HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 02/21/20251
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
February 21, 2025
Neil Bellefeuille
4401 Innovation Drive, LLC
4401 Innovation Dr
Fort Collins, CO 80525
RE: Pickleball Ventures, FDP250001, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Pickleball Ventures. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via
email at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
02/18/2025: 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!
JR Response: Noted
Comment Number: 2
02/18/2025: SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and
a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each comment
for your submittal, using a different font color. Please use the markups to insert
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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].
JR Response: Responses added for all comments
Comment Number: 3
02/18/2025: 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.
JR Response: Files named per electronic naming standards.
Comment Number: 4
02/18/2025: 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
JR Response: PDFs have been flattened and formatted
Comment Number: 5
02/18/2025: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
notice as possible.
JR Response: Noted
Comment Number: 6
02/18/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
JR Response: Noted
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Comment Number: 7
02/18/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
JR Response: Noted
Comment Number: 8
02/18/2025: NOTICE:
A Development Review sign has been 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
Comment Number: 9
02/18/2025: FOR RECORDING – PLAT AND PLANNING SET:
Could you please update the City signature blocks on the Plat and Planning
Set? Instead of using "this _______ day of ______A.D., 20____," could you opt
for "on this day, ____________" for the date? This alternative format facilitates
smoother date input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
JR Response: Signature block on Planning set has been updated. There is no City block on the Plat at this
point.
Comment Number: 10
02/18/2025: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space). Staff will need
to agree the project is ready for Hearing approximately 4-8 weeks prior to the
hearing. I have attached the P&Z schedule, which has key dates leading up to
the hearing.
JR Response: Noted
Comment Number: 11
02/18/2025: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
JR Response: Noted
Comment Number: 12
02/18/2025: FOR HEARING:
Please note that if the project goes to hearing before all "For Hearing"
comments have been
addressed and one or more rounds of review is needed after hearing, a fee for
the Final Development Plan will be charged and required at time of
resubmittal/review. This would not include any updates or reviews needed
based on conditions.
JR Response: Noted
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Department: Planning Services
Contact: Kayla Redd kredd@fcgov.com 970-224-6086
Topic: General
Comment Number: 1
2/17/2025: FOR HEARING: The planning set shows the east portion of the site
(i.e., building and parking stalls) as "FUTURE INDUSTRIAL USE" and includes
a document titled, "Phasing." If the development team plans to develop the site
in two (2) or more separate project development plan submittals, and Overall
Development Plan (ODP) (Division 6.5 of LUC) will be required prior to or
concurrently with the project development plan. If an ODP is not desired, please
remove all language which references future uses and the project will
encompass and require that standards are met to the entire site (i.e., parking,
landscaping, connectivity, use determination).
UPDATE 2/21/25:
Following the meeting on 2/19/25, there is no size requirement for an Overall
Development Plan (ODP). Either the entire site is reviewed or the project is
phased through an ODP. All overall development plans will be processed as
Type 2 reviews.
JR Response: JR did not opt to prepare an ODP for the Subject Property but instead revised the FDP Site
and Landscape Plans and Construction Documents to include Site Wide Hardscape and Landscape
Improvements for the entire property. The Civil Engineering Construction Plan have been developed to
provide for Phased Construction with Phase I Construction and Site Improvements required for the West
Building – Pickleball Facility and Phase II Construction/Sie Improvements Required for the East Building –
Warehouse Industrial Use.
Comment Number: 2
2/17/2025: FOR HEARING: This project shall be compliant with noise
regulations contained in the City's Noise Control Ordinance (Chapter 20, Article
II of the City Code). As discussed, please continue to work with Parks Staff
regarding sound data, working with the public, and noise mitigation techniques
(i.e., solid wall along the north side and northwest corners of the pickleball
fence, noise panels) for the site - this is currently not shown. Staff would like to
meet to discuss techniques before the next round is submitted.
JR Response:Please refer to Noise Analysis Memorandum provided. Additionally Noise Mitigation
Material (See Material Notes no the FDP Site Plan) will be added to the 10’ High Chain Link Perimeter
Fencing.
Comment Number: 3
2/17/2025: FOR HEARING: According to Section 2.5.1(E)3 of the LUC which
provides specific standards to the Harmony Corridor (HC) District, all
commercial/retail and industrial uses, except for off-street parking and loading,
shall be conducted or carried out entirely within completely enclosed buildings
or structures. The outdoor pickleball courts do not comply with this standard and
will require a Modification of Standard request. Please see Division 6.8 of the
LUC for more information on criteria to apply for a Modification of Standard.
JR Response:It was determined by staff that this Modification of Standard would not be required.
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Comment Number: 4
2/17/2025: FOR HEARING: The Harmony Corridor calls for clear, continuous
pedestrian networks that encourage safe and accessible multi-modal activity
through a system of connecting walkways, outdoor spaces, and trails. This is
specifically pertinent along the front of the building west of the site and to
connect the walkway system of the site to the future regional trail. Please review
comments on the site plan regarding connectivity in and around the site. More
information on access standards can be found in LUC Section 5.9.1 - Access,
Circulation, and Parking.
JR Response: Sidewalks updated to connect to existing walks and future Power Trail
Comment Number: 5
2/17/2025: FOR HEARING: Please demonstrate that the plan meets parking lot
perimeter landscaping standards regarding screening and trees in the side lot
parking setback area (LUC 5.10.1(E)4). This includes the entire site if the
project is not phased.
JR Response: Cover sheet table updated to show parking standards meeting criteria.
Comment Number: 6
2/17/2025: FOR HEARING: Please demonstrate that the plan provides a
minimum of 10 percent of interior space of the parking lot for landscaping This
is required for parking lots with 100 spaces or more (LUC 5.10.1(E)5). Please
ensure that the parking lot interior landscaping complies with the other elements
of this standard (i.e., maximized area of shading, walkways). This includes the
entire site if the project is not phased.
JR Response: Shown in the updated cover sheet and water use table
Comment Number: 7
2/17/2025: FOR HEARING: The planning documents indicate a 10' chain link
fence around the outdoor pickleball courts which front the building. This does not
meet the fence and wall requirements outlined in Section 4.3.5(C) of the LUC
and will require a Modification of Standard. In considering this request, staff
strongly suggests integrating decorative elements into the design of the fence.
Refer to the Harmony Corridor Standards and Guidelines for more guidance.
Additionally, what and where are the noise mitigation features? Please include.
JR Response: Fence details added and updated
Comment Number: 8
2/17/2025: FOR HEARING: The Lighting Plan incorrectly cites Lighting Context
Area, LC3; however, the site is located in Lighting Context Area, LC2. Please
update the Lighting Plan and ensure the standards for the LC2 context are met -
currently, they are not. Additionally, please review the plan for any additional
comments.
JR Response: Photometric plan has been updated to reflect LC2
Comment Number: 9
2/17/2025: FOR HEARING: Trash and recycling enclosures were not included in
the submittal documents. Plans shall demonstrate that the trash collection
system is adequate and functional through a demonstrated access route for
trash and recycling haulers. Additionally, elevations, access, materials,
dimensions, capacity, and labels shall be included in development plans.
Please review the Enclosure Design Considerations and Guidance Document
for more guidance on what to include on plans (LUC 5.11.1(C)).
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JR Response: Drawings have been provided that include elevations, sections, and details for the proposed
trash enclosure. Reference attached sheet AS1.2
Comment Number: 10
2/17/2025: FOR HEARING: Will there be rooftop mechanical equipment
associated with these buildings? If so, how will these be screened from public
view? Please provide an exhibit that shows the mechanical units will not be
visible from the ROW or adjacent properties (LUC 3.1.2).
UPDATE 2/21/25:
Because this is an existing structure with no proposed changes to the building,
this standard does not apply.
JR Response: Noted
Comment Number: 11
2/17/2025: INFORMATION: Per building code, Installing EV charging
stations at existing buildings/existing parking spaces require a building permit
and plans must be submitted showing compliance with the following:
1. Must comply with current 2023 NEC electrical code, 2021 IBC building
code, and ICC-A117.1 accessibility standard, and local code amendments.
See the EV charger permit application submittal checklist at our city webpage:
www.fcgov.com/building
2. Option 1: The first charger must be located at an accessible parking space
and must be van width. The van width space is 11ft wide with a 5ft access aisle
(can also be 8ft wide with 8ft access aisle). The first new charger can be
installed between the accessible parking space and a non-accessible space to
serve both spaces. Charger must comply with ICC-A117.1 for height, reach
range, operable parts, clear floor space, and accessible route.
3. Option 2: Create a new dual purpose EV charging space that is van width
but can serve anyone (accessible or non) and sign this space to identify that
anyone can park and charge. This would be in addition to existing accessible
parking spaces and would require an access aisle that can’t be used for
parking and must be stripped as such.
4. Option 3 fleet vehicles: A new EV charger can be installed at a commercial
facility for charging fleet vehicles (IBC employee work area exception 1103) if
charging stations are used only by employees for charging company fleet
vehicles. No employee or customer (public) parking is allowed in this space.
Due to this EV charging parking space not being installed at an accessible
space, a sign must be provided as follows: 'This EV charging station is for
charging ‘Company name’ fleet vehicles only. No employee or customer (public)
parking allowed'.
5. Required EV parking space for new buildings shall comply with IBC
amendment section 3604.
JR Response: EV Parking spaces located at north end of parking utilizing the Option 2 above.
Comment Number: 12
2/17/2025: INFORMATION: Changes, additions, and revisions that occur
to this plan set may elicit additional comments and redlines.
JR Response: Noted
Comment Number: 13
2/17/2025: INFORMATION: Refer to Planning Redlines throughout the
planning documents for additional comments to be addressed.
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JR Response: Noted
Comment Number: 14
2/21/2025: INFORMATION:
Staff is working with the City Attorney's Office on the interpretation of
"Accessory Use" for this project. If the outdoor pickleball courts are not deemed
to be an accessory use to the project, an Addition of Permitted Use (APU) will
be required.
JR Response: Noted
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 1
02/13/2025: FOR HEARING:
The demolition plan shows asphalt resurfacing extending onto the property to
the south. You will need an off-site temporary construction easement for this
work. A letter of intent will be required ahead of the hearing.
JR Response: See temporary construction easement legal exhibit. A letter of intent will be provided prior to
hearing.
Comment Number: 2
02/13/2025: FOR HEARING:
Identify the existing access easements across the property to the south. These
can be labeled on the plat, the utility plan, or a separate easement exhibit. You
must demonstrate that the property has legal access from Innovation Drive.
JR Response: All access easements have been denoted on the Plat.
Comment Number: 3
02/14/2025: FOR HEARING:
Is there an existing emergency access easement connecting from Innovation
Drive to this property? If not, you will need to have one dedicated along with this
project, and a letter of intent will be required ahead of the hearing.
JR Response: New emergency access easement for the property added and shown on the plat. There is
currently an existing emergency access easement from Innovation Drive to this property. See Plat.
Comment Number: 4
02/18/2025: FOR HEARING:
The site plan shows a raised wood deck proposed within a utility easement
north of the building. The City does not issue building permits within easements.
If there are utilities within the easement, you can look into the possibility of
relocating the utilities in order to vacate the easement. If you determine that
vacating the easement is not a viable option, then you will not be able to build a
deck in this location.
JR Response: Deck removed from construction plans.
Comment Number: 5
02/18/2025: FOR HEARING:
A Development Agreement will be required for this project. Please fill out the
Development Agreement Information form and include it with the next submittal.
JR Response: It has been determined by City staff that no development agreement is required for this
project.
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Comment Number: 6
02/18/2025: FOR HEARING:
The Engineering Department does not support the proposed location of the
bike connection to the Power Trail. There will be conflicts between cars and
cyclists in this location. Please select a different location for the potential
connection to the Power Trail.
JR Response: Walkway updated per meetings with City Staff
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
02/11/2025: 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 Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
02/17/2025: FOR HEARING: The transportation impact study has been
received and reviewed. See subsequent comments regarding content and
additional information that will be needed.
JR Response: Noted
Comment Number: 2
02/17/2025: FOR HEARING: TIS: In reviewing the narrative, we would like to
get some further details included in the TIS regarding the proposed large scale
tournaments that you are already booking. We would like to understand how
these will be accommodated operationally within your sight, and the potential
impacts on the area with large scaled events like these. Are your working with
adjacent properties on potential parking agreements? How many people are
expected at these events?
JR Response:Large scale tournaments are no longer planned.
Comment Number: 3
02/17/2025: FOR HEARING: TIS: The Overall Intersection Level of Service
should be provided for each intersection. This is a standard found in Table 4-2
of the Larimer County Urban Area Street Standards. This table should be
included in the study as well.
JR Response:Overall intersection LOS has been provided for each intersection. LCUASS Table 4-2 has
been included.
Comment Number: 4
02/17/2025: FOR HEARING: TIS: The conclusions indicate the Innovation and
Harmony will fail LOS by operating at a LOS- E. LOS- E is an acceptable level
of service for an unsignalized
arterial/local intersection according to the standards in Table 4-2 of the
LCUASS. This will need to be updated.
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JR Response:Conclusion has been updated to indicate that LOS E is acceptable according to LCUASS
Table 4-2.
Comment Number: 5
02/17/2025: FOR HEARING: TIS: We would like to coordinate with your traffic
engineering to discuss adding a brief narrative within the TIS that the overall trip
generation provided does not take into account the previous "call center" use
traffic from the previous tenant of this property. We would also ask if the eastern
portion of this building is being utilized by another tenant and their potential trips.
JR Response:The need for additional analysis of the eastern portion of the building has been noted in the
memo.
Comment Number: 6
02/17/2025: FOR HEARING: TIS/Site Plan: While the adjacency to nearby
pedestrian facilities like the trail will provide great pedestrian accessibility, we
would also like to explore the pedestrian accessibility within this property. How
are pedestrians expected to traverse the school parking lot to gain access to
the pickleball facility from the trail and Innovation? While there are sidewalks
that connect into this site and the school, there doesn't really seem to be a
dedicated route that pedestrians would use with ramps/sidewalks to get to the
entrance to your facility. We would also like to understand the internal
connectivity to trail, as there really isn't a dedicated path into the site, it just
seems to access the parking lot in the middle of the access to the east parking
lot. Is there any possibility of adding direct connectivity for bikes/peds to the park?
JR Response: This comment has been resolved offline with City Staff.
Comment Number: 7
02/17/2025: FOR HEARING: Please update the Traffic Signing and Striping
notes within the Utility Plans to the complete set found in the Larimer County
Urban Area Street Standards Appendix E.
JR Response:
Comment Number: 8
02/17/2025: FOR HEARING: All ADA parking spaces will need to meet the
most current standards in the Land Use Code/LCUASS and will require the
appropriate signage for each stall. Signs are not clearly detailed on the Utility
Plans. Fire Lane signage will also need to be included if required by Poudre
Fire Authority.
JR Response:
Department: Stormwater Engineering
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 2
02/18/2025: FOR HEARING:
Please provide an Erosion Control escrow calculation for the construction
activities associated with this project development.
Comment Number: 3
02/18/2025: FOR HEARING:
Please provide a disturbed area calculation and add construction protection
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measures for the demolition and construction activities on the site. Please
address all redlined comments on the Utility Plans.
Topic: Fees
Comment Number: 1
02/18/2025: INFORMATION:
There will be fees associated with inspection of water quality and erosion
control measures on the site. Fees will be calculated based on the extent of
disturbance associated with the site and will be provided when the disturbed
area is clarified.
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 4
02/18/2025: FOR HEARING:
Please provide all Stormtech details in the Utility Plan set.
JR Response: Details have been added to the pans.
Comment Number: 5
02/18/2025: FOR HEARING:
Please add verbiage in the Drainage Report that the LID feature (Stormtech
Isolator Rows) will treat all new and "modified impervious area" per City
Criteria. Resurfacing the parking lot is not considered modified impervious
area.
JR Response: Verbiage has been added to the Drainage report.
Comment Number: 6
02/18/2025: FOR HEARING:
Permission and possibly a "temporary construction easement" is needed to
build the outfall storm sewer on the HOA property to the north.
JR Response: A temporary construction easement has been obtained for the storm outfall to the north. See
drainage easement justification letter.
Comment Number: 7
02/19/2025: FOR HEARING:
An orifice is not needed for the water quality detention in the Stormtech system.
In fact, this will bypass the filtration and underdrain as well. Please remove the
orifice and just include the weir.
JR Response: Removed
Comment Number: 8
02/19/2025: FOR HEARING:
Please revise the 6-inch storm sewer from the landscaped area to 8-inches due
to clogging concerns.
JR Response: Size has been updated.
Comment Number: 9
02/19/2025: FOR HEARING:
The Stormtech system needs to be within a drainage easement.
JR Response: Drainage easement added.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
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Topic: General
Comment Number: 1
02/18/2025: FOR HEARING:
Please show and label all existing water & wastewater services on the utility
plan.
JR Response: Locates have been performed on all existing services on the utility plan and existing
condition plan.
Comment Number: 2
02/19/2025: FOR HEARING:
The proposed deck at the northwest corner of the building encroaches into the
utility easement and near the public sanitary sewer main. Any structure needs
to be outside of the utility easement and at least 15 feet away from the center of
the sewer main.
JR Response: Deck removed from building plans
Comment Number: 3
02/19/2025: FOR HEARING:
Typically, on projects of this size, an irrigation water service is incorporated into
the development. City Utilities generally requires this, especially if there are any
alterations to existing water services. Please consider the benefits of having an
irrigation service with comparing the initial fees to the changes, most likely a
reduction, in monthly rates.
JR Response: Utilizing existing domestic water/irrigation point of connection. See irrigation plan.
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
02/18/2025: INFORMATION:
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: Locates performed and electric lines are shown with all possible information provided.
Comment Number: 2
02/18/2025: FOR HEARING:
There are existing primary electric lines running from the transformer location on
the north side of the building to the west. Please locate and show these lines on
the utility plan set.
JR Response: Locates performed and electric lines are shown with all possible information provided.
Comment Number: 3
02/18/2025: FOR HEARING:
The proposed deck on the north side of the building appears to encroach into
the existing utility easement and possibly over our existing primary electric lines
that extend out of the transformer to the west. Structures cannot be placed over
our existing electric lines. Please locate and show our existing electrical lines on
the utility plan set.
JR Response: Deck removed from building plans
Comment Number: 4
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02/18/2025: INFORMATION:
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
Comment Number: 5
02/18/2025: INFORMATION:
If an electric service upgrade or modifications to the existing electric service is
needed as part of this project then electric capacity fees, development fees,
building site charges and system modification charges 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-investmen
t-development-fees
JR Response: Existing electrical utility to remain as is. Only downstream panels and feeders are affected
Comment Number: 6
02/18/2025: INFORMATION:
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
Comment Number: 7
02/18/2025: INFORMATION:
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/electricservicestandar
ds.pdf?1645038437
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: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 1
02/20/2025: FOR NEXT SUBMITTAL: 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. Additional site
information regarding possible off-site improvements will likely necessitate a
restoration plan and ECS. A memo-based ECS can be submitted for this
project. The ECS should address LUC 5.6.1(D)(1). The memo should focus on:
1. The wetland areas along the east property line. Details should include the
boundary of wetlands in the area and a description of the ecological functions
and characteristics provided by those wetlands.
2. The pattern, species and location of the significant trees along the north
boundary of the property. This information should include the areas for any
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off-site work for stormwater.
3. The general ecological functions provided by the site and its features.
4. Any measures needed to mitigate the projected adverse impacts of the
development project on natural habitats and features.
JR Response: ECS memo was waived for project as site visits gained sufficient data for design.
Comment Number: 2
02/20/2025: FOR HEARING: The photometric plan cannot
demonstrate any light spillage into the buffers for special habitat features per
LUC 5.14.1(C)(4). The lighting on the north side of the building should be
removed to meet this requirement.
Similarly, the 50' buffer for the upland forest north of the site should be observed
with this project, even though the parking lot is an existing use. The new pole
lights on the north end of the parking lot should be removed or modified to limit
light spillage into the buffer.
JR Response: Lighting plan has been revised to eliminate spillage offsite.
Comment Number: 3
02/18/2025: FOR HEARING: LUC 5.10.1 (D)(2)(a) requires more
than 50% of a landscape area to be covered with living plants at maturity (not
counting tree canopy cover). The large areas of rock mulch, rock cobble, and
crusher fines show in the landscape plan do not meet this requirement. If these
areas are going to be included in the water use matrix calculation then they
need to meet this requirement for irrigated landscape. Hydrozones are
calculated LUC 5.10.1(D)(3). No zones are calculated at 0.0 gal/sf/year. If the
crusher fines are meant to serve as community gathering spaces then specify
the amenities used in these areas and include the impervious area in the
stormwater calculations
LUC 5.10.1 (D)(2)(f) requires 50% of mulched landscape beds to utilize organic
mulch. Revise the landscape plan to meet this requirement.
JR Response: Landscape material quantities, mulch and water matrix have been updated to meet
referenced standards.
Comment Number: 4
02/18/2025: 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 and utilized. The landscape plan should specify all grass species
being proposed and delineate the appropriate locations. Please specify the
Type A seed mix shown on the plans.
JR Response: Notes updated on plans. No turf grass is being utilized. Only native seeding is being
proposed.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
02/17/2025: FOR HEARING:
Capital Pear because of its mature size is not considered a shade tree. Please
select another tree species such as shumard oak, chinkapin oak, accolade elm,
or sensation maple.
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JR Response: Updated and capital pear moved to ornamental trees.
Comment Number: 2
02/17/2025: INFORMATION
Honeylocust has been overused in Fort Collins and we recommend that another
suitable species is used to increase the tree diversity on site.
JR Response: Noted. Use of Honeylocust has been minimized.
Comment Number: 3
02/17/2025: FOR HEARING:
Please include tree protection notes on plan sets. All required landscape plans,
demolition plans, grading plans, building plans, engineering plans, and utility
plans shall accurately identify the locations, species, size and condition of all
significant trees, each labeled showing the applicant's intent to either remove,
transplant or protect.
JR Response: Tree protection notes are shown on Tree Analysis and Mitigation Plan and Existing
Condition and Demolition Plan. Trees to remain are shown on all plans but species, size and condition will
not be shown on engineering construction plans for clarity and constructability but only the tree analysis
and mitigation plans.
Comment Number: 4
02/17/2025: FOR HEARING:
All trees must have organic mulch placed and replenished as needed at a depth
of two (2) to four (4) inches for a minimum of a three (3) foot radius mulch ring or
under a tree
grate. This includes trees planted in rock cobble planting beds.
JR Response: Cobble mulch is no longer being used in planting areas. All planting areas are now utilizing
wood mulch.
Comment Number: 5
02/17/2025: FOR HEARING:
Please verify that parking lot meets minimum landscaping requirements.
Parking lot adjacent to the proposed industrial used does not include any
landscaping or trees which does not meet city standard.
JR Response: Updated, additional trees added to meet minimum landscaping requirements.
Comment Number: 6
02/17/2025: FOR HEARING:
Landscaping around building does not appear to meet city standard.
Landscape areas shall be provided in adequate numbers, locations and
dimensions to allow full tree stocking to occur along all areas of high use or high
visibility sides of any building or structure. Such landscape areas shall extend at
least seven (7) feet from any building or structure wall and contain at least
fifty-five (55) square feet of nonpaved ground area;
JR Response: Landscaping has been revised for entire subject property per discussions with City Staff.
Comment Number: 7
02/17/2025: INFORMATION:
Weed barrier has been shown to have limited effect on suppressing weeds and
under trees can be detrimental to tree health a limit soil development. Please
consider using a wood mulch with no weed barrier under proposed trees.
JR Response: Updated and removed. Wood mulch added to all planting areas.
Comment Number: 8
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02/17/2025: FOR HEARING:
Is the storm water infrastructure on the north east side of the parking lot
existing? if it is not existing and need to be built additional coordination must be
made to mitigate impacts to adjacent park site.
JR Response: See drainage easement justification letter.
Comment Number: 9
02/17/2025: FOR HEARING:
Please detail the critical root zone of the existing trees on site on the landscape
plan. The critical root zone is defined as 1 foot radius for every inch of tree diameter.
JR Response: Added to mitigation and landscape plans as well as Existing Condition and Demolition Plan.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
02/19/2025: Both Park Planning & Development and Parks department
comments will be provided by Missy Nelson | mnelson@fcgov.com |
970.416.8077
JR Response: Noted
Comment Number: 2
02/19/2025: FOR HEARING: Please provide a safe pedestrian path to the
spur to the Power Trail. This could be accomplished via a crosswalk or new
sidewalk. Please continue to work with PPD and the other departments for the
optimal connection location.
JR Response: Onsite pedestrian/bike trail has been added and extends to the eastern property boundary.
Comment Number: 3
02/19/2025: FOR HEARING: The final segments of the Power Trail will be
constructed summer of '25. Please plan to provide the full spur connection to
the Trail. From your property line to the Trail will be approximately 16-19'.
LUC 5.5.5(C)
JR Response: City shall provide final connection from power trail to property’s eastern boundary when
constructed.
Comment Number: 4
02/19/2025: FOR HEARING: Trail spur needs to be within the public access
easement.
JR Response: Trail spur east of property boundary to be provided by City as well as any accompanying
access easement.
Comment Number: 5
02/19/2025: FOR HEARING: Please provide a memo in order to review
proposed outfall on Golden Meadows Park property. If approved, an easement
will need to be granted which requires City Council approval. Please use the
Natural Areas Department Easement Policy as guidance:
chrome-extension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.fcgov.com/n
aturalareas/files/2024-easement-application.pdf
Please ensure all details, easements, impacts (including tree impacts) to the
park property, etc. are included, as well as alternative analyses.
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JR Response: See Drainage Easement Justification Letter.
Comment Number: 6
02/19/2025: FOR HEARING: Please add the following note to site,
landscape and utility plan set general notes section:
"There shall be no encroachment or storage of materials on Parks Department
property (Golden Meadows Park) unless a temporary construction easement
has been granted. This includes any related construction activity, equipment
staging, or storage of materials."
JR Response: added to site, landscape and utility plan.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
02/13/2025: 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.
This distance can be extended up to 300 feet for a fully sprinklered building.
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.
The provided new EAE and the existing fire lane easement noted on the plans
do not provide sufficient access to all portions of the building. As the building
contains an automatic sprinkler system, the required maximum distance is 300
feet. Measuring from the proposed fire access on the plans, the furthest point
on the building is 344 feet from the fire lane. Additional access will be required
for this proposal.
JR Response: See Final Plat for EAE. See PFA exhibits for fire access and turnaround requirements.
Comment Number: 2
02/13/2025: DEAD END FIRE APPARATUS ACCESS ROADS -IFC 503.2.5
Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved turnaround area for fire apparatus. Turnaround shall be
designed in accordance with IFC local amendment Appendix D Figure D103.1.
The existing fire lane easement is a dead end easment that exceeds 150 feet.
This easement will need to be extended to provide an approved turnaround for
fire apparatus. This turnaround could also be used to achieve the access
required in comment 1.
JR Response: See PFA exhibits for fire access and turnaround requirements.
Comment Number: 3
02/14/2025: FIRE LANE LOADING - IFC Appendix D102.1 amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 80,000 pounds. Private drives used for fire lanes shall provide
information confirming the design can handle fire truck loading.
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A note shall be added to the civil plans indicating all areas dedicated as EAE
are capable of supporting 80,000 pounds.
JR Response: See PFA letter from CTL geotechnical engineers regarding stability of existing drive.
Repaving of existing on-site parking and emergency access easement will be performed to handle
80,000lbs.
Comment Number: 4
02/14/2025: 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.
- 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.
- 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 signage details to the civil plans and indicate the
proposed locations for the signage.
JR Response: See signage and striping plan for locations of Fire Lane Signage
Comment Number: 5
02/14/2025: 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.
Some of the trees proposed in the landscape islands have the potential to
obstruct the fire lane. These trees could be trimmed up to prevent obstruction
and would need to be part of the landscaping maintenance plan. As an
alternative, the trees could be swapped with more columnar type trees that
would not encroach into the fire lane.
JR Response: Trees will be maintained by the Business Owners Association so as to ensure unobstructed
emergency access to the site.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
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02/10/2025: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted
codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local
amendments
Colorado Plumbing Code & state amendments (currently 2021 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
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.
The energy code requires all new buildings pass a building air tightness test
(blower door) and submit documentation of such before final CO can be issued.
For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Building Services for this project.
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Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards.
JR Response:Noted
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
02/18/2025: FOR HEARING:
The Subdivision Plat title will be changing, so the titles & legal descriptions on
the other plans will need to be revised to reflect the title change.
JR Response: Title changed on Final Plat
Topic: Plat
Comment Number: 1
02/18/2025: FOR HEARING:
Please make changes as marked in the Technical Services (TS) markup PDF.
If changes are not made or you disagree with comments, please provide written
response of why corrections were not made. Please provide any responses on
redlined sheets and/or in response letter. If you have any specific questions
about the markups, please contact John Von Nieda at 970-221-6565 or
jvonnieda@fcgov.com
JR Response: Redlined revisions have been made.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
02/07/2025: INFORMATION: Preliminary irrigation plans that include a
hydrozone map and water use budget chart are due at Final Development Plan
(FDP). Final irrigation plans are due at building permit application, but we
encourage you to submit irrigation plans earlier to improve the process. Direct
questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric
Olson eolson@fcgov.com
JR Response: Preliminary Irrigation Plan have been included with this submittal.