HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/08/2025
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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
August 08, 2025
RE: Prospect Ridge Mixed Use – Lot 4, PDP250003, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Prospect Ridge Mixed Use – Lot 4. 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
08/05/2025: 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!
Civil Response: Great, thank you Brandy!
Comment Number: 2
08/05/2025: 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.
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
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will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Civil Response: Noted, thank you.
Comment Number: 3
08/05/2025: 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.
Civil Response: Noted, thank you.
Comment Number: 4
08/05/2025: 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
Civil Response: Noted, thank you.
Comment Number: 5
08/05/2025: 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.
Civil Response: Noted, thank you.
Comment Number: 6
08/05/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Civil Response: Noted, thank you.
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Comment Number: 7
08/05/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Civil Response: Noted, thank you.
Comment Number: 8
08/05/2025: 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.
Civil Response: Noted, thank you.
Comment Number: 9
08/05/2025: FOR RECORDING – PLAN SET:
Could you please update the City signature block on Planning Set? Instead of
using "this _______ day of ______, 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.
Civil Response: City signature blocks updated and space added for digital signature.
Comment Number: 10
08/05/2025: FOR RECORDING – PLAN SET:
For the City signature block on Planning Set, please update the Signature Line,
from "Director" to “CDNS Director or Designee”. You can also spell out CDNS
as Community Development and Neighborhood Services if you prefer.
Civil Response: City signature block updated.
Comment Number: 11
08/05/2025: 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.
Civil Response: Noted, thank you.
Comment Number: 12
08/05/2025: FOR HEARING:
The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer at a public
hearing. For the hearing, we will formally notify surrounding property owners
within 800 feet (excluding public right-of-way and publicly owned open space). As your
Development Review Coordinator, I will assist with preparing the mailing and coordinating the
hearing date with your team.
Civil Response: Noted, thank you.
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Comment Number: 13
08/05/2025: INFORMATION:
If the Project Development Plan is approved at hearing, please apply for Final
Development Plan within three years of the date of approval to avoid the
expiration of the PDP Approval.
Civil Response: Noted, thank you.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 1
08/05/2025: FOR HEARING:
Regarding build-to line requirements for mixed-use buildings, per Section 3,
mixed-use buildings are limited to a 15-foot maximum setback. To exceed this,
the setback area must include a patio or plaza with landscaping, low walls,
fencing, railings, tree canopy, or similar pedestrian-oriented site improvements
for comfort and visual continuity.
Landscape/Civil Response: Additional patio space was added along the eastern edge of the
building. This area consists of both covered and uncovered patio space. An ornamental tree has
been added to soften that edge as well.
Comment Number: 2
08/05/2025: FOR HEARING:
Regarding interior parking lot landscaping requirements, relocate bike parking
spaces to a position parallel or perpendicular to the building.
Civil Response: Bike parking has been relocated outside of the parking island and closer to the
building.
Comment Number: 3
08/05/2025: FOR HEARING:
Regarding the street edge along Prospect Ridge Rd, add an extra row of trees
to enhance the residential character and soften the edge of the residential
portion of the building.
Landscape Response: 3 ornamental trees have been added to soften the edge. Additionally, shrubs
will be shown in the final plans.
Comment Number: 4
08/05/2025: FOR HEARING:
The development plan must maximize resident privacy per LUC Sec 5.15.
Given the expected high vehicular and pedestrian traffic due to a nearby
proposed fuel station and car wash, consider enhancing balcony privacy
through opaque railings or further recessing balconies into the building facade
to integrate with living spaces.
Architecture Response: A low masonry wall is provided at grade to help provide privacy
for residential patios at grade. Balconies are recessed from front façade to enhance privacy.
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Comment Number: 5
08/05/2025: FOR HEARING:
Clearly label all material types on the building and accessory structures to
ensure compliance with material standards. Please also add specifications to
bike parking racks and any other hard-scape material.
Architecture Response: All materials are tagged and are referenced in the material legend.
Landscape Response: Bike parking racks have been included within the Landscape Plans.
Comment Number: 6
08/05/2025: FOR HEARING:
The building design should respond to the character of the area, particularly in
relation to a recently approved commercial self-storage building across the
street featuring brick, stucco, and a tan/brown color palette. Clarify how the
design team has considered this context and describe relevant design discussions.
Architecture Response: The design incorporates guidelines from the 1-25 Subarea Plan and also
the surrounding neighborhood context. The building has a neutral pallet and tones that pulls
elements of the buff masonry from the adjacent school and red masonry tones from the adjacent
residential project and storage building. The materiality is the same as the adjacent school, storage
building, and residential apartments across the street. The lap siding is a common material found
in the single-family residences in the surrounding neighborhoods and is a prominent material on
this building as well. Both the color palette and the materials are prevalent in the area and are used
to create variety and interest along the building façade.
Comment Number: 7
08/05/2025: FOR HEARING:
Garages are limited to 60 feet in length, with no segment exceeding 30 feet
without incorporating at least two of the following in at least two locations: (I) a
6-inch change in wall plane, (II) a change in material or masonry pattern, (III) a
change in roof plane, (IV) windows, (V) doorways, (VI) false door/window
openings with frames, sills, and lintels, or (VII) equivalent vertical elements for
human-scale proportions (reference Figure 9A in the LUC).
Architecture Response: Garages were revised and are not less than 60’ in length and additional
architectural detailing was provided to comply with perimeter garage requirements.
Comment Number: 8
08/05/2025: FOR HEARING:
Because the building exceeds 40 feet in height it will be required to provide: (I)
a shadow analysis indicating shadow locations on the site plan with associated
dates, and (II) a summary of key conclusions and steps to comply with review
standards in Section 5.15(G)(1)(a).
Architecture Response: A solar study is provided on Sheet 14.
Comment Number: 9
08/05/2025: FOR HEARING:
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Specify how HVAC/mechanical systems will be handled (e.g., ground-mounted or otherwise).
If ground-mounted, propose a screening approach for units visible from adjoining streets.
Architecture Response: Mechanical equipment will either be screened in a closet off of the
balconies if a VTAC system is used or will be screened behind a metal railing on the balconies.
Comment Number: 10
08/05/2025: FOR HEARING:
Per Section 5.15.2 and I-25 Commercial building standards, commercial/retail
spaces must include a sheltering element (e.g., awnings, arcades, or porticos)
spanning the entire storefront length. The proposed feature does not meet
minimum sheltering requirements and should be revised to comply. Further discussion is needed.
Architecture Response: Additional awnings are provided at the commercial/retail portion of the
building. Additional detailing is provided at the corner with a low masonry wall and columns to
help define an outdoor area for future tenants with the idea of outdoor seating in mind. To provide
variety, some awnings have tie rods while others are sloped metal roofs.
Department: Engineering Development Review
Contact: Shawn Mellinger smellinger@fcgov.com
Topic: General
Comment Number: 1
08/05/2025: FOR FINAL PLAN:
Coordinate with the Lake Canal Ditch Company to determine if any temporary
construction easement, access agreement, or approval is needed due to
proximity to the ditch easement.
Civil Response: Noted, once construction limits are determined by the contractor, we will
coordinate with Lake Canal.
Comment Number: 2
08/05/2025: INFORMATION:
There are proposed stairs and bike parking are located within a utility
easement. Be aware that these structures may need to be removed and
reconstructed in the event that access to the utility easement is needed.
Civil Response: Understood that the structures will need to be removed and reconstructed if
access to the utility easement is needed.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
08/04/2025: INFORMATION:
The Traffic Memo detailing the anticipated trip generation with this proposal
compared to the outlined trips within the overall development plan has been
received, reviewed, and the general conclusions are accepted. The anticipated
trips with this proposal are expected to be lower than those proposed in the
overall development plan for this area of the development.
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Civil Response: Noted, thank you Steve!
Comment Number: 2
08/04/2025: FOR FINAL PLAN: The final signing and pavement marking plans
will be reviewed in FDP. Be sure to include all ADA parking signs, and stop
signs at all exits to your parking lot. Additional No Parking signs may be
needed along the Prospect Ridge frontage where the intersection turn lanes will
be needed for the signalized intersection.
Civil Response: Noted, the signing and pavement markings mentioned will be shown as a part of
the final design.
Comment Number: 3
08/04/2025: INFORMATION:
The intersection of Prospect Ridge and Carriage will be signalized and will
have equipment on the northwest corner adjacent to this site. It doesn't appear
that this will conflict with any proposed utilities in this plan, but it may be
beneficial to detail the location of the signal equipment within the Utility Plans to
ensure proper utility separations are maintained if these plans change. Signal
details can be found in the Rudolf Farms Infrastructure plans.
Civil Response: Noted, the signal equipment is within the Public ROW have been added to the
utility plans. Note that the signal equipment does not appear to impact the proposed Utility Planset.
Comment Number: 4
08/05/2025: FOR FINAL PLAN:
Please show the appropriate sight distance triangles for each of your access
points on Prospect Ridge. If necessary, adjust tree placement to the maximum
extent feasible, and ensure that they are a species that will allow them to be
trimmed up to a height of 8 feet off the surface of the roadway.
Civil Response: Noted, sight distance triangles are shown for access locations. These sight
triangles are to be updated/finalized as a part of the final design.
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 2
08/05/2025: FOR FINAL PLAN:
Plans are OK for preliminary submittal.
Please provide Erosion Control Report and escrow calculations at Final.
Civil Response: Noted, Erosion Control Report and escrow calculations are to be provided at final
design.
Department: Stormwater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
08/05/2025: FOR FINAL PLAN:
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There are minimal concerns with the PDP submittal from a stormwater
perspective and updates to the drainage report and plans can be submitted
with final plan documents.
Please see redlines. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference call to do so.
Civil Response: Thank you! A meeting will be set up if any questions arise as we move towards
final design.
Department: Water-Wastewater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
07/29/2025: FOR FINAL PLAN:
Please ensure the project submittal includes:
- Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS.
Please contact Irrigation Development Review (irrigation@fcgov.com) with
questions regarding the required PIP.
- Water budget (annual usage) and peak flow (gallons per minute) for each
irrigation service. Note: this information should be included on the PIP.
- Landscape Plan including hydrozone table updated with 2022 values – 3, 8,
14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively.
Civil Response: Understood, PIP, water budget and landscape plan with hydrozone table to be
included at final.
Department: Light And Power
Contact: Daniel Paluzzi dpaluzzi@fcgov.com
Topic: General
Comment Number: 1
07/31/2025: FOR HEARING:
Please see markups on page 8 of the utility plans. Please show this new routing
of the electric line and the new transformer location. If there is a spot that you
prefer to place the transformer, please reach out to me and we can discuss, but
I would like to get the transformer location in place before you go to FDP.
Civil Response: The transformer and electric routing was updated based on the proposed markup.
Note that the electric line connection is shown and stops just after the Public ROW.
Comment Number: 2
07/31/2025: 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
Civil Response: Development fees are understood.
Comment Number: 3
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07/31/2025: INFORMATION:
Multifamily buildings and duplexes are treated as customer owned services;
therefore a C-1 form and one line diagram must be filled out and submitted to
Light & Power Engineering for each building. All secondary electric service
work is the responsibility of the developer and their electrical consultant or
contractor. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
Civil Response: Noted, thank you.
Comment Number: 4
07/31/2025: 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.
Civil Response: Noted, thank you.
Comment Number: 5
07/31/2025: INFORMATION:
If the private drives/alleys are proposed to be illuminated, the streetlights are
considered private and will need to be privately metered. Please show all
private streetlights and private meters on the plans.
Civil Response: Noted, thank you. The proposed street lights and meters are shown within the site
plans.
Comment Number: 6
07/31/2025: 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
Civil Response: The proposed electric meter locations are shown as symbol “E” on the Utility Plans
(Sheet C4.0). These are located along the west side of the building.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
07/16/2025: FOR HEARING:
There are natural features and Natural Habitat Buffer Zones (NHBZs) that exist
on and/or near this site that are recognized by other projects, namely the Overall
Development Plan for the Rudolph Farms Infrastructure project. This project is
required to display those features, NHBZs, and pertinent notes on all applicable
plans, specifically the utility, landscape plan, and site plan.
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Civil/Landscape Response: All natural features and the NHBZ from the Rudolph Farms
Infrastructure Plan are shown in the Landscape plans. Applicable notes have been added to the
Landscape Plans.
Comment Number: 2
07/16/2025: FOR HEARING:
Please add the following note on all sheets of the site, landscape and utility
plans that show the Natural Habitat Buffer Zone: "The Natural Habitat Buffer
Zone as recognized by the Overall Development Plan for the Rudolph Farms
Infrastructure project is intended to be maintained in a native landscape. Please
see Section 5.6 of the Land Use Code for allowable uses within the Natural
Habitat Buffer Zone." This will help preserve the intention behind the buffer
zones and the natural features into the future.
Civil/Landscape Response: Note has been added to the Landscape Plans.
Comment Number: 3
07/16/2025: FOR HEARING
The City of Fort Collins Land Use Code, Article 5.12.1 (C)(4), requires that " no
light trespass onto Natural Areas, Natural Habitat Buffer Zones or River
Landscape Buffers." Thank you for providing a photometric plan, however, the
readings stop at the property line. Please update the plan showing the readings
in the Natural Habitat Buffer Zone are until the readings are at 0.0.
Civil Response: Please see attached updated Photometric plans that depict light readings of 0.0
along the NHBZ.
Comment Number: 4
07/16/2025: FOR FINAL PLAN:
Please include a water budget chart and hydrozone diagram with the final plan
that identifies all hydrozones and total annual water use on the site, per LUC
section 5.10.1(D)(3). Total annual water use should not exceed 11
gallons/square foot over the site, including all hydrozones used on the landscape plan.
Landscape Response: Noted. Water budget chart and hydrozone diagram will be provided at final.
Comment Number: 5
07/16/2025: FOR FINAL PLAN:
Species in the seed mixes need to be provided. Please provide the scientific
names and rates for all species to be included.
Landscape Response: Noted. City of Fort Collins seed mixes will be provided at final.
Comment Number: 6
07/16/2025: FOR FINAL PLAN:
Please include the following standard Native Seed Mix Notes:
NATIVE SEED MIX NOTES
1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE NOVEMBER
THROUGH EARLY MAY.
2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
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SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF
AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE.
REMOVE LARGE ROCKS, DEBRIS, OR LARGE CLUMPS, THEN SEED IN
TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA.
DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER
COMPLETION OF GRADING OPERATIONS.
3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY
ENVIRONMENTAL PLANNER.
4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT
SHALL NOT BE USED).
5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. IF BROADCAST
SEEDING INSTEAD OF DRILL SEEDING DOUBLE SPECIFIED
APPLICATION RATE AND RAKE IN SEEDS TO ENSURE SEED TO SOIL
CONTACT. REFER TO NATIVE SEED MIX TABLE FOR SPECIES,
PERCENTAGES AND APPLICATION RATES.
6. IT IS RECOMMENDED TO PREPARE A WEED MANAGEMENT PLAN
TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING
AND AFTER SEEDING ACTIVITIES.
7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, HYDROMULCH, OR OTHER APPROPRIATE
METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E.,
PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT
EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS
THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT
ISSUES. IF HYDROMULCH IS USED, DO NOT MIX SEED IN WITH
HYDROMUCLH BUT APPLY IN TWO STAGES: DRILL SEED FIRST, THEN
HYDROMULCH OVER SEEDED AREA.
8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED
UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION.
IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS
SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL
ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS.
ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION
PLAN SHALL BE FOLLOWED.
9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE
MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT
MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8
INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
11. NATIVE SEED AREAS OUTSIDE OF THE NHBZ WILL BE CONSIDERED
ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS
REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF
NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE,
AND/OR UNTIL DEEMED ESTABLISHED BY EROSION CONTROL.
NHBZ-SPECIFIC REVEGETATION SUCCESS CRITERIA TO BE
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CONSIDERED ESTABLISHED INCLUDE MEETING THE REFERENCE
AREA COVER STANDARD, LESS THAN FIVE PERCENT NOXIOUS
WEEDS, EIGHTY PERCENT SURVIVAL OF WOODY SPECIES, NO
SIGNIFICANT BARE SPOTS, AND/OR DEEMED ACCEPTABLE BY
ENVIRONMENTAL PLANNING.
12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS
RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH
AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND
LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL
CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
Landscape Response: Native seed mix notes have been added to Landscape Plans.
Comment Number: 7
07/16/2025: FOR FINAL PLAN:
City of Fort Collins Land Use Code [Article 5.10.1 (D)(2)] and Colorado Senate
Bill 24-005 only allow the use of turfgrass in high-traffic areas where it is
functional and utilized.
Enviroturf is being proposed in a nonfunctional area, and a fescue blend would
not meet the requirements of a low water use alternative. Examples of low
water use turf alternatives include, but are not limited to: buffalograss, blue
grama, buffalograss/blue grama grass mixture, native shortgrass prairie
mixture, cold-hardy bermudagrass, or other native and low water use grasses
including mixes. Xeriscape shrub plantings is an additional alternative.
Landscape Response: Enviroturf has been replaced by Tahoma 31, a cold-hardly bermudagrass.
Comment Number: 8
07/16/2025: FOR FINAL PLAN:
The addition of native trees will aid in having a diversity of heights between the
NHBZ and development and assist with a natural transition.
Landscape Response: Noted, thank you. Native trees will be provided as a part of the final submittal
documents.
Comment Number: 9
07/16/2025: FOR FINAL PLAN:
When finalizing plant species for the final plan, Please assure plantings are on
the City of Fort Collins Recommended Plant List database: https://www.fcgov.com/vegetation/
Landscape Response: The Final Plan will have all plant material that is on the City of Fort Collins
Recommended Plant List. All trees shown currently in the PDP are on the list as well.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
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08/05/2025: FOR FINAL PLAN:
Please see forestry redlines for separation issues.
Landscape Response: Separate redlines for tree separation have been addressed.
Comment Number: 2
08/05/2025: FOR FINAL PLAN:
In talks with traffic, there a couple of site triangle issues from the drive entrances
on Prospect Ridge Dr. Please ensure there are shade trees proposed in these
areas. There is also room to shift the trees a little further away from the entryway,
Landscape Response: Trees have been shifted further away from the entryways.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
08/05/2025: INFORMATION:
No comments from Parks O&M or Park Planning & Development, thank you.
Civil Response: Great, thank you!
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
08/05/2025: FOR HEARING:
TURNING RADII - IFC 503.2.4 and Local Amendments
The required turning radii of a fire apparatus access road shall be a minimum of
25 feet inside and 50 feet outside.
The corners throughout the site do not meet the minimum turning radius. This
shall be corrected or as an alternative, an auto-turn exhibit can be submitted for approval.
Civil Response: A fire access exhibit was provided as a part of the exhibit to show the fire truck
maneuvering for the site.
Comment Number: 2
08/05/2025: FOR FINAL PLAN:
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.
Civil Response: Note added to civil plans.
Comment Number: 3
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08/05/2025: FOR HEARING:
FIRE LANE SPECIFICATIONS – IFC Appendix D103.4 Amendment
Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved turnaround area for fire apparatus.
The EAE to the North of the Mixed-Use building is a dead end road greater than
150 feet and does not provide an approved turnaround. If the plans are to
provide access through to Carriage Parkway, the EAE and access road shall be provide to the ROW.
Civil Response: The emergency access route will connect from the drive aisle north of the building
to the east to Carriage Parkway via an emergency access drive that consists of two sidewalk paths.
Note that the EAE is shown to extend to the Property line for this emergency access.
Comment Number: 4
08/05/2025: FOR FINAL PLAN:
SECURITY GATES
- IFC 503.6: The installation of security gates across a fire apparatus access
road shall be approved by the fire code official. Where security gates are
installed, they shall have an approved means of emergency operation. The
security gates and the emergency operation shall be maintained operational at all times
- IFC D103.6: Gates securing fire apparatus access roads shall comply with all of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official. Gates must have a Knox Gate Key Switch
that fits the Knox Key system for Poudre Fire Authority.
6. Gate design and locking device specifications shall be submitted for
approval by the fire code official prior to installation.
7. Electric gate operators, where provided, shall be listed in accordance with
UL 325 and have a means of emergency, manual operation during power loss.
8. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
If an EAE only point of access is proposed to Carriage Parkway, any gates
shall comply to and be noted on the site plans.
Civil Response: No security gates are being proposed at this time.
Comment Number: 5
08/05/2025: FOR FINAL PLAN:
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
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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 provide sign details and locations on Civil Plans.
Civil Response: Noted, fire lane signs to be added with final design.
Comment Number: 6
08/05/2025: FOR FINAL 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. Please be mindful when selecting tree species.
Landscape Response: Note has been added to the Landscape Plans.
Comment Number: 7
08/05/2025: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended.
If bronze or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
Note 17 on the Site Plan indicates 6-inch numerals. This shall be corrected to show 8-inch numerals.
Civil Response: Noted, additional signs to aid in wayfinding will be included in final design.
Comment Number: 8
08/05/2025: FOR FINAL PLAN:
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WATER SUPPLY – Commercial/Multi-family
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing Fire Flow according to IFC
B105.2 is required within 300 feet of any portion of a commercial building as
measured along an approved path of vehicle travel. For the purposes of this
code, hydrants on the opposite side of arterial roadways are not considered
accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system
which require a hydrant within 100 feet of any Fire Department Connection (FDC).
The proposed new hydrant for the building will need to be verified for distance to
the FDC once that is provided.
Civil Response: Noted, fire hydrant spacing to FDC will be confirmed during final design.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
07/21/2025: BUILDING PERMIT:
The buildings as shown in the site plan do appear to be providing the required
fire separation distance required by the IBC building code.
R-2 occupancies must provide 10ft to 30ft of fire separation distance (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.
Required fire separation distance for multifamily buildings (MF) of V-B
construction is (how far a building must be from prop lines or another building):
○ 10 feet from the building to any property line (PL). Can be closer if that
wall faces a public way (street).
○ All MF buildings on the same lot/property must be spaced 20 ft apart
due to assumed PL between them.
○ The wall closer then 10ft to the PL must be fire rated per IBC section
705.5 and openings protected per 705.8.
○ Or documentation that on the side where the building is closer than 10ft
to the PL, that adjacent land is a no-build easement or a fire access/emergency
easement (not a utility easement).
○ Garage units provided for multi-family buildings must provide min fire
separation distance, usually 15ft min.
Architecture Response: Noted, thank you. Fire rated walls will be provided where required by the
IBC per fire separation distances.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
07/18/2025: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Civil Response: Noted, thank you.
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Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
08/04/2025: FOR FINAL PLAN:
Preliminary irrigation plans that include a hydrozone map and water use budget
chart are due at Final Development Plan (FDP). Final irrigation plans are due at
building permit application, but we encourage you to submit irrigation plans
earlier to improve the process. Direct questions concerning irrigation
requirements to irrigationdr@fcgov.com
Landscape Response: Irrigation Plans and Hydrozone Map will be submitted at the final plans.