HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 06/13/20241
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
June 13, 2024
Neil Bellefeuille
Pickleball Ventures, LLC
5020 Hogan Drive
Fort Collins, CO 80525
Re: Pickle Ball Facility at 4401 Innovation Dr
Description of project: This is a request for an indoor/outdoor pickleball facility at 4401
Innovation Dr. (parcel # 8731408019). The applicant is proposing an indoor/outdoor facility
with 8-14 indoor courts, grab and go food options, and coffee bar. Access is taken from
Innovation Dr. through the site south of the property. The site is approximately 0.31 mi west
of S Timberline Rd and approximately 0.20 mi north of E Harmony Dr. The project is
located in the Harmony Corridor (H-C) District and would be subject to a Major Amendment
and a Type 2 Review.
Please see the following summary of comments regarding Pickle Ball Facility at 4401
Innovation Dr. The comments offered informally by staff during the Conceptual Review will
assist you in preparing the detailed components of the project application. Modifications and
additions to these comments may be made at the time of formal review of this project. If you
have any questions regarding these comments or the next steps in the review process,
please contact your Development Review Coordinator, Marissa Pomerleau via phone at
(970) 416-8082 or via email at mpomerleau@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
1.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. Include me in all email correspondence with other reviewers and keep me informed
of any phone conversations. Thank you!
JR Response: Noted
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2.The proposed development project is subject to a Type 2 Review. The decision makers for
your project will be the Planning & Zoning Commission at a public hearing. For the
hearing, we will formally notify surrounding property owners within 800 – 1,000 feet
(excluding public right-of-way and publicly owned open space). Staff will need to agree the
project is ready for Hearing approximately 4 to 6 weeks prior to the hearing. I have
attached the P&Z schedule, which has key dates leading up to the hearing.
JR Response: Noted
3.A neighborhood meeting is required at least 10 days prior to formal submittal of your
development review application. For the neighborhood meeting, we will formally invite
surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal
way to get feedback from surrounding neighbors, identify any potential concerns prior to
the formal hearing, and are an opportunity for you to share your development proposal. The
City’s Development Review Liaison will facilitate the meeting.
As your Development Review Coordinator, I will assist with preparing the mailing and
coordinating the meeting date with your team. Please reach out to me when you are ready
to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to
accommodate scheduling and notice requirements.
JR Response: Neighborhood meeting was held on July 31st, 2024.
4.I will provide you a roadmap specific to your development review project, helping to identify
each step of the process. For more detailed process information, see the Development
Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart
with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
JR Response: Noted
5.I will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with this comment letter and the Submittal Requirements
located at: http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an item to your
project, please reach out to me.
JR Response: Noted
6.As part of your submittal, a response to the comments provided in this letter is required.
The final 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.
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 explanations of why comments have not been
addressed [when applicable].
JR Response: Noted
7.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-requirements-and-file-
naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type prefix, project
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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.
JR Response: Noted
8.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/sfdcarticles/sfdcart
icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
JR Response: Noted
9.Submittals are accepted any day of the week, with Wednesday at noon being the cut-off
for routing the same week. Upon initial submittal, your project will be subject to a
Completeness Review. Staff has until noon that Friday to determine if the project contains
all required checklist items and is sufficient for a round of review. If complete, a formal
Letter of Acceptance will be emailed to you and the project would be officially routed with
its initial round of review, followed by a formal meeting. Please check with me, your
Development Review Coordinator, regarding review timelines.
As you are preparing to submit your formal plans, please notify me with an anticipated
submittal date. Applications and plans are submitted electronically to me by email or
secured file sharing applications.
Pre-submittal meetings can be beneficial to ensure you have everything for a complete
submittal. Please reach out and I will assist in those arrangements.
JR Response: Noted
10.The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide an estimate of the initial fees to begin the development review process based
on your Conceptual Review Application. As noted in the comments, there are additional
fees required by other departments, and additional fees at the time of building permit. The
City of Fort Collins fee schedule is subject to change – please confirm these estimates
before submitting.
Development Review Application Fees will be due at time of the project being submitted
for formal review. If you have any questions about fees, please reach out to me.
JR Response: Noted
11.Payments can be made by check, debit/credit card or eCheck.
If paying by check, make payable to “City of Fort Collins”. This is accepted at the
Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can
be place in the blue drop box located at the north west side of the building. Please mark it
to the attention of your Development Review Coordinator and reference the project it is
associated with.
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If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select
Planning/Development Review and search by inputting your project's information*.
Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all
payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
ECheck payments include a convenience fee of $0.50 added to all payments between
$0.00 - $99,999.99.
*Please advise your Development Review Coordinator as to which payment method will
be used. If choosing to pay online, your Development Review Coordinator will provide you
with the project information when the fees are available to be paid.
JR Response: Noted
12.Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
Development Review Application, 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.
JR Response: Noted
13.Once your project has been formally reviewed by the City and you have received
comments, please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
JR Response: Noted
Planning Services
Contact: Kayla Redd kredd@fcgov.com 970-224-6086
1.ZONING
The property is located in the Harmony Corridor (H-C) zone district and is subject to the
requirements of Article 4, Division 4.6 of the Fort Collins Land Use Code (LUC). The
Harmony Corridor District is intended to implement design concepts and a land use
vision which creates an attractive and complete mixed use area with a major employment
base. Based on the information provided in the Conceptual Review, the pickleball facility
would be subject to a Major Amendment (MJA) review.
JR Response: Noted
2.ZONING - SECONDARY USES
A recreational facility is permitted as a secondary use in the Harmony Corridor District.
Secondary uses shall occupy no more than twenty-five (25) percent of the total gross area
of the development plan. In this case, an analysis of the Golden Meadows Business Park
will be required to demonstrate that the facility, in addition to any other secondary uses in
the development plan, meets the secondary use requirements. If this proposed use does
not meet the 25% standard, a Modification of Standards Request will need to be pursued.
JR Response: Noted
3.LAND USE CODE - This development proposal will be subject to all applicable
standards of the Fort Collins Land Use Code (LUC), including Article 3 General
Development Standards. The entire LUC is available for your review on the web at
https://library.municode.com/co/fort_collins/codes/land_use?nodeId=ART3GEDEST.
JR Response: Noted
4.SITE DESIGN
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Please work with parks to discuss potential connection to the Power Trail. We strongly
encourage opportunities for alternative modes of transportation and site connectivity via
clear, safe, and accessible paths. More information on access standards can be found in
LUC Section 5.9.1 - Access, Circulation, and Parking.
JR Response: Noted and trail access added to the east side of site.
5.PARKING
Please ensure that adequate parking is provided on site. Recreational Uses require a
minimum of 1 bicycle parking space per 2,000 sq.ft. with a minimum of four (4) spaces.
For commercial recreational parking, we will follow the limited indoor recreation
requirements which calls for a minimum of three (3) parking stalls per 1000 sq. ft. and
maximum of six (6) stalls per 1000 sq. ft. Please refer to LUC Section 5.9.1 - Access,
Circulation, and Parking for more information and bicycle and vehicular parking.
JR Response: Noted and bike spaces added into land use data table on cover sheet.
6.TRASH ENCLOSURE
Please show your trash and recycling collection area and ensure that it is meeting the
Trash and Recycling Enclosure requirements. We will need to see architectural details on
your submittal to ensure that they meet the code requirements outlined in Division 5.11 -
Trash and Recycling Enclosures. If there is no recycling amenity on site, we recommend
including that with the addition of this structure.
JR Response: Noted and existing trash onsite.
7.LANDSCAPING
With changes in the parking lot, please ensure the landscaping standards are satisfied.
The intent of these standards is to provide a comprehensive landscape plan that includes
full tree stocking on site and street frontages, site perimeter and interior planting areas
around buildings and parking areas. Please include a landscape hydrozone summary for
water use budget. The landscape plan and irrigation plan and details can be incorporated
into the overall site plan set.
JR Response: Noted. Landscape and irrigation plans submitted for review.
8.LANDSCAPING - FOR INFORMATION
Please note that per State legislation, nonfunctional turf would not be permitted exterior to
the site. You may work with the water conservation team to discuss water management
alternatives for the project.
JR Response: Noted
9.LIGHTING
Will there be any new or retrofit exterior lighting? If so, please ensure compliance with the
outdoor lighting standards. This site is located in the Lighting Context Area, LC2. The
intent of this area is low ambient lighting. Please refer to LUC Division 5.12.1 - Exterior
Site Lighting.
JR Response: Noted. New parking lights added into interior of site.See site photometrics plan.
10.If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Division 6.8 of the LUC for more information on criteria to apply for
a Modification of Standard.
JR Response: Noted
11.This development proposal will be subject to all applicable standards of the Fort Collins
Land Use Code (LUC), including Article 3 General Development Standards. The entire
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LUC is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
JR Response: Noted
12.If this proposal is unable to satisfy any of the requirements set forth in the LUC, a
Modification of Standard Request will need to be submitted with your formal development
proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply
for a Modification of Standard.
JR Response: Noted
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
1.There are several existing easements on this property. Please have a professional land
surveyor put together documentation of all of the existing easements to ensure that the
proposed development does not conflict with any of the easements. The documentation
should also include easements across the Colorado Early Colleges property to the
south that benefit your property.
JR Response: Easments shown on engineering plans as well as Plat
2.This project might require new easements in addition to the existing easements on the
property. Easements can be dedicated by a subdivision plat or by separate document.
Information about the easement dedication process, as well as deed templates for
dedication by separate document, can be found at:
https://www.fcgov.com/engineering/devrev.php
JR Response: Proposed easements shown on Plat.
3.The City of Fort Collins will be constructing a section of the Power Trail east of your
property at some point in 2024 or 2025. Please consider whether it would make sense
to create a connection from your property to this section of the Power Trail.
JR Response: Connection shown along site’s eastern property boundary.
4.My remaining comments are general information that is provided to every project at the
conceptual stage. Depending on the ultimate scope of the project, some of these
comments may not be relevant, and other information not included in this list may
become relevant. If you have any questions about my site-specific comments above or
my informational comments below, please contact me at sbuckingham@fcgov.com or
970-416-4344.
JR Response: Noted
5.INFORMATION:
Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due
prior to issuance of building permit. For more information, please visit
https://www.fcgov.com/engineering/tcef.php.
JR Response: Noted
6.INFORMATION:
Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets,
sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the
Developer's expense prior to the acceptance of completed improvements and/or prior
to the issuance of the first Certificate of Occupancy.
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JR Response: Noted
7.INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the
site, need to meet ADA standards. If they currently do not, they will need to be
reconstructed so that they do meet current ADA standards as a part of this project.
JR Response: Noted
8.INFORMATION:
Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/urban-area-street-standards-2021
JR Response: Noted
9.INFORMATION:
Utility plans may be required and a Development Agreement may be recorded once the
project is finalized, depending on the scope of the project.
JR Response: Noted
10.INFORMATION:
All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to the Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
JR Response: Noted
11.INFORMATION:
The development/site cannot use the right-of-way for any Low Impact Development to
treat the site’s storm runoff. We can look at the use of some LID methods to treat street
flows – the design standards for these are still in development.
JR Response: Noted
12.INFORMATION:
Doors are not allowed to open out into the right-of-way. Any bike parking that is required
for the project cannot be placed within the right-of-way, and if it is placed just behind the
right-of-way, it needs to be placed so that when bikes are parked, they do not extend
into the right-of-way.
JR Response: Noted
13.INFORMATION:
In regard to construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
JR Response: Noted
14.INFORMATION:
Developments often involve negotiation and consensus with other agencies and
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property owners. If there is an affected ditch, private easement/utility, HOA, railroad,
state maintained road, or offsite work that is anticipated with the development of this
site, it would be beneficial for the applicant to get those conversations started now.
Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior
to scheduling a public hearing, and these documents are part of the development review
submittal requirements. The City will not approve projects that do not have the signed
approval of affected entities. A full list of submittal requirements can be found here:
https://www.fcgov.com/developmentreview/applications.php
JR Response: Noted
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
1.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.
JR Response: Noted
Department: Traffic Operations
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
1.PRE-SUBMITTAL: With this being an Addition of Permitted Use, this will require the
submittal of a Transportation Impact Study detailing the anticipated change in trips/traffic
that will occur with this proposal. This may just be a Traffic Memo, but that will need to
be determined when scoping the study. Further details regarding the
requirements/content of a Transportation Impact Study can be found in Chapter 4 of the
Larimer County Urban Area Standards. Please have your Traffic Engineer contact our
office to scope the study.
https://www.larimer.gov/sites/default/files/uploads/2021/ch04_transportation_impact_stu
dies_0.pdf
JR Response: See Traffic Memorandum included in submittal package per the scoping meeting held 1/7/25.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
1.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
Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary
Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be
aware that future submittals or planned work will be evaluated based upon the submittal
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requirements of FCSCM and may require Erosion Control Materials including Plans,
Reports, Escrow Calculations and Inspection Fees.
JR Response: Noted
Department: Stormwater Engineering – Water Utilities
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
2.Minimal site improvements (site specific comment):
For your information, stormwater requirements for on-site detention apply when a site
adds greater than 1,000 square-feet of impervious area (net). Stormwater
requirements for water quality treatment and Low Impact Development (LID) methods
apply when a site adds or modifies greater than 1,000 square-feet of impervious area
(gross). Projects in this category will require a drainage report and construction plans
prepared by a Professional Engineer registered in the State of Colorado.
If the project will add between 350- to 1,000-square feet of new impervious area, a
drainage letter, site grading plan, and impervious area documentation are required.
These must document the existing and proposed drainage patterns. In most cases
these will be prepared by a Professional Engineer registered in Colorado.
Please contact Water Utilities Engineering at WaterUtilitiesEng@FCgov.com to discuss
the project specific stormwater requirements prior to submittal.
JR Response: Noted
3.Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Fox Meadows
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM).
The stormwater criteria manual is available on our website here:
https://www.fcgov.com/utility-development
This site is also part of Golden Meadows Business Park development and must
conform to the drainage design of the approved development plans.
JR Response: Noted
4.Documentation requirements (site specific comment):
If there is an increase in imperviousness greater than 1,000 square feet a drainage
report and construction plans are required and must be prepared by a Professional
Engineer registered in the State of Colorado..
If the increase in impervious area is greater than 350 square feet and less than 1,000
square feet, a drainage letter along with a grading plan are required. These must
document: a) the change in total impervious area and ‘modified’ impervious area, b) the
existing and proposed drainage patterns, and
c) address where runoff generated by the new impervious areas is going, along with
any need to mitigate additional runoff directed onto adjacent properties. In most cases
the drainage letter and grading plan will be prepared by a Professional Engineer
registered in Colorado.
If the site will increase impervious areas by more than 1,000 square-feet, please contact
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Water Utilities Engineering to discuss additional requirements (at
WaterUtilitiesEng@FCgov.com).
JR Response: Noted
5.Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be north towards the Golden
Meadows detention Pond.
JR Response: Noted
6.Detention requirements (standard comment):
When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, additional onsite detention
is required for runoff from new impervious surfaces. These new flows will need to be
detained to the 2-year historic discharge rate.
JR Response: Noted
7.Water Quality and Low Impact Development requirements (standard comment):
If the improvements create or modify greater than 1000-square feet of impervious area,
stormwater quality treatment will need to be provided for the new or modified impervious
areas.
All new or modified impervious areas require stormwater quality treatment. In addition,
the City requires the use of Low Impact Development (LID) methods to treat stormwater
quality on all new or redeveloping property, including sites required to be brought into
compliance with the Land Use Code. There are two (2) categories of LID requirements;
the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the
new or modified impervious areas must be treated by LID methods. Of the new or
modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be treated
by LID methods. This typically consists of a rain garden or bioretention system, but other
options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or LID
water quality methods. Accepted methods are described in the Fort Collins Stormwater
Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations/stormwater-criteria
JR Response: Isolator rows provided to treat new impervious areas.
8.Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the drainage
report. Drainage requirements and development fees are based on new impervious
area. An exhibit showing the existing and proposed impervious areas with a table
summarizing the areas is required with the first project submittal.
JR Response: See LID Exhibit describing site impervious areas
9.Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
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organization. Standard operating procedures (SOPs) for on-going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
JR Response: Noted
10.Fees (standard comment):
The 2024 city wide Stormwater development fee (PIF) is $11,834/acre ($0.2717/ sq. ft.)
of new impervious area over 350 square feet. No fee is charged for existing impervious
area. This fee is to be paid at the time each building permit is issued. Information on
fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees
or contact our Utility Fee and Rate Specialists at (970) 416-4252 or
UtilityFees@fcgov.com for questions on fees.
Monthly fees -http://www.fcgov.com/utilities/business/rates
JR Response: Noted
Department: Electric Engineering
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
1.Light and Power serves the building electric service out of an existing transformer north
of the building. Light and Power also has existing electric facilities running along the
east side of the building.
JR Response: Noted
2.If an electric service upgrade is needed as part of the project then electric capacity fees,
development fees, building site charges and any system modification charges
necessary may apply to this development. Please contact me to discuss development
fees 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-investment-develo
pment-fees
JR Response: Noted
3.Any existing electric infrastructure that needs to be relocated as part of this project will
be at the expense of the developer. Please coordinate relocations with Light and Power
Engineering.
JR Response: Noted
4.Any existing and 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.
JR Response: Noted
5.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.
JR Response: Noted
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6.For additional information on our renewal energy programs please visit the website
below or contact Brian Tholl (btholl@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
JR Response: Noted
7.Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 416-2772. You may reference Light & Power’s Electric Service
Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1
645038437
Reference our policies, development charge processes, and use our fee estimator at:
http://www.fcgov.com/utilities/business/builders-and-developers.
JR Response: Noted
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
1.Generally an Ecological Characterization Study (ECS) is required by City of Fort Collins
Land Use Code (LUC) Article 5.6.1 as the site is within 500 feet of LUC defined natural
habitats and features (lakes). However, as the standard buffer would not extend to this
proposed project’s parcel, the ECS is waived for this site.
Please consider incorporating environmentally friendly practices in this natural feature
area. Consider implementing green infrastructure techniques such as green roofs or
cool roofing materials. If landscaping will be added consider adding pollinator gardens
to your plan. In addition, the use of native plants would complement the natural feature.
Please refer to the City of Fort Collins Vegetation Database
(https://www.fcgov.com/vegetation/) and the Natural Areas Department list of native
plants (http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf).
JR Response: Noted
2.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
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COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO
DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND
CONSTRUCTION APPLY."
The Songbird Nesting Survey document:
https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309
JR Response: Noted and added to plans.
3.The City of Fort Collins has many sustainability programs and goals that may benefit this
project. Of particular interest may be:
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
JR Response: Noted
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
1.PRE-SUBMITTAL FORESTRY INVENTORY
There are existing trees onsite please schedule an on-site meeting with City Forestry
(fhaberecht@fcgov.com) to obtain tree inventory and mitigation information. Please note
that these existing significant trees should be retained to the extent reasonably feasible.
This meeting should occur prior to the next round of review. Forestry recommends
scheduling the on-site tree inventory as early in the design process as possible.
JR Response: Noted. On site meeting took place and mitigation information is reflected on mitigation plan.
2.An “Existing Tree Removal Feasibility Letter” must be provided detailing justification for
all proposed existing tree removals on the development site. The purpose of this letter is
for the City to maintain a record of all proposed significant tree removals and
justifications. Existing significant trees within the project’s Limits of Disturbance (LOD)
and within natural area buffer zones shall be preserved to the extent reasonably feasible.
Streets, buildings, and lot layouts shall be designed to minimize the disturbance to
significant existing trees. Where it is not feasible to protect and retain significant existing
tree(s) or to transplant them to another on-site location, the applicant shall replace such
tree(s) according to City mitigation requirements.
JR Response: Noted and added to submittal.
3.Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1
requirements. This should include the existing tree inventory, any proposed tree
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removals with their locations clearly noted, a detail outlining the critical root zones of
each existing tree on the landscape plans, and any proposed tree plantings (including
species, size, quantity, and method of transplant). The critical root zone is defined as 12
inches in radius per one inch in tree diameter measured at 4.5 ft above the ground. The
plans should also include the following City of Fort Collins notes:
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below and
clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
JR Response: Noted and added to plans.
4.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’ from public water, sanitary, and storm sewer main lines
6’ from water or sewer service lines
4’ from gas lines
10’ from electric vaults
40’ between shade trees and arterial streetlights
15’ between ornamental trees and arterial streetlights
50’ from stop signs
JR Response: Noted
5.The LUC 3.2.1 standard for Tree Species Diversity states that in order to prevent insect
or disease susceptibility on a development site or in the adjacent area or the district,
species diversity is required, and extensive monocultures are prohibited. The following
minimum requirements shall apply to any development plan:
Number of trees on site Maximum percentage of any one species
10-19 50%
20-39 33%
40-59 25%
60 or more 15%
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least
(50%) of all tree plantings.
JR Response: Noted
6.Planting of ash trees (Fraxinus spp.) within city limits is prohibited due to the presence
of the emerald ash borer. Additionally, The City of Fort Collins’ urban forest has reached
the maximum percentage of the following species: Honeylocust (Gleditsia triacanthose:
‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear
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(Pyrus calleryana). Please keep these species at 2% or less of the development tree
plantings. The following trees are not recommended in Fort Collins: Autumn blaze
maple, Northern red oak, English oak, pin oak, red maple, scotch pine.
JR Response: Noted
7.Each landscape island should be 8’ in its smallest dimensions to allow for tree root
growth (LUC 3.2.1).
JR Response: Noted
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
1.INFORMATION: Both Park Planning & Development (PPD) and Parks department
comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077. I'm
happy to discuss any of the comments in further detail, thank you!
JR Response: Noted
2.INFORMATION: Your proposed site is located adjacent Golden Meadows Park. Please
note, no construction related activities or storage of materials will be allowed on Park
property. Any damage to landscaping or other park property will be the responsibility of
the developer/contractor. If the project moves forward into PDP/FDP I'll provide specific
language to add to plan set notes.
JR Response: Noted
3.INFORMATION: Are you looking to add a connection directly into Golden Meadows
Park? If so, please set up a meeting; it will need to be carefully discussed and planned
out. Any connection will need to be approved by PPD. Any construction work on the
park property would need a temporary construction easement and a Parks Permit.
Those items, would run outside of the development review process.
JR Response: No direct connection proposed.
4.INFORMATION: The final connection to the Power Trail will be constructed in 2025. A
thoughtful connection should be made to the Power Trail in order to promote multi-modal
transportation to your site. Please also think about how to connect the site to the south
via access easement. Too many connections to the Power Trail can cause user conflict
so between your two sites, there should be one shared access.
PPD will need to approve any connection to the regional trail.
JR Response: Connection shown at eastern property boundary.
5.INFORMATION: Parks' setback from a pickleball court to a residential property line is
500'. If you move forward with the outdoor courts, you are closer than that to the
residences just north of the Park.
JR Response: Noted. Along the north and west property boundary there are a large number of mature coniferous
trees that will provide an acoustic buffer to the residential properties. See Sound Study provided with this
submittal package.
Department: Fire Authority
Contact: Erika Seeling erika.seeling@poudre-fire.org
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1.Comment: If the drive isles are dedicated EAEs and meet fire lane requirements, they
can be used to measure access. The building has an existing sprinkler system, so the
distance can be extended to 300 ft.
FIRE APPARATUS ACCESS – IFC 503.1.1
Fire access is required to within 150 feet of all exterior portions of any building, or facility
ground floor as measured by an approved route around the perimeter. Any private alley,
private road, or private drive serving as a fire lane shall be dedicated as an Emergency
Access Easement (EAE) and be designed to standard fire lane specifications. In
addition, aerial apparatus access requirements are triggered for buildings in excess of
30' in height.
JR Response: Noted
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the
design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or separate
document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30 feet in
height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided with an
approved turnaround area for fire apparatus.
-Dead-end fire access roads used for aerial access shall be 30 feet in width
-The required turning radii of a fire apparatus access road shall be a minimum of 25 feet
inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
-Dedicated fire lanes are required to connect to the Public Way unless otherwise
approved by the AHJ.
-Fire lane to be identified by red curb and/or signage, and maintained unobstructed at
all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final plans.
Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing.
Appropriate directional arrows required on all signs.
JR Response: Noted
2.Comment: The required roadway exceeds 660 ft, but because it is an existing building
and there is additional access within the parking lot of the adjacent building, the
assistant fire marshal has determined the current access is sufficient and a second
point of access will not be required.
ADDITIONAL POINTS OF ACCESS – IFC D105.1
Additional points of access shall be required where a required access roadway
exceeds 660 feet in length.
JR Response: Noted
3.Comment: Wayfinding signs and building identification will need to meet the following
requirements.
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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 numbers for one-
and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke
and shall be posted on a contrasting background. 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.
ADDRESSING ON MULTIPLE SIDES OF BUILDING
- IFC 505.1.7: 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 posted on each side that fronts a fire lane.
JR Response: Noted
4.Comment: There is currently a fire hydrant within 300 ft, located on the NW corner of
Colorado Early Colleges High School. No additional hydrants will be required.
WATER SUPPLY – Commercial/Multi-family
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is
required within 300 feet of any commercial building as measured along an approved
path of vehicle travel. For the purposes of this code, hydrants on the opposite side of
arterial roadways are not considered accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system which
require a hydrant within 100 feet of any Fire Department Connection (FDC).
JR Response: Noted
5.Information Only
CARBON DIOXIDE SYSTEMS USED IN BEVERAGE DISPENSING SYSTEMS
Compressed gases utilized in beverage dispensing systems shall comply with Section
5307.3 of the 2021 International Fire Code (IFC). At time of construction, a separate
permit for CO2 dispensing may be required.
COMMERCIAL KITCHEN HOODS
- IFC 609.2: A Type I hood shall be installed at or above all commercial cooking
appliances and domestic cooking appliances used for commercial purposes that
produce grease vapors.
Comment: If there are any alterations to the current sprinkler system, a separate permit
will be required.
AUTOMATIC FIRE SPRINKLER SYSTEMS AND FIRE CONTAINMENT
If the proposed building exceeds 5,000 square feet the building shall be sprinkled or fire
contained. If containment is used, the containment construction shall be reviewed and
approved by the Poudre Fire Authority prior to installation.
KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority Bureau Policy
P-13-8.11
18
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an
approved, exterior location (or locations) on every new or existing building equipped
with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet
above finished floor and within 10 feet of the front door, or closest door to the fire alarm
panel. Exception can be made by the PFA if it is more logical to have the box located
somewhere else on the structure. Knox Box size, number, and location(s) to be
determined at building permit and/or by time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to the
building:
- Exterior Master
- Riser room
- Fire panel
- Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed. Each set will be
placed on their own key ring.
- Single story buildings must have 1 of each key
- 2-3 story buildings must have 2 of each key
- 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the Poudre
Fire Authority.
JR Response: Noted
6.INFORMATION – CODES AND LOCAL AMENDMENTS
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development
plans and building plan reviews shall be designed according to the adopted version of
the fire code as amended.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio
n/fire-code-adoption
- Free versions of the IFC can be found here:https://codes.iccsafe.org
JR Response: Noted
7.PLAN REVIEW SUBMITTAL
When you submit for your building permit though the City of Fort Collins please be
advised Poudre Fire Authority is an additional and separate submittal. The link for
Poudre Fire Authority’s plan review application can be found at
https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b
uilding-plan-review-application.
JR Response: Noted
Department: Building Code Review
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
1.This is a change of occupancy from B-office to A-4 indoor sports facility and requires a
building permit and plans be submitted showing the building and changes meet the
building code. This is current a Boo, II-B construction, fire sprinkled.
JR Response: Noted
2.BUILDING PERMIT:
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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
Copies of current City of Fort Collins code amendments can be found at
fcgov.com/building.
The new 2024 buildings codes will be adopted in 2025.
· 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:
· Commercial occupancies must provide 10ft setback from property line 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.
JR Response: Noted
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
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1.All development plans are required to be on the NAVD88 vertical datum. Please make
your consultants aware of this, prior to any surveying and/or design work. Please contact
our office if you need up to date Benchmark Statement format and City Vertical Control
Network information.
JR Response: Noted
2.If submitting a Subdivision Plat is required for this property/project, the title/name may
not begin with addresses in numeral form. Address numbers must be spelled out.
Please contact our office with any questions.
JR Response: Noted
3.If a Subdivision Plat is required and aliquot corners are shown, current acceptable
Monument Records will be required. These are required with Round 1 submittal.
JR Response: Noted
4.Closure reports will be required for all Subdivision Plats, Easements, and any other
document requiring a legal description & sketch being submitted for review. These are
required with Round 1 submittal.
JR Response: Noted