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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 10/03/2025 1 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 October 3, 2025 RE: Prospect Ridge Mixed Use – Lot 4, PDP250003, Round Number 2 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! KH Response: Thank you for the information! 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 2 will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. KH Response: Understood, a comment response letter has been provided. 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. KH Response: Understood, thank you for the information. 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 PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html KH Response: Understood, thank you for the information. 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. KH Response: Understood, thank you for the information. Comment Number: 6 08/05/2025: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. KH Response: Understood, thank you for the information. 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. KH Response: Understood, thank you for the information. Comment Number: 8 08/05/2025: NOTICE: A Development Review sign will be posted on the property. This sign will be 3 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. KH Response: Understood, thank you for the information. Comment Number: 9 09/30/2025: FOR RECORDING – PLANNING SET - UNRESOLVED: 08/05/2025: FOR RECORDING – PLANNING 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. KH Response: City signature block updated. Comment Number: 10 09/30/2025: FOR RECORDING – PLANNING SET - UNRESOLVED: 08/05/2025: FOR RECORDING – PLANNING 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. KH 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. KH Response: Understood, all “FOR HEARING” comments were addressed and plans were resubmitted 4- 8 weeks prior to the hearing. 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. KH Response: Sounds good, thank you! 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. KH Response: Understood, thank you for the information. 4 Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 11 09/30/2025: FOR HEARING Staff is working with the urban design group to further study the building canopy features and entryways that are being proposed and should have updated comments by Friday. Otherwise, Planning is ready for hearing KH Response: Understood that planning is looking into building canopy. Additional comments from planning are responded to in the plan sheet mark-up. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 2 09/29/2025: FOR FINAL PLAN - UPDATED: Rnd 2- In addition to the previous comment, please note that any existing signs and pavement markings removed or damaged during the construction of this project will be the responsibility of the development to replace. Please keep this in mind as Utility tie-ins are made in the existing streets. KH Response: Understood that we will need to replace any signs and pavement markings that are removed during construction. 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. KH Response: Paving and Signage plans to include stop signs, ADA parking signs, and no parking signs in final design. Comment Number: 4 09/29/2025: FOR FINAL PLAN - UPDATED: Rnd 2-Comment response reflected that these were shown on plans but didn't see them. I did see a sight distance easement between the 2 driveway access points, but nothing in the other directions from these access points. Would like to see for final plan. May be good to detail in the Utility Plans and the Landscape plans. KH Response: Sight distance easement added to the utility and landscape plans. Sight Triangle Exhibit has been updated and included within the submittal. 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. KH Response: Sight Triangle Exhibit provided for review and includes proposed trees. 5 Department: Stormwater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 09/09/2025: FOR FINAL PLAN - UPDATED: Per discussion, no review of this submittal and will review more detailed final plan requirements for sizing, separations, etc. with first final plan submittal. 08/05/2025: 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. KH Response: Thank you! 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. Landscape Response: An irrigation plan, hydrozone plan, and water budget have been provided. Department: Light And Power Contact: Daniel Paluzzi dpaluzzi@fcgov.com Topic: General Comment Number: 7 09/24/2025: FOR FINAL PLAN: Please submit the C-1 form and One-line diagram when you get to FDP. The C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations Architect Response: C-1 Form and One-line diagram have been submitted with FDP submittal. Comment Number: 8 09/24/2025: INFORMATION: Light and Power has no other comments on the PDP. KH Response: Noted, thank you. 6 Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 09/17/2025: UPDATE - FOR HEARING: Please label the Natural Habitat Buffer Zone on the landscape plan. 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. Landscape Response: Natural Habitat Buffer Zone called out on landscape plans. 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: Final water budget chart and hydrozone diagram to be included with FDP submittal. Comment Number: 5 09/17/2025: UPDATE - FOR FINAL PLAN: The Natural Habitat Buffer Zone should have a seed mix that enhances habitat value and includes forbs. Please consider the City of Fort Collins Native Upland Seed Mix or a seed mix similar with forbs: www.fcgov.com/naturalareas/files/tips-and-techniques-on-establishing-native-se ed-final-2018-2.pub.pdf Landscape Response: Landscape Response: COFC seed mixes are provided in the landscape plan. It includes a mix of grasses and forbs. 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: COFC seed mixes are provided in the landscape plan. Comment Number: 7 09/17/2025: UPDATE - FOR FINAL PLAN: Tahoma 31 is now being proposed, however, this generally has medium water needs also (20-25 inches/year), and does not meet the low water use alternative. Additionally, bermudagrass is not in the vegetation database and not allowed. Landscape Response: Tahoma 31 has been replaced with low water use sheep fescue seed. 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 7 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: All shrubs and groundcover are very low, low, and moderate water use. Sheep fescue is being used in place of sod per email correspondence. 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: Native trees and shrubs of various heights, shapes, and seasonal color are being proposed adjacent to the NHBZ to assist with the transition from the development to the NHBZ. 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: All plantings that are proposed are on the COFC vegetation database. Native and low water use species have been prioritized. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 2 09/29/2025: FOR FINAL PLAN UPDATED: Please ensure site triangles are noted on the landscape plans and that trees are proposed outside of these easements Landscape Response: Sight distance lines are noted on the landscape plan. Per coordination with the design team and city staff, trees are provided in the sight triangle with notations to be limbed up at maturity to not obstruct sight lines. See landscape plan and exhibit from the design team. 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, KH Response: Site triangle exhibit provided with submittal. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General 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 8 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 provide sign details and locations on Civil Plans. KH Response: Fire lane sign details and locations shown on utility plans. Comment Number: 8 08/05/2025: FOR FINAL PLAN: 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 proposes new hydrant for the building will need to be verified for distance to the FDC once that is provided. KH Response: FDC to be located nearby the water entry rooms and the distance from FDC and fire hydrants confirmed to be within 100 feet. 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 9 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. Architect Response: Acknowledged, NEOstudio reviewed fire separation distances and construction types during the Building Services Presubmittal Meeting. We will contact the Poudre Fire Authority to clarify any fire separation distances as it relates to the building permit. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 09/11/2025: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. KH Response: Sounds good. 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: An irrigation plan, hydrozone plan, and water budget have been provided.