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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 11/20/2024 Page 1 of 8 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 October 18, 2024 Response to Comments November 20, 2024 RE: Heritage Christian Academy - ODP, ODP240001, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Heritage Christian Academy - ODP. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 10/11/2024: 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! Comment Number: 2 10/11/2024: SUBMITTAL: As part of your submittal, a response to the comments provided in this letter and a response to plan markups is required. The final letter is provided to you in Microsoft Word format. Please use this letter to insert responses to each comment for your submittal, using a different font color. Please use the markups to insert responses to each comment on plans. Please do not flatten markup responses. Provide a detailed response for any comment asking a question or requiring an action. Any comment requesting a response or requiring action by you with a response of noted, acknowledged etc. will be considered not addressed. You will need to provide references to specific project plans, pages, reports, or Page 2 of 8 explanations of why comments have not been addressed [when applicable]. Comment Number: 3 10/11/2024: 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?1703783275 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. Comment Number: 4 10/11/2024: 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 Comment Number: 5 10/11/2024: 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. Comment Number: 6 10/11/2024: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 10/11/2024: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Comment Number: 8 10/11/2024: 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. Response: Understood. Comment Number: 9 10/11/2024: 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: All ‘For Hearing’ comments have been addressed and responses included herein. Page 3 of 8 Comment Number: 10 10/11/2024: 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). Response: Understood. Comment Number: 11 10/11/2024: FOR RECORDING: Could you please update the City signature block on the Overall Development Plan? Instead of using "this _______ day of ______, 20____," could you opt for "on this day, _____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. Response: Cover sheet has been updated with these changes. Department: Planning Services Contact: Ryan Mounce rmounce@fcgov.com 970-224-6186 Topic: General Comment Number: 1 10/11/2024: FOR HEARING: Please edit the ODP boundary to include only private property and exclude the adjacent right of way. Adjust the site data table to exclude right-of-way from the size calculations. Response: ODP boundary and site data table has been revised. Comment Number: 2 10/11/2024: FOR HEARING: Please see redlines for additional general ODP notes to include on the cover or site plan sheet. Response: Additional note has been added as first note. Comment Number: 3 10/11/2024: INFORMATION: Will commercial/industrial users continue to occupy the existing building on Parcel C? Response: Yes, this is leased space that is likely to continue at least until future development occurs and possibly beyond. It may make sense to re-label this parcel as 'Primary Uses' for both existing and proposed use to cover interim users not associated with the school. Response: Revised to reflect this. Also see comment response below. Similarly, if any other users or land uses may eventually be entertained across the site, those parcels could be designated for Primary Uses to create greater flexibility without the need for future minor/major ODP amendments. Response: We appreciate this comment. While the intent is for the school to be able to develop and expand within the ODP area, they also need to preserve flexibility for the property to be developed within the standards and requirements of the E-Employment zone district. We have modified the land use table to include both Primary and Secondary Uses on all parcels with a note indicating that uses will be required to meet these standards. Page 4 of 8 Comment Number: 4 10/11/2024: INFORMATION: Timing for ODP approval first requires completion of the annexation process. Based on current timelines and schedules, the annexation may not be effective until January 2025 and the ODP could be considered by P&Z in January 2025 at the earliest. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 10/15/2024: INFORMATION: Engineering would like to be involved in any conversations between the applicant and Traffic Operations about access locations and phasing of improvements. Comment Number: 2 10/15/2024: INFORMATION: Detailed comments about public improvements and access locations will be provided with each development phase. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 10/14/2024: FOR HEARING: The Transportation Impact Study has been received, and reviewed. We will continue to coordinate updates to the study agreed upon within an external meeting between the developer's Traffic Engineer and the City of Fort Collins Traffic Operations. This included updating Timberline and International data, a more detailed phasing plan, and bike and pedestrian connectivity. We have also discussed the addition of any potential secondary uses for the site as the current school building is shared with another business. Response: This was further coordinated and discussed in a meeting on 9/11/24 with Steve Gilchrist (Traffic Operations), Kevin Brazelton (United Civil), and Sean Kellar (Kellar Engineering). Based upon the discussion at this meeting, the TIS has been updated to include: new traffic counts of Timberline/International; discussion on ped/bike connectivity at Timberline/International and needs for connectivity in the future; long term secondary point of ped/bike access for the neighborhood to the west. Additionally, the TIS has been updated with more details on future phasing for the site. The updated TIS has been formally scoped with the City and updated accordingly. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 Page 5 of 8 10/11/2024: INFORMATION: 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 . Comment Number: 2 10/11/2024: INFORMATION: This ODP in its preliminary phases does not require Erosion Control Submittals. Please note as plans develop into specific construction plans erosion control plans, report and escrow calculation may be required. Department: Stormwater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 10/14/2024: 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: We have included responses to redlines with the resubmittal. Department: Water-Wastewater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 10/14/2024: INFORMATION: Noting this is ELCO Water and Boxelder Sanitation Districts, as indicated in the submittal documents. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 10/14/2024: FOR HEARING: According to Section 6.5.2(I)(5) of the Land Use Code, "the overall development plan shall show the general location and approximate size of all natural areas, habitats and features within its boundaries and shall indicate the applicant's proposed rough estimate of the natural area buffer zones as required pursuant to Section 5.6.1(E)." The presence of natural features on the project site necessitates a process for the creation of a Natural Habitat Buffer Zone (NHBZ) to protect that natural feature. The plans will need to include approximate buffer zones for the following natural features: 1) Lake Canal - 50 foot NHBZ 2) The north stormwater canal was determined to be a wetland feature by the City of Fort Collins Environmental Planning staff. This will need a 50 foot NHBZ. Page 6 of 8 Additionally, the detention basin on the south side is noted as a naturalized detention basin, and the City would like to see the vegetation preserved and expanded on for this feature. The stormwater wetlands on the north side of the fence will not require a NHBZ since this area already has a NHBZ here from a different development. However, in your planning process please consider the use of native landscaping species adjacent to the NHBZ to provide an ecologically appropriate transition. Response: Thank you for the further conversations and site visit. As we have discussed, we have indicated the 50’ NHBZ for both Lake Canal and for the north drainage feature. We anticipate when development plans are submitted in the future, we will request the ability to mitigate this north feature within the planned development to allow the north parcels to be utilized. However, the details of any mitigation would occur at the time of these future site- specific development plans (PDP/FDP) and we have added your note indicated below to the ODP for this reference. Comment Number: 2 10/14/2024: FOR HEARING: Please include the following note on the ODP: "This Overall Development Plan shows the location and approximate size of all natural areas, habitats, and features within its boundaries and the proposed estimate of the natural area buffer zones as required by Land Use Code Section 5.6.1(E). Detailed mapping of the site's natural areas, habitats, and features will be provided at the time of individual PDP submittals, and management details of the features and buffers will be coordinated at that time. General buffer zones shown on this ODP may be reduced or enlarged by the decision maker during the PDP process." Response: Note added. Comment Number: 3 10/14/2024: FOR HEARING: Please add the following note on any sheets of the ODP, Master Utility Plan and Master Drainage Plan that show the Natural Habitat Buffer Zone: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 5.6 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. Response: Note added. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 10/15/2024: INFORMATION: Please address comments from conceptual review before first round of PDP. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Page 7 of 8 Topic: General Comment Number: 1 10/14/2024: INFORMATION: I have no comments pertaining to the ODP. My comments will be site specific during the project review Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 10/15/2024: No comments at this time from Parks or Park Planning and Development. Thank you. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 10/10/2024: INFORMATION: PFA has no comments on the ODP. The future PDP submittal will have further requirements. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 10/15/2024: INFORMATION: We have no comments, but would like to see any future submittals. Department: Outside Agencies Contact: Melissa Buick <melissahbuick@gmail.com> Topic: General Comment Number: 1 10/15/2024: INFORMATION: The Lake Canal ditch borders the properties to the north. The ditch easement is 50 feet from the centerline of the ditch, is prescriptive in nature, must remain unobstructed for access and maintenance, and remain free of debris during the construction phases. Any encroachment or crossing of the ditch or ditch easement will require an agreement with the Company. We encourage discussions early on in the process for any modification or crossing of the ditch and or ditch easement and any questions can be directed to my attention. Department: Internal Services Contact: Katy Hand khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 10/7/2024: BUILDING PERMIT: New structures shall comply with all applicable building codes, local Page 8 of 8 amendments and energy codes at the time of permit submittal. Building codes and structural design criteria can be found here: https://www.fcgov.com/building/codes. A separate building permit is required for each new detached structure. This includes flagpoles, fences over 6ft tall and any work that is not explicitly exempt from permit. NOTICE: the 2025 building codes are planned to be adopted at some point next year (2025) Response: Understood and will comply at time of future building permit requests. Comment Number: 2 10/7/2024: BUILDING PERMIT: At some point, please provide prior permit and certificate of occupancy documents from the Larimer County Building Department for any existing buildings being annexed into Fort Collins. (i.e. the current certificate of occupancy, construction type, fire suppression type, occupant load, etc.). This ensures that our team has the most current and correct information going forward as it pertains to future alterations/remodels to the existing building/s. Response: We are working with the property owner and the Larimer County Building Department to track down this information. Comment Number: 3 10/7/2024: BUILDING PERMIT: It is recommended to consult with an architect early on as it relates to new buildings. Specifically, regarding the size of the new building/s and placement on the lot as it relates to building code feasibility topics of allowable area, and fire separation distance. Response: Understood and will comply at time of future building permit requests.