HomeMy WebLinkAboutMIDTOWN COMMERCIAL CENTER - BDR240003 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses (3)
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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
May 10, 2024
South College Shops, LLC
One Aspen Dr, Unit 85
Loveland, CO 80538
RE: Midtown Commercial Center, BDR240003, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Midtown Commercial Center. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
your Development Review Coordinator, Seth Goldstein via phone at or via email at
sgoldstein@fcgov.com.
Comment Summary:
Ripley Response
EPS/Northern Response
Owner Rep Response
Department: Development Review Coordinator
Contact: Seth Goldstein sgoldstein@fcgov.com
Topic: General
Comment Number: 1
05/07/2024: 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!
Ripley Response: Thank you, Seth!
Comment Number: 2
05/07/2024: 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
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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].
Ripley Response: Our resubmittal includes this comment response letter, with responses to each department.
Comment Number: 3
05/07/2024: 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.
Ripley Response: Noted. The files within this submittal have been named according to the File Naming Standards.
Comment Number: 4
05/07/2024: 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
Ripley Response: Noted. Thank you, Seth!
Comment Number: 5
05/07/2024: 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.
Ripley Response: Noted. Thank you, Seth!
Comment Number: 6
05/07/2024: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Ripley Response: Noted. Thank you, Seth!
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Comment Number: 7
05/07/2024: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Ripley Response: Noted. Thank you, Seth!
Comment Number: 8
05/07/2024: NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the
appropriate time.
Ripley Response: Noted. Thank you, Seth!
Comment Number: 9
05/07/2024: FOR APPROVAL:
The Director shall issue a written decision to approve, approve with conditions,
or deny the development application based on compliance with the standards
referenced in Step 8 of the Common Development Review Procedures
(Section 2.2.8).
The written decision shall be mailed to the applicant, to any person who
provided comments during the comment period and to the abutting property
owners and shall also be posted on the City's website at www.fcgov.com.
Ripley Response: Noted. Thank you, Seth!
Comment Number: 10
05/07/2024: FOR APPROVAL:
If the project is approved by the Director, there is a two -week appeal period
from the date of the decision. The project is not able to be recorded until it is
confirmed there are no appeals.
Ripley Response: Noted. Thank you, Seth!
Comment Number: 11
05/07/2024: FOR 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.
Ripley Response: Noted. Thank you, Seth!
Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
Topic: General
Comment Number: 1
05/07/2024: Connectivity for the rear parcel out to College Ave needs to be
preserved. Easements should be established that maintain ongoing pedestrian
and vehicular access to all parcels.
EPS/Northern Response: Easements added to the plat.
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Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
05/01/2024: FOR APPROVAL:
A emergency access easement and public access easement should be
maintained from the access on S. College Ave to Lot 2. Please dedicate the
required easements on the proposed plat.
EPS/Northern Response: Easements added to the plat.
Comment Number: 2
05/01/2024: FOR APPROVAL:
College Ave is classified as a 6-lane arterial per the City's Master Street Plan.
Therefore, you will be required to dedicate an additional 11 -feet of right -of -way
(ROW) to bring the total ROW to 141 feet, per LCUASS Figure 7 -1F.
EPS/Northern Response: Right -of -way to be dedicated to the City has been added to the plat.
Comment Number: 3
05/01/2024: FOR APPROVAL:
Per LCUASS Figure 7-1F, a 15-foot utility easement is required to be
dedicated adjacent to the ROW. Please dedicate the easement on the
proposed plat.
EPS/Northern Response: Easement added to the plat, merged with 20’ pedestrian access easement.
Comment Number: 4
05/07/2024: FOR APPROVAL:
The existing sidewalk along the frontage of College Ave should have a public
access and transit easement dedicated anywhere where it is outside of the
right-of -way.
EPS/Northern Response: per discussions with the City, a 20’ pedestrian access easement added to plat.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
04/15/2024: NO HISTORIC REVIEW REQUIRED: This proposal does not
require historic review because there are no designated historic resources on
the site and the nature of the project does not impact any historic resources that
may lie on the development site or within 200 feet of the site.
Ripley Response: Thank you, Jim!
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Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
05/03/2024: INFORMATION: The re-plat of this property would not trigger any
requirements for a Transportation Impact Study. TIS waived.
Ripley Response: Thank you, Steve!
Comment Number: 2
05/03/2024: INFORMATION: Are access agreements/easements in place to
allow continued access to College Avenue. This should be documented within
this replat.
EPS/Northern Response: Easements added to the plat.
Department: Stormwater Engineering
Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754
Topic: General
Comment Number: 1
04/29/2024: FOR APPROVAL:
Update the existing stormwater pipes, shown on the Alta, to reflect the City’s
information for this pipe. Please see the included infrastructure map.
EPS/Northern Response: Pipe was located and added to ALTA.
Comment Number: 2
04/29/2024: FOR APPROVAL:
The existing storm mains crossing Lot 1 and Lot 2 will need a 30 -ft drainage
easement, per standard, dedicated along their route. A reduced width
easement may be considered if it can be shown that the existing storm pipe
meets the requirments in Ch 9, Section 4.2 of the Fort Collins Stormwater
Criteria Manual. See the redlines for the specific locations of concern.
Link to FCSCM:
https://www.fcgov.com/utilities/business/builders -and-developers/development -f
orms -guidelines -regulations/stormwater-criteria
EPS/Northern Response: 20’ drainage easement added to the plat, per Ch 9, Section 4.2 of the Fort Collins Stormwater
Criteria Manual, invert depth is 4 feet.
Comment Number: 3
04/29/2024: FOR APPROVAL:
The storm pipe at the southwest corner of the site may need an easement if it
conveys offsite water. Please see the redlines and confirm if this pipe: a)
conveys offsite stormwater, and b) is located outside of an easement.
EPS/Northern Response: Pipes looked to be active, easement added to plat.
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Comment Number: 4
04/29/2024: FOR APPROVAL:
See redlines for comments and clarifications.
EPS/Northern Response: Redlines have been addressed, responses included with submittal.
Department: Water-Wastewater Engineering
Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754
Topic: General
Comment Number: 1
04/29/2024: FOR APPROVAL:
The utility easement for the public water and sewer mains will need to be
upgraded to meet current standards. The existing buildings and overhangs may
‘notch’ into these easement widths as necessary. These easement standards are:
a. 20-ft easement for water main (centered on main)
b. 30-ft easement for sewer main (centered on main)
or
c. 35ft combined easement for both water and sewer. -Easement shall extend
10-feet outside of water and 15-feet outside of sewer.
Please prepare an updated easement diagram and send to be directly for
water and sewer review before the next submittal.
A Plat note will be needed to the effect of "Upon future removal of the building at
2427 S College Avenue, a full width utility easement shall be dedicated along
the existing public water main. This shall be 20 -feet minimum, 10-feet each
side of the main."
EPS/Northern Response: Easements enlarged as per discussions with the City.
Comment Number: 2
04/29/2024: FOR APPROVAL:
The water and sewer services for the western building need to be located and
added to the Alta plans.
EPS/Northern Response: Services added to the ALTA.
Comment Number: 3
04/29/2024: FOR APPROVAL:
See redlines for comments and clarifications.
EPS/Northern Response: Redlines have been addressed, responses included with submittal.
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Department: Light And Power
Contact: Rob Irish rirish@fcgov.com 970-224-6167
Topic: General
Comment Number: 1
04/16/2024: FOR APPROVAL: Light & Power has some existing electric primary
facilities on Lot 2 that will need to be placed in an easement as part of this
Minor Subdivision Plat. Please see markups on the ALTA survey for locations.
EPS/Northern Response: Easements added to plat.
Comment Number: 2
04/16/2024: Information Only: The existing electric service feeding the building
on Lot 1 is currently fed by an existing transformer on Lot 2. If Lot 2 should
re-develop before Lot 1, provisions may need to be made to provide power to
the existing building on Lot 1.
Owner Rep Response: Noted. The property Owner intents to record with the subdivision plat a Reciprocal Easement Agreement and
Declaration of Covenants and Restrictions that provides for mutual private cross easements for utility services in place, as well as
the right to relocate existing utility services to accommodate future redevelopment.
Comment Number: 3
04/16/2024: INFORMATION : Relocations or modifications to existing electric
facilities will be at the expense of the owner/developer. Any existing and/or
proposed Light & Power electric facilities that will remain within the limits of the
project will need to be located within a dedicated easement or the public
right-of -way. Please coordinate relocations with Light & Power Engineering.
Owner Rep Response: Noted. The Owner agrees to show private utility easements on the plat and requests that dedication
language distinguish between public easements and private easements. The Owner requests that service lines for specific build ings
are accommodated by the blanket private utility easements established pursuant to the Reciprocal Easement Agreement and
Declaration of Covenants and Restrictions. A plat note can be added referencing the Reciprocal Easement Agreement recorded
contemporaneously with the plat.
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
05/06/2024: No comments on the minor subdivision.
Ripley Response: Thank you, Scott!
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
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Comment Number: 1
05/06/2024: INFORMATION :
Forestry has no comments.
Ripley Response: Thank you, Christine!
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
05/07/2024: No comments from Park Planning & Development or Parks
Maintenance. Thank you.
Ripley Response: Thank you, Missy!
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
05/07/2024: Any access roads that are used for fire apparatus access shall be
dedicated as an Emergency Access Easement.
EPS/Northern Response: Emergency access easements added to plat.
Comment Number: 2
05/07/2024: Future development of this site will have additional requirements.
Owner Rep Response: Noted.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
04/30/2024: The new property line must not throw existing buildings out of fire
separation distance compliance for example V -B wood constructed building
must be at least 10ft from property lines to void special fire rated construction. In
addition any existing building that needed open yards for additional area would
need to maintain that 30ft of separation to property line.
EPS/Northern Response: Lot line verified to meet requirements.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Plat
Comment Number: 1
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05/06/2024: 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 markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
EPS/Northern Response: Redlines have been addressed, responses included with submittal.