HomeMy WebLinkAboutKUM & GO #0951 - FDP230009 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
March 5th, 2023
City of Fort Collins
Attn: Brandy Bethurem Harras
Community Development and Neighborhood Services
281 North College Avenue
Fort Collins, CO 80522
Re: Kum & Go #0951, FDP230009, Round Number 1
Ms. Bethurem Harras,
Thank you for your first review and comments regarding the FDP for Kum & Go #0951 (949 E
Prospect Rd Convenience Store w/ Fuel Sales). The following are City staff comments dated
April 07, 2023 and Olsson’s responses are in RED text.
Regards,
David Pendleton, PE
Olsson Project Manager
2 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
04/03/2023: INFORMATION:
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!
RESPONSE: Acknowledged, thank you!
Comment Number: 2
04/03/2023: SUBMITTAL:
As part of your resubmittal, 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. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
RESPONSE: Acknowledged, thank you!
3 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 3
04/03/2023: SUBMITTAL:
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
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization
Study.
Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
RESPONSE: Acknowledged, thank you!
Comment Number: 4
04/03/2023: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
RESPONSE: Acknowledged, thank you!
4 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 5
04/03/2023: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
notice as possible.
RESPONSE: Acknowledged, thank you!
Comment Number: 6
04/03/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
RESPONSE: Acknowledged, thank you!
Comment Number: 7
04/03/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
RESPONSE: Acknowledged, thank you!
Comment Number: 8
04/03/2023: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we
are closer to this step.
RESPONSE: Acknowledged, thank you!
5 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
Topic: General
Comment Number: 1
03/31/2023: FOR APPROVAL:
Add the following notes to the title sheet of the Planning Submittal Package.
On December 11, 2022, a Modification of Standard to LUC Subsection 4.23(B)
(2)(c)8 was approved to allow for a convenience store with fuels sales to be
within 3,960 feet of any other such use.
On December 11, 2022, Kum & Go #0951 PDP210013, was approved, subject
to the following conditions of approval:
1. The project shall limit the hours of operation and hours that certain deliveries
(or service calls, as applicable) may be made on the Subject Property as follows:
Hours of operation
Limited to 5 a.m. – 11 p.m. Monday through Friday
Limited to 6 a.m. – 10 p.m. Saturday and Sunday
Restricted Delivery Hours
No fuel/food/merchandise deliveries before 7:30 a.m. – 7 days/week
No fuel/food/merchandise deliveries after 7:00 p.m. – 7 days/week
No trash/recycling service before 7:30 a.m. – 7 days/week
No trash/recycling service after 7:00 p.m. – 7 days/week
2. The project shall reduce all off-hour site lighting to comply with the limits of the
LC1 Lighting Context Area (low ambient lighting) referenced in LUC Section
3.2.4.
RESPONSE: Notes have been added to the PSP title sheet.
6 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 2
03/31/2023: FOR APPROVAL:
Thank you for providing the required bike parking. Please update the following:
Land use tables on both the planning and utility sets to reflect the accurate
number of bike parking spaces.
Change location of the rack to meet structure setback requirements (these are
the same as building setback requirements). The only available location might
be north of the transformer cabinet (please check with utilities if they are ok with
this placement). In the current location of the bike rack please add a canopy
shade tree or ornamental.
Include details of bike rack and structure in Planning Submittal Package.
RESPONSE: Per coordination with the COFC, the current bike rack pad and
structure has been removed. Bike parking is now to be provided via bike racks
underneath the building overhang.
Comment Number: 3
03/31/2023: FOR APPROVAL:
The fence detail on sheet L1.3 needs to include the column construction detail.
The column should us complementary materials to what is used in the building
(i.e., Morning Mist Veneer). As discussed in the staff review meeting the fence
height should be 7-8 feet in height. As a note, when the project is ready to
submit for building permits a separate fence permit will be required by our
building department.
Regarding constructability, how will these improvements be coordinated with
neighboring properties?
RESPONSE: Additional information has been added for the fence columns. The
fence height has been raised to 8’. Construction phasing and coordination will be
vetted out more fully closer to true dates of construction.
7 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 4
03/31/2023: FOR APPROVAL:
Please add the architectural wall detail with the same Morning Mist Veneer for
the area along Lemay Avenue in the Planning Submittal Set and Utility Plan. As
discussed during staff review, there are questions around constructability of the
footing and the storm drainpipe depth. Please indicate how this issue will be
addressed.
RESPONSE: A detail for the screen wall has been added to L1.3. Storm sewer
profiles have been added for the storm sewer underneath the screen wall.
Comment Number: 5
03/31/2023 FOR APPROVAL:
As discussed in the staff review meeting a landscape island is required to
bookmark the end of the parking bay just south of the building. Land Use Code
requires the landscape island to be 8-feet wide and have at least 150 square of
planting area. Within the planting area there shall be one canopy shade tree
with the remaining area landscaped by turf, ground cover perennials or mulched
shrub plantings.
RESPONSE: Per discussions with COFC, this landscape island is to remain
provided that Olsson provided additional trees and landscaping per the redlines
provided within FDP Rd1 Final comments. All landscaping has been provided.
Comment Number: 6
03/31/2023 FOR APPROVAL:
Please create two photometric plans. The first should labeled as 'Hours of
Operation Photometric Plan (LC2 Lighting District)' and the second labeled
'Off-Hour Photometric Plan (LC1 Lighting District).' The first plan should comply
with LC2 lighting district standards and the second should comply with LC1
lighting district standards.
Please also indicate how the lighting will switch over during off -hour times. Will
there be timers or dimmers, etc....?
RESPONSE: Two photometric plans, one for the “hours of operation” and one for
the “off-hours”, are now included within the PSP planset.
The lights will be on timers so that lights will shut off automatically after all
employees have left.
8 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Engineering Development Review
Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com
Topic: General
Comment Number: 1
04/04/2023: FOR APPROVAL:
Please add a note to the plans that specifies that the proposed pavement patch
will be determined during construction with inspections. Please include the
proper pavement patching details with the planset. The pavement patch on the
Lemay will probably need to be combined based the patching requirements.
RESPONSE: Note has been added as keynote 34 on sheet C1.0. Additional
detail (LCUASS 2201) has been added for the pavement patch.
Comment Number: 2
04/04/2023: FOR APPROVAL:
It appears that there is a monument sign proposed to be completely constructed
across the transit easement as shown on the plans specifically of public access.
This sign would render the easement unusable? Is the sign elevated or
mounted on the ground? It may be wise to adjust the area of this easement.
RESPONSE: Per coordination with COFC, Transportation, as well as Building
and Zoning, has no issue with the monument sign being located within the transit
easement, as the transit easement is only needed for the bus stop pad and
structure. The sign is to be mounted on the ground.
Comment Number: 3
04/04/2023: FOR APPROVAL:
On sheet C1.07 of 40, note 3 calls out a bike rack in the pedestrian easement.
Which way id the bike rack oriented. The bike parking should face north/south
or it could obstruct the ADA access.
RESPONSE: Bike rack pad and structure has been removed per coordination
with COFC. Racks are now located underneath the building overhang.
Comment Number: 4
04/04/2023: FOR APPROVAL:
Please add spot elevations and slopes to the ADA ramps for the Inspectors in
the field. It will make their job easier and greatly appreciated.
RESPONSE: Sheet C2.2 provides all detailed grading, including spots and
slopes, for all of the curb ramps.
9 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 5
04/04/2023: FOR APPROVAL:
The plans do not show the driveway located just to the south of the property on
Lemay. What is the driveway separation at this location and has the applicant
approached the southern property owner about shared access?
RESPONSE: The driveway is shown in plans, approximately 34 feet south of the
property line (labeled as keynote 1 on sheet C1.0). The southern property owner
has shown a desire for the 8’ tall privacy fence and as much screening from the
site as possible. A variance request letter has been submitted for the spacing
between the proposed driveway and the existing driveway to the south.
Comment Number: 10
04/04/2023: For Approval: The driveway on Lemay appears to conflict with the
left hand turn land of Lemay and Prospect. This design and any limitations will
need to be discussed further with Engineering and Traffic. It is acknowledged
that this may have been discussed with the previous reviewer.
RESPONSE: Our previous understanding was that our site will improve on the
existing conditions, as there are currently two additional accesses on Lemay,
both of which are located closer to the Prospect intersection.
Comment Number: 11
04/04/2023: For Approval: There is a plan and Profile for Prospect, but not for
Lemay? Please provide clarity on the plan and provide spot elevations at the
sawcut line and cross sections so the slopes can be reviewed and how the
paving ties into the existing pavement. This will require taking the elevations at
least out to a lane line.
RESPONSE: The flowline plan and profile sheet has been revised for clarity. Per
conversations with the COFC, the intent of the new curb and gutter along Lemay
is to the replace the existing curb and gutter and will need to be field fitted.
10 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 12
04/04/2023: For Approval: Please extend the striping plan to cover the extent
of the asphalt removal. It appears that this is impacting the bike lane along
LeMay. In referencing the bike lane and markings, there is a bike lane symbols
that are being removed with the paving and not being replaced. please revise
the plans accordingly to replace the bike lane symbols that are being removed.
RESPONSE: The full extent of removals of existing striping has been depicted.
Additional information has been added for the replacement of these existing
pavement striping.
Comment Number: 13
04/04/2023: For Approval: The site is tying into an existing s torm drain on
Lemay. The plans don't seem to show the elevations or the cover at this
location. The previous comments ask for elevations along the pavement
replacement. Please provide enough detail of cover over the proposed utilities
at the pertinent locations.
RESPONSE: Per COFC Utilities redlines, profiles have been added for the
proposed public storm sewer infrastructure. Cover will be sufficient within the
proposed utilities.
11 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Contact: Sophie Buckingham, , sbuckingham@fcgov.com
Topic: General
Comment Number: 6
04/04/2023: FOR APPROVAL - REVISED:
Please consider providing a curb cut and bike ramp with signage for bikes to
enter the combined sidewalk and bike path at the beginning of the right turn lane
on Prospect Road. This will not be a requirement, but we recommend exploring
the idea. If you would like to incorporate the bike ramp and are looking for
design ideas, please reach out to Engineering or FC Moves. If you do not
believe that the bike ramp will be necessary, please provide an explanation in
response to this comment.
RESPONSE: Thank you for your consideration, but the design team has decided
to not add the bike ramp improvements per the following:
• There is not a bike lane within Prospect. Our previous understanding was
that cyclists would be on the sidewalk. The proposed development will
provide a shared sidewalk/bike lane along the site. Adding this along the
length of the turn lane would require additional encroachment onto
adjacent properties.
Comment Number: 7
04/04/2023: FOR APPROVAL:
Are there any existing utilities in the utility easement that will be vacated? The
easement linework is not clear on the demo plan.
RESPONSE: Yes, existing utilities within the utility easement will need to be
demolished. Per discussions with the COFC, this easement can be vacated with
the plat, as the utilities to be demolished only serve properties that are a part of
the Kum & Go project.
Comment Number: 8
04/04/2023: FOR APPROVAL:
Will the water and sewer abandonments in Lemay require additional street cuts
beyond what is already shown on the demo plan?
RESPONSE: Additional street cuts have been added to both Lemay and
Prospect to include utility abandonment.
12 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 9
04/04/2023: FOR APPROVAL:
Please submit the Development Agreement Information form with the next round
so that we can start drafting your development agreement.
RESPONSE: Development Agreement Information form will be submitted within
next round.
13 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
04/03/2023: FOR FINAL APPROVAL:
Signing and striping redlines have been provided. Please reach out if you have
any questions.
Crosswalk markings with the City of Fort Collins are 18 inches wide bey 12 feet
long. Please show the intersection crosswalk markings and alignment on plans.
RESPONSE: Signage and striping redlines have been addressed in their
separate document. Crosswalk markings have been updated.
Comment Number: 2
04/03/2023: FOR FINAL APPROVAL:
Signal Plans: If possible we would like to shift the proposed location of the
signal pole north so that it is incorporated into the curb for the ADA ramp. This
will eliminate the need for the pedestrian pole at that location. If possible, could
we also get the CAD work for this so we can provide details on the underground
conduit that will be needed with the relocated signal pole and box on that corner.
RESPONSE: Proposed locations have been revised to match the exhibit
provided by Traffic Operations. CAD can be provided upon final approval of
plans.
Comment Number: 3
04/03/2023: FOR FINAL APPROVAL:
Any signs installed within the City right of way will need to follow the guidelines
detailed in Drawing 1401 within the Larimer County Urban Area Street
Standards. Please include this detail within the Utility Plans. Signs installed
internal to the site can utilize the design standards already provided with round
posts.
If possible, could the signing details be separated so that the traffic control
signing is separated from the advertising signing. There are different standards
for advertising signs that are reviewed by our Planning staff.
RESPONSE: ROW signage has been updated to LCUASS standards. LCUASS
details have been moved to their detail sheet within plans.
14 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 4
04/03/2023: FOR INFORMATION:
The Utility Plans- Paving Details (pg 29) provide standards for a 22 foot speed
bump. No speed bumps are being installed with this project so this can be
removed.
RESPONSE: Speed bump detail removed from plans.
Comment Number: 5
04/03/2023: FOR FINAL APPROVAL:
Consideration should be given to providing some strip ing on the exit to this site.
Given the width and the potential delays for motorists waiting to make a left turn,
it would help if a 10 foot (minimum) left and right turn lane were provided. This
would keep a left turner from impeding the right turns.
RESPONSE: Onsite access striping has been added.
15 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com
Topic: General
Comment Number: 1
03/31/2023: INFORMATION:
Please coordinate with Transfort for the purchase and installation of the Type III
bus shelter and amenities. Please contact RJ Glorso (rglorso@fcgov.com).
RESPONSE: RJ has been contacted for the purchase of the bus shelter and
amenities. Per RJ, developers are to work directly with the manufacturer, Tolar.
16 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Transportation Capitol Expansion
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1
04/04/2023: INFORMATION:
The developer's construction of the right turn lane is eligible for reimbursement
from the Transportation Capital Expansion Fee (TCEF) Program.
Reimbursement would be based on the percentage split of the site generated
traffic vs. the overall background traffic. In looking at the traffic study, 17 AM site
generated trips with 86 AM total trips has 20% of the right turning movements at
the intersection attributable to the development. The project would then be
eligible for being reimbursed 80% of the costs attributable to the right turn lane.
RESPONSE: Acknowledged, thank you!
Comment Number: 2
04/04/2023: INFORMATION:
In addition to 80% of the right turn lane being eligible for reimbursement from
the TCEF Program, 4 feet of additional width of sidewalk along Prospect is
eligible for reimbursement for the reconstruction from 6 feet existing to 10 feet
proposed. The landscape parkway along Lemay is eligible for partial
reimbursement for the difference from a local parkway width to a constrained
arterial parkway width (8') where a minimum 8' parkway width is being
implemented. More details can be discussed with reimbursements and would
be monumented in the development agreement.
RESPONSE: Acknowledged, thank you!
17 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 2
03/31/2023: FOR FINAL APPROVAL:
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater dewatering will be required should
be pulled before Construction Activities begin. A remediation permit for existing
tanks on the site will also be required.
RESPONSE: Acknowledged, thank you. Remediation dewatering permits will be
applied for once demolition permits are approved, and prior to construction
activities. Per Seneca Companies, “Seneca Companies will prepare and submit a
Short Term (<2 years) General Construction Remediation/ Dewatering and
Discharge Permit Application (COG317000) to CDPHE. Since recovered
groundwater will empty into a tributary of and ultimately into the Cache la Poudre
River, no water rights are being impeded.”
For the removal of the existing tanks, a 10 day notice of intent to remove the
tanks will be submitted to the state. Per conversations with the COFC, there is
not a true “permit” for the removal of the tanks. The Colorado Division of Oil and
Public Safety (OPS) Remediation Section will administer the process. Additional
procedural information on the removal of the existing tanks, provided by Seneca
Companies, has been added to the SWMP.
Comment Number: 3
03/31/2023: FOR FINAL APPROVAL:
Please address all comments provided on the SWMP and specify in it how the
tank remediation will be handled and indicate that no illegal discharge is to be
allowed into Spring Creek at any time while demolition or construction activities
are taking place at the site.
RESPONSE: SWMP redlines have been addressed in their separate document.
Requested information has been added within the SWMP.
Comment Number: 4
03/31/2023: FOR FINAL APPROVAL:
Please address all redlined comments provided on the Erosion Control Plans.
RESPONSE: ERC redlines have been addressed in their separate document.
18 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Topic: Fees
Comment Number: 1
03/31/2023: INFORMATION:
The 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, these fees will be collected on all projects for such
inspections.
The Erosion Control fees are based on; the number of permits or lots, the total
site disturbance, the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are
assuming 1 building permit, 1.20 acres of disturbance, 1 years from demo
through build out of construction and an additional 4 years until full vegetative
stabilization due to seeding. Which results in an Erosion Control Fee estimate
of $1,430.79.
The Stormwater Quality Inspection Fees are based on the number of LID/Water
Quality features that are designed for this project. Based on the plans we
identified 1 underground treatment system, which results in an estimate of the
Stormwater LID/WQ Inspection fee to be $415.00. Please note that as the
plans and any subsequent review modifications of the above-mentioned values
change the fees may need to be adjusted.
I have provided a copy of the spreadsheet used to arrive at these estimates for
your review. The fees will need to be paid prior to the issuance of a building
permit for this project.
RESPONSE: Acknowledged, thank you!
19 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Stormwater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1
04/04/2023: FOR FINAL APPROVAL:
Please see redlines. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference
call to do so.
RESPONSE: Acknowledged, thank you!
20 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1
04/04/2023: FOR FINAL APPROVAL:
Please see redlines. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference
call to do so.
RESPONSE: Acknowledged, thank you!
Comment Number: 2
04/04/2023: INFORMATION:
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.
RESPONSE: Acknowledged, thank you!
Comment Number: 3
04/04/2023: INFORMATION:
Please note that all City construction detail drawings are to be used in their
original, unaltered state. ANY modification(s) must be clearly distinguished and
all City logos/identifiers must be removed from the modified detail. Detail
drawings can be found in both .pdf and .dwg formats through the links to
“Construction Drawings” on www.fcgov.com/utility-development.
RESPONSE: Acknowledged, thank you!
21 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
03/16/2023: FOR FINAL APPROVAL:
The irrigation plan is incomplete. Please refer to the provisions outlined in
Section 3.2.1(J) of the Land Use Code. Identify pressure reducing heads and
the values in legend. Irrigation code requires all spray heads to have PRS
(Pressure Reducing Stems) and check valves. Direct questions concerning
irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
RESPONSE: PRS options have been added.
22 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1
04/03/2023: FOR FINAL APPROVAL:
Customer owned secondary service is not allowed to be joint trench with the
primary electric. Please relocate and show on the plan set the proposed
secondary a minimum of 3 feet from the primary trench.
RESPONSE: The proposed electric meter and conduit layout has been
coordinated with Light and Power.
Comment Number: 2
04/03/2023: FOR FINAL APPROVAL:
Please show on the plan set the proposed electric metering location and
secondary service routing for all departments to see. Reference Section 8 of
our Electric Service Standards for electric metering standards. link has been
provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
RESPONSE: The proposed electric meter and conduit layout has been
coordinated with Light and Power.
Comment Number: 3
04/03/2023: FOR FINAL APPROVAL:
Please remove or edit the label "prepare transformer pad w/ pole mounted c/t
& meter, see Note 1" on the Utility Plan as the c/t cabinet will not be mounted on
a pole.
RESPONSE: The proposed electric meter and conduit layout has been
coordinated with Light and Power.
Comment Number: 4
04/03/2023: FOR FINAL APPROVAL:
Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and
Landscape Plans prior to the Entitlement Process approval.
RESPONSE: CAD can be provided, please indicate at what point in this process
you would like it.
23 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 5
04/03/2023: FOR FINAL APPROVAL:
Please submit a One-line diagram, to go along with the C-1 form, and complete
the C-1 Form in its entirety.
RESPONSE: One-line diagram and C-1 form will be finalized during building
permit approval.
24 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
03/28/2023: FOR FINAL APPROVAL:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC
section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze
or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
Please add 8 inch general address to elevation plans. Address will need to be
located on 2 sides of the building facing Prospect Rd and Lemay Ave.
RESPONSE: Per BRR Architecture: “SIGNAGE IS BY OTHERS, BUT NOTED
ON SHEET A11.1, KEYNOTE 10.71”
25 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Environmental Planning
Contact: Kristie Raymond, , kraymond@fcgov.com
Topic: General
Comment Number: 1
03/17/2023: FOR FINAL APPROVAL:
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 Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native
Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
RESPONSE: Acknowledged, thank you. All plants have been selected from
either FCVD or NADNP documents and are noted in schedule.
Comment Number: 2
03/20/2023: INFORMATION ONLY:
Consider planting native plants consistent with the landscaping and streetscape
standards for alternatives to Turf-type grass.
https://www.fcgov.com/planning/streetscapedesign.php
xeriscape rebates are available from Fort Collins Utilities’ Xeriscape Incentive
Program; commercial properties may be eligible for $1.50/square foot up to
$15,000 total for landscape area converted to lower water use. To be eligible
for funding, project must be approved prior to installation. www.fcgov.com/xip”
Feel free to add the xeriscape@fcgov.com email contact in there if you’d like.
RESPONSE: Acknowledged, thank you. The proposed grass is a hybrid mix dura
turf.
26 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 3
03/20/2023: PRIOR TO DCP ISSUANCE:
Please provide the remediation dewatering permits that are required to fully
address the REC to ensure the City's interests are preserved.
RESPONSE: Acknowledged, thank you. Remediation dewatering permits will be
applied for once demolition permits are approved, and prior to construction
activities. Per Seneca Companies, “Seneca Companies will prepare and submit a
Short Term (<2 years) General Construction Remediation/ Dewatering and
Discharge Permit Application (COG317000) to CDPHE. Since recovered
groundwater will empty into a tributary of and ultimately into the Cache la Poudre
River, no water rights are being impeded.”
Comment Number: 4
03/20/2023: FOR FINAL APPROVAL:
City of Fort Collins Land Use Code [Section 3.4.5 (C)], requires a Hazardous
Materials Impact Analysis (HMIA) for all development proposals that have the
potential to cause off-site impacts during the release of a hazardous material.
A lot of the topics for the HMIA are covered in the Spill Response and
Remediation Plan, however, please ensure the HMIA is complete. Based on
the information provided in the impact analysis, recommendations will be made
by the Poudre Fire Authority to the relevant decision maker to protect against
off-site impacts.
RESPONSE: Acknowledged, thank you. The HMIA is being completed by
Seneca Companies and will be submitted prior to final approval.
27 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 5
03/20/2023: INFORMATION ONLY: All lighting shall have a nominal correlated
color temperature (CCT) of no greater than three thousand (3,000) degrees
Kelvin [see LUC 3.2.4(D)(11)]. Please also consider fixtures with
motion-sensing or dimming capabilities so that light levels can be adjusted as
needed. Regarding outdoor lighting, cooler color temperatures are harsher at
night and cause more disruption to biological rhythms for humans and wildlife.
The American Medical Association (AMA) and International Dark-Sky
Association (IDA) both recommend using lighting that has a CCT of no more
than 3000K to limit the amount of blue light in the night environment. Thank you
in advance for supporting City of Fort Collins Night Sky Objectives. For further
information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
RESPONSE: All lighting provided for the proposed developments meets the LUC
CCT requirement. Lighting is to be reduced/turned off during night hours. Please
reference the newly differentiated “on-hour lighting plan” and “off-hour lighting
plan”.
Comment Number: 6
03/20/2023: FOR FINAL APPROVAL:
Please indicate how the critical root zone of the large existing trees will be
protected during planting and proposed construction.
RESPONSE: Reference tree protection detail on sheet L1.3 and tree protection
notes on sheet L1.4
28 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Forestry
Contact: Freddie Haberecht, , fhaberecht@fcgov.com
Topic: General
Comment Number: 1
04/03/2023: FOR APPROVAL:
Landscape planting diagrams on sheet L1.3 are not to City of Fort Collins
standards. Please specify in tree planting diagram that trees should be planted
with the root flair 1-2” above final grade. In addition to this trees need to be
mulched with a mulch ring that is 4 6’ feet in diameter and 2 4” deep. Trees in non
mulch cobble areas need to have mulch rings.
RESPONSE: Details have been updated.
Comment Number: 2
04/03/2023: FOR APPROVAL:
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute
at least (50%) of all tree plantings.
The trees along prospect should be primarily canopy shade trees. Ornamental
trees are hard to prune to the required Hight to accommodate large vehicles.
RESPONSE: Per COFC discussions, recommendations, and redlines; tree types,
sizes, and locations have been revised throughout the site to meet this, and other
requirements.
Comment Number: 3
04/03/2023: FOR APPROVAL:
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility
separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
RESPONSE: Per COFC discussions, recommendations, and redlines; tree types,
sizes, and locations have been revised throughout the site to meet this, and other
requirements.
29 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 4
04/03/2023: INFORMATION:
Wasatch maple (acer grandidentatum) is an excellent tree for Fort Collins but is
not salt tolerant so it should be reserved for spaces away from major roads or
areas with high road salt use. Please reach out to forestry
fhaberecht@fcgov.com if you would like access to our new recommended tree
list.
RESPONSE: Per discussions with COFC, this has been substituted with Syringa
reticulata.
Comment Number: 5
04/03/2023: FOR APPROVAL:
Please include the notation of the critical root zone of all trees that are to remain
on site during construction. In addition to this please include tree protection
notes on Landscape, construction, and utility plans. Plan notes can be found at
https://www.fcgov.com/developmentreview/applications.php
RESPONSE: Critical root zone identified; notes added to sheet L1.4. Notes are
included within both plansets.
Comment Number: 6
04/03/2023: INFORMATION:
For tree wells like the planned wells along prospect subsurface soil conditions
are crucial to the success of the proposed trees. Consider using structured
soils, silva cells or another subsurface urban soil improvement to improve the
chances of success of the trees.
RESPONSE: Acknowledged, thank you. General information on soils to be
amended is included as General Note #4 on sheet L1.4.
30 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Park Planning
Contact: Missy Nelson, , mnelson@fcgov.com
Topic: General
Comment Number: 1
04/04/2023: INFORMATION:
Both Park Planning & Development and Parks department comments will be
provided by Missy Nelson | mnelson@fcgov.com
RESPONSE: Acknowledged, thank you!
Comment Number: 2
04/04/2023: FOR FINAL APPROVAL:
Please add note to landscape plans in the General Landscape Notes section:
"Adjacent property owner shall, in perpetuity, irrigate and maintain public
right-of-way landscaping along E. Prospect Rd. and S. Lemay Ave. (arterial
streets)."
RESPONSE: Requested note has been added as Olsson Landscape Note #10
on sheet L1.4
31 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
04/03/2023: BUILDING PERMIT:
If there are new property lines on the west side for an existing house, the PL
must be at least 5ft from any existing residential structure for fire separation.
RESPONSE: The western property line will not be changing in this proposed
development.
Comment Number: 2
04/03/2023: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted
codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local
amendments
Colorado Plumbing Code & state amendments (currently 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
RESPONSE: Per BRR Architecture: “CODES ARE CORRECTLY NOTED ON
G1”
· Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
RESPONSE: Per BRR Architecture: “NOTED CORRECTLY ON G1”
· Snow Live Load: Ground Snow Load 35 PSF.
RESPONSE: Per BRR Architecture: “NOTED CORRECTLY ON S1”
· Frost Depth: 30 inches.
RESPONSE: Per BRR Architecture: “WILL ADD TO S1”
· Wind Loads: Risk Category II (most structures):
RESPONSE: Per BRR Architecture: “NOTED CORRECTLY ON S1”
32 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
RESPONSE: Per BRR Architecture: “NOTED CORRECTLY ON S1”
· Climate Zone: Zone 5
RESPONSE: Per BRR Architecture: “WILL ADD TO S1”
· Energy Code: 2021 IECC commercial chapter.
RESPONSE: Per BRR Architecture: “NOTED CORRECTLY ON G1”
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft to 30ft of fire separation (setback)
from property lines 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 adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new
commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the
IBC. See section 3604.
· For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
RESPONSE: Per BRR Architecture: “INFORMATION ITEMS ABOVE ARE
EITHER NOTED OR ALREADY INCORPORATED INTO PLANS. “
33 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 6
03/31/2023: FOR FINAL APPROVAL:
Please provide the following information for the Benchmark Statement in the
EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
RESPONSE: The benchmark format has been updated as requested.
Comment Number: 7
03/31/2023: FOR FINAL APPROVAL:
Please revise the legal description to reflect the Subdivision Plat.
RESPONSE: All legal descriptions have been updated to match the Plat.
Comment Number: 8
03/31/2023: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index have spelling issues. See redlines.
RESPONSE: Spelling revised, thank you.
34 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Comment Number: 9
03/31/2023: FOR FINAL APPROVAL:
All Benchmark Statements must match on all sheets.
RESPONSE: Benchmarks have been updated throughout.
Comment Number: 10
03/31/2023: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
RESPONSE: Text issues revised per redlines.
Comment Number: 11
03/31/2023: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
RESPONSE: Text issues revised per redlines.
Comment Number: 12
03/31/2023: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See
redlines.
RESPONSE: Text issues revised per redlines.
Topic: General
Comment Number: 2
03/31/2023: FOR FINAL APPROVAL:
Please change all reference of "Remaining Lot" on all plans to "Lot 2". This Lot
is part of the Subdivision Plat and should be labeled as shown on the Plat.
RESPONSE: All “REMAINING LOT” labels have been replaced with “LOT 2”.
35 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Topic: Landscape Plans
Comment Number: 5
03/31/2023: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See
redlines.
RESPONSE: Text issues revised per redlines.
Topic: Plat
Comment Number: 1
03/31/2023: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
RESPONSE: Plat redlines have been addressed in their separate document.
Topic: Site Plan
Comment Number: 3
03/31/2023: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See redlines.
RESPONSE: Sheet titles have been revised per redlines.
Comment Number: 4
03/31/2023: FOR FINAL APPROVAL:
Please revise the legal description to reflect the Subdivision Plat.
RESPONSE: All legal descriptions have been updated to match the Plat.
36 1880 Fall River Drive / Suite 200 / Loveland, CO 80538
O 970.461.7733 / olsson.com
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
03/30/2023: INFORMATION:
No outstanding Historic Preservation concerns.
RESPONSE: Acknowledged, thank you!