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
RE: Prospect Plaza Redevelopment, FDP250004, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Prospect Plaza Redevelopment. 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
04/01/2025: 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!
Noted, thank you.
Comment Number: 2
04/01/2025: SUBMITTAL:
As part of your resubmittal, 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
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explanations of why comments have not been addressed [when applicable].
Noted, thank you.
Comment Number: 3
04/01/2025: 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.
Noted, thank you.
Comment Number: 4
04/01/2025: 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 PDFs.
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
Noted, thank you.
Comment Number: 5
04/01/2025: 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.
Noted, thank you.
Comment Number: 6
04/01/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Noted, thank you.
Comment Number: 7
04/01/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Comment Number: 8
05/22/2025: FOR RECORDING – PLAT - UPDATED:
Thank you for updating the dates and updating the title line for the City Engineer.
Could you also update the title line for the CDNS Director to include "or Designee."
04/01/2025: FOR RECORDING – PLAT:
Could you please update the City signature blocks on the Plat? Instead of using
"this _______ day of ______, 20____," could you opt for "on this day,
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____________" for the date? This alternative format facilitates smoother date input with digital signatures.
Please add "or Designee" to the titles under the signature line, e.g., City Engineer or Designee.
Please remove the signature line for the City Clerk.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
Text revised.
Comment Number: 9
04/01/2025: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this project.
I will provide a recording checklist and process information when we are closer to this step.
Noted, thank you.
Comment Number: 10
04/01/2025: INFORMATION:
When your final plan or site-specific development plan gets approved, you have up to three
(3) years to finish all the necessary engineering work like water, sewer, streets, and lighting.
This time frame is called the 'term of the vested property right.' If you don't finish
these improvements within this time, you'll lose your right to develop the property
without starting the approval process again.
Noted, thank you.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 1
05/22/2025: FOR FINAL APPROVAL - UPDATED:
Thank you for showing the sidewalk tie-in on the southwest corner of the
property. The tie-in on the southeast corner still needs more information to show
a safe pedestrian crossing of the adjacent driveway. Please refer to my redlines
on Sheet C2.5 of the utility plans.
More information has been added and was coordinated with City staff prior to submittal.
04/14/2025: FOR FINAL APPROVAL:
The public sidewalk along Prospect Road needs to tie in smoothly to the
existing sidewalk on either side of the property. Show in the utility plans how the
sidewalk will tie into existing conditions. The existing fire hydrant at the
southeast corner of the site might need to be relocated.
Comment Number: 2
05/22/2025: FOR FINAL APPROVAL - UPDATED:
Thank you for showing signage for the emergency access drive. I have some concerns
about the placement of the eastern sign. Please refer to my redlines on Sheet C1.0 of the utility plans.
The sign location and configuration of this area was coordinated with City staff prior to submittal and has been revised accordingly.
04/14/2025: FOR FINAL APPROVAL:
How will the eastern emergency access drive be restricted so that other
vehicles do not drive on it? Show this information on the utility plans.
Comment Number: 4
05/27/2025: FOR FINAL APPROVAL - UNRESOLVED:
I am leaving this comment active because the timing for vacating the gas
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easement has not been determined. Are there any gas lines currently within the easement?
The gas lines have not yet been removed. Demo is planned to start in early July, and these lines will be removed with that phase.
04/14/2025: FOR FINAL APPROVAL:
The plat indicates that a gas easement to the Public Service Company of
Colorado will be vacated. This will require a signature from PSCo. If there are
any existing gas lines in the easement, then the easement cannot be vacated on
the plat, it will need to be vacated by separate document after the gas lines are
removed from the easement. See corresponding plat redlines from Technical Services.
Comment Number: 7
05/22/2025: FOR FINAL APPROVAL - UPDATED:
Thank you for addressing Round 1 redlines. Please review and address my additional redlines.
Redlines have been addressed, and responses are provided on the redlined documents.
04/15/2025: FOR FINAL APPROVAL:
See my redlines for additional items to be cleaned up on the utility plans.
Comment Number: 9
05/22/2025: INFORMATION - DEVELOPMENT AGREEMENT:
City staff are compiling draft language for the Development Agreement. I hope
to be able to send you the first draft sometime in June.
Noted, thank you.
04/18/2025: INFORMATION - DEVELOPMENT AGREEMENT:
City staff typically begin drafting the Development Agreement during Round 2 of
FDP, if all reviewers are ready to provide draft DA language. Please note that
the sewer issue should be resolved before staff will begin drafting the DA.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 2
05/26/2025: FOR FINAL APPROVAL - UPDATED:
Thank you for the changes that will allow the sidewalk on the east side of this
driveway. I have one redline on Sheet 5 Overall Site Plan to add a Right Turn
Arrow and Only stencil to the driveway due to the stop sign and right turn only
sign being offset from the driveway due to conflicts with the underground ditch/culvert.
Pavement markings have been added.
04/13/2025: FOR FINAL APPROVAL:
We would like to discuss the changes to the sidewalk connectivity on the
southwest corner of the building along Prospect. Electrical transformers are
now placed where the sidewalk was to extend directly south to the sidewalk on
the east side of the drive isle. This now requires a pedestrian crossing in the
area where we explicitly had concerns with parking due to traffic coming off of the arterial roadway.
We are now creating a significant issue with a pedestrian crossing in that area.
Comment Number: 3
05/23/2025: FOR FINAL APPROVAL - UPDATED:
See comments on Sheet 5 Overall Site Plan regarding the placement of the
Emergency Vehicle Access signs on the east side. Is there a possibility of
placing it on the back near or on the back of the existing stop sign that will need
to be shown on the plans? Will the guard rail and fence be removed? If
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necessary just utilize one sign on the west side of the Emergency Access.
Sign location revised and we have gone down to only one sign on the west side of the EA drive.
04/13/2025: FOR FINAL APPROVAL:
Emergency Vehicles Only signs will need to be placed at the entrance to the
emergency access roadway along the east side on Lake Street and Prospect
Road. We will need to coordinate with PFA if bollards are being considered.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 4
05/08/2025: INFORMATION:
Thank you for providing the requested erosion control plans, report
and escrow calculation. All submitted erosion materials are accepted. You will
be notified via email with instructions to submit fees and escrow along with the
required forms. This email will also have instructions for requesting an initial
erosion control inspection when you are ready you start your project.
If the nature, scope, size or design of this projects deviates from the submitted
materials, updated Erosion Control Plans, Report and Escrow calculation may
be requested as well as a recalculation of Erosion Control and Stormwater inspection fees.
Noted, thank you.
Topic: Fees
Comment Number: 5
05/08/2025: Fees:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number
of lots, the total site disturbance, the estimated number of years the project will
be active. Basedon the proposed site construction associated with this project we are assuming
12 lots, 4.71 acres of disturbance, 1 year from demo through build out of
construction and an additional 2.00 years till full vegetative stabilization due to
seeding. Which results in an Erosion Control Fee estimate of $1,349.73 .
Please note that as the plans and any subsequent review modifications of the
above-mentioned valueschange the fees may need to be modified. I have provided a copy of the
spreadsheet used to arrive at these estimates for you to review. Please
respond to this comment with any changes to these assumed estimates and
why, so that we may have a final fee estimate ready for this project. The fee will
need to be provided at the time of erosion control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for this project. Based on the plans we identified 0 number
of porous pavers, 4 number of bioretention/level spreaders, 0 number of
extended detention basins, and 0 number of underground treatments, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $1,260.00 . Please
note that as theplans and any subsequent review modifications of the above-mentioned values
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change the fees may need to be modified. I have provided a copy of the
spreadsheet used to arrive at these estimates for
you to review. Please respond to this comment with any changes to
these assumed estimates and why, so that we may have a final fee estimate
ready for this project. The fee will need to be provided at the time of erosion control escrow.
Noted, thank you.
Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
05/27/2025: FOR FINAL APPROVAL:
Please address all redlines on the Utility Plans and Drainage Report and
provide comment responses.
Redlines have been addressed, and responses are provided on the redlined documents.
Comment Number: 2
05/27/2025: FOR FINAL APPROVAL:
The Arthur Ditch Company expressed a willingness to consider a direct
stormwater outfall connection at Prospect Road. Please reach out to Melissa
Buick for further coordination, melissahbuick@gmail.com, 970-686-7126.
Noted, thank you. We are coordinating with the Ditch company.
Comment Number: 3
05/27/2025: FOR FINAL APPROVAL:
Please review the stormwater criteria variance request process in Chapter 2,
Section 8.0 of the FCSCM. An informal submittal can be reviewed prior to
submitting the Alternative Compliance/Variance Application form.
I don’t believe a variance will be necessary as we are meeting the WQ standards w/the revised RG.
Comment Number: 4
05/30/2025: FOR FINAL APPROVAL:
Sub-basin OS2 is too large of a basin to not provide water quality. Please
redirect the majority of the runoff to a water quality facility.
Grading and rain garden revised to provide WQ treatment for the EA drive.
Comment Number: 5
05/30/2025: FOR FINAL APPROVAL:
Storage-based LID systems (rain gardens and sand filters) are required to be placed in
a drainage easement that is dedicated to the City of Fort Collins. FCSCM Chapter 7, Section 6.9
Easements added.
Department: Water-Wastewater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
05/27/2025: FOR FINAL APPROVAL:
A meeting to discuss the wastewater monitoring results has been scheduled for
6/18/25. We expect to provide final direction regarding the wastewater design
of this project at that meeting.
Noted, thank you.
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04/16/2025: FOR FINAL APPROVAL:
There are significant concerns about the capacity of the wastewater mains in
Lake Street and Prospect Road based on past video inspections and recent
visual inspections. Fort Collins Utilities is in the process of collecting flow data
near the project site. The flow data will be used to update a wastewater model,
and in turn determine if there is any additional capacity available or if
improvements need to be made. Fort Collins Utilities cannot serve this project
until this analysis has been completed.
Comment Number: 2
05/27/2025: FOR FINAL APPROVAL:
Please address all redlines on the Utility Plans and provide comment responses.
Redlines have been addressed, and responses are provided on the redlined documents.
Comment Number: 3
05/27/2025: FOR FINAL APPROVAL:
Has the 16-IN water main in Lake Street been potholed? If so, this was done
without notifying FC Water Utilities. There have been several main breaks on
this pipe where potholing has previously occurred. A protective coating must be
reapplied to the pipe where hydro-excavation has removed the original coating.
Potholing was completed and was fully coordinated with the City.
Comment Number: 4
05/27/2025: FOR FINAL APPROVAL:
Please review the water/wastewater criteria variance request process in
Section 1.05 of the W/WW Design Criteria Manual.
Noted, thank you
Comment Number: 5
05/27/2025: FOR FINAL APPROVAL:
Please contact Sam Perrine, 970-498-1145, samuel.perrine@usda.gov, to
coordinate the potential relocation of the fire hydrant at the southeast corner of the site.
Hydrant is to remain as-is.
Department: Light And Power
Contact: Daniel Paluzzi dpaluzzi@fcgov.com
Topic: General
Comment Number: 5
04/11/2025: FOR FINAL APPROVAL - UPDATED:
Meter location(s) will need to be coordinated with Light and Power. Please
show proposed meter location on the utility plan. Reference Section 8 of our
Electric Service Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Meter locations are shown on the plans.
Comment Number: 6
04/11/2025: INFORMATION:
All utility easements and required permits (crossing agreements, flood plain, etc.) needed
for the development will need to be obtained and paid for by the developer. Light & Power
will need AutoCAD files of the site plan, utility plans, and landscape drawings once plans are approved.
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Noted, thank you.
Comment Number: 7
04/11/2025: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Noted, thank you.
Comment Number: 8
04/11/2025: INFORMATION:
Please document the size of the electrical service(s) that feeds the existing
property prior to demolition of the building to receive capacity fee credits.
Noted, thank you.
Comment Number: 9
04/11/2025: INFORMATION:
If you are planning to place any streetlights in the private drives or in the
courtyard, the streetlights are considered private and will need to be privately
metered. Please show all private streetlights on the utility plans.
Noted, thank you.
Comment Number: 12
05/27/2025: FOR FINAL APPROVAL:
As we placed the transformer on the east side of the building, please provide
the easement required for our transformers around it. Please extend the 40ft
utility easement into the pocket that we placed the transformer in to include the transformer.
Easement revised to include transformer.
Comment Number: 13
05/27/2025: INFORMATION:
Thank you for continuing to work with me on the transformer locations on the utility plans.
Please show the most up to date changes to the utility plans on your next submittal.
Noted, thank you.
Comment Number: 14
05/28/2025: FOR FINAL APPROVAL:
Please see markups on page 22 of the utility plan. Please add a utility
easement around the relocated electric infrastructure on Lake St.
Easement added to include street light, vaults will be in ROW.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
05/28/2025: FOR FINAL APPROVAL- Updated:
Please replace chanticleer pear with another ornamental such as Japanese
tree lilac, chokecherry, or a variety of crabapple.
Please make a few adjustments to the planting schedule: include species
diversity table; reduce the number of Princeton sentry ginkgos, and American
plums since they are at the maximum diversity percentage; replace chanticleer
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pear with another ornamental such as Japanese tree lilac, chokecherry, or a variety of crabapple.
Refer to sheet LP-002 for diversity percentage. Our total tree count is 52 trees which allows us to fall into the maximum of 25%
diversity requirement for species. Pear tree has been replaced with Japanese Tree Lilac.
Comment Number: 5
05/28/2025: FOR FINAL APPROVAL:
According to LUC 5.10.1, "Canopy shade trees must constitute at least fifty
percent (50%) of all tree plantings".
Shade canopy trees account for 50% of all trees proposed on site now.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 2
05/27/2025: FOR FINAL APPROVAL-UNRESOLVED:
This has not been addressed. Please see the previous comment. All
Benchmark Statements on all sheets must match.
Vertical Datum format revised.
04/15/2025: FOR FINAL APPROVAL:
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’.
Topic: Plat
Comment Number: 1
05/27/2025: FOR FINAL APPROVAL:
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
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Redlines have been addressed, and responses are provided on the redlined documents.
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 1
05/27/2025: INFORMATION - UPDATED:
Thank you for providing additional information on how the artificial turf area
would be used. While the use of artificial turf in this instance would meet the
definition of function artificial turf under Colorado Revised Statutes 37-99-103, it
is not allowed under the City's land use code and cannot be supported.
Noted, thank you.
04/15/2025: INFORMATION:
Thank you for providing additional information and comment responses from
SPAR240003. The site plan as it's currently shown does not meet the City's
standard for using artificial turf. Land Use Code [Article 5.10.1 (D)(2) does not
allow the installation of artificial turf as part of a new development project or
redevelopment project. The organic or hardscape alternatives mentioned in
your comment response would be allowed. Please reach out to Environmental
Planning if you have any additional questions as the design progresses.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
05/20/2025: FOR APPROVAL:
The PIP base map does not include visualization of the moderate zone that was
added this round to the table. Please update the map to include the moderate water use zone.
Hydrozone plan has been updated with current planting design.
Comment Number: 2
05/20/2025: FOR APPROVAL:
The landscape plan currently only shows where trees are. Please update your
landscape plan to call out all plant species. It is not possible to verify if a
hydrozone is correct if we can't see what is planted there. Trees should be
assumed to be in the moderate hydrozone.
Shrubs have been added and labeled to landscape sheets. Tree water usage is also up to date. Refer to Hydrozone plan for
moderate area vs low water area. Low water trees are in the low water area and moderate water trees are grouped in the moderate
water area.