HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 03/28/2025
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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
March 28, 2025
RE: Liberty Common Junior High School - Phase 2, SPA250001, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Liberty Common Junior High School - Phase 2. 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
03/25/2025: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email correspondence with
other reviewers and keep me informed of any phone conversations. Thank you!
Response: Acknowledged.
Comment Number: 2
03/25/2025: FOR FINAL PLAN:
Please use the Final Development Plan 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.
Response: Acknowledged.
Comment Number: 3
03/25/2025: SUBMITTAL:
Submittals / Resubmittals are accepted any day of the week, with Wednesday
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at noon being the cut off for routing the same week. When you are preparing to
submit your plans, please notify me with an expected submittal date with as
much advanced notice as possible.
Response: Acknowledged.
Comment Number: 4
03/25/2025: SUBMITTAL:
As part of your Final Plan 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
explanations of why comments have not been addressed [when applicable].
Response: Acknowledged. Responses to comments have been provided in word format and as responses
in the plan markup document.
Comment Number: 5
03/25/2025: 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.
Response: Acknowledged.
Comment Number: 6
03/28/2025: SUBMITTAL - UPDATED:
AutoCAD SHX Text was not removed from the Landscape Plan. Please be
sure to optimize & flatten future submittals.
03/25/2025: 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
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Response: Acknowledged.
Comment Number: 7
03/25/2025: SUBMITTAL:
Upon initial submittal of the Final Plan, 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.
Response: Acknowledged.
Comment Number: 8
03/25/2025: FOR FINAL PLAN - FEES:
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.
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Response: Acknowledged.
Comment Number: 9
03/25/2025: FOR FINAL PLAN - FEES:
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 placed in the blue drop box located at the northwest side of
the building. Please mark it to the attention of your Development Review
Coordinator and reference the project it is associated with.
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 me as to which payment method will be used. If choosing to pay online, I will
provide you with the project information when the fees are available to be paid.
Response: N/A
Comment Number: 10
03/25/2025: NOTICE:
A Development Review sign has been posted on the property. This sign will be
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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: Acknowledged.
Comment Number: 11
03/25/2025: FOR HEARING:
The proposed development project is subject to a Site Plan Advisory Review.
The Planning & Zoning Commission will provide review comments 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).
Response: Acknowledged.
Comment Number: 12
03/25/2025: FOR HEARING:
The Planning and Zoning Commission Hearing is scheduled for Thursday April
17, 2025. The hearing will take place at City Hall, in Council Chambers at 6:00pm.
The April Planning & Zoning Commission work session is scheduled for Friday April 11 at 12:00PM.
We will be introducing the project and getting an understanding of what the Planning & Zoning
Commission wants to learn about for the hearing. You are welcome to listen in to the work session
via zoom, but there will not be opportunities for participation.
I will send more detailed information once the agenda is available.
Response: Acknowledged.
Department: Planning Services
Contact: Kim Meyer kimeyer@fcgov.com
Topic: General
Comment Number: 1
03/21/2025: FOR FINAL PLAN:
Landscape plans depict several areas of Turf. Existing turf may remain in place,
however, State law has changed recently and no longer permits "non functional"
turf (eg high irrigation demand bluegrass) on areas not designated for
play/sport fields. Also City has adopted soil loosening and amendment
requirements for those using City Water. See Ordinances 007 & 008, 2025 for
details. Staff will incorporate this as a stated Condition.
Response: Irrigated bluegrass turf has been proposed in multiple locations within the limits of the project
site renovations for two specific reasons and are being responded to separately.
1.Installation of irrigated bluegrass turf in areas immediately adjacent to and surrounded by existing
irrigated bluegrass turf. We feel that this is not installation of “new, non functional” turf, but rather
“turf repair”. This will more cohesively relate the proposed landscape areas to existing landscape
areas while minimizing impacts to the site.
2.Develop a new multi-use turf area specifically for active and passive uses by students on the east
side of the building in place of an existing parking lot.
•We propose that the multi-use are considered “functional turf” by the definitions set forth in
the SB 24-005. (“Functional turf” means turf that is located in a recreational use area or
other space that is regularly used for civic, community, or recreational purposes, which
may include playgrounds; sports fields; picnic grounds; amphitheaters; portions of parks;
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etc.
Based on feedback from the CoFC planning and zoning board, these areas will remain as previously
shown.
Comment Number: 2
03/21/2025: FOR FINAL PLAN:
On Site Plans, please ensure priority design for bikes and pedestrians, given
the use as a school campus with multiple facilities nearby and the adjacency to
the Poudre Trail. Staff strongly recommends additional bike racks in good
(safe, accessible) locations, with a focus on connecting walkways through the
site, and evaluate the need to update ADA ramps at Sharp Point Dr
intersections. Work with Traffic and Engineering on an appropriate Sharp Point
Dr. ped crossing location and design to ensure safe crossing.
Response: Additional bike parking has been included in the revised site plan. A total of 22 bike parking
spaces are currently being proposed.
Comment Number: 5
03/21/2025: INFORMATION:
On Site Plan, be aware that the proposed parking stalls on the southeast side
are substandard in size and may impact safety, ease of use, and emergency /
fire truck access to and through the site. Typical spaces are 19' x 9' - if adjacent
to an oversized walk or landscaping, may overhang by 2' for a 17' stall. It also
appears to be one giant slab of paved area from the property line to the building on the
whole east side, with no refuge options for pedestrians who then must cross 2 lanes of traffic.
Response: When possible, we are restriping parking spaces to meet the typical size of 19’ x 9’. There are
some conditions where we cannot meet this size due to existing constraints.
Comment Number: 4
03/21/2025: FOR FINAL PLAN:
On Lighting Plan, note several areas on concern on redlines provided that
address Staff concerns with spillover onto adjacent property, and POTENTIAL
impacts to adjacent Natural Areas with sensitive habitat. Additionally please
revise the Kelvin color temp to no more than 3000, which is hopefully a simple
fix. The City is working hard to limit light pollution and maintain even lighting levels and colors.
Response: These changes have been incorporated into the revised plans.
Comment Number: 3
03/26/2025: FOR FINAL PLAN:
Several of the core principles and policies in City Plan invoke the need for
distinctive, attractive, high-quality site-design, and contributing to character and
sense of place - in that vein, along Sharp Point Dr., please design and construct
an architectural wall (per redlines) to create a more urban edge to the front of
the northern portion of the site. This would screen parking, and prioritize the
streetscape over the vehicular areas. In this redevelopment situation, creating
that edge using an architectural wall complimenting the primary building can be
utilized to "hold" that form. "Streetscape Enhancements" are a specific policy
identified in City Plan to assist with retrofitting sites to meet community character
needs. That also serves to help limit headlight intrusion into the adjacent Natural Areas.
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Response: As discussed at the P&Z Hearing, we feel that the construction of a wall to screen parking from
Sharp Point would create a safety concern. Safety and security of our students and staff is a high priority
for Liberty Common. A wall, or even clusters of shrubs or bushes, block visibility for security cameras. The
existing landscape berm provides 2’ of parking lot screening already. We are extending this berm in areas
where we are working adjacent to the existing parking lot. We have also included additional tree plantings
along Sharp Point as an additional ‘streetscape enhancement’.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
03/19/2025: FOR FINAL PLAN:
Please address all redlines on the utility plans. These redlines will need to be
addressed on the utility plan prior to approval of the FDP.
Response: Redlines have been addressed.
Comment Number: 2
03/19/2025: FOR FINAL PLAN:
A pedestrian crossing to provide access the trail to the east of Sharp Point
Drive will be constructed near the intersection with March Court. A payment in
lieu will be required to be contributed to the Capital Project. The PIL amount
would be calculated by a proportional share of the pedestrian traffic the school
would generate vs. the total cost of the crossing. Please coordinate with Traffic
(sgilchrist@fcgov.com) and Capital Projects (dhornkohl@fcgov.com) on this issue as well.
Response: PIL is acknowledged, School has continued to coordinate with City on crossing location.
Comment Number: 3
03/19/2025: FOR FINAL PLAN:
All public sidewalks must adhere to ADA standards. Any existing sidewalks that
do not meet ADA must be reconstructed to meet ADA standards. This includes
(but is not limited to) a maximum 2% cross slope, max 8.3% longitudinal slope, and
minimum 4' clear path. The City requires all new public sidewalks are at a 5' width minimum.
Response: School intends for the existing sidewalks to remain in place and not be replaced. These
conditions have been reviewed with the Division of Fire Prevention and Control. Any new sidewalks
constructed as part of this project, or modifications made to existing sidewalks, will be constructed to the
standards described in comment.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
03/25/2025: FOR FINAL PLAN: DA Language
The Transportation Impact Study and Memo have been received and reviewed.
The base findings and conclusions are consistent for the primary intersections,
meeting the minimum level of service standards. Per the City request and
comments from during the Phase 1 Planning and Zoning meeting, the additional
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memo and conclusions for the signal warrant analysis of the Sharp Point and
Prospect intersection demonstrate that this would meet peak hour delay
warrants with just the Phase 2 traffic included. Considering the impacts to this
intersection with the added traffic from the school, mitigation will be required.
Response: Acknowledged.
Comment Number: 2
03/25/2025: INFORMATION:
I look forward to coordinating with you regarding the operational plan prior to
going to hearing. Please reach out to Brandy to get this meeting on our schedules.
Operational Plan for Phase 2. Please clarify whether or not the site plan for Phase 2,
does or does not include the 3 additional buildings, parking, and drive isles for the potential
queuing of vehicles for drop-off and pick-up. These are the three buildings that are at
the end of Riverbend and Canton Court. Will the site be able to accommodate the queuing of
vehicles without the additional areas for vehicles through those buildings? Will the main
parking lot off of Sharp Point be restricted in any way as this was detailed and not being active
during peak hours? Is this staff parking?
Response: Following the coordination meeting between City Staff and Liberty Common, operational plans
were provided for each phase of future growth and occupancy.
Comment Number: 3
03/25/2025: FOR FINAL PLAN: DA Language
The pedestrian crossing being planned at Sharp Point and March Court is
necessary to meet the minimum level service standards and the highest priority
for access to the school for bikes and pedestrians. A proportional share will be
required since the City project is not 100 percent funded at this time. We will
need to coordinate the proportional share and document this within the final plan
set and development agreement language.
Response: Acknowledged.
Comment Number: 4
03/25/2025: INFORMATION:
It is my understanding the Liberty Common is working with City Traffic Staff to
address some potential parking restrictions outside of what is proposed within
this project. These were not identified in the TIS. If possible, those should be
identified within this plan set once finalized. Will there be impacts to the elementary school
traffic if parking is restricted further south in front of the middle school, as some
of this area is currently used by the elementary parents to walk in and pick up students.
Will the middle school parking lot be shared with the elementary school?
Response: This was discussed in the coordination meeting between City Staff and Liberty Common. No
parking will be allowed along the west side of Sharp Point. The pedestrian crossing will help ensure safe
crossing from the east side of Sharp Point. The elementary school traffic was included in the operational
plans reviewed at the coordination meeting.
Comment Number: 5
03/25/2025: INFORMATION:
We would also like to reiterate our appreciation for the ongoing and continual coordination
with this City as these projects move forward in order to make this area safe for all modes
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of traffic accessing the schools and the surrounding businesses. This will be an ongoing
process moving forward and the City is happy to help coordinate any issues.
Response: We also appreciate your collaboration with the school!
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
03/24/2025: 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 . This project was evaluated based upon the
submittal requirements of FCSCM.
Response: Erosion Control plans, report and escrow cost estimate are included with final plan submittal.
Comment Number: 2
03/24/2025: FOR FINAL PLAN:
Based upon the provided materials we were not able to determine if erosion
control materials need to be supplied. How much area is going to be disturbed
with your project? (please provide a map outlining the area anticipated to be
disturbed along with the calculation of area to help support this total and for us
to understand the project size). Definition of Area of Disturbance: Total area at
the site where any Construction Activity is expected to result in disturbance of
the ground surface. This includes any activity that could increase the rate of
erosion, including but not limited to, clearing, grading, excavation, and demolition activities,
installation of new or improved haul roads and access roads, staging areas,
heavy vehicle traffic areas, stockpiling of fill materials, and borrow areas.
Depending on area of disturbance, an Erosion Control Plan, Report and
Escrow Calculation may be required pursuant to The City of Fort Collins
Stormwater Criteria Manual (FCSCM) Chapter 2, Section 6.0.
Response: Erosion Control plans, report and escrow cost estimate are included with final plan submittal.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 3
03/25/2025: FOR FINAL PLAN:
The City requires forebays at the entrances to the rain gardens. Please
coordinate with me on the design of these.
Response: Per 4/10 review comment meeting, forebays are not required as discharge into rain gardens are
from building roofs.
Comment Number: 4
03/25/2025: FOR FINAL PLAN:
The City requires the rain gardens to be within a drainage easement.
Response: subdivision plat submittal includes drainage easement for the rain gardens.
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Comment Number: 5
03/25/2025: FOR FINAL PLAN:
Please add text in the drainage report documenting the drainage under the
buildings has been reduced, or not increased, with the proposed improvements
and with the abandonment of the ROW. Please also discuss the overflow
swales for each of the buildings with documentation of the 100-year water
surface elevations in the scenario if the storm sewer pipes under the buildings were to fail.
Response: Additional narrative has been added to drainage report.
Comment Number: 6
03/25/2025: FOR FINAL PLAN:
Please add additional text in the drainage report summarizing how this project
is meeting the water quality & LID requirements with a table summarizing the results.
Response: LID narrative has been added to drainage report.
Comment Number: 7
03/25/2025: FOR FINAL PLAN:
The City requires rain gardens to be landscaped and not be a "rock garden".
Rock rain gardens have been shown to fail without the root mass of vegetation
facilitating the infiltration. Please contact me for more information. Please revise
Response: The proposed rain garden is being designed based on City of Fort Collins LID standards and
details. A review meeting was held with Wes L. to discuss the overall approach and intent. The rain garden
design has been modified to include the following approach:
•Native seed side slopes and bottom
oUpland seed mix on side slopes of raingarden
oBottom seeded with City detention basin seed mix
•Feature boulders placed in several location along the edges of the Rain Garden
•Cobble detail at the storm inlet location for additional armoring
Comment Number: 8
03/25/2025: FOR FINAL PLAN:
Please show overflow inlets within the rain gardens and 100-year conveyance of flows to the outlet.
Response: Per 4/10 review comment meeting, existing parking lot inlet to remain can function as rain
garden overflow inlet.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
03/25/2025: FOR FINAL PLAN:
Utility easements are required where vacated ROW and water or sanitary sewer infrastructure exist.
Response: subdivision plat submittal includes utility easements for the existing utilities within the vacated
ROW.
Comment Number: 2
03/25/2025: FOR FINAL PLAN:
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I just want to confirm that the "new" structure encompassing the two existing
buildings and the proposed building are all being served for water with the one
existing 1.5-inch domestic water service.
Response: Confirmed, the existing 1825 Sharp Point water service will serve the new structure.
Comment Number: 3
03/25/2025: FOR FINAL PLAN:
The City does not currently use thrust blocks for hydrants laterals and utilizes
restrained joints instead. The thrust block detail can be removed form the plans
and please label hydrant lateral tee as restrained
Response: Plans have been revised to remove thrust block.
Department: Light And Power
Contact: Rob Irish rirish@fcgov.com 970-224-6167
Topic: General
Comment Number: 1
03/24/2025: FOR FINAL PLAN:
The C-1 Form and One-line diagram submitted do not appear to match. Please
correct the incorrect form and resubmit. Please send a copy of the correct
forms to me directly.
Response: These have been revised, included within this submittal and sent separately via email.
Comment Number: 2
03/24/2025: FOR FINAL PLAN:
Please complete a C--1 Form, marked Temporary, for the interim condition
while phase 2 is being constructed and send directly to me. If you are required
to submit a One-line diagram for the interim condition please include a copy of
this to me.
Response: This has been provided within this submittal and separately via email.
Comment Number: 3
03/25/2025: FOR FINAL PLAN:
Please coordinate new electric primary routing with Forestry to make sure no
existing trees will be impacted.
Response: This has been noted on the plans, we will continue to review with Forestry as we get closer to
installation.
Comment Number: 4
03/25/2025: FOR FINAL PLAN:
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.
Response: Acknowledged.
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Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
03/25/2025: FOR HEARING:
The development is within the Colorado Parks & Wildlife (CPW) recommended
construction buffers for an Active Bald Eagle Nest. No permitted, authorized, or
human encroachment activities should occur within 1/4 mile radius of active
nests from December 1 through July 31. Additional coordination is needed from CPW prior to hearing.
Response: Acknowledged. Our construction timeframe is outside of these dates.
Comment Number: 2
03/25/2025: INFORMATION:
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 (pond and riparian forest). However,
a road between the pond and this property, and the standard buffer would not
extend to this proposed project’s parcel, the ECS is waived for this site.
However, please consider the use of native plants to 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).
Response: Native plants will be incorporated into and around the bioretention rain garden installation. The
bioretention area will be seeded with City of Fort Collins seed mixes, which will include both grasses and
forbes.
Additionally, an educational sign has been added to the site adjacent to the bioretention rain gardens.
Comment Number: 3
03/25/2025: FOR HEARING:
City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)] only allows the use of
turfgrass in high-traffic areas where it is functional s defined in the LUC and
utilized. The areas proposing turf on this site do not meet the "functional"
definition and xeriscaping principles or native, water saving alternatives should
be used in these areas instead.
Response: Irrigated bluegrass turf has been proposed in multiple locations within the limits of the project
site renovations for two specific reasons and are being responded to separately.
1.Installation of irrigated bluegrass turf in areas immediately adjacent to and surrounded by existing
irrigated bluegrass turf. We feel that this is not installation of “new, non functional” turf, but rather
“turf repair”. This will more cohesively relate the proposed landscape areas to existing landscape
areas while minimizing impacts to the site.
2.Develop a new multi-use turf area specifically for active and passive uses by students on the east
side of the building in place of an existing parking lot.
•We propose that the multi-use are considered “functional turf” by the definitions set forth in
the SB 24-005. (“Functional turf” means turf that is located in a recreational use area or
other space that is regularly used for civic, community, or recreational purposes, which
may include playgrounds; sports fields; picnic grounds; amphitheaters; portions of parks;
etc.
Based on feedback from the CoFC planning and zoning board, these areas will remain as previously
shown.
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Comment Number: 4
03/25/2025: FOR FINAL PLAN:
Please remove the Natural Area Buffer Notes on the first page of the landscape
plan since there is not a Natural Habitat Buffer Zone on this site.
Response: Acknowledged.
Comment Number: 5
03/25/2025: FOR FINAL PLAN:
City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)] requires more than
50% of a landscape area must be covered with living plants at maturity, not
counting trees. Please assure landscaped areas have appropriate shrubs
and/or seed to meet this requirement.
Please use live plantings in the rain gardens on site. A rain garden/pollinator
garden seed mix would be a good option for this site. This is a great opportunity
to maximize bloom times and colors throughout your site. The City of Fort
Collins Rain/Pollinator Seed Mix can be found at:
www.fcgov.com/developmentreview/files/2024-tips-techniques-establish-native-seed.pdf?1724854534
Response: This has been accounted for in the plan revisions. Rain gardens have been changed to a Fort
Collins approved native seed mix rather than cobble and plantings.
Comment Number: 6
03/26/2025: FOR FINAL PLAN:
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.
Please note exact plantings in the landscape plan.
Response: To the extent possible working within existing conditions, this has been accounted for.
Comment Number: 7
03/26/2025: FOR FINAL PLAN:
Projects in the vicinity of (Spring Creek or Poudre River) must also comply with
Section 5.6.1(I)(1) of the Land Use Code, which states the following: "Projects
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
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elements of a project, including any aboveground utility installations."
Please include a diversity of native plantings to help aid with this buffer. Include
a diversity of heights to assist with screening.
Response: As discussed at the P&Z Hearing, safety and security of our students and staff is a high priority
for Liberty Common. Densely planted clusters of shrubs or bushes with a diversity of heights creates a
security concern for the school as it blocks visibility for security cameras and provides hiding places around
the school. The existing landscape berm provides 2’ of parking lot screening already. We are extending
this berm in areas where we are working adjacent to the existing parking lot. We have also included
additional tree plantings along Sharp Point as an additional ‘streetscape enhancement’. The remaining
landscaping plantings are either functional turf, native seed mix, or native landscaping low to ground.
Comment Number: 8
03/26/2025: FOR HEARING:
Please include a water budget chart and hydrozone diagram that identifies all
hydrozones and total annual water use on the site, per LUC section 5.10.1(D)
(3). Total annual water use should not exceed 11 gallons/square foot over the
site, including all hydrozones used on the landscape plan.
Response: Acknowledged.
Comment Number: 9
03/26/2025: FOR HEARING:
The City of Fort Collins Land Use Code, Article 5.12.1 (C)(4), requires that " no
light trespass onto Natural Areas, Natural Habitat Buffer Zones or River
Landscape Buffers." Thus, lighting from parking areas or other site amenities
shall not spill over into any natural features or natural habitat buffer areas.
Please include all necessary information, including photometric plans, to demonstrate compliance.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
03/25/2025: FOR FINAL PLAN:
Rocky Mountain Maple does not tend to do well in Fort Collins please substitute
it with another species such as Japanese lilac or bigtooth maple.
Response: Thank you for the feedback. Rocky Mountain Maple has been updated to Bigtooth Maple in the
plans.
Comment Number: 2
03/25/2025: INFORMATION:
Honey locust has been overplanted in Fort Collins and we are working to reduce
planting on new development. Consider planting a different species such as
Accolade elm or Chinkapin oak.
Response: Thank you for the feedback. Honey Locust has been updated to Accolade Elm in the plans.
Comment Number: 3
03/25/2025: INFORMATION:
Consider adding a few additional trees to come closer to the mitigation
standard. While this is not required it would add environmental value to this site.
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Response: Six additional trees have been added to total quantity of proposed trees on the site.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
03/28/2025: FOR FINAL PLAN:
Please coordinate with Planning, Engineering and Traffic for a safe crossing of
Sharp Point Dr., connection to the Poudre River Trail. Please show the Poudre
Trail on the plans. Thank you.
Response: Acknowledged.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
03/24/2025: LANDSCAPE PLAN :
The proposed Landscape Plan indicates that tree canopy diameters may
encroach on the fire lane over time. PFA would like to ensure that no obstruction
occurs in the EAE as trees mature and a canopy develops. The EAE shall be
maintained unobstructed to 14' in height.
This comment is aimed at preserving both trees and fire apparatus.
The Kentucky Coffee Trees in the rear entry area may encroach into the EAE
over time. I would recommend more columnar type trees or including a
maintenance plan to trim up the trees to provide 14 ft of overhead clearance.
Response: Trees species in the outdoor patio area have been revised to avoid potential overhead conflict
with the fire lane.
Comment Number: 2
03/24/2025: 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.
FIRE LANE SIGN PLACEMENT
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
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- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
Please add the fire lane details and signage locations to the civil plans.
Response: This has been added to the plans.
Comment Number: 3
03/24/2025: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze
or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
Please add a note to the site plan indicating address compliance.
Response: Address numerals meeting requirements above will be installed as part of this project. We
propose reviewing existing address numbers on site with PFA inspectors in Phase 1
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
03/17/2025: BUILDING PERMIT:
If the school is a public school or considered a charter school then it may go thru
the state building permit process instead of City of Fort Collins Building permit process.
Response: Acknowledged. We are permitting the project through the Division of Fire Prevention and
Control.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 1
03/25/2025: FOR FINAL PLAN:
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Please provide the following information for the Benchmark Statement in the
EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
Response: bench mark information has been revised to match the City formatting.