HomeMy WebLinkAboutH-25 MULTI-FAMILY - FDP210008 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS
244 North College Ave, #130 I Fort Collins, CO 80524
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April 7, 2021
City of Fort Collins
Ms. Meaghan Overton, Senior City Planner
281 N College Avenue
Fort Collins, CO 80524
Re: H-25 Multi-Family, Final Plan – Response to Comments.
Dear Meaghan,
Thank you for providing comments on the H-25 Multi-Family PDP submittal which we received October 23, 2020.
Our team’s comment responses are detailed on the following pages. Please feel free to reach out if you have any
questions by phone, 970-409-3414 or by email, rmcbreen@norris-design.com.
Sincerely,
Norris Design
Ryan F. McBreen
Principal
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Department: Planning Services
Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com
Topic: General
Comment Number: 7
10/20/2020: FOR HEARING:
Thank you for continuing to work with staff on building color and materials. Is it possible to provide a
physical materials/color board for decision-makers and interested members of the public to review prior to
hearing?
Response: This information was provided previous to the last P&Z Board Hearing (Final one on
January 21, 2021). Please let us know if you require additional materials.
07/20/2020: FOR HEARING: Thank you for providing more information about the materials proposed.
While the "white" color has been adjusted to be less of a pure white, staff recommends further adjusting the
white color to reduce the starkness of the contrast in all three color schemes.
03/09/2020: FOR HEARING:
Please provide a building materials board showing samples of the materials and colors proposed for the
project.
Comment Number: 16
10/20/2020: FOR HEARING:
Staff has received the modification request for Building 3. However, it appears that Building 2 may also be
more than 350 feet from the public sidewalk. I measured building 2 at about 375 feet from the public
sidewalk. Is it possible to adjust the location of Building 2 so that it is in compliance?
Response: The building #2 location has been revised so that it meets the 350’ requirement.
In addition, please submit an exhibit showing the easements along Harmony Road prior to hearing. This
exhibit should clearly demonstrate the site constraints. Please be prepared to describe your
communications with easement holders at the hearing. Staff agrees that the modification is justified
because of the unique site constraints and that the way you've addressed these constraints attempts to
fulfill the intent of the code; however, staff disagrees with the justifications for "nominal and
inconsequential" and "community need" and will not address those justifications in the staff report.
Response: This information was provided previous to the last P&Z Board Hearing (Final one on
January 21, 2021). Please let us know if you require additional materials.
07/20/2020: FOR HEARING: Thank you for the revisions to the pedestrian network. While most buildings
now comply with standards for orientation to a connecting walkway, particularly with the addition of the
walkway network within the Harmony Road buffer, the entrance to Building 3 is not within 350 feet of a
public sidewalk and does not comply with the standards in Land Use Code Section 3.5.2(D)(1)(b). A
connection out to the Harmony Road public sidewalk to the east would satisfy this requirement.
03/09/2020: FOR HEARING:
It appears from the building elevations that there are entrances to the buildings that front onto Strauss
Cabin and Harmony Road, but there are no walkways shown to the sidewalks from those buildings. The
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front facades of buildings must be connected to the sidewalk with a connecting walkway. Please also
ensure that the building entrances are distinguished from the rest of the building with architectural
features/treatments.
Comment Number: 22
10/20/2020: FOR FINAL PLAN:
Thank you for clarifying the intent of the landscape beds. Staff understands that plant selection and siting
within the landscape beds will occur at FDP. Carrying this comment forward to review at FDP.
Response: Additional detail re: landscaping has been included as part of this Final Plan submittal
as requested.
07/20/2020: FOR HEARING: The landscape plans show rock mulch surrounding the buildings with no
grasses, shrubs, or other foundation plantings provided. A landscape bed of rock mulch does not meet
Land Use Code requirements for foundation plantings around buildings. Foundation plantings in a planting
bed at least 5 feet wide are required along at least 50% of exposed sections of building walls that are in
high-use or high-visibility areas of the building exterior. See Land Use Code section 3.2.1(E)(2) for more
detail.
Comment Number: 23
07/20/2020: FOR FINAL PLAN:
The locations of A/C units and mechanical equipment will need to be clearly shown and should be
screened.
Response: This information along with screening of these units has been detailed on this Final
Plan as requested.
Comment Number: 24
10/20/2020: Planning is ready for hearing, provided that the exhibit of site constraints (comment 16) and
materials board (comment 7) are provided. Staff "For Hearing" comments from Forestry (mitigation trees)
and Environmental Planning (Natural Habitat Buffer Zone) must also be addressed prior to hearing.
Response: Thank you. We appreciated Staffs’ efforts to work with us and successfully gain
approval from the Planning & Zoning Board this past January.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 4
03/09/2020: FOR DCP:
There will be a repay due for roadway improvements constructed previously by the City. This may be
toward the City's Strauss Cabin/Harmony intersection improvement project. I am working with City staff to
determine more details about the repay (amount, what it is for, etc.). I will update you once I find out more.
Response: Comment noted. We will continue to work with Staff on this item and pay fees as
required.
Comment Number: 6
07/20/2020: FOR FINAL PLAN:
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We will want to continue to work with Forestry, Planning, etc. to determine what the Harmony Road
frontage will look like along the project frontage. Ultimate improvements for Harmony Rd. will be required
with this project. The street section will need to match the Harmony Corridor Plan and Harmony Corridor
Standards and Guidelines. The main design standards to note are the meandering 8-foot walk that is 30
feet from travel lanes where possible and berming. Refer to Section III of the design guidelines document
for more detail.
These two documents can be viewed and downloaded from the City's website:
https://www.fcgov.com/planning/documents.php. As discussed in the staff review meeting, please work
with Brandy, the Development Review Coordinator for the project, to schedule a follow up meeting with City
staff to discuss Harmony Road design.
Response: The Applicant has worked diligently with Staff to ensure that the designs meet or
exceed all requirements along the Harmony Corridor.
Comment Number: 8
07/20/2020: FOR FINAL PLAN:
Please ensure that all required signature blocks are on the utility plans and plat (irrigation/ditch companies,
FCLWD, etc.)
Response: The required signatures blocks will be included at time of Final Plan
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 10
10/19/2020: FOR FINAL PLAN:
The current striping on Strauss Cabin will need to be altered to accommodate your access. Please include
the interim and ultimate striping plans for Strauss Cabin that are detailed in the utility plans for the Harmony
23(The Wyatt) apartment development. These are available online through CityDocs at
https://citydocs.fcgov.com/ or contact me and I will provide you this information.
Response: Comment noted. The required information has been included on the Final Plan.
Comment Number: 11
10/20/2020: INFORMATION FOR HEARING:
A fee in lieu for the impacts to the Strauss Cabin and Kechter intersection (Comment 2) have been agreed
upon by the City and the Developer. The Proportional Contribution Memo has been added to the files for
Round 3, and this information will need to be included in the DA language.
Response: Comment noted and will be included as part of the DA as requested.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 13
07/21/2020: FOR FINAL PLAN:
The project is deferring address posting, fire lane signage and construction details for the secondary
access connection until FDP.
Response: Additional information to be provided at Final Plan.
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Comment Number: 15
10/19/2020: FOR FINAL PLAN:
PLAT - Page 2: Easements proposed on Lot 3 should also include an Emergency Access Easement (EAE).
Response: This has been included with the Final Plan application materials as requested.
Department: Erosion Control
Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com
Topic: Erosion Control
Comment Number: 1
10/14/2020: INFORMATION ONLY:
Will await erosion control materials at FDP submittal. The site disturbs more than 10,000 sq. ft. and/or
meets the criteria for a need for Erosion and Sediment Control Materials to be submitted. The erosion
control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the
requirements can be found at www.fcgov.com/erosion.
Response: This has been included with the Final Plan application materials as requested.
Comment Number: 2
10/14/2020: Will await erosion control materials at FDP submittal. Please submit Erosion Control Plans
and Report to meet City Criteria.
Comment noted. This has been included with the Final Plan application materials as requested.
10/14/2020: Will await erosion control materials at FDP submittal. Please submit an Erosion Control
Report to meet City Criteria.
10/14/2020: Will await erosion control materials at FDP submittal. Please submit an Erosion Control
Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria.
03/06/2020: INFORMATION ONLY:
Based upon the area of disturbance, State permits for stormwater will be required since the site is over an
acre and should be pulled before Construction Activities begin.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
03/10/2020: INFORMATION:
Light and Power has facilities at the corner of Strauss Cabin as well as empty conduit stubbed across the
road in the location of your southern entrance. These facilities will be used to supply your site with a looped
feed.
Response: Comment noted. Thank you.
Comment Number: 2
03/10/2020: INFORMATION:
Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from
244 North College Ave, #130 I Fort Collins, CO 80524
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all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other
utilities with the exception of communication lines.
Response: Comment noted. These clearances areas have been met as requested.
03/10/2020: INFORMATION:
Transformer locations shall be within 10' of a paved surface and must have a minimum of an 8' clearance
from the front side and a 3' clearance around the sides and rear. (1000 kVA up to 2500 kVA requires 4'
around the sides and rear.)
Comment Number: 5
03/10/2020: INFORMATION:
Multi family buildings are treated as commercial services; therefore a(C 1) form must be filled out and
submitted to Light & Power Engineering. All secondary electric service work is the responsibility of the
developer and their electrical consultant or contractor. For single phase transformers, secondary lines must
not exceed the size of 350kcmil wire.
Response: Thank you for the reminder. The required forms will be filled out and submitted at the
appropriate time.
Comment Number: 6
03/10/2020: INFORMATION:
Will your clubhouse require three phase power? If so, please let us know so that we can factor that into our
design.
Response: Yes, the clubhouse will require three phase power.
Comment Number: 7
03/10/2020: INFORMATION:
You may contact Austin Kreager, project engineering if you have questions. (970) 224-6152. You may
reference Light & Power’s Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November201
6_Amendment.pdf. You may reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Thank you. We have been working with Austin closely to ensure we are meeting all
requirements.
Comment Number: 9
10/20/2020: INFROMATION:
Thank you for providing preliminary transformer locations. Once we know your power requirements for the
site, we can determine if these locations will remain or need to be altered. Thank you
Response: Comment noted.
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
Topic: General
Comment Number: 1
10/16/2020: FOR HEARING:
Please include note on Site Plan "Impacts to NHBZ to accommodate future development to the south,
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including but not limited to filling of pond, vegetation removed, area of NHBZ lost, will be mitigated for by
future developer." That way it is clear this development is not responsible for future impacts.
Response: Note has been added to the Site Plan.
Comment Number: 2
10/16/2020: FOR HEARING:
Please change dimensional measurements of the NHBZ on site plan, as they
are from the old concept and add a table that includes the following:
amount of buffer area that would be required by a 100' buffer from the pond
amount of buffer area provided on these plans
minimum buffer distance
maximum buffer distance
average buffer distance
Response: Table has been added to the Site Plan. Note that dimensions shown on the site plan are
for the building-to-property lines as required for the Site Plan and are not related to the NHBZ.
Comment Number: 3
10/16/2020: FOR INFORMATION:
Staff appreciates the wildflower mix being proposed. Thank you
Response: Great. We think it will work great in this application.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 7
10/21/20 & 7/21/2020: FOR FINAL PLAN – INFORMATION ONLY:
This comment will be reviewed during FDP round 1.
Response: Comment noted, and we will continue to work with Staff during the Final Plan
3/9/2020: FOR FINAL PLAN:
Please include species labels on all trees and shrubs as well as species diversity percentages in the plant
list. Most of the trees are labeled with a species abbreviation, however a few are missing labels.
Comment Number: 8
10/21/20 & 7/21/2020: FOR FINAL PLAN – INFORMATION ONLY:
Thank you for removing Bur Oak and Honeylocusts and incorporating additional evergreen trees where
feasible. Final species placement and quantity will be reviewed at FDP.
Response: Comment noted. Please see included landscape plan.
3/9/2020: FOR FINAL PLAN:
SPECIES LIST
City of Fort Collins Forestry Division is close to reaching the maximum percentage of Honeylocust
and Bur Oak in Fort Collins’ urban forest. During the development review process, we see it as an
opportune time to educate landscape architects to use fewer of these two species on plan
proposals. Please significantly decrease the number of Honeylocust and Bur Oak and incorporate
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additional Hackberry, Kentucky Coffeetree ‘Espresso’ and Texas Red Oak.
English Oak suffered some freeze damage during the 2014 freeze. Forestry would prefer not to
use them as street trees on this project. In their place, please use Kentucky Coffeetree or another
type of Oak (Chinkapin, Texas Red, or Shumard). Please consider using fewer numbers of English
Oak on the plans in general.
Please increase the number of evergreen trees on the landscape plans such as Southwestern
White Pine, Ponderosa Pine, Rocky Mountain Juniper, etc. In the plant list, there are two fastigiate
spruce trees shown. Please only call out one fastigiate spruce on the plans.
Please verify that no Cottonwoods are provided within the City right-of-way. They are not an
approved street tree species.
Please do not specify Lindens in parking lot islands or in the City right-of-way along Strauss Cabin
and Harmony Road. These species does not respond well to heavy deicing salts.
Comment Number: 10
10/21/20 & 7/21/2020: FOR FINAL PLAN – INFORMATION ONLY:
This comment will be reviewed during FDP round 1.
Response: Comment noted. We believe we meet these requirements.
3/9/2020: FOR FINAL PLAN:
Please provide locations of stop signs and street-lights on the landscape plans
and identify them with a distinct symbol in a legend. Please space street trees
at the following separation requirements:
40 feet between stop signs and street trees
40 feet between canopy shade trees and street-lights
15 feet between ornamental trees and street-lights
Comment Number: 11
10/20/2020: FOR FINAL PLAN:
Forestry understands that this detail cannot be provided until final grading plans are produced. Forestry
would like to be included in the grading discussion as it relates to the retention of this significant tree.
Response: Thank you. We will continue to coordinate with Forestry as it relates to tree protection
for the large Cottonwood tree.
7/24/2020: FOR HEARING- UPDATED:
Forestry was unable to locate the horizontal and vertical details of the proposed sidewalk and grading
around existing Cottonwood tree #6. Please contact City Forestry with this detail prior to next round of
review in order for us to provide additional comments and direction. Thank you!
3/9/2020: FOR HEARING:
Please provide additional horizontal and vertical details of the proposed sidewalk and grading around
existing Cottonwood tree #6. Forestry would like to review potential impacts to the tree during construction
and grading operations.
Comment Number: 16
244 North College Ave, #130 I Fort Collins, CO 80524
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10/21/2020: FOR HEARING
Please specify all mitigation trees on private property and in the Natural Habitat Buffer Zone and not in the
public right of way. Since street trees are a basic requirement through LUC 3.2.1., mitigation trees should
be placed in addition to street trees. Final locations can be designated at first round FDP.
Response: All mitigation trees are noted to be on-site. General locations of Forestry and
Environmental Planning mitigation trees are included on the plans.
Comment Number: 17
10/21/2020: FOR FINAL PLAN:
Please propose mulch in all landscape beds and parking lot islands especially around trees and shrubs.
Response: Comment noted. This information is included within Final Plan.
Comment Number: 18
10/21/2020: FOR FINAL PLAN:
If feasible, please provide additional trees in and around the dog park to maximize shading.
Response: Comment noted. Consideration has been made for this within the attached plans.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2
10/19/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Comment noted.
Topic: Plat
Comment Number: 1
10/19/2020: FOR FINAL PLAN-UPDATED:
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.
Response: Comment noted, and updates will be made at the time of Final Plan