HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 03/28/2025
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
March 28, 2025
Mark Pedersen
Pedersen Properties, LLLP
4455 S College Ave
Fort Collins, CO 80525
RE: Pedersen Toyota Filing One, MJA250001, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Pedersen Toyota Filing One. 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
03/07/2025: 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!
o Applicant Response: Thank you again for your assistance in moving us forward
throughout this process. We will make sure to include Marissa in all communications
moving forward with City Staff and will reach out to Marissa with any questions as they
arise throughout the permitting process.
Comment Number: 2
03/07/2025: 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
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Microsoft Word format. Please use this letter to insert responses to each
comment for your submittal, using a different font color. Please use the markups
to insert responses to each comment on plans. Please do not flatten markup responses.
Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
o Applicant Response: Thank you for your detailed instructions we will provide specific
detailed responses to each question in this comment letter using different font color for
clarity and will address all plan markups directly on the plans without flattening the markup
responses. For comments that are questions or require actions, we will also provide
thorough answers or actions taken, referencing specific project plans, pages, reports, or
providing explanations as necessary.
Comment Number: 3
03/07/2025: 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.
o Applicant Response: Thank you for the detailed instructions we will use the file naming
standards link provided and will make sure all file names have corresponding numbers,
followed by the file type prefix, project information, and round number before we submit
our second-round review package.
Comment Number: 4
03/07/2025: 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-byAut-oCAD.html
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o Applicant Response: Thank you for the detailed instructions. We will make sure all plans
are optimized and flattened in PDF format to reduce file size and remove unnecessary
layers and SHX attributes.
Comment Number: 5
03/07/2025: 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.
o Applicant Response: Understood, our plan is to submit it on Wednesday April 16th before
noon to minimize any delays in the review process. However, we understand that if
submittal is made after noon on Wednesday the submittal package will not be routed for
review until the following week.
Comment Number: 6
03/07/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
o Applicant Response: Understood, we plan on submitting and moving the review process
forward well before the 180-day period to avoid expiration of the project.
Comment Number: 7
03/07/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
o Applicant Response: We understand that if additional review of the project submittal
package is required by the city after the third round of review an additional $3,000 fee will
need to be provided to the city to move the project forward.
Comment Number: 8
03/07/2025: NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the appropriate time.
o Applicant Response: Thank you for this clarifying comment. The Development Review
sign posting has been coordinated with the city and is currently posted on site. We will not
remove the Development Review signposting throughout the permitting process and will
coordinate with Marissa at the appropriate time to have the city remove the sign from the
property.
Comment Number: 9
03/07/2025: FOR FINAL PLAN – PLAT:
Could you please update the City signature blocks on the Plat and Planning
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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.
o Applicant Response: Thank you for the comment. We have updated the City Signature
Blocks on the Plat and Planning Set to address this need as part of this second-round
review submittal package.
Comment Number: 10
03/07/2025: 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.
o Applicant Response: Understood, we have addressed all for hearing comments as part
of this second-round review package. If there are additional “for hearing” comments
required that have been missed, we will make sure these are addressed and completed
before hearings are coordinated and scheduled.
Comment Number: 11
03/07/2025: INFORMATION:
If the Major Amendment is approved at hearing, please apply for Final
Development Plan within three years of the date of approval to avoid the
expiration of the MJA Approval.
o Applicant Response: It is understood that we have three years from the date of approval
at the hearing for the MJA to apply for the Final Development Plan. We plan on driving
forward with our Final Development Plan submittal as soon as possible if approved for the
MJA at the hearing. As part of our round two submittal package, we have addressed as
many “For Final Plan” comments as possible to help expedite that Final Development Plan
review once we get to that phase in the permitting process.
Comment Number: 12
03/07/2025: 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).
o Applicant Response: Thanks for the clarification. We understand this requirement and
will be happy to assist as needed in the notification process of the surrounding neighbors
within 800 feet of the property as requested by the City.
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Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
Topic: General
Comment Number: 1
03/25/2025: FOR HEARING:
I would like to see some delineation of vehicle display areas and pedestrian
areas along the college frontage. This would include notes on the number of
proposed spaces for cars and that cars shall not be parked on other portions of
the plaza area or in landscaping areas.
o Applicant Response: We have updated our site plan set to clearly show and state in the
development requirement comments that the maximum number of vehicles to be located
within the vehicle display areas adjacent to the building along college and as well as on the
south side of the building will be 11 total vehicles (9 in one area, 2 in another) and added
the concrete staging area to the legend. This area has also been clearly defined in the site
plan to mitigate against any vehicle parking encroaching on the landscaping areas while
also maintaining a minimum five-foot pedestrian walking path between the building and the
display vehicles as requested. Note 4 has also been added for further clarification.
Comment Number: 2
03/25/2025: FOR HEARING:
Bike parking should be conveniently located for use by both customers and
employees. Also please provide design details of the proposed rack. In
addition to the bike parking on the west side of the building please include a
location for bike parking that is accessible and convenient for visitors.
o Applicant Response: We have updated our site plan to include bicycle parking near the
customer entrance on the southeast side of the building to provide more accessible and
convenient bicycle parking for visitors. Additional design details have also been provided
for the proposed rack in this updated plan set provided for second round review.
Comment Number: 3
03/25/2025: FOR HEARING:
In reviewing the lighting plans it looks like there may need to be some
adjustments in the lumen budget calculations. I also don't see any fixtures on the
front of the building. I want to make sure it is understood all exterior lighting will
need to be included.
Please review the requirement for the sales lot bonus and diagram the areas
eligible for the bonus.
o Applicant Response: Lighting has been added at the front of the building, both down
lights in the building soffit and a few 8’ pedestrian scaled poles to light up this area . All this
lighting is included in the lumen budget calculation. To differentiate the sales lot bonus
zone from the rest of the lot, that area has been shown in red on sheet ES103. The non-
sales lot area has been shown as blue.
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Comment Number: 4
03/25/2025: FOR HEARING:
Please provide container sizes for stash and recycling as part of the enclosure plans.
o Applicant Response: There will be a 6 cubic yard trash bin and a 6 cubic yard recycling
bin in the enclosure. These sizes are shown on the plans. See Architectual Plan Set Sheet
A510.
Comment Number: 5
03/28/2025: FOR FINAL PLAN:
The water adequacy form will need to be filled out and submitted prior to
recording of the project.
o Applicant Response: We have filled out and executed the Water Adequacy
Determination Application form and provided required submittal materials including an
overall map of the development area to be served and water demand details for the project
to the City for review. Our project will be served by Fort Collins Utilites. If any additional
information is needed from us in review of this package, we will address it accordingly
before Final Development Plans are submitted for approval of this project.
Comment Number: 6
03/28/2025: FOR HEARING:
Is there any fencing proposed in the new plans? If so, we will need to see design
details for any fencing.
o Applicant Response: There is no fencing being proposed.
Department: Engineering Development Review
Contact: Dave Betley dbetley@fcgov.com 970-221-6573
Topic: General
Comment Number: 1
03/07/2025: FOR HEARING:
In reviewing the plans, it appears that the full portion of the handicapped ramps
along Kensington Drive. The applicant will need to at least dedicate easements
to cover the remainder of the ramps outside of the right of way.
o Applicant Response: The accessible ramps have been revised to be fully in the right -of-
way. No additional easements will be needed.
Comment Number: 2
03/10/2025: FOR FINAL PLAN:
Please include spot elevations and slopes for the handicapped ramps for
inspection purposes.
o Applicant Response: Detailed grading sheets have been added to the plans and spot
elevations have been added for all ramps in the utility plans.
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Comment Number: 3
03/10/2025: FOR FINAL PLAN:
In looking at the plat, the easement along College Avenue is listed as being
dedicated as eight feet wide. Proportionally I believe it is supposed to be
fifteen feet? Please check and correct.
o Applicant Response: This is being shown on the plat and on the plans as 15’. The plat
has been updated to reflect the plans.
Comment Number: 4
03/25/2025: FOR FINAL PLAN:
Please review the locations of the Pedestrian buttons at the corner of College
and Kensington. The applicant will need to take a look at direction pedestrian
ramps along Kensington and at the corner of College and Kensington.
o Applicant Response: A pedestrian button has been added where indicated on the
marked-up plans. The ramp has been revised to reflect the configuration on the marked -
plans, and the sidewalk has been expanded where indicated. There is a pedestrian refuge
of 6’ near the push button.
Comment Number: 5
03/25/2025: INFORMATION:
A Development Agreement is needed for this project.
o Applicant Response: Noted. There is an existing development agreement in place on site,
and we are currently in the process of completing the Information for Development
Agreement Form provided by the City with the property owner to provide needed
information to the City. We should have this to you shortly. Once this form is submitted it is
our understanding that the City should be able to draft the new development agreement
required for this project and send a draft development agreement for Pedersen’s review.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
03/14/2025: NO HISTORIC REVIEW REQUIRED:
This proposal does not require historic review because there are no designated
historic resources, or resources that are at least 50 years old and would require
evaluation, on the development site or within 200 feet of the development site.
o Applicant Response: Noted. Thank you for confirming.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
03/24/2025: FOR HEARING:
The Transportation Impact Study has been received and is under review.
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Overall, the general conclusions are accepted but we would like an evaluation of
the bike and pedestrian level of service to be added to the study. We will
coordinate with your Traffic Engineer or this.
o Applicant Response: The TIS has been updated to include an evaluation of the bike and
pedestrian level of service. This has been sent directly to Steve and also included with this
submittal.
Comment Number: 2
03/24/2025: INFORMATION:
We will need to work with you on the proposed design for the new ramp to be
installed at the corner of College and Kensington. Since this is being removed,
it will need to be fully ADA compliant which will include the appropriate ramp,
landing and signal equipment (pedestrian push button.) We will need to
coordinate this for final plan.
o Applicant Response: The design plans have been updated to provide a fully compliant
ADA ped ramp, with a new pedestrian push button pole. This pole has a flat adjacent
landing and is showing connecting to the pole from the north by the City. Please confirm
the design and let us know if anything needs to be updated. Per previous discussions, we
are showing the City to install this pole.
Comment Number: 3
03/24/2025: INFORMATION:
Could you provide any coordinated responses received from CDOT regarding
acceptance of the plans, right of way, and compliance with the Access Control Plan?
o Applicant Response: We have coordination from Allyson at CDOT regarding the TIS,
which Steve was copied on. CDOT’s comment was “CDOT is going to redact the SB right
deceleration lane requirement comment. Internally, I had a discussion and was made
aware of the Fort Collins Midtown Plan to reduce the number of deceleration lanes in this
section. CDOT's Traffic Engineer is in support of this plan. The Access Permit is still
required to account for the increase in traffic.” Based on coordination with Steve, it was
determined that the City will be the signing authority on th e Access Permit. We have
provided Steve with a completed Access Permit for the City’s review, signature, and
submittal to CDOT.
Department: Stormwater Engineering – Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Fees
Comment Number: 1
03/26/2025: INFORMATION:
Stormwater Inspection fees will be assessed based on disturbed area and
amount of water quality inspections required, fee will be determined at Final.
o Applicant Response: Noted. We understand that the stormwater fees will be determined
with final plans.
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Topic: General
Comment Number: 2
03/26/2025: FOR FINAL PLAN:
Please provide Erosion Control Report and security estimate calculations.
o Applicant Response: An Erosion Control Report and security estimate calculations have
been added to this submittal. We understand this is for final plans, but went ahead and
included them in case you wanted to review now.
Comment Number: 3
03/26/2025: FOR FINAL PLAN:
Please address provided redlines on Erosion Control Plans.
o Applicant Response: The Erosion Control Plan redlines have been addressed and
comment responses are included on the marked-up PDF with this submittal.
Department: Stormwater Engineering – Water Utilities
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
03/25/2025: FOR HEARING:
Please add a note on the storm sewer plan & profiles that all storm sewer is
private.
o Applicant Response: Note 3 has been added - “All storm sewer is private” on C5.0 and
C5.1 which show the storm sewer profiles.
Comment Number: 2
03/25/2025: FOR HEARING:
Storm sewer 03 crosses a sewer and two water mains at the downstream end.
Please show all these crossings on the storm sewer profiles and ensure
separations distances are being met. Also, not sure why this last section is
RCP, but the City would want this section to be HP Storm over the wet utilities.
o Applicant Response: The two water mains and one sanitary sewer crossing have been
added to the profiles. 1.5 feet of clearance minimum is shown in the profiles. The
connecting storm pipe has been revised from RCP to HP.
Comment Number: 3
03/25/2025: FOR FINAL PLAN:
Please show HGLs on the storm sewer profiles.
o Applicant Response: The 2-year and 100-year HGLs have been added to the storm
profiles.
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Comment Number: 4
03/25/2025: FOR FINAL PLAN:
All details are needed for the Stormtech systems including weir, manifold,
inspection ports, etc. at final plan review.
o Applicant Response: Noted that this is for the final plan, also added a detail on Sheet
C6.2 for the storm tech chambers.
Comment Number: 5
03/25/2025: FOR FINAL PLAN:
Please add a WQ summary table on the Drainage Plan showing the volume
required and volume provided within the Stormtech system.
o Applicant Response: The water quality summary table from the drainage report has been
added to the Drainage plan sheets and shows the required and provided detention
volumes. (C8.0 on the right side)
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
03/25/2025: FOR HEARING:
The proposed fire hydrant lateral cannot have bends in the line. The fire hydrant
service needs to be straight, and 90 degrees form the main. Also, the City will
want the hydrant to be close to the ROW and have minimal lateral length.
Please revise.
o Applicant Response: The fire hydrant lateral has been revised to remove the bend and
move the hydrant closer to the ROW. It is now 30’ from the ROW line.
Comment Number: 2
03/25/2025: FOR HEARING:
The irrigation water service needs to have its own tap from the main and be
separate from any domestic service. Please revise.
o Applicant Response: The irrigation service has been revised to have its own tap and is
shown on the utility plan sheet up to the meter. It’s shown as a 1.5” tap for irrigation meter.
Comment Number: 3
03/25/2025: FOR HEARING:
There is a note pointing to the existing 6-inch fire service stating the "proposed
water meter to be internal to the building". The fire service would not have a
meter, so not sure what this note is for. Please revise. Also, please label as
existing 6-inch fire service.
o Applicant Response: Call out has been revised to point to the correct service line. The
fire service line has been labelled as “Ex. 6” fire service line”.
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Comment Number: 4
03/25/2025: FOR HEARING:
The existing sewer service needs to be abandoned at the main if not be utilized
with this development.
o Applicant Response: The sewer service is utilized for this site; the line has been called
out as existing for clarity.
Comment Number: 5
03/25/2025: FOR HEARING:
The irrigation line, curb stop, and meter pit needs to have its proposed location
be shown on the utility plan and cannot wait until construction to determine.
o Applicant Response: The new irrigation line connection and meter pit location have been
added on the utility plan.
Comment Number: 6
03/25/2025: FOR FINAL PLAN:
The irrigation service needs to be sized according to the demand. Please
provide calculations showing the appropriate size.
o Applicant Response: The irrigation meter size has been updated to the demand and the
civil plans.
Comment Number: 7
03/25/2025: FOR HEARING:
There are proposed trees too close to the existing 1.5 -inch water service and
6inch fire service. -Please provide 6-10 feet of separation.
o Applicant Response: Trees have been moved to be 6’-10' away from the domestic 1.5-
inch water service line and the 6-inch existing fire service line. They have also been
coordinated with the irrigation line.
Comment Number: 8
03/25/2025: FOR HEARING:
The City recommends the sewer service not cross under the trash enclosure.
o Applicant Response: Sewer routing has been revised to go around the trash enclosure.
Department: Light And Power
Contact: Daniel Paluzzi dpaluzzi@fcgov.com
Topic: General
Comment Number: 1
03/18/2025: INFORMATION:
The current electrical feed to the transformer that feeds the site will need to be
relocated around the building as shown on the utility plan. Any system
relocations or modifications are at the expense of the developer. For the
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transformer, once we know the power requirements, we can determine if the
size of the existing transformer is adequate or if it needs to be upsized.
o Applicant Response: The electrical engineer for this project is beginning contact with Fort
Collins Utilities regarding electrical design. The transformer will likely need to be upsized,
but the location has been shown on the site plan .
Comment Number: 2
03/18/2025: INFORMATION:
Any existing and/or 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-.
o Applicant Response: Understood and the project will comply with this as all existing and
proposed Light and Power electric facilities on site will be located within utility easements
or the public ROW.
Comment Number: 3
03/18/2025: FOR HEARING:
Three phase transformer pad dimensions for 75-1000KVA are 84 inches by 73
inches and the 1500-2500KVA dimensions are 107 inches by 88 inches.
Please show an accurate sizing of the transformer in your utility plans, and
obtain a utility easement that extends 2 feet past all sides of the transformer.
o Applicant Response: We are in the early stages of design for the electrical service;
however, we are assuming the largest size transformer for the project. It has been shown
as 15002500KVA and sized accurately on the site plan.
Comment Number: 4
03/18/2025: FOR HEARING:
We will need a 6ft wide utility easement for the relocated electric line from the
transformer through the parking lot out to the 8ft utility easement that is
dedicated on the plat. Please obtain the easement and show it on the utility plans.
o Applicant Response: A 6’ utility easement has been added around the relocated electric
line and terminates at the proposed utility easement along the east side of the site.
Comment Number: 5
03/18/2025: 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-investmen
t-development-fees
I know this link did not work for you the last time so hopefully this one works. Try
to copy and paste it into your search bar if clicking on the link results in an error
again.
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o Applicant Response: Thank you for this information. The link provided still didn't work as
provided but we were able to navigate to it and have provided the link here: Development
Fees - City of Fort Collins We will contact you with questions.
Comment Number: 7
03/18/2025: INFORMATION:
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
o Applicant Response: We are now showing the proposed meter location on the utility
plan.
Comment Number: 8
03/18/2025: INFORMATION:
A commercial service information form (C1 form) and a one-line- diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations
o Applicant Response: Our electrical engineer is beginning this process and plans to
submit this to your office soon.
Comment Number: 9
03/18/2025: INFORMATION:
The service to the building will be considered a commercial service; therefore,
the applicant is responsible for installing the secondary service from the
transformer, or first point of connection to the meter(s) and will be owned and
maintained by the individual unit owner.
Three phase transformers are limited to a maximum of 12 runs of secondary,
not to exceed a wire size of 500KCMIL.
o Applicant Response: Thank you for this information. We understand as the applicant we
will be responsible for installing the secondary service from the transformer, or first point of
connection to the meter(s) and that this secondary service will be owned and maintained
by the property owner. The primary connection is within an easement.
Comment Number: 10
03/26/2025: INFORMATION:
Please see markups in bluebeam session on page 7 of the utility plans for the
new proposed routing of the relocated electric lines.
o Applicant Response: Thank you for this information. Our electrical engineer is beginning
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work, and we plan to submit it to your office soon to begin the electrical service design
process. The utility plans have also been updated to show this routing.
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 1
03/25/2025: INFORMATION:
Thank you for submitting the Phase 1 ESA. Since this report did not identify any
environmental concerns, no follow-up studies are needed at this time. If any
hazardous materials, underground storage tanks, spills, or other environmental
conditions are discovered during construction please coordinate with the City
and appropriate state agencies regarding remediation.
o Applicant Response: Thank you for the information. If any hazardous materials,
underground storage tanks, spills or other environmental conditions are discovered during
construction of this project we will make sure to coordinate with the City and appropriate
state agencies right away to address the appropriate remediation required.
Comment Number: 2
03/25/2025: FOR FINAL PLAN:
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.
o Applicant Response: Perimeter landscape beds have been updated from rock mulch to
double shredded hardwood mulch. Organic mulch now accounts for approximately 69% of
landscape beds.
Comment Number: 3
03/25/2025: FOR FINAL PLAN:
Land Use Code Article 5.10.1(H)(3) requires that existing and proposed trees
be on a separate irrigation zone from the landscape beds. Low water use
landscape will require significantly less water than large trees. Supplemental
irrigation is needed after establishment to keep the trees alive and healthy.
Please include this in the PIP.
o Applicant Response: Existing and proposed trees have been placed on a separate
irrigation zone from the landscape beds.
Comment Number: 4
03/25/2025: FOR FINAL PLAN:
see Environmental Planning redlines on landscape plan.
o Applicant Response: Thank you, all redline comments have been addressed. The
Perimeter plant beds have been updated to have hardwood mulch instead of rock mulch to
meet the 50% minimum organic mulch material. Organic mulch material makes up roughly
69% of the total mulch material. Hatches on the hydrozone document have also been
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updated in the legend to correspond with the correct items. And all text over text
comments have been addressed.
Comment Number: 5
03/27/2025: INFORMATION:
Irrigated turf grass with a low water use requirement, like the dog tuff hybrid
bermudagrass, is not subject to the non-function turf requirements in LUC
5.10.1(D)(2)(c). It would be allowed as it's currently shown on the plans.
Understand that changing this to a moderate or high water use turf type would
not be allowed.
Environmental Planning encourages the use of native grasses whenever
possible to add habitat and foraging potential for native pollinators. This is often
lacking in Midtown commercial areas. Since much of the proposed turf won't
receive any foot traffic, consider substituting some bermudagrass for native
grasses. Please review the native grass resources on the City's Environmental
Planning website to see if this is appropriate for your site's program.
https://www.fcgov.com/developmentreview/environmental-planning-resources
o Applicant Response: Noted. Dog tuff hybrid bermudagrass to remain due to site area
constraints and direct visual from roadways.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
03/25/2025: FOR FINAL PLAN:
Please include tree mitigation totals and indicate on the plant schedule what
trees are mitigation trees.
o Applicant Response: Trees that are included for tree mitigation and the number of
existing trees to remain have been added to the landscape planting schedule.
Comment Number: 2
03/25/2025: FOR FINAL PLAN:
Valley Forge and Frontier Elm both has issues with European elm scale in Fort
Collins and this tends to leave a black sooty covering on whatever is below
them including cars. Accolade, Greenstone, or choice city elms a preferred
cultivars that does not have this problem.
o Applicant Response: Valley Forge and Frontier Elm have been swapped for Greenstone
Elm and Accolade Elm, respectively.
Comment Number: 3
03/25/2025: FOR FINAL PLAN:
Golden rain tree is a great plant but is often not available in large quantities and
is small in stature so will not meet the parking lot shade tree requirement.
Please specify another tree such as espresso Kentucky coffee tree (Seedless)
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or Chinkapin oak. The other tree selections should work well in this space.
o Applicant Response: Golden rain tree has been swapped for Espresso Kentucky Coffee
Tree.
Comment Number: 4
03/25/2025: INFORMATION:
Paul's Scarlet hawthorn has significant disease issues. Winter kind hawthorn
tends to do better in our climate.
o Applicant Response: Paul’s Scarlet Hawthorn has been swapped out for Winter King
Hawthorn.
Comment Number: 4
03/25/2025: FOR FINAL PLAN:
See redline for utility conflict.
o Applicant Response: Tree has been shifted to be 6’ away from water utility line.
Comment Number: 5
03/25/2025: INFORMATION:
Hotwings maple can be hard to prune high enough to allow cars to pass below
it. For high traffic spaces I would recommend a slightly larger ornamental tree
like Japanese lilac, spring snow crabapple, or golden rain tree.
o Applicant Response: Hot Wings Maple has been swapped out for Japanese Tree Lilac.
Comment Number: 6
03/25/2025: FOR FINAL PLAN:
Please adjust planting diagram to say that all foreign material needs to be
removed from the root ball.
o Applicant Response: Note has been added to all planting diagrams on sheet L2.0.
Comment Number: 7
03/25/2025: FOR FINAL PLAN:
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.
o Applicant Response: All significant trees on site are labeled with species, size and
condition on the tree mitigation plan. The tree mitigation plan also includes all existing
trees on site that will either be removed, transplanted or protected. Existing trees that are
being protected are shown on the landscape and irrigation plan.
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Comment Number: 8
03/25/2025: FOR FINAL PLAN:
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.
o Applicant Response: A mulch ring has been added to trees within cobble.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
03/25/2025: INFORMATION:
Both Park Planning & Development and Parks Operations and Management
departments comments will be provided by Missy Nelson | mnelson@fcgov.com
| 970.416.8077
o Applicant Response: Thank you for this contact information. We will make sure to reach
out to Missy Nelson though our development review coordinator Marissa Pomerleau if and
when warranted.
Comment Number: 2
03/25/2025: FOR FINAL PLAN:
Please add to landscape plan general notes:
"The Developer, or its successor(s) in interest, shall be responsible for the
ongoing irrigation and maintenance of the landscaping located within the public
Right-of--way along the portion- of S Mason St and S College Ave that abuts the
Property as shown on the Final Development Plan Documents. This obligation
may be assigned to a homeowner's association duly constituted pursuant to
Colorado state law, however, should such homeowner's association be
dissolved, the obligation shall become that of the Developer or its successor(s)
in interest.
o Applicant Response: Note added to page L2.0 under General Landscape Notes number
14.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
03/21/2025: 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.
Please add a note to the site plan indicating the EAE will support 80,000 lbs.
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o Applicant Response: A note has been added on the site plan that the emergency access
lane will be able to support 80,000 lbs.
Comment Number: 2
03/21/2025: 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 fire lane signage details and locations to the civil plans.
o Applicant Response: Fire access road signs are called out on the Site Paving and
Striping Plan, and the Fire Access Road Signs detail is included in the Civil Details sheets.
Comment Number: 3
03/21/2025: 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.
A maintenance plan would need to be created requiring the trees be trimmed
up to provide adequate clearance or different species of trees should be placed
in the areas of the EAE.
o Applicant Response: A note has been added to the landscape plan as note 7 on sheet
L1.0 to address this requirement that the landowner must maintain all tree canopies near
the fire lanes to ensure adequate 14’ height clearance is provided at all times.
Comment Number: 4
03/24/2025: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
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a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze
or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
Note 17 on the site plan shows 6-inch numerals. Please correct to show 8-inch numerals.
o Applicant Response: The note has been revised from 6-inch to 8-inch.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
03/17/2025: 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 early 2026.
· 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:
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• 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.
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.
o Applicant Response: Thank you for your comment. Once we receive approval from the
City to move forward with building permits, we will be sure to schedule a pre-submittal
meeting with Building Services to understand all requirements including all adopted codes
currently in place before moving forward with submittal of building permit applications for
this project.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Building Elevations
Comment Number: 8
03/25/2025: FOR FINAL PLAN:
There are sheet numbering issues. See markups.
o Applicant Response: The colored elevations will be renumbered to be A200a. The black
and white elevations will remain A200.
Topic: Construction Drawings
Comment Number: 9
03/25/2025: FOR FINAL PLAN:
Please revise the sub-title to match the Subdivision Plat. See markups.
21
o Applicant Response: Subtitle has been updated on both the site plan and the utility
plans.
Comment Number: 10
03/25/2025: FOR FINAL PLAN:
Please change the legal description to match the subtitle, or remove it -
completely. This will be a duplication of the subtitle-.
o Applicant Response: The legal description has been removed, and the subtitle has been
updated per comment.
Comment Number: 11
03/25/2025: FOR FINAL PLAN:
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-’.
o Applicant Response: The benchmark has been updated throughout the plans.
Topic: Landscape Plans
Comment Number: 7
03/25/2025: FOR FINAL PLAN:
There are text over text issues. See markups.
o Applicant Response: Noted. Text has been updated so there is no overlapping.
Topic: Plat
Comment Number: 1
03/25/2025: 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
22
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
o Applicant Response: All responses to redline comments have been addressed in the
Technical Services redline markup document as “KH Survey” response comments
highlighted in blue to the redline comment requests made by the City. The Technical
Services Markup with KH Survey response comments has been provided in our application
resubmittal package for Round 2 review found in the 3_PLAT_RESPONSE_Pedersen
Toyota_MJA_Rd.1.pdf.
Topic: Site Plan
Comment Number: 2
03/25/2025: FOR FINAL PLAN:
Please revise the sub-title to match the Subdivision Plat. See markups.
o Applicant Response: The subtitle has been updated to match the Subdivision Plat as
indicated on the marked-up plans.
Comment Number: 3
03/25/2025: FOR FINAL PLAN:
Please change the legal description to match the sub -title, or remove it
completely. This will be a duplication of the subtitle-.
o Applicant Response: The legal description has been removed.
Comment Number: 4
03/25/2025: FOR FINAL PLAN:
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’.
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o Applicant Response: The Benchmark Statement has been revised to match the format
provided.
Comment Number: 5
03/25/2025: FOR FINAL PLAN:
There are sheet numbering issues. See markups.
o Applicant Response: Sheet numbering has been updated for the architectural sheets.
Comment Number: 6
03/25/2025: FOR FINAL PLAN:
There are sheet missing from the sheet index. See markups.
o Applicant Response: Noted, the missing sheets have been added.
Department: Outside Agencies
Contact: Cheryl Smith, Larimer County Assessor's Office
Topic: General
Comment Number: 2
03/25/2025: INFORMATION:
Everything looks good on our end!
o Applicant Response: Thank you for your review.
Contact: Danielle Reimanis, Larimer County Development Department
Topic: General
Comment Number: 3
03/25/2025: INFORMATION:
Larimer County Planning does not have any comments on this Major
Amendment.
o Applicant Response: thank you for your review.
Contact: Donna George, Xcel Energy
Topic: General
Comment Number: 1
03/20/2025: INFORMATION:
See comment letter.
o Applicant Response: The Mechanical Engineer for the project will begin initial contact
with Xcel Energy regarding gas service to this project.
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Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
03/24/2025: FOR HEARING:
Please update and resubmit a hydrozone chart that reflects shrub and tree beds
being in the moderate water use hydrozone.
o Applicant Response: Hydrozone chart has been updated to reflect that trees and shrubs
are within moderate water use.
Comment Number 2:
03/24/2025: INFORMATION:
Final irrigation plans are due at building permit application, but we encourage
you to submit them earlier in case changes need to be made. Detailed irrigation
submittal requirements can be found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt
al-reqs.pdf?1649260267
o Applicant Response: Noted, the irrigation plans will be provided prior to building permit.