Noted. 5. COMMERCIAL HYDRANT REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600‑foot centers thereafter (EXCEPTION: In buildings equipped with standpipe systems, a hydrant is required within 100' of the Fire Department Connection). Noted. 6. FIRE DEPARTMENT HOSE CONNECTION: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of fire service lines and FDC(s) shall be approved by the fire department and the location labeled on Utility Plans. Noted. 7. KEY BOXES REQUIRED: ‑ IFC 506.1 and Poudre Fire Authority Bureau Policy P‑13‑8.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: ‑ Exterior Master ‑ Riser room ‑ Fire panel ‑ Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. ‑ Single story buildings must have 1 of each key ‑ 2‑3 story buildings must have 2 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Division of Community Safety Services. Noted. 8. ADDRESS POSTING ‑ LOCAL AMENDMENT: Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings that are addressed on one street, but are accessible from other streets, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. Noted. Department: Environmental Planning Contact: Scott Benton, (970)416‑4290, sbenton@fcgov.com 1. 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." Noted. 2. 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. Noted. 3. Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Please see included Landscape Plan. 4. 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) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970‑416‑2312 or rgatzke@fcgov.com 3) 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 HYPERLINK "mailto:dsuckling@fcgov.com" dsuckling@fcgov.com Noted. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com 1. PRE‑SUBMITTAL: Forestry Tree Inventory Please schedule an on‑site meeting with City Forestry (nsaha@fcgov.com) to obtain tree inventory and mitigation information. Please note that 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. Noted. 2. 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. Noted. 3. 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 Noted. 4. LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10‑19 50% 20‑39 33% 40‑59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Noted. 5. Please provide a typical right‑of‑way detail per transects that includes locations of utilities (gas, water, electric, communication, cable, fiber option, sewer etc.), street lights, driveways (if applicable) and street trees. Standard tree‑utility separation distances currently used per Land Use Code standards are preferred and are as followed: Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. While the 50 feet of separation is not officially codified yet, Traffic Operations has indicated that the current standard of 20 feet does not provide adequate stop sign clearance. Driveway/Tree Separation: At least 8’ from edges of driveways and alleys Utility/Tree Separation: 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines 4’ between trees and gas lines Noted. 6. Tree Planting Standards. All developments shall establish groves and belts of trees along all city 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. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions: Tree Type Minimum/Maximum Spacing Canopy shade Trees 30'‑40' Coniferous evergreens 20'‑30' Ornamental trees 20'‑30' Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met. Noted. 7. Per LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. Noted. 8. Canopy shade trees should be planted at 30‑40’ spacing (LUC 3.2.1 (D)©) along street frontages. Noted. 9. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Noted. Department: Building Code Review Contact: Russell Hovland, 970‑416‑2341, rhovland@fcgov.com 1. These building are larger than 5000 sq.ft. and must be fire sprinkled or provide fire containment. In addition each building should be 20 feet apart and 10ft from property lines for fire separation distance. Pre‑engineered metal buildings are required to submit fully stamped structural plans at time permit application. Noted. 2. Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) 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 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. 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 II (most structures): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of   Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins amendments to the 2018 IBC require a full NFPA‑13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new commercial structure. Building Permit Pre‑Submittal Meeting: Please schedule a pre‑submittal meeting with Building Services for this project. Pre‑Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid‑design stage for this meeting to be effective. Applicants of new projects should email your coordinator to schedule a pre‑submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. 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. Benchmark information is included on the Cover Sheet. 2. If submitting a replat is required 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. Replat will be submitted following the PDP Submittal.