HomeMy WebLinkAboutGROWTH LEASING COLORADO - BDR190008 - SUBMITTAL DOCUMENTS - ROUND 1 - CITY STAFFSubdivision Plat title/name. Numbers in numeral form may not begin the title/name.
Please contact our office with any questions.
RESPONSE: Acknowledged
Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on inthe
design, that new commercial or multi -family proiects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early
to mid -design stage for this meeting to be effective and is typically scheduled after the
Current Planning conceptual review meeting.
Applicants of new commercial or multi -family proiects should call 970-416-2748 or email
scarter@fcgov.com to schedule a pre -submittal meeting. Applicants should be prepared to
present site plans, floor plans, and elevations and be able to discuss code issues of
occupancy, square footage, and type of construction being proposed.
Construction shall comply with the following adopted codes asamended:
2015 International Building Code (IBC) with local amendments
2015 International Residential Code (IRC) with local amendments
2015 International Energy Conservation Code (IECC) with local amendments
2015 International Mechanical Code (1MC) with local amendments
2015 International Fuel Gas Code (IFGC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Current codes and amendments are effective as of July 17, 2017. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office.
Accessibility: State Law CRS 9-5 & ICC/ANSI Al 17.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 129vult or 100mph 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 20151RC Chapter 11 or 2015 IECC Residential Provisions
2. Multi -family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential Provisions.
3. Commercial and Multi -family 4 stories and taller: 2015 IECC Chapter 4 Commercial Provisions.
City of Fort Collins
Building Services
Plan Review
970-416-2748 / scarter@fcgov.com
RESPONSE: Acknowledged
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6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at
970-221-6213 orjscharton@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike
Fort Collins at stacy@bikefortcollins.org or 970-481 -5577
RESPONSE: Acknowledged
Department: Electric Engineering
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
1. Light and Power has three phase facilities located on Red Cedar Cir. Please
coordinate with us as soon as you know your power requirements.
RESPONSE: Acknowledged
2. 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.
RESPONSE: Transformer and electrical meters shown on plans
3. 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.
RESPONSE: Acknowledged
4. Please provide a one line diagram and a C-1 form to Light and Power Engineering. The
C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWikiMikiPdfs/C/C-1 Form.pdf
RESPONSE: Acknowledged
5. Development charges, electric Capacity Fee, Building Site charges and any system
modification charges necessary will apply to this development.
RESPONSE: Acknowledged
6. You may contact FCU Light & Power, project engineering if you have questions. (970)
221-6700. You may reference Light & Power's Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FI NA
L_18Novem ber2016_Amend ment.pdf
You may reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
RESPONSE: Acknowledged
Department: Technical Services
Contact: Jeff County, 970-221-6588, (county@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.
RESPONSE: Acknowledged, see cover sheet
2. If submitting a replat for this property/project, addresses are not acceptable in the
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7. Please note LUC Section 3.2.1(C) requiring developments to submit a landscape and tree
protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4)
protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian
environment." Note that a significant tree is defined as a tree having DBH (Diameter at
Breast Height) of six inches or more. Please schedule a review of the trees with Ralph
Zentz, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to determine the
status of existing trees or tree groves and any mitigation requirements that could result
from the proposed development.
RESPONSE: Landscape plan has been included. Irrigation plan will be included with
subsequent submittals once landscape and site plan receive general approval.
8. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials and
techniques. This includes use of low -water -use plants and grasses in landscaping or re-
landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife -
friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also
encouraged. Please refer to the Fort Collins Native Plants document available online and
published by the City of Fort Collins Natural Areas Department for guidance on native plants
is: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. Also see the City of Fort
Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
RESPONSE: Acknowledged
9. In regard to outdoor lighting, especially LED light fixtures, cooler color temperatures are
harsher at night and cause more disruption to circadian (biological) rhythms for both
humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED
light fixtures is preferred. Please also consider fixtures with motion -sensing or dimming
capabilities so that light levels can be adjusted as needed. Site light sources shall be fully
shielded and down -directional to minimize up -light, light spillage and glare [see LUC
3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives.
For further information regarding health effects please see: http://darksky.org/ama-report-
affi rms-h u man-health-i mpacts-from-leds/
RESPONSE: Acknowledged
10. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its residents now and generations from now. Thus, the City of Fort
Collins has many sustainability programs and goals that may benefit this project. Of
particular interest may be:
1) ClimateWise Program: http://fcgov.com/climatewise, contact
climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701
orjnagel@fcgov.com
3) Utilities Building Energy Scoring:
https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein
at 970-416-4325 or klongstein@fcgov.com
4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at
970-416-2312 or rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.comfidap, contactGary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
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10' between trees and public water, sanitary, and storm sewer main lines
6' between trees and public water, sanitary, and storm sewer service lines
4' between trees and gas lines
RESPONSE: Acknowledged
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. There are remnants of a concrete conveyance structure on the site that appears to have
been used perhaps along a ditch. Is this structure currently in use? Does it connect to
an existing irrigation ditch? Please confirm status of this structure and its use as this will
determine further Environmental Planning documentation requirements.
RESPONSE: No, concrete ditch is abandoned
2. If the concrete conveyance structure is still in use then a memo -style (2-3 page)
Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use
Code (LUC) Section 3.4.1 (D)(1) as the site is within 500 feet of known natural habitat
and features as defined by LUC. Buffer zone standards for ditches is 50 ft. Buffers
are measured from 'lop of bank" and/or edge of wetlands and these should be
delineated as part of the ECS. The ECS is due a minimum of 10 days prior to the
PDPsubmittal.
RESPONSE: Concrete ditch is abandoned
3. Presence or absence of active black -tailed prairie dogs and/or burrows should be
noted including estimates of number of burrows and prairie dog population size within
and adjacent to the site. During site visit 7/18/18 City staff did not observe evidence of
active black -tailed prairie dogs or active or abandoned burrows; no evidence of black -
tailed prairie dogs.
RESPONSE: No observable black -tailed prairie dogs or burrows on site
4. An ECS informs design of a Natural Habitat Buffer Zone or "NHBZ". The NHBZ can be
determined through quantitative or qualitative (performance) standards. See LUC 3.4.1(E) for details.
RESPONSE: No NHBZ determined on site
5. Note that within any Natural Habitat Buffer Zones that maybe designated on this site, the City
has the ability to determine if the existing landscaping within the zone is incompatible with the
purposes and intent of the buffer zone [Section 3.4.1(E)(1)(g)]. Please ensure the ECS
discusses existing vegetation on -site and identifies potential
restoration options. If existing vegetation is determined to be insufficient, then
restoration and mitigation measures may be required.
RESPONSE: No NHBZ determined on site
6. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6),
requires that "natural areas and natural features shall be protected from light spillage from
off -site sources." Thus, lighting from the project shall not spill over into any natural features
or natural habitat buffer areas. In addition, consider potential noise impacts to natural areas
and provide noise buffering strategies perhaps through addition of evergreen trees such as
southwest white pines and Rocky Mountain junipers.
RESPONSE: No NHBZ on site
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comply with the requirements of ASTM F2200.
RESPONSE: Acknowledged
9. KEY BOXES REQUIRED
> IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: 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.
RESPONSE: Acknowledged
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
11/29/18: There appear to be existing trees on -site. Regardless if there is no plan for tree
removal, please schedule an on -site meeting with City Forestry to obtain tree inventoryand
mitigation information. Existing significant trees should be retained to the extent
reasonably feasible. This meeting should occur prior to first round PDP.
RESPONSE: Existing trees are just to the south, off -site. Please advise if
Forestry would still like to schedule an on -site meeting and we will get one
scheduled.
2. 11/29/18: If applicable, please provide a landscape plan that meets the Land Use Code and
3,2.1 requirements. This should include, but is not limited to, including the City of Fort Collins
General Landscape Notes, Tree Protection Notes, and Street Tree PermitNote,
providing a detailed Plant List — species, quantity, size, method of transplant, and
species percentage, and including current and proposed utility lines as well as proper
tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you
have any questions.
RESPONSE: A landscape plan to meet these standards has been included with the
submittal
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
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap orequivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 25' caliper balled and burlap orequivalent.
RESPONSE: There are no existing trees on site to remove therefore,
no mitigation is required.
3. 11/29/18: If applicable, please include locations of any water or sewer lines on the landscape
plan. Please adjust street tree locations to provide for proper tree/utility separation.
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> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25
feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
> Dedicated fire lanes are required to connect to the Public Way unless otherwise
approved by the AHJ.
> Be visible by red curb and/or signage, and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS
detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs.
RESPONSE: Acknowledged
5. FIRE SPRINKLER SYSTEM
Any building greater than 5000sgft will be designed with an approved fire sprinkler system
or an approved method of fire containment. Due to the processes that may be involved in
this occupancy, a fire sprinkler system may be required throughout. Please contact
Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970-416-
2868.
RESPONSE: Acknowledged.
6. HYDRANT
A hydrant producing 1500gpm at 20psi residual pressure is required within 300ft of this
building. The hydrant across Red Cedar Circle to the north east of the project site will
fulfill this requirement. However, it is the applicant's responsibility to verify the output of the hydrant.
RESPONSE: Existing hydrant shown on plans
7. The address shall be clearly visible on the elevation facing the street in no less than 8"
numerals on a contrasting background.
RESPONSE: Acknowledged
8. 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 alltimes.
> 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 20feet.
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 powerloss.
8. Gates intended for automatic operation shall be designed, constructed and installed to
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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.
There are NECCO fees associated with projects in Dry Creek. This site is located in sub -
basin 426 of the NECCO plan. Fees associated with that basin are $28,007/acre.
RESPONSE: Acknowledged
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre4ire.org
1. 2018 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County)
are in the process of adopting the 2018 International Fire Code. Code adoption is
anticipated in early 2019. Building plan reviews shall be subject to the adopted version
of the fire code in place at the time of plan review submittal and permit application.
RESPONSE: Acknowledged
2. GROW FACILITIES
Grow facilities for marijuana must meet minimum fire hazard and exit requirements. The
applicant is responsible for obtaining and completing a "Marijuana Check Sheet". The
check sheet is available from the the City of Fort Collins at such time a business permit
is obtained. The completed check sheet is to be returned to the Poudre Fire Authority as
directed. This document will be reviewed with the applicant at time of final inspection.
For more information, contact PFA Fire Inspector/Plans Examiner, Kerry Koppes at 416-4241.
RESPONSE: Acknowledged
3. ACCESS
Access is required to within 150ft of all portions of the exterior perimeter of the building.
This can be measured from Red Cedar Circle since it is a collector street but a Fire
Lane (specifications below) will be required adjacent to the south side of the building to
fully achieve this required access. This fire lane will be shown on the Plat as an
Emergency Access Easement or dedicated by separate legal document.
>This required Fire Lane will be greater than 150ft in length therefore it triggers the
requirement for a turnaround which will be either a circle or a hammerhead. Should the
proposed alley connection be established, then it can be utilized in place of a turnaround.
RESPONSE: Fire lane added to north side of building and dedicated on plat
4. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
> Shall be 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.
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is not a storm pipe that is available for this site to connect to, therefore, the stormwater
ouff all from this site will either need to be at the street surface, or this project has the
option of building the storm pipe from Conifer to the property and would be eligible for a
developer repay for this work.
RESPONSE: An existing public storm sewer was stubbed to southeast corner of site that
will be utilized as an ouffall.
9. Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the 100-year
developed flow rate and the 2-year historic release rate. In the Dry Creek basin the two
year historic release rate is 0.2 cfs/acre.
RESPONSE: Acknowledged
10. 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.
RESPONSE: State Compliance spreadsheet included in drainage report
11. Standard water quality requirements (standard comment):
Normally onsite water quality treatment is also required as described in the Fort Collins
Stormwater Criteria Manual. However in this case the water quality treatment is being
provided for in the North East College Corridor Outfall (NECCO) detention pond; so the
applicant does not need to provide onsite water quality treatment but they do need to meet
the LID (Low Impact Development) requirements.
RESPONSE: Acknowledged, LID provided for site
12. LID requirements (standard comment):
Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
Code. These require a higher degree of water quality treatment with one of the two
following options:
1. 50% of the newly added or modified impervious area must be treated byLID
techniques and 25% of new paved areas must be pervious.
2.75% of all newly added or modified impervious area must be treated by LID techniques.
RESPONSE: Acknowledged, see LID exhibit
13. 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-development
RESPONSE: Acknowledged
14. Fees (standard comment):
The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious
area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
RESPONSE: Acknowledged
6. Fees (standard comment):
Development fees and water rights will be due at building permit. 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.
RESPONSE: Acknowledged
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
INFORMATION ONLY: The site disturbs more than 10,000 sq. ft. and therefore Erosion
and Sediment Control Materials need to be submitted. The erosioncontrol
requirements can be located in the Stormwater Design Criteria underthe
Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion
control requirements can be found atwww.fcgov.com/eroison
RESPONSE: Erosion Control items submitted
2. FOR FINAL APPROVAL: Please submit an Erosion Control Plans to meet CityCriteria.
RESPONSE: Included with submittal
3. FOR FINAL APPROVAL: Please submit an Erosion Control Report to meet City Criteria.
RESPONSE: Included with submittal
4. DEVELOPMENT AGREEMENT: Please submit an Erosion Control Escrow / Security Calculation based
upon the accepted Erosion Control Plans to meet City Criteria.
RESPONSE: Included with submittal
5. INFORMATION ONLY: Based upon the area of disturbance, State permits for stormwater will
be required since the site is over an acre and should be pulled before
Construction Activities begin.
RESPONSE: Acknowledged
6. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Dry Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
RESPONSE: Acknowledged
7. Documentation requirements (site specific comment):
A drainage report and construction plans are required, and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must
address the four -step process for selecting structural BMPs.
RESPONSE: Included with submittal
8. Stormwater outfall (site specific comment):
This site is located in the Northeast College Corridor Outfall (NECCO) planarea,
sub -basin 426. The NECCO plan includes the eventual construction of a 36-inch storm
pipe along Red Cedar Circle that this site will eventually tie into. However, currently there
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RESPONSE: Acknowledged
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. We'll need some information on the estimated number of vehicular trips per day to
determine whether further traffic review is needed. It is likely that if there are no sales at
this location, that based on chapter 4 of the Larimer County Urban Area Street
Standards (LCUASS) the requirement for a Traffic Impact Study may bewaived.
RESPONSE: Information provided to traffic and determined TIS not required.
2. Work with the engineering department on adjacent street road improvements such
as sidewalks, etc.
RESPONSE: Acknowledged
3. If the driveway is gated, then it should be recessed enough that an entering car
waiting for the gate to open does not impact the road orsidewalk.
RESPONSE: Acknowledged
Department: Water -Wastewater Engineering
Contact: Heather McDowell, 970-224-6065,hmcdowell@fc-gov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 8-inch water main in Red Cedar Circle. There does not appear to
be a water service to this site currently.
RESPONSE: Acknowledged
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main in Red Cedar Circle. There does not
appear to be a sewer service to this site currently.
RESPONSE: Acknowledged
3. Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on the
AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows and estimated continuous flows will need to be provided
as a part of the final submittal package for this project.
RESPONSE: Acknowledged
4. Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City Code
requirements for wastewater. These requirements include Section 26-306 Wastewater
Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards.
A permit may be required depending on activities on the site; however, discharge
standards apply to every customer, both large and small, regardless of what activities
take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to
discuss these requirements and how they apply to this development.
RESPONSE: Acknowledged
5. Water conservation (standard comment):
http://www.fcgov.com/engineering/dev-review.php
RESPONSE: Acknowledged
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.
RESPONSE: Acknowledged
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.
RESPONSE: Updated to meet ADA standards
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
RESPONSE: Acknowledged
11. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
RESPONSE: Acknowledged
12. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
RESPONSE: Acknowledged
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.
RESPONSE: Acknowledged
14. Doors are not allowed to open out into the right-of-way.
RESPONSE: Acknowledged
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.
RESPONSE: Acknowledged
16. In regards 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.
4
One handicap parking space will be required.
What type of vehicles will be using the receiving + storage area? Will the area be
adequate to serve the types of vehicles that will be using it?
RESPONSE: See site plan for parking requirements
5. Please provide a photometric plan when submitting project formally.
Where will trash and recycling be located? Once determined, please provide details of
enclosure and size.
RESPONSE: Photometric plan has been included. Trash and recycling will be located
in an enclosure to the west of the buidling per the site plan.
6. The proposed development is subject to a Basic Development Review, please contact your Development
Review Coordinator regarding your formal submittal.
RESPONSE: Acknowledged
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
1. Site specific: The alley to the west of the site was installed with the North College
Avenue improvement project in July of 2016. A reimbursement is due to the City for
the construction of the portion of the alley adjacent to this site. This repayment will be
due
prior to the release of the first building permit in accordance with City Code Section 24-95.
RESPONSE: Acknowledged
2. Site specific: With this project, a 6 ft parkway and 5 ft detached sidewalk should be
installed along the property's Red Cedar Circle frontage in accordance with the
collector cross section. Additional ROW may need to be dedicated in order to
accommodatethe full width of the sidewalk.
RESPONSE: 6 ft parkway and 5 ft detached walk shown, additional ROW dedicated
3. Site specific: This project is responsible for dedicating any right-of-way and easements
that are necessary or required by the City for this project. Most easements to be dedicated
need to be public easements dedicated to the City. This shall include the standard utility
easements that are to be provided behind the right-of-way (9 foot along Red Cedar Circle).
Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
RESPONSE: See plat for ROW and easement dedications
4. Site specific: It appears that the proposed parking layout would not meet LCUASS
parking setback standards (Figure 19-6).
RESPONSE: Updated parking setback to meet LCUASS
5. Site specific: Thank you for showing the gate doors swinging into the site rather than into the ROW.
RESPONSE: Acknowledged
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.
RESPONSE: Acknowledged
7. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
3
add urban interest to metal in building design.
Allowing internal building uses to be open or visible through generous doors and windows.
exposed structural elements to create a semi -industrial feel;
use of materials and colors to emphasize massing and forms;
multiple stories to relate to downtown and create an urban rather than suburban feel;
clerestories, lanterns, and other significant, functional roof forms to add height and
interest to one-story buildings;
High quality design is the goal, high cost and complexity is not. Simplicity, informality, and authenticity will meet
the goal with knowledgeable, artful design of functional places.
RESPONSE: It is the intent of our Client to provide a safe, high quality and contextural building design which is
both compatible with adjacent uses and fits within the fabric of the North College Corridor Planning Area. The
facility must be safe for our occupants inside as well as adjacent and neighboring areas. We are resolving the
code and construction limitations determined by the fabrication processes and limitations imposed by the IBC
and IFC adopted by the City of Fort Collins.
As submitted, our building will be constructed of load bearing, concrete masonry blocks which relate directly to
the adjacent Raw Urth located at 1203 Red Cedar Circle. The base course of the building shall be 12" wide
split -face and ground face CMU and will step back to 8" load bearing CMU covered with cementitious stucco
and pre -finished, architectural metal accents. Our parapets shall adjust in height for massing and material
changes and shall be capped with pre -finished metal parapet caps. The transition from 12" to 8" block will
incorporate a pre -cast concrete wainscot transition.
The majority of the building shall include a flat, membrane roof; however, the street side elevation and area
above the administrative areas shall have a mono -slope roof of pre -finished, architectural standing seam roof.
The fapade will have limited openings for security and due to code restrictions, however, stucco banding
separated and defined by reveals, pre -finished metal louvers, doors and limited windows will break the mass.
The fagade will also include a screen wall, offset from the buidling with painted steel column and canopy
projections on the N, W and S side of the buildings. This will be constructed of exposed, painted steel, pre -
finished architectural metal panels and exposed concrete foundation. These elements shall also provide
shade/shadow, depth and provide equipment screening. In addition, material changes and parapet differences
create massing changes and create rhythm and flow along the building.
2. The following question was asked by applicant, "Will a connection to the public
sidewalk be required since this is intended as a secure facility with no publicaccess?"
Answer: It is the preference of the City that a connection, as shown, remains. The
development should anticipate future uses on site to not always require a fully secured
parking/ loading area.
Since there is no outside storage why is a perimeter fence required? Fundamentally,
buildings provide security in its construction and design.
RESPONSE: Sidewalk provided and fence shown for outside storage.
3. The following question was asked by applicant, "Per code section 4.28 Industrial
District, subsection E(2)(a) regarding building design, it appears that industrial
manufacturing facilities are exempt from section 3.5.3 building standards. Can you
please confirm what building improvements will be required for the site?"
Please see comment 1. Additional considerations will need to be given when considering
outdoor storage areas that address Section 3.5.1 and4.28.
For what is proposed, 4 bike parking spaces are required on site.
RESPONSE: Screening to be provided by fencing. 4 bike parking spaces provided.
4. Parking requirements for Industrial uses require a min of .5 spaces/ employee and
maximum of .75/employee. How many employees will be working on site? With
the potential future expansion of the building, how will this change?
2
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
December 07, 2018
Tom Orfanos
Growth Leasing
Fort Collins, CO
Re: Growth Leasing Marijuana Manufacturing CDR180090
Description of project: This is a request to build a 7,000 sq ft marijuana manufacturing facility
at 1237 Red Cedar Circle (parcel #9701213017). This will be a secure sitefor
manufacturing only, no sales or distribution on site. The immediate area surrounding the
building will be fenced with metal security fencing. Access to the site is taken from Red
Cedar Circle to the east and a back alley to the west. Thirteen parking spaces will be
provided for employees. The proposed project is located in the Industrial (1) zone district
and will be subject to Basic Development Review.
Please see the following summary of comments regarding the project request referenced
above. The comments offered informally by staff during the Conceptual Review will assist you
in preparing the detailed components of the project application. Modifications and additions
to these comments may be made at the time of formal review of this project. If you have any
questions regarding these comments or the next steps in the review process, you may contact
the individual commenter or direct your questions through your Development Review Coordinator,
Brandy Bethurem Harras, at 970.416.2744 orbbethuremharras@fcgov.com.
Comment Summary:
Planning Services
Contact: Kai Kleer, 970-4164284, kkleer@fcgov.com
It was mentioned in the project narrative that the applicant intends to builda
pre-engineered metal building. It should be noted that this project is located within the
North College Corridor Planning Area (adopted 2007). The vision is to establish a distinct
image and character of the development. Architectural design of the building should
feature exposed structural elements, brick instead of concrete clock, corrugated or ribbed
metal and a palette of colors rather than beige. Keep in mind the following elements:
Use of metal for semi -industrial character must be used in site -specific architectural
design, and not predesigned or pre -fabricated buildings.
Use of glass, deep protrusions and recesses, juxtaposed forms, awnings, and color will