HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 05/30/2025
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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
May 30, 2025
Neil Bellefeuille
4401 Innovation Drive, LLC
4401 Innovation Dr
Fort Collins, CO 80525
RE: Pickleball Ventures, FDP250001, Round Number 2
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 responses to each comment on plans. Please do not flatten markup responses.
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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
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: Noted
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: Noted
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
05/27/2025: FOR RECORDING – PLAT – UPDATED:
Please add the required approval signature blocks to the Plat’s cover sheet.
You can find the signature blocks on page 35 of the Development Applicaiont
Submittal Requirements guide here: https://www.fcgov.com/development
review/files/dev-review-submittal-requirements_v3-3-31-2021.pdf?1741129661
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 blocks have been added
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: 13
05/29/2025: FOR RECORDING:
Please provide an easement dedication submittal form and submittal fees,
$1,450 for the two offsite easements on the Golden Meadows Park property.
The submittal form can be found here:
https://www.fcgov.com/engineering/devrev#cb-38308-6601. These can be
submitted ahead of your P&Z hearing or with your post hearing, Round 3 submittal.
JR Response: Noted
Department: Planning Services
Contact: Kayla Redd kredd@fcgov.com 970-224-6086
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Topic: General
Comment Number: 1
5/27/25: FOR RECORDING - UPDATED
Please include phasing plan in the planning set. Include a note detailing that
Phase 1 will be completed with the pickleball facility and Phase 2 will be
completed with the industrial warehouse use and triggered at building permit.
Please detail the work that will be included with Phase 1 regarding the
southeast parking area - the graphic does not clearly depict the improvements
in that area relative to this project.
2/17/2025: FOR RECORDING:
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: Phasing sheet from utility plan added to planning set. Notes on phasing construction
added to the sheet.
Comment Number: 9
5/27/25: FOR RECORDING – UPDATED:
Development plans must label the route the hauler will take to service the
development and must comply with necessary turning radii, width, and height
restrictions for the type of collection vehicles that will service the development.
Please demostrate the access route the hauler will utilize in the planning set.
2/17/2025: FOR RECORDING:
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)).
JR Response: Access route sheet added into planning set
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:
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Refer to Planning Redlines throughout the planning documents for additional
comments to be addressed.
JR Response: Noted and addressed on redlines
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 1
05/29/2025: FOR HEARING - UNRESOLVED:
Thank you for emailing the legal exhibit for the temporary construction easement.
I will keep an eye out for the letter of intent ahead of the hearing. If the City does
not receive the letter of intent by June 3, City staff will draft a condition of approval
for the project. After the hearing, City staff will need to see that the easement has
been executed before the project can receive final approval and recording.
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: There will no longer be work done on the school site to the south and therefore no longer
an easement necessary.
Comment Number: 5
05/27/2025: FOR RECORDING:
City staff are compiling draft language for the Development Agreement. After
the draft has been compiled and reviewed by the City Attorney's Office, I will
email it to the applicant team.
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: Noted
Comment Number: 7
05/30/2025: FOR RECORDING:
Please address my redlines in the post-hearing submittal. There are a few
things to be clarified or cleaned up before signing and recording the plans.
JR Response: Comments and markups have been addressed. See redline responses for details.
Department: Stormwater Engineering – Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 1
05/28/2025: INFORMATION:
All Erosion Control comments have been addressed.
Inspection Fees will need to be paid prior to the issuance of a building permit.
I have attached a stormwater Inspection fees calculation sheet for your
information.
Please return the filled out Stormwater Fee Inspection Fee deposit form and the
Erosion Escrow deposit form with appropriate payments at time of building permit.
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JR Response: Noted
Department: Stormwater Engineering – Water Utilities
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 5
05/27/2025: FOR RECORDING:
The verbiage still needs work and has misstatements.
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: JR has reached out to correct the verbiage in the report and are waiting to hear back
regarding what the changes are. The changes sounded minor in the comment review meeting and can be
cleaned up off-line.
Comment Number: 9
05/27/2025: FOR RECORDING:
Please label easement as drainage on Plat.
02/19/2025: FOR HEARING:
The Stormtech system needs to be within a drainage easement.
JR Response: Drainage Easement Labeled on the Plat
Comment Number: 10
05/27/2025: FOR RECORDING:
Please provide 6 feet of separation from the Serviceberry ornamental tree to
the Stormtech chamber. It appears there is enough room for this by moving the
tree south.
JR Response: Tree removed
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.
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.
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JR Response: Noted
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 5
05/22/2025: FOR RECORDING:
Thank you for showing the Natural Habitat Buffer Zone (NHBZ) on the plans.
Please add a table to the site plan that includes the following:
- amount of buffer area that would be required by a 50' buffer from drainage
swale and pond
- amount of buffer area provided on these plans
- minimum buffer distance
- maximum buffer distance
- average buffer distance
The NHBZ boundary should also be shown on the utility plan. On the utility plan,
please also add a callout saying "refer to tree protection notes for all work in
CRZ of existing trees, page #" for the two trees that straddle the LID storm
line on the northern boundary.
JR Response: Table added onto the site plan. Notes added to the landscaping plans
Comment Number: 6
05/22/2025: FOR RECORDING:
Please include the provided NHBZ restoration notes and native seed mix notes
on the landscape plan.
JR Response: Notes added to the landscaping plans
Comment Number: 7
05/22/2025: DCP:
Language regarding the protection and enhancement of the Natural Habitat
Buffer Zone will be included in the Development Agreement for this project. A
security will need to be provided prior to the issuance of a Development
Construction Permit that accounts for the installation and establishment of the
Natural Habitat Buffer Zone. Prior to the FDP approval please provide an
estimate of the landscaping costs for the Natural Habitat Buffer Zone, including
materials, labor, monitoring, and weed mitigation for a minimum of three years,
and irrigation. We will then use the approved estimate to collect a security (bond
or escrow) at 125% of the total amount prior to the issuance of a Development
Construction Permit. Please reference the security calculation spreadsheet
provided by Environmental Planning staff.
JR Response: Noted
Comment Number: 8
05/22/2025: FOR RECORDING:
Please include the proposed NHBZ native grass seed mix on the page of the
landscape plan with the plant schedule and notes. used in the NHBZ Excellent.
Here’s a link to the City’s suggested seed mixes. These are a great starting
point. The upland seed mix, or variations of it, may do well in the areas you’re
proposing reseeding.
https://www.fcgov.com/developmentreview/files/2024-tips-techniques-establish-
native-seed.pdf?1724854534
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JR Response: Seeding and notes added to the landscaping plans
Comment Number: 9
05/27/2025: FOR RECORDING:
Hydrozones are calculated according to LUC 5.10.1(D)(3), and calculated from
irrigated landscape areas. No zones are calculated at 0.0 gal/sf/year. The
decorative rock mulch areas receiving no irrigation cannot be included in the
water use chart. Understand that when this area is removed, the water use
exceeds an average of eleven (11) gallons/square foot/year, the maximum
allowed. That said, it appears that some of the shrub beds could be considered
Low hydrozone instead of Moderate hydrozone. Updating these calculatings
and adjusting species selection as necessary should being the average water
use down.
Veriry that the water use chart in the PIP reflects these updates.
JR Response: Hydrozone table updated to reflect these changes.
Comment Number: 10
05/27/2025: INFORMATION:
Irrigation to the native grasses in the NHBZ is temporary and just used for
establishment. It could be helpful to expand coverage in the irrigation plan to
include disturbed areas of Golden Meadows Park. This can be in the same
zone as the temp irrigation in the NHBZ.
JR Response: Irrigation updated to include more area with updated sprinkler heads
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 10
05/27/2025: FOR RECORDING:
The city standard for tree diversity is that no single tree species makes up more
than 10% of the total plantings for sites with 60 or more trees. Please diversify
the trees on this plan. Shumard oak, chinkapin oak, accolade elm, or sensation
maple are all good trees for Fort Collins that could be used on this site.
JR Response: Trees updated
Comment Number: 11
05/27/2025: INFORMATION:
It looks like many of the locations where ornamental trees have been specified
can accommodate shade trees. The city standard is the 50% of all plantings on
a development should be shade trees. for specific landscape elements such as
mass plantings and areas where shade trees do not fit we can make exceptions
to this rule but we would like to see more shade trees on this plan.
JR Response: Shade trees updated to be 50% of plantings
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 3
05/27/2025: INFORMATION - UPDATED:
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Capital Projects Engineering can construct this off-site segment of trail spur.
Please coordinate with us to stake the connection point at the appropriate time
(trail construction date summer/fall TBD). Thank you!
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: Noted
Comment Number: 4
05/27/2025: FOR RECORDING - UPDATED:
The painted segment and sidewalk within your site, since serving as a
connection to the Power Trail, needs to be within a public access easement.
02/19/2025: FOR HEARING:
Trail spur needs to be within the public access easement.
JR Response: Trail Easement has been added onto the Plat for sidewalk and painted region.
Comment Number: 7
05/27/2025: FOR RECORDING:
Please change the temporary irrigation heads near the restoration area of
Golden Meadows Park to 360 degree heads so that they can both serve the
buffer and the park.
JR Response: Sprinkler heads updated
Comment Number: 8
05/27/2025: FOR RECORDING:
Please add note to landscape plan. "Developer is responsible for all
restoration, landscaping and irrigation infrastructure, of the area within Golden
Meadows within the Temporary Construction Easement (TCE). The Parks
Department must be given written notice at least one (1) week prior to
commencing any construction activities. The TCE shall govern all restoration details."
JR Response: Note added onto landscape plan
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 3
05/27/2025: FOR RECORDING:
An engineers letter has been provided indicating the existing paving will support
80,000 lbs. A note still needs to be added to the civil plans indicating the EAE
areas are capable of supporting 80,000 lbs.
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.
A note shall be added to the civil plans indicating all areas dedicated as EAE
are capable of supporting 80,000 pounds.
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JR Response: Note has been added to the grading plan on the civil engineering plans.
Comment Number: 4
05/27/2025: FOR RECORDING:
Painted curb and striping has been provided in a turnaround area and in front of the
building. Fire lane signage will still need to be installed in the remaining areas.
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: No Parking signage has been added
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 2
05/19/2025: This building is over the allowable area for a A-4 occupancy and
therefore the building must be changed to meet the type of construction required
to allow such a large (60k) A-4 building.
JR Response: The architect has been working with Russ Hovland to resolve this building permit issue.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 4
05/27/2025: FOR RECORDING:
Please add GOLDEN MEADOWS BUSINESS PARK SIXTH FILING to the
sub-title on the Planning Set cover sheet as shown. See markups.
JR Response: Cover sheet updated with the new sub-title
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Comment Number: 5
05/27/2025: FOR RECORDING:
There are sheets missing from the sheet index.
JR Response: Updated
Comment Number: 6
05/27/2025: FOR RECORDING:
There are line over text issues. See markups.
JR Response: Updated
Topic: General
Comment Number: 2
05/27/2025: FOR RECORDING:
Please add GOLDEN MEADOWS BUSINESS PARK SIXTH FILING to the
sub-title on the Planning Set cover sheet as shown. See markups.
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: Cover sheet updated with the new sub-title
Topic: Landscape Plans
Comment Number: 3
05/27/2025: FOR RECORDING:
There is text that needs to be masked. Mask all text in hatched areas. See markups.
JR Response: Text masked on landscaping sheets
Topic: Plat
Comment Number: 1
05/27/2025: FOR RECORDING:
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
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: Changes have been made per markup.
Department: Outside Agencies
Contact: Donna George, Xcel Energy
Topic: General
Comment Number: 1
05/22/2025: INFORMATION:
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no resubmittals are necessary. Thanks!
03/06/2025: FOR HEARING - Round 1:
See attached letter.
JR Response: Noted