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HomeMy WebLinkAboutPROSPECT SPORTS CLUB - PDP230009 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 1 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/developmentreview July 28, 2023 Response to Comments July 07, 2023 RE: Prospect Sports Club, PDP230009, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Prospect Sports Club. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane tbeane@fcgov.com 970-224-6119 Topic: General Comment Number: 1 07/03/2023: 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: Noted, no action required with this resubmittal. Comment Number: 2 07/03/2023: 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 2 provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: We have provided written responses to comments with action required. Comment Number: 3 07/03/2023: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305. File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Response: File names have been updated with the resubmittal. Comment Number: 4 07/03/2023: 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: Plans have been corrected. Comment Number: 5 07/03/2023: 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: Noted, thank you. Comment Number: 6 07/03/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Noted, no action required with this resubmittal. Comment Number: 7 07/03/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. 3 Response: Noted, no action required with this resubmittal. Comment Number: 8 07/03/2023: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Response: Noted, no action required with this resubmittal. Comment Number: 9 07/03/2023: INFORMATION: If the Project Development Plan / Major Amendment is approved at hearing, please apply for Final Development Plan within three years of the date of approval to avoid the expiration of the PDP Approval. Response: Noted, no action required with this resubmittal. Comment Number: 10 07/03/2023: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4-8 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Noted, no action required with this resubmittal. Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 Topic: General Comment Number: 1 07/05/2023: No comments! But, if there's a conversation about no trees or shrubs in storm or utility easements, I would like to stay informed to maintain mutual understanding. Similarly, if there is any emerging direct to widen Sharp Point into the streetscape easement along this property, I would like to be informed to stay up to date on the business park plan for the streetscapes. Response: Thanks Clark for staying involved in these discussions. We are meeting utility separations for new trees and shrubs. This did require us to remove some proposed trees west of our parking lot but there are existing trees in this area that are shown to remain and be protected. Per the meeting on 7/17/23, the widening of Sharp Point will be limited to the east side of the roadway. The west curb line and right-of-way will remain as to not impact this project. Comment Number: 2 07/05/2023: The architectural sheets open as blank - probably some easy fix needed. Response: Correct; the original file had a problem. Sorry about that. A new version of the architectural plans was recently resubmitted and is included with our full resubmittal. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General 4 Comment Number: 1 06/13/2023: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Response: Noted, no action required with this resubmittal. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com Topic: General Comment Number: 1 06/28/2023: FOR HEARING: There is a Capital Improvements project that will widen Prospect to the east of Sharp Point. A consequence of that is Sharp Point may need to be widened. Our department, Traffic and Capital and coordinate with the applicant on what is needed. Response: Per the meeting on 7/17/23, the widening of Sharp Point will be limited to the east side of the roadway. The west curb line and right-of-way will remain as to not impact this project. Comment Number: 2 06/28/2023: FOR HEARING: The distance between the proposed entrance on Prospect does not meet the minimum separation requirements between Sharp Point and the entrance. The minimum distance (measured center-tocenter- per LCUASS Table 7-3) is 460 feet. Response: Per the review meeting on 7/5/23, this access is for emergency access only and won’t be subject to the spacing requirement. Comment Number: 3 06/28/2023: FOR HEARING: The offsite work done on Advanced Energy's property will require a signed letter of intent (LOI) from that property owner indicating that they approve of the proposed plans. Response: Acknowledged, this will be provided prior to the hearing. Comment Number: 4 06/28/2023: FOR HEARING: Per LCUASS drawing 707.1, the minimum driveway width for commercial buildings is 24 feet. This effects the entrance on Prospect. Response: Per the review meeting on 7/5/23, this access is for emergency access only and won’t be subject to the 24’ width requirement. Comment Number: 5 06/28/2023: FOR FINAL PLANS: The general notes may be outdated. The Traffic Signing notes in particular don't match. Use the following link for current notes and look through them. I'll give this a more thorough look once we're in FDP. https://www.larimer.gov/sites/default/files/uploads/2023/appendix_e_-_standard _notes_approval_blocks_checklists_0.pdf Response: The notes have been revised. Comment Number: 6 5 07/05/2023: FOR HEARING: We will want to see easements dedicated for proposed utilities and access points. It's not a huge deal to have the legals and dedication done prior to hearing for onsite easements, but it's good practice. I've had a couple of projects recently get tripped up because they did not account for easements. Response: Noted, easements will be dedicated during final. Comment Number: 7 07/05/2023: FOR FINAL PLANS: If no plat, all easements will need to have reception numbers or book/page associated with them. So proposed easements will need to be recorded prior to final plan approval. Response: Noted, easements will be dedicated during final. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 07/03/2023: FOR INFORMATION: The Transportation Impact Study has been received and is being reviewed. See subsequent comments. Response: Noted, no action required with this resubmittal. Comment Number: 2 07/03/2023: FOR HEARING: The TIS Base Assumption Form included a review of the Prospect Park and Prospect intersection. This was not included. The BAF also did not include a 15 percent mode split, but this was applied in the study. We will would like to update the BAF to be more reflective of what was approved with the Parking Impact Analysis. Response: The TIS Base Assumptions Form (BAF), dated January 29, 2023, was submitted and accepted by the City of Fort Collins Traffic Engineer prior to the “Prospect Sports Parking Analysis,” dated April 28, 2023 being submitted. In addition to this, the site plan changed between the BAF and the TIS being submitted. In an early site plan, it was erroneously believed that there would be parking lot access to/from the Larimer County Coroner property to the west. This would have given Prospect Sports patrons and employees easy access to the Prospect/Prospect Parkway intersection. However, since there is no parking lot access to/from the west, the Prospect/Prospect Parkway intersection does not need to be analyzed since no site traffic from Prospect Sports was assigned to this intersection. Also, information regarding the 15 percent mode split was not available at the time of the BAF since that information was obtained directly from the cited parking analysis. An updated BAF can be submitted with the final submission of the TIS. Comment Number: 3 07/03/2023: FOR HEARING: The TIS narrative for the Bicycle Facilities on page 6 of the study details that there are bike lanes on Prospect within the study area. This should clarify that there are no bike lanes west of Sharp Point, but there are bike lanes east of Sharp Point. Response: Acknowledged. This can be corrected with the final submission of the TIS. Comment Number: 4 07/03/2023: FOR HEARING: The TIS Bicycle Level of Service narrative on page 18 of the study details 3 bicycle destinations within 1320 feet of this site, but the Worksheet in Appendix G only references 1. Please update. The third 6 location in the narrative is CSU north of the site, which is not within the boundary. Response: This is a section that erroneously did not get revised. As shown in the Bicycle Influence Area graphic in Appendix G, there is only one bicycle destination in the area, the Poudre Trail. This can be corrected the final submission of the TIS. Comment Number: 5 07/03/2023: FOR INFORMATION: The TIS details the peak hour signal warrant being met at the Sharp Point and Prospect intersection. This intersection is being reviewed within the Capital Project for potential signalization. This may require the need for dedicated turn lanes on Sharp Point which we are hoping to achieve with some realignment of the Poudre Trail and driveway access location on the southeast corner. We will need to work with the applicant on any right of way dedications that are potentially needed. We would like to discuss further. Response: Acknowledged. Comment Number: 6 07/03/2023: FOR HEARING: More details will be needed regarding the bollards and signage for the Emergency Vehicle Access onto Prospect. This may require additional coordination with Poudre Fire Authority. Response: The access location, width and location has been coordinated with PFA. PFA has also provided details for collapsible bollards that will be included with the initial FDP submittal. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 06/14/2023: "Information Only: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion . This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. Response: Noted. The project will provide an Erosion Control Report/SWMP with the initial FDP submittal for review/approval. Comment Number: 2 06/14/2023: For Approval or Final Plan: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'. This project disturbs under 3 acres so only a sequence chart needs to be provided on the erosion control plans. Please ensure that the Erosion Control Plans provided include a sequence chart in accordance with (FCSCM Ch 2 Section 6.1.3.2) Based upon the supplied materials, site disturbs more than 1 acre or is part of a 7 larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval Submittal. Response: Response: Noted. The project will provide an Erosion Control Report/SWMP with the initial FDP submittal for review/approval. Department: Stormwater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 07/05/2023: FOR HEARING: Additional information and discussion are needed on the proposed water quality/low impact development alternative compliance request. While the approach seems to generally be acceptable, not all of the proposed permeable pavers appear to be receiving runoff and providing treatment of the parking lot runoff. Please provide a WQ/LID exhibit clarifying areas being treated with the different proposed methods as well as any untreated areas. Please see redlines for more details. Response: The drainage report and alternative request have been modified and the WQ/LID exhibit has been added. Comment Number: 2 07/05/2023: FOR HEARING: Detention requirements for this project are not waived. Please address impacts of releasing undetained flows to the pond east of Sharp Point. Response: Per the meeting on 7/11/23, the variance request has been completed and additional information in the drainage report has been added. Comment Number: 3 07/05/2023: FOR HEARING: Please address groundwater depths to proposed storm infrastructure including paver cross section – is a minimum of two feet separation provided? Note, groundwater depths were shown to be as shallow as six feet when measured in December, which is not typically seen as a high groundwater time of year. Response: Information has been added to the drainage report regarding groundwater in relation to the paver system. As a result of the proposed grading, the bottom of permeable paver system and underdrain is approximately 4’-’5 above groundwater as it was measured in December. Per the meeting on 7/11/2023, no additional information is required at this time. Comment Number: 4 07/05/2023: FOR HEARING: Please address paver overflow paths, i.e. redundant inlets to the outfall, in the drainage report and also capture more of current basin OS1 for release to this site’s outfall. Please see redlines for more information. Response: Additional information has been added to the drainage report and another inlet at the drive lane has been added to capture additional onsite area. Comment Number: 5 8 07/05/2023: FOR HEARING: Please gain approval from Engineering for the angled private storm crossing Sharp Point or provide alternative design. Response: The design has been revised to provide a perpendicular crossing. This has been coordinated with Engineering. Comment Number: 6 07/05/2023: FOR HEARING: Please review separations on the site for both landscaping and building separations from utilities. The proposed storm sewer is conveying 100-year flows and appears to be within five feet of the building; public storm sewer would require a minimum of fifteen feet separation. Please consider providing additional separation. Please review landscape separations and provide a minimum of ten feet of separation from trees and four feet from shrubs. Response: Per the meeting with City personnel on 7/11/23, the entirety of the storm sewer system is private and is not subject to the 15’ separation as noted in the comment. However, the private storm system is being designed in conjunction with the building foundations due to the proximity of the storm sewer to the building. Proposed trees and shrubs have been adjusted to meet required separations. Comment Number: 7 07/05/2023: FOR HEARING: 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: Noted, no action required with this resubmittal. Comment Number: 8 07/05/2023: FOR HEARING/APPROVAL: Please show easement on the east side of Sharp Point for the outfall for Hearing and provide easement dedication for approval. Note: LOI not required for Hearing since it is the same property owner at this time. Response: Easement has been added to the plans. Comment Number: 9 07/05/2023: FOR ALL SUBMITTALS: Please remove AutoCAD SHX comments from all PDF plans (landscape plan from this submittal is of particular note). 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" in the command line and enter "0". Read this article at Autodesk.com for more tips 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: Plans have been corrected. Contact: Kevin Meyer kmeyer@fcgov.com Topic: Floodplain Comment Number: 1 07/06/2023: FOR HEARING: 9 FEMA is remapping the Poudre River, the project is called RiskMAP and development will be subject to the floodplain map and regulations effective at that time. Property owners near the river need to be aware that the floodplain may be remapped and may change on their property. This property is currently anticipated to be removed from the 100-yr floodplain but remain within the 500-yr floodplain. Anywhere removal from the 100-year floodplain is mentioned, it also needs to include text indicating that the site/structure will remain in the 500-year floodplain. Response: Noted, thank you. Comment Number: 2 07/06/2023: FOR INFORMATION: Clarification – If RiskMAP becomes effective prior to construction, are there plans to continue to protect the structure from floodwaters? This is recommended, but will not be enforceable once the new mapping becomes effective. Response: We’ll institute the measures that are practical and would serve the building to protect it from water infiltration. Comment Number: 3 07/06/2023: FOR HEARING: The Floodplain Notes should be consistent across the site plan, drainage plan, grading plan, and utility plan. Please make sure that each has the following at a minimum: 1. Portions of this property are located in the FEMA regulated, 100-year and 500-year Poudre River Floodplain. Any development within the floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code. 2. Any construction activities in the flood fringe (e.g. building of structures, ev charging stations, grading, fill, detention ponds, bike paths, parking lots, utility work, flood control channels, sidewalk or curb & gutter installation/replacement, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. 3. An approved FEMA Elevation Certificate completed by a licensed surveyor or civil engineer and a Floodproofing Certificate showing that the building is constructed/floodproofed to the required elevation is required post-construction prior to a Certificate of Occupancy (CO) being issued. Please note: If any part of the building is within the floodplain boundary, then the entire structure is considered in the floodplain and the entire building envelope must meet the requirements of elevating or floodproofing to the RFPE. 4. Outside storage of equipment or floatable materials whether permanent or temporary is prohibited in the 100-year floodplain. All floatable materials, must be stored inside a building, be anchored per an approved engineered design, or be located outside of the 100-year floodplain. No overnight parking of vehicles is allowed. 5. At-Risk populations, essential services, hazardous materials, and government services critical facilities are prohibited in the 100-year floodplain. At-risk population facilities include after school programs/day camps for K-12, etc). 6. “Construction of new structures, hard surface paths, walkways, driveways, walls, and parking areas is prohibited in the floodway unless no-rise conditions are met, per section 10-45 of City Code. Any construction activities in the 10 regulatory floodway must also include a no-rise certification prepared by a Professional Engineer licensed in Colorado. Response: Notes have been revised. Comment Number: 4 07/06/2023: FOR HEARING: Essential services critical facilities and at risk- population critical facilities are also prohibited in the 500-year floodplain. Before-school and after-school care facilities and summer day-camp facilities are considered at-risk population critical facilities and therefore, are prohibited based on both the effective and proposed RiskMAP floodplain mapping. Based on previous conversations with floodplain personnel, it was determined that this facility is not a care facility or day camp facility. Text indicating that critical facilities regulations have been met along with text addressing the rationale for exempting this facility as a care or day camp facility needs to be included in the Drainage Report. Response: The information has been added to the drainage report Comment Number: 5 07/06/2023: FOR HEARING: Architecture plans were not able to be read. Unsure if file is corrupted. Please make sure BFE, RFPE, and FFEs are included on plan drawings. Response: Correct; the original file had a problem. Sorry about that. A new version of the architectural plans was recently resubmitted and is included with the resubmittal. BFE, RFPE and FFEs are included on the architectural drawings and in the Utility Plans. Comment Number: 6 07/06/2023: FOR HEARING: Floatable materials including trash dumpsters, vehicles, trailers, equipment, supplies, outdoor furniture (i.e., benches, tables), etc. related to non-residential uses are prohibited in the 100-year floodplain. All floatable materials, must be stored inside a building, be anchored per an approved engineered design or be located outside of the 100-year floodplain. This restriction does not apply to employee and customer vehicles parked on the site during business hours with an owner onsite to move the vehicle. No overnight parking of vehicles is allowed . Please include text in the floodplain section of Drainage Report addressing floatable material and overnight parking. Response: Information has been added to the drainage report. Comment Number: 7 07/06/2023: FOR BUILDING PERMIT: Because this project is located in the Poudre River floodplain, the developer will be required to have an Emergency Response Preparedness Plan complying with Section 10-48 of the Fort Collins City Code, approved prior to building permit issuance. Response: Noted, this document will be prepared during final plans. Department: Water-Wastewater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 07/05/2023: FOR HEARING: Please review landscape separations on the site for both landscaping to 11 provide adequate separations, particularly from the existing infrastructure on the western edge of the site. Response: Proposed trees and shrubs have been adjusted to meet the required separations from existing and planned utility lines. Comment Number: 2 07/05/2023: FOR HEARING/APPROVAL: Please provide additional easement east of the existing water main on the west side of the site so there is a total of ten feet of easement on the east side of the main. Please show easement on the plans for Hearing and provide easement dedication for approval. Response: The requested easement has been added per the email exchange on 7/24/23. Comment Number: 3 07/05/2023: FOR HEARING: 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: Redlines have been addressed. Comment Number: 4 07/05/2023: FOR FINAL: 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: Noted, a water meter justification letter will be provided during final. Comment Number: 5 07/05/2023: FOR INITIAL FDP SUBMITTAL: The initial FDP submittal will need to include separate irrigation service(s) for the site. Separate irrigation service is required due to recent changes to Fort Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF). Please ensure the project submittal includes: - Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS. Please contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP. - Water budget (annual usage) and peak flow (gallons per minute) for each irrigation service. Note: this information should be included on the PIP. - Landscape Plan including hydrozone table updated with 2022 values – 3, 8, 14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively. - Water Need Form – form is available at: www.fcgov.com/WFF Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or 970-416-4252) with questions regarding the Water Need Form. - Irrigation service(s), including curb stop and meter location, shown on the Utility and Site Plans. Irrigation service location(s) must match information on the PIP. On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant Investment Fees. In general developments that use 12 more water may pay more and developments that use less water may pay less. These changes were implemented 1/1/2022; more information can be found at: www.fcgov.com/wsr-update Response: Understood. Preliminary irrigation plans will be provided with initial FDP submittal as noted. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 Topic: General Comment Number: 1 07/06/2023: FOR HEARING Light and Power is not completely supporting the proposed transformer location. We understand the hardship and would be willing to have further discussions around this location. A couple concerns regarding the existing easement and the possible widening of Sharp Point Drive would need to be resolved to utilize this location. Response: Noted, per further discussions with Light & Power, the current transformer location is acceptable. Comment Number: 2 07/06/2023: FOR HEARING There is a duct bank along Prospect Road that could be used to connect threephase to the rear parking lot. -That would be the preference of Light & Power. Response: Noted, per further discussions with Light & Power, the current transformer location is acceptable. Comment Number: 3 07/06/2023: FOR INFORMATION If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-ofWay or a dedicated easement. -Please coordinate relocations with Light and Power Engineering and show the relocated electric line on the plans. Response: Noted, it is not anticipated that this project will require the relocation of any existing City of Fort Collins electrical infrastructure other than the existing primary electric located on the property that services the property to the south. Per communications with L&P, it is our understanding that this primary service will be relocated by the City and will cover the costs of that relocation. Comment Number: 4 07/06/2023: FOR INFORMATION All utility easement and permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. Response: Noted, no action required with this resubmittal. Comment Number: 5 07/06/2023: FOR INFORMATION Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Response: Noted, no action required with this resubmittal. Comment Number: 6 13 07/06/2023: FOR HEARING During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Primary and secondary electric lines have been added to the Utility Plans with spacing requirements accommodated. Comment Number: 7 07/06/2023: FOR INFORMATION The service to the building will be considered a commercial service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner. Response: Noted, no action required with this resubmittal. Comment Number: 8 07/06/2023: FOR FINAL This project will need to comply with our electric metering standards. Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Response: Noted. The meter has been shown on the PDP plans but will be coordinated further during Final. Comment Number: 9 07/06/2023: FOR FINAL A Customer Owned Service Information Form (C-1 Form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310 Response: Reviewed, service is shown as Hot sequenced. See attached One-line. Electrical one-line will be included in re-submittal. Comment Number: 10 07/06/2023: FOR FINAL On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies, practices, and procedures below. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations 14 Response: Electrical one-line will be included in re-submittal. Comment Number: 11 07/06/2023: FOR INFORMATION The City of Fort Collins now offers gig-speed fiber internet, video, and phone service. Contact John Stark with Fort Collins Connexion at (970) 207-7890 or jstark@fcgov.com for commercial grade account support, RFPs, and bulk agreements. Response: Noted, no action required with this resubmittal. Comment Number: 12 07/06/2023: FOR INFORMATION For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable Response: Noted, no action required with this resubmittal. Comment Number: 13 07/06/2023: FOR INFORMATION Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Response: Noted, no action required with this resubmittal. Comment Number: 14 07/06/2023: FOR INFORMATION Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Noted, no action required with this resubmittal. Comment Number: 15 07/06/2023: FOR INFORMATION Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Noted, no action required with this resubmittal. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 06/20/2023: INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 15 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, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 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 dsuckling@fcgov.com Response: Noted, no action required with this resubmittal. Comment Number: 2 06/20/2023: FOR 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: We fully support these initiatives and are limiting the use of new lawn areas to only those locations that abut the existing lawns along East Prospect Road and Sharp Point Drive that were previously developed by the business park. Nearly all of the new planned landscaping consists of low-water-use shrub beds, and we have incorporated plant species from your list of natives in our representative plant list. Final plant quantities will be included with the initial FDP submittal. Comment Number: 3 06/20/2023: FOR APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Response: The turf species is indicated on the Landscape Details sheet as a turf type tall fescue with a hydrozone requirement of ‘moderate’. Comment Number: 4 06/20/2023: FOR APPROVAL: Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal if trees will be impacted. A review of trees shall be conducted by City Environmental staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. The site visit can be conducted in tandem with Forestry’s site visit. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially during April - October. Response: A site review with Forestry was conducted prior to our PDP submittal and is the basis for the tree mitigation plan. Based on the 7/13/2023 email an additional site 16 visit is not being requested. Comment Number: 5 06/20/2023: FOR APPROVAL: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, 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 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING 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." The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. Response: Noted, no action required with this resubmittal. Comment Number: 6 06/20/2023: FOR APPROVAL: 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)] and light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. 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: Lighting Plans have been revised. Comment Number: 7 06/20/2023: FOR APPROVAL: Projects in the vicinity of (Spring Creek or Poudre River) must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: "Projects 17 in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations." Response: We believe the meet the intent of this code section and are retaining as many of the existing trees along the perimeter of this undeveloped lot as possible. Comment Number: 8 06/20/2023: FOR HEARING: As stated in the Ecological Characterization Study (ECS), Colorado Parks and Wildlife's (CPW) High Priority Habitat mapping indicates a Ferruginous hawk nest approximately 1,000 feet to the east of the project site. According to CPW’s guidelines, no permitted, authorized, or human encroachment activities are permitted within ½ mile radius of active nests from February 1 through July 15. These temporary limits of development will need to be noted on the landscape and utility plans. CPW contact: Ash Rhodes 970-342-1363 Ashlynn.rhodes@state.co.us District Wildlife Manager Response: RB+B and our environmental consultant Cedar Creek are coordinating directly with CPW (Jason Surface (Area Wildlife Manager) & Mike Sherman (Wildlife Biologist) to understand the specific regulations regarding the urban aspects of this site in relation to the nest. Ash Rhodes is no longer in this position. Comment Number: 9 06/27/2023: FOR HEARING: An active osprey nest just east of the river at Cottonwood Hollow was noted within the CPW recommended quarter mile buffer distance. According to CPW's guidelines, no permitted, authorized, or human encroachment activities within ¼ mile (1320 feet, 400 meters) radius of active nests from March 15 through August 15. CPW contact: Ash Rhodes 970-342-1363 Ashlynn.rhodes@state.co.us District Wildlife Manager Response: See comment 8 above. This will be discussed with CPW as well. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 1 18 06/30/2023: FOR NEXT ROUND Trees T25 – T28 are very close to the edge of the parking lot. As much as I would like to preserve them, grading and paving a parking lot a little over 5 ft from the stem of the southernmost tree in this clump will kill the tree. Response: Understood. This clump of trees is now indicated to be removed and mitigated. Comment Number: 2 06/30/2023: For Next Round Please check with stormwater to ensure tree separation requirements from the perforated underdrain is being met. Response: The underdrain is located outside or along the edge of the critical root zone for nearly all of the trees and is at least 10’ from all existing trees. In the northeast corner the building is located 21’ from the trunk of the nearest existing tree and the underdrain is located halfway between the building and this tree. We intend to retain this existing tree with careful construction. Comment Number: 3 06/30/2023: For Next Round Please meet stormwater separation requirements from the storm sewer. Response: Proposed trees and shrubs have been adjusted to meet required separations. Comment Number: 4 06/30/2023: For Information Thank you for the thorough and informative tree feasibility letter. Though it would be convenient to plant the remaining mitigation trees on the property adjacent to this development, please discuss with Forestry to see if maximum benefits would result from planting in this area. Forestry may want to find another location or locations where the heat island effect would be mitigated to a greater extent. Response: We look forward to discussing your preferred locations for mitigation trees. Comment Number: 5 06/30/2023: For Information Although the Land Use Code states that developments planting 20 – 39 trees shall keep the % diversity at 33% or under, please consider keeping the percent diversity at 20% or under to help Fort Collins maintain a diverse canopy. Response: We can meet this diversity goal. Final plant quantities and locations will be provided at the time of initial FDP. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 06/27/2023: No comments from Parks or Park Planning, thank you. Response: Noted, no action required with this resubmittal. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 07/05/2023: FOR FINAL 19 FIRE LANE SIGNS The limits of the fire lane shall be fully defined and fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Response: Noted, the fire lane signs and details will be provided during final review. Comment Number: 2 07/05/2023: FOR FINAL The proposed bollards in the emergency access only fire lane will require further review. Please provide bollard details on the site plans. Response: The bollard details provided by PFA will be added to the plan set during final review. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 06/26/2023: 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 2021 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 · Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. · Snow Live Load: Ground Snow Load 35 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 Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: 20 · 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. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting for any new commercial or multi-family building 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. Response: Noted, no action required with this resubmittal. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 06/30/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Noted, no action required with this resubmittal. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 07/03/2023: FOR APPROVAL: Please provide a preliminary irrigation plan that includes a hydrozone map and water use chart. Response: As per 7/25/2023 email we have provided a hydrozone map and water use chart, and preliminary irrigation plans will be prepared with initial FDP.