HomeMy WebLinkAboutLANDMARK APARTMENTS EXPANSION - FDP190002 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS1
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
May 28, 2019
Cathy Mathis
TBGROUP
444 Mountain Ave
Berthoud, CO 80513
RE: Landmark Apartments Expansion, FDP190002, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, please contact your Development Review Coordinator Brandy Bethurem Harras at
970.416.2744 or bbethuremharras@fcgov.com.
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: Building Elevations
Comment Number: 12
04/02/2019: Elevations – the color and quality of the graphics is helpful and appreciated.
Staff now understands and accepts the final engineering changes based on floor joists.
The one remaining question is about the stepped roof on Building A which was
eliminated in the Round 2 elevations. Actually, the elevation graphics sort of
imply a very slight step but I assume that's just a drafting glitch.
One more conversation is needed regarding the change from Round 1 in this regard.
The portion of sloping roof that we discussed at the Wednesday meeting was
my misunderstanding - the approved plan eliminated that feature.
Topic: General
Comment Number: 1
4/5/2019 Joint Access Agreements -- staff has comments on your latest
documents, and we also need to include the Minor Amendment as a related part of this plan.
...this is a continued comment about notes and an agreement/easement for
cross-access and joint use of existing Landmark amenities and outdoor
spaces: The Minor Amendment to Landmark PUD is intrinsic with this FDP and
consistent notes and drawings are needed on the Site Plan, Plat, and the Minor Amendment.
It will be best if staff can see the agreement language before you and the owner
of existing Landmark sign and record it.
I sent an email with needed content in notes to go on the plans. You can use that verbatim.
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The MA should include a signature block for the owner, and also show the new
layout at the access drive. (Comments really apply to that MA application but are intrinsic.)
Comment Number: 4
Irrigation Plan: Information suggestion only: this is handled separately from the
Final Plan submittal but as a helpful observation it is helpful to be thinking about
that as part of the landscape design.
Comment Number: 9
Site Plan: Emergency access drive needs to be finalized with the material
decided and gates designed, shown and labeled.
Topic: Site Plan
Comment Number: 13
04/02/2019: Walkway spine: This is the most important aspect of the site plan.
It was the main premise in approving the whole fundamental Modification of a
standard requiring dwellings to be placed in direct relation to streets. Its design
is crucial. The ramps that are being shown at the colored concrete ped
crossing area at the south end of building B, and the ramp at the south end of
building A, form restrictions and would detract significantly from the inviting
continuity of the spine. The urban design of the spine needs to avoid ANY loss
of urban design quality and should retain and implement the full intent for it as
the basis for allowing this plan layout with these buildings. For discussion at the
meeting, the spine should be as wide open, clear and direct as possible.
There’s a significant population and high pedestrian flows with groups of people
should be expected and accommodated as well as possible. Are flush paving
and bollards needed instead of small restricted spaces and routes?
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Comment Number: 10
05/27/2019: FOR FINAL APPROVAL:
My previous design comments have been addressed. The dedication of the
easements and Hobbit Street right-of-way along with their associated TDR fees
and recording fees are required as a prerequisite for approval of the mylars.
Comment Number: 11
05/27/2019: FOR FINAL APPROVAL:
My previous design comments have been addressed. The dedication of the
easements and Hobbit Street right-of-way along with their associated TDR fees
and recording fees are required as a prerequisite for approval of the mylars.
Comment Number: 12
05/27/2019: INFORMATION ONLY:
Second Reading of Ordinance No. 065, 2019, Vacating Portions of Hobbit Street
Right-of-Way East of Shields Street was approved 7-0 by City Council on May 21, 2019.
The recordation of the ordinance is required in order to effective and is able to be
recorded upon the concurrent approval of the final plan and recordation of the associated plat.
Comment Number: 13
05/27/2019: INFORMATION ONLY:
The development agreement draft is currently with the City Attorney's Office for review.
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Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1
02/21/2019: INFORMATION ONLY:
Light and Power has existing conduit stubbed to the southwest corner of the
property that can be extended into the site to provide power to the development.
Comment Number: 2
02/21/2019: INFORMATION ONLY:
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-investment-development-fees
Comment Number: 4
02/21/2019: FOR FINAL APPROVAL:
Please show primary power route on the utility plans to ensure proper utility
installation and to meet minimum utility spacing requirements. 10ft minimum
separation is needed between all electric, water, sewer, storm water, and
irrigation main lines. See redlines of the preliminary power route.
Comment Number: 6
02/21/2019: INFORMATION ONLY:
Multifamily buildings are treated as commercial services; therefore commercial
service forms (C-1 forms) and one line diagrams need to be submitted to Light
& Power for each building. All secondary electric service work is the
responsibility of the developer to install and maintain from the transformer to the meter bank.
Please follow the link below for our Commercial Service Form:
http://www.fcgov.com/utilities/business/builders-and-developers/development-
forms-guidelines-regulations
Comment Number: 7
02/21/2019: INFORMATION ONLY:
Electric meter locations will need to be coordinated with Light and Power
Engineering. Each residential unit will need to be individually metered. Please
gang the electric meters on one side of the building, opposite of the gas meters.
The owner/developer is responsible to provide and maintain the electrical
service from the transformer to the meter bank.
Comment Number: 8
02/21/2019: INFORMATION ONLY:
Light & Power will need AutoCAD files of the site plan, utility plans, and
landscape drawings once approved.
Comment Number: 10
02/21/2019: INFORMATION ONLY:
Please contact Tyler Siegmund with Light & Power Engineering if you have any
questions at 970.416.2772 Please reference our policies, construction
practices, development charge processes, electric service standards, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
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Comment Number: 11
04/09/2019: FOR FINAL APPROVAL:
It was discussed that primary power will now be bored under the ditch east of
buildings E and D to avoid going down the private drive. Please show the
primary power route on the utility plans, connecting to each transformer location
and extending north to Prospect Rd.
Comment Number: 12
04/09/2019: FOR FINAL APPROVAL:
Please show proposed electric meter locations for all buildings on the utility plan set.
Comment Number: 13
04/09/2019: AT DCP:
Comcast has expressed interest in going joint trench with primary power to feed
the site. This is ok for all trench locations but further discussion with the
developer will be needed to bore the ditch. Typically, Light and Power does
offer joint trench in a bore bundle. Comcast may have to bore their own lines under the ditch.
Department: Outside Agencies
Contact: Don Kapperman,
Topic: General
Comment Number: 1
03/22/2019: INFORMATION ONLY:
Comcast would like to do Joint trench with Ft Collins light & power.
Department: Internal Services
Contact: Jonathon Nagel, 970-416-2701, jnagel@fcgov.com
Topic: General
Comment Number: 4
02/22/2019: INFORMATION ONLY:
The Community Recycling Ordinance (No. 109 2016) requires that all new
business and multifamily complexes subscribe to recycling service that is at
minimum 1/3 of their overall service capacity (total bin capacity x number of
weekly pickups, include both trash and recycling when calculating overall
service capacity). In general recycling containers must be at least 50% the size
of proposed trash containers to meet this requirement. Please make sure
proposed containers meet this requirement and that adequate space is
provided in all enclosures.
Comment Number: 10
04/03/2019: FOR FINAL APPROVAL:
Interior walls of trash and recycling enclosures are required to be protected with
either metal framing, bollards, angle iron secured to the pad or curbing that will
prevent dumpsters from being able to hit the interior walls.
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Comment Number: 11
04/03/2019: FOR FINAL APPROVAL:
Please be aware this development will be very challenging to service for trash
and recycling haulers because it does not provide an easy flow path and will
require multiple reverse operations. This increases risk for property damage,
injury and also state mandated back up alarms will be an annoyance for
residents. It is encouraged to provided as large of containers as possible to
reduce these risks and annoyances and the reduced pick up frequency will save
money on service. The current proposed ratio of trash and recycling container is
not adequate, the current enclosures at Landmark Apartments use 1 full size
dumpster for both trash and recycling which is recommended for the enclosures
adjacent to Building E and C/D. Two 4 yard dumpsters one for each would allow
for reasonable weekly pickups. The enclosure near Building A/B will likely need
three dumpsters (two for trash and one for recycle) to provide an adequate
volume/service frequency. Please call me, Jonathon Nagel at 970-416-2701.
Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com
Topic: General
Comment Number: 1
03/26/2019: FOR FINAL APPROVAL:
Per the PDP approval, please provide an improved bus stop on Prospect
consistent with a Type III stop in the Transfort Bus Stop Design Standards and Guidelines:
http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standards.pdf
Comment Number: 2
03/28/2019: INFORMATION ONLY:
Please contact Melina Dempsey (mdempsey@fcgov.com) for the purchase of
the shelter and accompanying amenities.
Department: Environmental Planning
Contact: Kelly Smith, ksmith@fcgov.com
Topic: General
Comment Number: 1
05/24/2019: FOR BUILDING PERMIT:
Thank you for providing a cost estimates for landscaping and monitoring. The
estimates look reasonable however the landscape estimate need not include
earthwork and grading, however it should include irrigation (materials and
labor). Please revise the estimate accordingly.
Comment Number: 2
05/24/2019: FOR BUILDING PERMIT:
An example of a Monitoring and Reporting Plan will be provided.
Comment Number: 3
05/24/2019: FOR FINAL APPROVAL:
There is an edger and planting bed that intersects a water treatment detention
pond at the southwest corner of the NHBZ. Please revise the planting plan to accommodate the pond.
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Comment Number: 4
05/24/2019: FOR FINAL APPROVAL:
The overall photometric plan looks good where light has been distributed evenly
and no areas or features appear overlit. However, there is some light spillage
into the the NHBZ which must be rectified prior to plan approval.
Comment Number: 5
05/24/2019: INFORMATION NEEDED:
Could you please clarify a symbol on plans that look like soffit vents or
down-directional lighting mounted under building eaves? The symbols are
square with a black circle within.
Comment Number: 6
05/24/2019: FOR FINAL APPROVAL:
The Landscape Table is cut off. Please extend viewport.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 6
5/21/19: UPDATED - FOR FINAL APPROVAL:
Thank you. City Forestry would like to verify that the fence location is located
approx. 10 ft from the trunk of the Honeylocust? In addition, please add a note
next to this tree and fence that states: PLEASE CONTACT CITY FORESTRY
PRIOR TO FENCE INSTALLATION TO INSPECT TREE PROTECTION
AROUND EXISTING HONEYLOCUST TREE AND PROVIDE
CONSULTATION REGARDING POSSIBLE ROOT PRUNING THAT WILL
NEED TO OCCUR DURING INSTALLATION. TREE PROTECTION MUST
REMAIN IN PLACE PRIOR TO, DURING, AND AFTER FENCE INSTALLATION.
Comment Number: 10
5/21/2019: UPDATED - FOR FINAL APPROVAL
Thank you for updating the plant list. However, there is still 1 additional
Southwestern White Pine shown on the landscape plan, while the plant list
shows 5. Please update plant list to show 6 trees if that is what is preferred.
Comment Number: 17
5/21/2019: UPDATED - FOR FINAL APPROVAL
Plant List - Thank you for changing Imperial Honeylocust to Shademaster. We internally
discussed that Rocky Mountain Juniper is okay to stay in the shrub category.
The plant list is shown in full on LS1, but is now cut off on LS2.
The total quantities of trees are not correct. Please update to show the following
Shade trees = 41 total
Evergreen trees = 37 total (including the additional Southwestern White Pine counted on LP)
One small correction: Please change “Kentucy” to “Kentucky Coffeetree
‘Espresso’”. Espresso is a seedless variety of these species.
Comment Number: 19
5/21/2019: UPDATED - FOR FINAL APPROVAL
Please edit the text to be free of spelling errors, which were my mistakes:
POUDRE FIRE AUTHORITY REQUIRES 14 FT VERTICAL CLEARANCE
FROM ALL OBSTRUCTIONS TO THE EMERGENCY ACCESS EASEMENT.
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PLEASE PRUNE TREES THAT ENCROACH INTO THIS EASEMENT TO
MEET THE 14 FT VERTICAL CLEARANCE. PLEASE NOTE THAT THIS
CLEARANCE HEIGHT DOES NOT APPLY TO NEWLY PLANTED TREES.
THIS CLEARANCE CAN BE ACHIEVED ONCE THE TREES BRANCHING
STRUCTURE AND HEIGHT MATURES.
Department: PFA
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
Topic: General
Comment Number: 1
05/23/2019: INFORMATION ONLY:
All PFA comments have been resolved. Thank you.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 9
04/01/2019: FOR FINAL APPROVAL-UPDATED:
There is a typo in the Benchmark Statement. See redlines.
02/20/2019: FOR FINAL APPROVAL:
The Benchmark Statement has been revised. The City has moved to the
NAVD88 vertical datum, and as of January 1, 2015, all projects are required to
be on NAVD88 datum. Please provide the following information for the
Benchmark Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 - X.XX’.
Comment Number: 15
04/01/2019: FOR FINAL APPROVAL-UPDATED:
There are line over text issues. See redlines.
02/20/2019: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
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Topic: Easements
Comment Number: 20
04/01/2019: INFORMATION ONLY:
There are some boundary concerns that could affect some of the easements &
vacations. We will wait to finish our review of these until all the boundary issues are addressed.
Topic: Plat
Comment Number: 1
04/01/2019: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response letter.
02/19/2019: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response letter.
Topic: Site Plan
Comment Number: 17
04/01/2019: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See redlines.
Comment Number: 18
04/01/2019: FOR FINAL APPROVAL:
Some of the easement descriptions & line work shown are incorrect. If they are
going to stay on the plan, they should match what is shown on the Subdivision Plat.
Comment Number: 19
04/01/2019: FOR FINAL APPROVAL:
There are Subdivision Plats referenced with incorrect names. See redlines.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
02/08/2019: BUILDING PERMIT:
Irrigation plans are required no later than at the time of building permit. The
irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of
the Land Use Code. Direct questions concerning irrigation requirements to Eric
Olson, at 221-6704 or eolson@fcgov.com