HomeMy WebLinkAboutMemo - Mail Packet - 5/12/2020 - Memorandum From Rebecca Everette And Meaghan Overton Re: City Comments On County Referral Crf200004: Larimer County Behavioral Health Facility281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522-0580
970.221.6376
970.224.6134 - fax
Planning, Development &
Transportation
MEMORANDUM
DATE: May 5, 2020
TO: Mayor Troxell & City Councilmembers
THRU: Darin A. Atteberry, City Manager
Jeff Mihelich, Deputy City Manager
Caryn Champine, Director of Planning, Development and Transportation
Tom Leeson, Director of Community Development and Neighborhood Services
FROM: Rebecca Everette, Development Review Manager
Meaghan Overton, Senior City Planner
RE: City Comments on County Referral CRF200004; Larimer County Behavioral Health Facility
The purpose of this memo is to share information with City leadership about comments provided to County
Planning staff regarding the proposed Larimer County Behavioral Health Facility. This information was requested
at the Leadership Planning Team meeting on May 4, 2020. The comments in the attached document were sent to
the County on April 22, 2020.
Background
City staff reviewed this project in accordance with procedures for County Referrals as outlined in the
Intergovernmental Agreement between the City of Fort Collins and Larimer County:
“The County agrees that it shall refer to the City for review and comment all development applications,
as defined in Section 6(A), for properties located within the GMA. The City shall advise the County
whether or not the proposed development complies with the City’s Comprehensive Plan and the GMA
regulations in the Larimer County Land Use Code. The City shall provide its comments to the County in
writing within the time required for county referrals established by State Law.”
Although the proposed location of the Behavioral Health Facility is not technically within the City’s Growth
Management Area (GMA), the County referred the proposal to the City because of the proposal’s community-
wide impact and contiguity with the GMA boundary.
Applicable Planning Processes and Documents
This proposal is subject to a “Location and Extent” review according to County Land Use Code. Accordingly, the
comments provided to the County considered the location, character, and extent of the proposal rather than its
strict conformance to City land use requirements.
In addition to the Land Use Code, Staff referred to two main planning documents while reviewing this proposal:
City Plan and A Plan for the Region Between Fort Collins and Loveland. The site proposed for the Behavioral Health
Facility is within the joint planning area for A Plan for the Region Between Fort Collins and Loveland and the policy
guidance and vision in that plan has been jointly adopted by both municipalities.
Next Steps
A public hearing before the County Planning Commission is scheduled for this proposal on May 20, 2020.
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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
April 22, 2020
Samantha Mott
Larimer County Planning Services
200 W Oak St
Fort Collins, CO 80521
RE: Larimer County Behavioral Health Facility, CRF200004, Round Number 1
Comment Summary:
Department: Planning Services
Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com
Topic: General
04/21/2020: GENERAL: Thank you for the opportunity to comment on this
development proposal. The Behavioral Health Facility is a project of county-wide
impact and the City appreciates being involved in the development review process
for this critical piece of community infrastructure.
Comment Number: 1 Comment Originated: 04/21/2020
04/21/2020: NOTIFICATION AREA AND PUBLIC ENGAGEMENT (general): Staff
understands that property owners within 500 feet of the property boundary have
been notified about this proposal, and that a neighborhood meeting was not
required. We suggest considering an expanded notification area for the hearing for
this project that matches City requirements in Land Use Code Section 2.2.6. For a
project with this much community-wide impact, it is appropriate to consider
expanding the notification area to 1,000 feet. Additionally, we suggest a broader
community engagement effort that could include media/press release, a
neighborhood meeting, open house, or similar opportunities for wide-ranging
community notification and involvement.
Comment Number: 2 Comment Originated: 04/21/2020
Please see the following summary of comments from City staff and outside reviewing agencies for your
submittal of Larimer County Behavioral Health Facility . If you have questions about any comments, you
may contact the individual commenter or direct your questions through your Project Planner, Meaghan
Overton, at 970-416-2283 or moverton@fcgov.com.
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04/21/2020: PLAN CONFLICTS (location): The preferred scenario for this site, as
shown in “A Plan for the Region Between Fort Collins and Loveland” subarea 3 (pg
16), is to preserve the area south of the landfill in its “natural state.” Further, the plan
suggests that the landfill itself should eventually transition to open space/recreation
uses. However, the Larimer County Master Plan for Behavioral Health (2018)
identifies this site as the preferred location for the Behavioral Health Facility, which
appears to conflict with that adopted guidance. Does the subarea plan need to be
amended or updated to support a development of this size and intensity?
Link to plan:
https://www.larimer.org/sites/default/files/uploads/2017/plan_for_the_region_betwee
n_fort_collins_and_loveland.pdf
Comment Number: 3 Comment Originated: 04/21/2020
04/21/2020: CONNECTIVITY (location): This site does not provide any connectivity
to the Fort Collins transit system and is not located close to any existing medical or
behavioral facilities and services. Its location outside of the Fort Collins GMA and
surrounded by natural areas and the landfill does not provide access to services or
amenities for the people working in and utilizing this facility. How will people access
this facility if they do not have a vehicle? Are there plans for a transit stop,
partnerships with medical facilities, or other arrangements that could address the
challenges created by the isolated location of this facility?
Comment Number: 4 Comment Originated: 04/21/2020
04/21/2020: ENVIRONMENTAL CONCERNS (location): Please see comments
from Environmental Planning regarding potential environmental contamination on
this site. At minimum, a Phase I Environmental Site Assessment (ESA) is strongly
recommended. A particular concern is the proposed use as a behavioral health and
treatment facility, because any environmental contamination could result a disparate
negative impact on particularly vulnerable populations.
Comment Number: 5 Comment Originated: 04/21/2020
04/21/2020: SUBAREA PLAN (character): The guidance in “A Plan For the Region
Between Fort Collins and Loveland” (jointly adopted by Larimer County and the
Cities of Fort Collins and Loveland in 1995) offers several considerations for
development in and around the landfill site, including:
- Maintaining rural, natural character
- Preserving view corridor to the foothills
- Ensuring visual separation between Fort Collins and Loveland
Any development on this site should thoughtfully reflect this guidance.
Comment Number: 6 Comment Originated: 04/21/2020
04/21/2020: LANDSCAPING AND BUILDING DESIGN (character): The design of
landscaping and buildings will be particularly important on this site to reinforce the
natural/rural feeling of the area, as well as to align with the guidance contained in the
subarea plan for this area to retain its natural character. We recommend a building
design that is low-slung and blends into the landscape to the maximum extent
feasible. Colors should be neutral/tan. Preservation of the view corridor to the
foothills from the roadway is also critical. For landscape design, we recommend
generous setbacks, berming and planting to screen parking areas, dense
landscaping along the perimeter of the site, and native plantings/grasses to help the
site integrate seamlessly into the surrounding natural areas.
Comment Number: 7 Comment Originated: 04/21/2020
04/21/2020: SITE DESIGN (character): The City’s development standards would
typically require the building to face the street, with no parking between the building
and the public right-of-way. In this case, however, staff agrees that a campus-style
site plan is more appropriate.
Comment Number: 8 Comment Originated: 04/21/2020
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04/21/2020: PEDESTRIAN NETWORK (character and extent): In a campus-style
development, the internal pedestrian circulation system is of utmost importance.
The framework of pedestrian-oriented, nonvehicular outdoor spaces and walkways
should function as an alternative to street sidewalks by organizing and connecting
buildings. It should provide direct connections to common origins and destinations
and should integrate with the walking trails and outdoor spaces shown on the site
plan. The site plan provided shows no pedestrian network outside of the “walking
trails and quiet areas” to the rear of the facility. Careful consideration should be
given to the function of the pedestrian network for all users of the facility and the
supporting uses planned for future phases.
Comment Number: 9 Comment Originated: 04/21/2020
04/21/2020: WIRELESS FACILITIES (character and extent): There is a proposed
Verizon Wireless facility shown on the site plan. Is this a small cell facility or a new
pole? Regardless, this facility should meet requirements for Wireless
Telecommunications Facilities including, but not limited to, stealth technology.
Comment Number: 10 Comment Originated: 04/21/2020
04/21/2020: STREET IMPROVEMENTS (extent): Please see comments from
Traffic Operations and Engineering regarding future roadway improvements along
South Taft Hill and Trilby, including the signalization of the intersection of these two
arterial roadways. Additionally, we suggest consolidating the number access points
on to Trilby.
Comment Number: 11 Comment Originated: 04/21/2020
04/21/2020: PHASED DEVELOPMENT (extent): Typically a phased development
plan like this one would be required to submit an Overall Development Plan (ODP) if
within City limits. While buildings are shown as “future” on the site plan, it is unclear
how the phasing is intended to take place and which pieces of infrastructure will be
built with each phase. A high-level conceptual phasing plan showing site connectivity
(pedestrian, bicycle, vehicular), sequence of phasing, etc. could be helpful.
Comment Number: 12 Comment Originated: 04/21/2020
04/22/2020: NATURAL AREAS COORDINATION: Natural Areas would like to
coordinate with the applicant related to the management of and site planning for
Coyote Ridge and Cathy Fromme Prairie.
Comment Number: 13 Comment Originated: 04/22/2020
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
04/21/2020: The project should be providing right-of-way dedication and frontage
improvements to abutting street classifications. Taft Hill Road is classified as a 4
lane arterial and built to this half street width along the property frontage. This would
also include sidewalk in the ultimate condition (width and detachment from the
street).
Comment Number: 1 Comment Originated: 04/21/2020
04/21/2020: LCUASS requirements for frontage improvements to a 4 lane arterial
standard include urbanized improvements (curb and gutter, street trees in the
parkway, etc.) It may be that there's an interest in exploring a different urbanized
aspect given the context of the surrounding area being considered more
rural/naturalistic. We'd be open to exploring potential options, such as perhaps not
including curb and gutter, with the premise that the outcome doesn't impact
concerns such as street drainage sheetflowing over sidewalk.
Comment Number: 2 Comment Originated: 04/21/2020
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04/21/2020: The traffic study indicates the signalization of the Trilby/Taft Hill Road
intersection, along with the construction of the right turn lane. We'd like to be part of
the review to coordinate the design of the transportation improvement of this project.
Comment Number: 3 Comment Originated: 04/21/2020
04/21/2020: Will Trilby Road west of Taft Hill Road be built with urbanized (paved)
improvements?
Comment Number: 4 Comment Originated: 04/21/2020
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
04/20/2020: The traffic study completed by CivTrans has been received and
reviewed and provides good information for decision making.
Comment Number: 1 Comment Originated: 04/20/2020
04/20/2020: The study notes that the intersection of Taft Hill and Trilby will need to
be improved, and the recommendation is to install a signal. The City concurs with
this conclusion. Note that the signal should be designed to accommodate the future
4-laning of Taft Hill.
Comment Number: 2 Comment Originated: 04/20/2020
04/20/2020: Also at Taft Hill and Trilby, the study notes the need for a SB right turn
lane on Taft Hill. The study did not speak to the geometrics along Trilby – for the
EB approach, or the need to formalize the WB right turn. There was no further
information (design etc.) regarding intersection improvements in the submittal. As
the project moves forward and the intersection is designed, the geometry will need
to be reviewed for all approaches. Coordination will need to occur if the County
would like the City to build the signal.
Comment Number: 3 Comment Originated: 04/20/2020
04/20/2020: There does not appear to be any information on the design and/or
improvements to Trilby west of Taft Hill. As the project moves forward in the
process, road width, surface type and other improvements are items of interest.
Comment Number: 4 Comment Originated: 04/20/2020
04/20/2020: There are four accesses shown from the development to Trilby. We
typically encourage proposals to have just one access to the roadway system, or
perhaps two for larger developments. Consideration should be given to limiting the
number of accesses, especially the one closest to Taft Hill.
Comment Number: 5 Comment Originated: 04/20/2020
04/20/2020: We would strongly encourage cross-access in the parking lots to
eliminate the need for anyone to exit onto Trilby to get from one parking lot to the
other.
Comment Number: 6 Comment Originated: 04/20/2020
04/20/2020: There is no information on anticipated adjacent roadway
improvements. The roadways do not meet current standards, and typically it would
be the responsibility of the adjacent development to improve frontages (such as
curb, gutter, landscape and sidewalk) for locations inside the GMA.
Comment Number: 7 Comment Originated: 04/20/2020
Department: Stormwater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
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04/06/2020: Per the IGA between the City and County, the following requirements
will apply:
- The design of this site must conform to the drainage basin design of the Fossil
Creek Master Drainage Plan.
- A drainage report and construction plans are required and they must be prepared
by a Professional Engineer registered in the State of Colorado.
- Onsite detention is required for the runoff volume difference between the 100-year
developed flow rate and the 2-year historic release rate.
- Water quality treatment for the site is required.
It appears this will be accounted for in the proposed detention pond from the
preliminary site plan.
Comment Number: 1 Comment Originated: 04/06/2020
Department: Environmental Planning
Contact: Scott Benton, , sbenton@fcgov.com
Topic: General
04/10/2020: PRE-SUBMITTAL:
An Ecological Characterization Study (ECS) would be required by City of Fort
Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of multiple
LUC defined natural habitats and features (City [Cathy Fromme Prairie] and Larimer
County [Coyote Ridge] natural areas, native grassland, prairie dog colonies greater
that one acre in size). The ECS would address all items (a)-(l) of LUC 3.4.1(D)(1)
available for view online. The report should also address the quality and size of any
native grasslands present, wildlife value, as well as delineate the prairie dog colony
and provide an estimation of the population size.
While City of Fort Collins development standards and mitigation
requirements in Section 3.4.1 of the Land Use Code do not apply for this
development, the City encourages the applicant to consider the
following measures to protect sensitive resources.
Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use
Comment Number: 1 Comment Originated: 04/10/2020
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04/10/2020: PRE-SUBMITTAL:
In Fort Collins, prairie dog colonies one (1) acre or greater in size are considered
special habitat features (see LUC 5.1 Definitions). In addition, the Land Use Code
requires that any prairie dogs inhabiting a site must be relocated or humanely
eradicated prior to development activities [LUC 3.4.1(N)(6)]. Mitigation options are
based from onsite assessment and include but are not limited to: trap and donate;
active relocation; passive relocation; payment-in-lieu.
Regarding black tailed prairie dogs and the proposed project site:
a. City Land Use Code requires that for any prairie dogs inhabiting a project site,
prior to any site construction work, the animals must be removed either through
relocation or humane eradication.
b. If this project proceeds in the development review process, at least a concept
prairie dog removal plan will be needed prior to Hearing. The removal plan would
address the estimated population, relocation and/or removal methodologies,
timelines, and methods of preventing re-population.
c. Should this project achieve approval and proceed to construction, a burrowing owl
survey, in accordance with Colorado Parks and Wildlife (CPW) standards shall be
provided prior to any prairie dog removal and prior to issuance of Development
Construction Permit (DCP). The survey must be completed by a qualified wildlife
biologist.
d. Should this project achieve approval and proceed to construction, documentation
needs to be provided prior to issuance of DCP (at least one week prior to DCP
meeting is ideal) regarding the burrowing owl survey and the relocation of black
tailed prairie dogs. Documentation should be in the form of a signed letter or memo
from the wildlife biologist for the survey, and from the contractor(s) for the relocation
(date, time, methods).
Comment Number: 2 Comment Originated: 04/10/2020
04/10/2020: PRE-SUBMITTAL:
Fine, airborne particulate matter (fugitive dust) generated by construction related
activities is considered a Criteria Air Pollutant and is regulated by federal, state, and
local government due to its impact on public health and safety, and the environment.
Per Section 12-153 of Municipal Code, the City requires owners/operators of
developments and construction sites that are greater than 5 acres prepare and
submit a Dust Control Plan. Dust Control Plan guidance is available in the City’s
Dust Prevention and Control Manual at fcgov.com/dust. Said Plan would be required
prior to Development Construction Permit.
Comment Number: 3 Comment Originated: 04/10/2020
04/10/2020: INFORMATION ONLY:
Please incorporate water conservation materials and techniques including use of
low-water-use plants and grasses in landscaping or re-landscaping and reducing
bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex:
pollinators, butterflies, songbirds) landscaping and maintenance are also
encouraged. Please refer to the Fort Collins Native Plants document available online
and published by the City of Fort Collins Natural Areas Department for guidance on
native plants is:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of
Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
Comment Number: 4 Comment Originated: 04/10/2020
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04/10/2020: PRE-SUBMITTAL:
The City encourages you to submit a site photometric plan and luminaire schedule
to determine the level of light spillage into nearby native areas. In regard to outdoor
lighting, especially LED light fixtures, cooler color temperatures are harsher at night
and cause more disruption to circadian (biological) rhythms for both humans and
wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light
fixtures is required. Please also consider fixtures with motion-sensing or dimming
capabilities so that light levels can be adjusted as needed. The City requires site
light sources to be fully shielded and down-directional to minimize up-light, light
spillage and glare [see LUC 3.2.4(D)(3)]. For further information regarding health
effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Comment Number: 5 Comment Originated: 04/10/2020
04/10/2020: INFORMATION ONLY:
When generating native seed mixes and designing landscaped areas, please
consider matching the composition of nearby native areas. Please consider using:
Pawnee Buttes Seed Inc Foothills Native Mix, Native Prairie Mix, and/or Native
Prairie Wildflower Mix or Western Native Seed High Plains Foothills Mix and/or
Shortgrass Prairie Mix, as well as seeding shrubs. Recommend drill seed rate of
15lbs/ac and double that for broadcast seeding method along with temporary
irrigation to achieve establishment.
Comment Number: 6 Comment Originated: 04/10/2020
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04/21/2020: PRE-SUBMITTAL:
This project is adjacent to Larimer County Landfill that is known to have chemical
and environmental contamination and is currently subject to corrective action from
the State (Colorado Department of Public Health and Environment). A Phase I
Environmental Site Assessment (ESA) is recommended to ensure full disclosure of
the latest available information to ensure the safety of building occupants from
potential vapor intrusion. The Phase I ESA will also inform the potential need for a
Phase II ESA sampling plan at the building site(s), as well address any corrective
actions and/or environmental covenants implemented by ongoing negotiations
between CDPHE, Larimer County, the City of Fort Collins, and the City of Loveland.
The proposed development project would need to address LUC 1.2.2(I), LUC 3.4.2
and LUC 3.4.9, included here.
LUC 1.2.2(I): The purpose of the Land Use Code is to improve and protect the public
health, safety and welfare by:… (I) minimizing the adverse environmental impacts of
development.
LUC 3.4.2: The project shall conform to all applicable local, state and federal air
quality regulations and standards, including, but not limited to, those regulating odor,
dust, fumes or gases which are noxious, toxic or corrosive, and suspended solid or
liquid particles. The project shall be designed and constructed to comply with the
dust control measures contained in the Dust Control Manual to the extent required
therein.
LUC 3.4.9 Health Risks (A): this Section is intended to protect the occupants of and
visitors to the site following development from health risks that may be presented by
the existence of dangerous chemicals, metals or other substances,
microorganisms, germs, bacteria or viruses, which pose a health risk to the
potential occupants of and/or visitors to the development site if permitted to develop.
LUC 3.4.9 Health Risks (B): If, because of credible evidence in the possession of
the City or the applicant, whether written or otherwise, there is a reasonable
suspicion or belief that the development site contains dangerous chemicals, metals
or other substances, microorganisms, germs, bacteria or viruses, which pose a
health risk to the potential occupants of and/or visitors to the development site if
permitted to develop, then the applicant shall either take such actions as are
necessary to satisfy the decision maker that such health risks have been
reasonably mitigated, or shall demonstrate to the decision maker by presentation of
written statements from either the Larimer County Health Department or from
specialists appropriate in education and training to examine the risks, showing that
the suspicion of danger and health risk is scientifically unfounded and that actual,
reasonable risk is unlikely.
Comment Number: 7 Comment Originated: 04/21/2020
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
4/13/2020:
Are there existing trees on site? If so, will there be any impact to existing trees with
the proposed development? Significant trees should be retained to the extent
reasonably feasible.
Comment Number: 1 Comment Originated: 04/13/2020
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4/13/2020:
Will any additional landscaping be incorporated?
If so, please provide a landscape plan for review. For projects within city boundary,
the landscape plan typically includes existing tree inventory, any proposed tree
removals with their location clearly noted and any proposed tree plantings (including
species, size, quantity and method of transplant).
Comment Number: 2 Comment Originated: 04/13/2020
4/21/2020: INFORMATION ONLY
City Forestry requests that street trees be installed in the right of way along Trilby
and Taft Hill Road. A list of approved street trees can be found on our website:
https://www.fcgov.com/forestry/approved-street-trees.
Comment Number: 3 Comment Originated: 04/21/2020
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
04/13/2020: If this land and building is to be County owned and operated, Building
Services will on require a permit for the electrical work per the City/County
agreement. The remainder of the Building Permit requirements will be thru the
Counties normal permit process.
Comment Number: 1 Comment Originated: 04/13/2020
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