HomeMy WebLinkAboutPROSPECT SPORTS CLUB - PDP230009 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS
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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
December 20, 2023 Response to Comments
September 01, 2023
RE: Prospect Sports Club, PDP230009, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Prospect Sports Club. 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: Tenae Beane tbeane@fcgov.com 970-224-6119
Topic: General
Comment Number: 1
08/29/2023: INFORMATION:
My last day at the City is September 6th, so Marissa Pomerleau will be taking over as
your Development Review Coordinator after that. Please reach out to her with any questions
as you move forward – mpomerleau@fcgov.com.
Response: Noted, we’ll coordinate with Marissa moving forward.
Comment Number: 2
07/03/2023: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a
different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
Response: We have provided written responses to comments with action required.
Comment Number: 3
07/03/2023: SUBMITTAL:
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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?1680306305.
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.
Response: File names have been updated with the resubmittal.
Comment Number: 4
07/03/2023: 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
Response: Plans have been corrected.
Comment Number: 5
07/03/2023: 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.
Response: Noted, thank you.
Comment Number: 6
07/03/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Response: Noted, no action required with this resubmittal.
Comment Number: 7
07/03/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Response: Noted, no action required with this resubmittal.
Comment Number: 8
07/03/2023: 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.
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Response: Noted, no action required with this resubmittal.
Comment Number: 9
07/03/2023: INFORMATION:
If the Project Development Plan / 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 PDP Approval.
Response: Noted, no action required with this resubmittal.
Comment Number: 10
07/03/2023: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space). Staff will need
to agree the project is ready for Hearing approximately 4-8 weeks prior to the
hearing. I have attached the P&Z schedule, which has key dates leading up to
the hearing.
Response: Noted, no action required with this resubmittal.
Department: Planning Services
Contact: Clark Mapes cmapes@fcgov.com 970-221-6225
Topic: General
Comment Number: 3
08/28/2023: Understood that the building building size and shape could be
adjusted - would not be a problem as discussed at the meeting.
Response: As discussed, the building has been reduced in size and site revisions made to
accommodate the smaller building and to reduce site impacts. We have included an updated
Design Narrative to correspond to the changes made, plus a memo updating the findings of the
parking study based on the smaller venue.
Comment Number: 4
08/29/2023: Walkway leading from street parking on the south: adjust the layout
to make it more useable for people who park on the street and approach from
the south. At the least, eliminate the right angle deviations with very smooth
curves or angles to ease the deviations.
Response: The walk remains adjacent to the building to accommodate the storm drainage
features now south of the smaller building and to reduce impacts to the large group of
existing trees. However, the walk is now shorter since the building is reduced in length.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 3
08/11/2023: FOR HEARING - UPDATE:
Leaving this comment active until an LOI is obtained.
Response: Acknowledged, this will be provided prior to the hearing.
06/28/2023: FOR HEARING:
The offsite work done on Advanced Energy's property will require a signed letter
of intent (LOI) from that property owner indicating that they approve of the
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proposed plans.
Comment Number: 7
07/05/2023: FOR FINAL PLANS:
If no plat, all easements will need to have reception numbers or book/page
associated with them. So proposed easements will need to be recorded prior
to final plan approval.
Response: Noted, easements will be dedicated during Final Plan reviews.
Comment Number: 8
08/11/2023: FOR FINAL APPROVAL:
The street cut into Sharp Point needs to conform to the street cutting patterns
found in LCUASS chapter 25. Right now it looks like the edge of the cut will be
in the wheel path. Work in the ROW will also need a permit. Given the limited
encroachment into the ROW, we probably don't need a full-blown DCP permit.
Confirm what permit is needed with our lead ROW inspector, Ken Zetye
(kzetye@fcgov.com), and include me in the correspondence. My guess is it'll be
an excavation permit and/or a drive approach permit for the emergency
entrance.. Info for that can be found here:
https://www.fcgov.com/engineering/inspection
Response: Noted. We will coordinate permits needed during Final Plan reviews.
Comment Number: 9
08/17/2023: FOR FINAL APPROVAL:
The emergency access entrance and path of the emergency vehicle needs to
be dedicated as a public Emergency Access Easement. Although not required
for hearing, it would be beneficial to get these easements submitted as soon as
possible so they can be reviewed. Our website has easement dedicating
language templates, which includes a template for EAEs:
https://www.fcgov.com/engineering/devrev
Response: Noted, easements will be dedicated during Final Plan reviews.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
08/28/2023: FOR INFORMATION UPDATED: The general findings and
conclusions of the TIS are accepted by the City.
07/03/2023: FOR INFORMATION: The Transportation Impact Study has been
received and is being reviewed. See subsequent comments.
Response: Thank you. We have also included a memo acknowledging that the proposed
changes will result in a reduction of the overall daily trips and won’t change the
conclusions of the TIS.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 8
08/16/2023: INFORMATION ONLY:
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Thank you for your reply to erosion control comments from PDP Round 1. We
will look for erosion control plans, report and escrow calculation at FDP Round
1. Please refer to the Fort Collins Stormwater Criteria Manual Chapter 2
Section 6 for erosion control submittal requirements.
Response: Noted. We will provide this information during Final Plan reviews.
Department: Stormwater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 8
08/29/2023: FOR FINAL:
Please provide easement dedication.
Response: Noted, easements will be dedicated during Final Plan reviews.
07/05/2023: Please show easement on the east side of Sharp Point for the
outfall for Hearing and provide easement dedication for approval. Note: LOI not
required for Hearing since it is the same property owner at this time.
Comment Number: 10
08/29/2023: Ready for hearing.
Response: Thank you for the feedback regarding the site and building revisions. The plans
indicate the storm drainage design consistent with our discussions.
Department: Water-Wastewater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 4
07/05/2023: FOR FINAL:
The water service and meter for this project site will need to be sized based on
the AWWA M22 manual design procedure. A sizing justification letter that
includes demand calculations for maximum flows and estimated continuous
flows will need to be provided as a part of the final submittal package for this
project.
Response: Noted, a water meter justification letter will be provided during Final Plan review.
Comment Number: 5
07/05/2023: FOR INITIAL FDP SUBMITTAL:
The initial FDP submittal will need to include separate irrigation service(s) for
the site. Separate irrigation service is required due to recent changes to Fort
Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees
(PIF).
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,
6
14, and 18 gallons/square foot/year for very low, low, medium, and high zones,
respectively.
- Water Need Form – form is available at: www.fcgov.com/WFF
Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or
970-416-4252) with questions regarding the Water Need Form.
- Irrigation service(s), including curb stop and meter location, shown on the
Utility and Site Plans. Irrigation service location(s) must match information on
the PIP.
On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply
Requirements and Plant Investment Fees. In general developments that use
more water may pay more and developments that use less water may pay less.
These changes were implemented 1/1/2022; more information can be found at:
www.fcgov.com/wsr-update
Response: Understood. Preliminary irrigation plans will be provided with initial FDP
submittal as noted.
Comment Number: 6
08/29/2023: Ready for Hearing.
Response: Thank you.
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 8
07/06/2023: FOR FINAL
This project will need to comply with our electric metering standards. Please
coordinate meter locations with Light and Power and show on the utility plans
during Final Design. These locations will need to comply with our electric
metering standards. Electric meter locations will need to be coordinated with
Light and Power Engineering. 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
Response: Noted. The meter has been shown on the PDP plans but will be coordinated
further during Final.
Comment Number: 9
07/06/2023: FOR FINAL
A Customer Owned Service Information Form (C-1 Form) and a one-line
diagram for all commercial meters will need to be completed and submitted to
Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form
is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767
7310
Response: Noted. The C-1 Form and one-line diagram will be provided during Final Plan
reviews.
Comment Number: 10
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07/06/2023: FOR FINAL
On the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies, practices, and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Response: Noted. Meter sequencing will be provided during Final Plan reviews.
Comment Number: 14
07/06/2023: FOR 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 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
Response: Noted. No action required with this submittal.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 5
08/28/2023: For Information - Updated
You can find a thorough and up-to-date Fort Collins recommended tree list by
emailing choltz@fcgov.com
Although the Land Use Code states that developments planting 20 – 39 trees
shall keep the % diversity at 33% or under, please consider keeping the percent
diversity at 20% or under to help Fort Collins maintain a diverse canopy.
Response: We can meet this diversity goal. Final plant quantities and locations will be
provided with FDP submittal.
Comment Number: 6
08/30/2023: FOR FINAL
Although it is often preferable to developers to plant larger caliper trees,
typically 2.5 inch B&B trees are hard to source and can be lower quality that 2
inch B&B trees. Please plant either 2.5 or 2 inch trees, whichever is high quality
stock.
Response: Understood. Final plant quantities and sizes will be provided with FDP plans.
Comment Number: 7
08/30/2023: FOR FINAL
There is an opportunity to shadow plant a canopy shade tree near the ash tree
along Sharp Point Dr. The City ash tree is not being treated for EAB and will
most likely need to be removed within the next 5 years.
Response: With the smaller building and reduced site impacts, we are indicating
protection of more existing trees that in the previous round. The goal is to protect as
many trees as possible on the site. If helpful, we would like to conduct another site
review with you with these new plans in hand to confirm your recommendations on
which trees can likely be protected.
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Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
06/27/2023: No comments from Parks or Park Planning, thank you.
Comment Number: 2
08/28/2023: FOR FINAL APPROVAL:
I was going to add this for first round of FDP but I saw that there's a General
Landscape Note copied from another project. Will you please keep the note but
modify the street names to just "E Prospect Road"? Thank you!
Response: Note has been revised.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
07/05/2023: FOR FINAL
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.
Response: Noted. The fire lane signs and details will be provided during Final Plan reviews.
Comment Number: 2
07/05/2023: FOR FINAL
The proposed bollards in the emergency access only fire lane will require further
review. Please provide bollard details on the site plans.
Response: As discussed with you, the parking lot for the smaller building has been
designed to allow for full access by emergency vehicles to the emergency-only access to
East Prospect Road with bollards is no longer needed.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
06/26/2023: Construction shall comply with adopted codes as amended.
Current adopted codes are:
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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
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
· 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:
· Commercial occupancies must provide 10ft to 30ft of fire separation (setback)
from property lines 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.
· 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.
Response: A pre-submittal meeting was held on 11-28-23. No action required with this
submittal.
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Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
08/11/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Noted. No action required with this submittal.
06/30/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Comment Number: 2
08/11/2023: FOR APPROVAL:
We noticed that there is not a uniform project name across all plans. Please get
this corrected as soon as you can.
Response: Plans have been corrected with the project name Prospect Sports Club.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
8/7/2023: INFORMATION: Preliminary irrigation plans that include a hydrozone
map and water use budget are due at FDP. Final irrigation plans are due at
building permit application but we encourage you to submit them earlier in case
changes need to be made.
Response: Understood. Preliminary irrigation plans will be provided with initial FDP
submittal.