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HomeMy WebLinkAboutTHE FLATS AT HANSEN FARM - PDP220004 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 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 April 15, 2022 Klara Rossouw Ripley Design Inc 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: The Flats at Hansen Farm, PDP220004, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Flats at Hansen Farm. If you have questions about any comments, you may contact the individual commenter or direct your questions thr ough your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Responses provided for PDP 6/29/2022 Affinity Response Northern Engineering Studio PBA Response MV Consulting Ripley Design Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2022 04/12/2022: 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! Ripley response: Thank you, Tenae. Comment Number: 2 Comment Originated: 04/12/2022 2 04/12/2022: INFORMATION: 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. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Ripley response: Acknowledged. Thank you. Comment Number: 3 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. *Please disregard any references to paper copies, flash drives, or CDs. Ripley response: Acknowledged. Comment Number: 4 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: 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 P DF 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" in the command line and enter "0". Read this article at Autodesk.com for more tips 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 Ripley response: EPDFSHX has been set to “0” so SHX attributes won't show up on PDF plots. Comment Number: 5 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. Ripley response: Thanks, Tenae. Comment Number: 6 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review 3 In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10, 2021, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Ripley response: Noted, thank you. Comment Number: 7 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review). Ripley response: Acknowledged. Thank you. Comment Number: 8 Comment Originated: 04/12/2022 04/12/2022: 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 3 to 5 weeks prior to the hearing. Ripley response: Acknowledged. Comment Number: 9 Comment Originated: 04/12/2022 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 3-5 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Ripley response: Thank you, noted. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/11/2022 FOR HEARNG: Landscape Plans The primary detention pond fronting Timberline D needs more slope undulation and variation, along with a mo re naturalized planting design. See section below for major walkway spine landscaping. Ripley response: Naturalized shrub beds and tree groupings have been added along detention pond. Northern Response: Pond embankment slope design has been updated. Comment Number: 2 Comment Originated: 04/11/2022 4 FOR HEARING: Section 3.5.2 – Relationship of Dwellings to Streets The two proposed major walkway spines in Tract E need to meet the purpose and definition for landscape design. The design should include a tree-lined connecting walkway that is at least five (5) feet wide, with landscaping along both sides, located in an outdoor space that is at least thirty-five (35) feet in its smallest dimension, with all parts of such outdoor space directly visible from a public street. This 35’ dimension should be tree lines in both sides of walk and clearly identified on plans. The outside portion of these spines areas is beyond the property boundary. Please include the full design for both sides. A separate exhibit may be needed to show details. An access easement is needed if this improvement extends into the HOA area of Hansen Farm. Ripley response: A major walkway spine is proposed along the north side of Building 1. The primary entrances shall connect to the Hansen Farm Subdivision walkway connection. The walk is a minimum of 5’ wide and is tree -lined to the maximum extent feasible with the existing utilities. A minimum of 35’ clear space is provided which is all proposed to have either irrigated turf or planting beds on either side. An exhibit showing an enlargement of that area is included on sheet L15. The app licant is in the process of coordinating an access easement and agreement with the Hansen Farm entity. Comment Number: 3 Comment Originated: 04/11/2022 FOR HEARING: Building Model Design Variation The four building types include a significant footprint size and shape. However, each of these building designs need to be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. See Section 3.8.30 (F)(6) for more guidance with building wall articulation options. The initial staff review found the building are not differentiated enough to meet these standards. The property line of this site dies not abut the single-family lots to the north or west to require a 25’ buffer yard. However, the proposed major walkway spine and landscaping between these lots provides a buffer and separation anyway. For the four building types and sizes, we need a comprehensive comparison table that compares each building model with all of the required design features (side by side). The Planning and Zoning Commission has requested this information for multi-family projects. A suggested example for matrix table: Building A Bldg B Bldg C Bldg D Footpint/Size/Shape Elevations Exterior Materials Entry Features Roofs Facades/Walls Widow Treatment 5 Colors We will need a color plan diagram that shows all building types and locations to be included in the architectural building elevation set. With the buildings over 40’ in height, a shadow analysis is needed. Studio PBA response: We have revised the buildings accordingly and felt that coming out of our meeting with Planning staff th at we have demonstrated significant design variation while keeping an overall coordinated theme. We have provided a comprehensive comparison table at the back of the architectural sheets within the PDP submittal. In addition to the documents in the PDP su bmittal, we have included an ancillary design package that highlights design variation. Please find attached package after the comment responses. Comment Number: 4 Comment Originated: 04/11/2022 FOR HEARING: Lighting Plan Based on the new lighting standards the plan needs more information for compliance as follows: • Design different use areas considering nighttime safety, utility, security, enjoyment, and commerce. MV Consulting Response: Most of the site is dedicated to parking, however Pool, and Dog Walk will be added. All areas fall in LC1. • The applicable Lighting Context Area LC1 shall determine the limitations for exterior artificial lighting. The Lighting Context Areas are described as follows: Low ambient lighting. The vision of human residents and users is adapted to low light levels. Lighting may be used for safety and convenience, but it is not necessarily uniform or continuous. Typical locations include low and medium density residential areas, commercial or industrial areas with limited nighttime activity, and the developed areas in parks and other natural settings. MV Consulting Response: Noted lighting shall meet the requirements of LC1 and total initial lumens shall be shown using the hardscape method as there are more than 10 parking spaces. • All luminaires shall be rated and installed according to the outline maximum BUG (Backlight-Uplight-Glare) ratings for all individual luminaires installed in a given Lighting Context Area. Luminaires equipped with adjustable mounting devices shall not be permitted unless the total lumen output is one hundred fifty (150) lumens or less. MV Consulting Response: Bug rating will be shown for all light fixtures. • For property boundaries that abut public rights-of-way, private streets, private drives, public alleys, and public and private parking lots, the backlight rating, glare rating and illuminance values be measured ten (10) feet from the property boundary. MV Consulting Response: A calculation grid shall be shown at the 10’ from the property boundary. Comment Number: 5 Comment Originated: 04/12/2022 FOR HEARING: Section 3.5.1 - Building and Project Compatibility For the proposed building along the west and north edges of the project, the building mass and scale and overall height needs to be compatible with the single-family development in Hansen Farm. Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures, if any, on the same block face, abutting or adjacent to the subject property. Buildings or structures greater 6 than forty (40) feet in height shall be compatible with the scale of the neighborhoods in which they are situated in terms of relative height, height to mass, length to mass and building or structure scale to human scale. This includes buildings 1 and 2 for consideration of building step downs to 2-stories on west and north facades, and buildings 4 and 5 on the north facades. Studio PBA response & Ripley Response: The building mass and scale have been significantly modified along the western and northern edges to create better compatibility for the adjacent properties. Since the adjacent properties are not yet existing and they are proposed to be 2 story homes, we believe our b uildings at 3-story will be a compatible use along these edges. In order to make modifications to the site to increase compatibility, we have pushed our northern building on Tract D further south, creating more a of buffer. On Tract E, we have switched the position of the clubhouse and a residential building, putting our 2 -story clubhouse adjacent to the western property boundary, and we have moved our northern building further west to create more of a buffer between our project and the proposed 2-story single family to the north. We have also placed the smallest Multifamily building with the shortest side facing towards the west and closest to the nearest single-family lot. We believe this will further reduce the impact on the neighbors. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/31/2022 INFORMATION ONLY: 03/31/2022: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Ripley response: Acknowledged. Thank you. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/01/2022 04/01/2022: FOR FINAL PLAN: The tract lettering is conflicting between the site plan and the plat (Tract L of the site plan is Tract A of the plat). Please make sure tract labeling is consistent across plans. See redlines. Ripley response: Labeling has been updated to match PLAT. Northern response: Labeling has been updated Comment Number: 2 Comment Originated: 04/01/2022 04/01/2022: INFORMATION ONLY: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Northern response: Understood. Comment Number: 3 Comment Originated: 04/01/2022 04/01/2022: INFORMATION ONLY: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed 7 improvements and/or prior to the issuance of the first Certificate of Occupancy. Affinity Response: Acknowledged and understood. Comment Number: 4 Comment Originated: 04/01/2022 04/01/2022: INFORMATION ONLY: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 Northern response: Acknowledged. Comment Number: 5 Comment Originated: 04/01/2022 04/01/2022: FOR FINAL PLAN: The plat denotes the easement west of Timberline Road as a public access trail easement as well as a utility easement. Based on the response to Marc Virata's second comment, the easement no longer needs to be used as trail access. Please update the label to just be a utility easement. Northern response: Labelling updated to utility easement. Comment Number: 6 Comment Originated: 04/01/2022 04/01/2022: FOR FINAL PLAN: The entrances appear to have access ramps for sidewalks and some curb and gutter in the public ROW being added. If proposed, please call them out in the plans and provide details. Northern response: To be provided at final. Comment Number: 7 Comment Originated: 04/01/2022 04/01/2022: FOR FINAL PLAN: Please call out proposed manholes in the utility plans. Northern response: To be provided at final. Comment Number: 8 Comment Originated: 04/01/2022 04/01/2022: FOR FINAL PLAN: Please differentiate between proposed water and sanitary lines. They also seem to be incorrectly labeled in some locations on the utility plans. See redlines. Northern response: Labeling has been updated. Comment Number: 9 Comment Originated: 04/01/2022 04/01/2022: FOR FINAL PLAN: Please show all proposed utilities in the Utility Plans. I am only seeing water, sanitary and storm water utilities. Northern response: We will continue working with Light and Power and Xcel regarding the dry utilities locations as building design progresses. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/13/2022 04/13/2022: FOR HEARING Due to the age of the traffic counts in the approved master TIS for Hansen Farm and also the rapid growth in southeast Fort Collins, we would like to see background traffic numbers updated for this project. Redoing existing counts would not be helpful right now with the construction along the Timberline 8 corridor, so we would like to work with the traffic engineer on the best way to use the existing counts and apply a growth factor. Contact me to discuss in more detail. Consultant Response: Our team has connected with Traffic Staff and will be preparing a memo regarding the b ackground numbers. This will be provided prior to hearing. Comment Number: 2 Comment Originated: 04/13/2022 04/13/2022: INFORMATION ONLY Please continue to coordinate with Traffic Operations on the changes to the scope of the City's Timberline project (removal of the SB right turn). Nicole Hahn is working with staff to complete a memo that summarizes the change. Affinity Response: We have been continuing to work with Nicole to summarize the traffic operations change. Nicole is still working to provide the requested memo summarizing the change. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 04/07/2022 04/07/2022: INFORMATION ONLY: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Based upon the area of disturbance State permits for stormwater will b e required since the site is over an acre and should be obtained prior to commencement of Construction Activities on the site. The City Manager’s development review fee schedule under City Code 7.5 -2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 8 lots, 10.38 acres of disturbance, 3 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Inspection Fee estimate of $3,243.42. Based on 5 number of bioretention/rain gardens, the estimate of the Stormwater LID/WQ Inspection fee is $1,575. 9 Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Northern response: Understood. Thank you. Affinity Response: Acknowledged and understood. Thank you for your initial estimates and inclusion of additional State specific information. Comment Number: 2 Comment Originated: 04/07/2022 04/07/2022: FOR FINAL: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5) Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) Northern response: Understood. To be provided at final Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 3 Comment Originated: 04/12/2022 04/12/2022: FOR HEARING: Can Rain Garden A be raised in elevation? This is deep for such a small area and does not meet the Pond Landscape standards. Northern response: Rain garden raised. Please see updated civil and landscape plans for updated layout. Comment Number: 4 Comment Originated: 04/15/2022 04/15/2022: FOR HEARING: The Detention ponds for this development must meet the Detention Pond Landscape Standards per City Criteria. The large quantity detention pond could use more varying slopes and naturalistic shape. Northern response: Design has been updated. We will continue to work with City staff until a satisfactory pond shape is achieved. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 03/25/2022 03/25/2022: FOR HEAERING: AERIAL FIRE APPARATUS ACCESS ROADS 10 Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building or as otherwise approved by the fire marshal. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. If public street is used as aerial access, the unobstructed width shall be 26 feet (Burley Tree). Building 1- Access is not provided on entire parallel side. Each end of the building are less than 15 feet from the fire lane. Building 3- Burley Tree is beyond 30 feet when including parking spaces in measurement. If access is provided from the parking lot drive aisle, the width must be 26 feet. Building 4- Burley Tree is beyond 30 feet when including parking spaces in measurement. Building 5- Each end of the building are beyond 30 feet. Building 6- Burley Tree is beyond 30 feet when including parking spaces in measurement. Building 7- Each end of the building are less than 15 feet from the fire lane. Ripley response: The consultant team has bene worked to revise the above comments, thank you for your continued communication and coordination on this topic. Please see revised site plan meeting the above -mentioned requirements. Studio PBA Response: After meeting with Poudre Fire Authority in two separate meetings to discuss requirements at the buildings, we believe we have met all of the above criteria for the revised site plan. We appreciate the separate meetings to go over everything in depth. Comment Number: 2 Comment Originated: 03/25/2022 03/25/2022: FOR HEARING FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Code language and fire lane specifications provided below. - IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by 11 an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. Building 1 is beyond the maximum distance allowed with the fire sprinkler system. The extension of the fire lane to cover the entire parallel side should correct this issue. Studio PBA Response: Fire Apparatus Access has been met with the current, reconfigured site plan. Northern response: Building location and drive have been updated. Comment Number: 3 Comment Originated: 03/28/2022 03/28/2022: FOR HEARING TURNING RADII - IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Many of the corners on this site do not meet this requirement. Ripley response: Radii dimensions have been added to the Site Plan showing updated turning radius minimums. Northern response: Access road radii have been updated. Comment Number: 4 Comment Originated: 03/28/2022 03/28/2022: FOR FINAL PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. - IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. - IFC 505.1.7: Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings, either individually or part of a multi-building complex, that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. Studio PBA response: Noted and will provide. Comment Number: 5 Comment Originated: 03/28/2022 03/28/2022: FOR FINAL FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be 12 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 Northern response: Signage to be provided at final. Comment Number: 6 Comment Originated: 03/28/2022 03/28/2022: FOR FINAL EAE LOADING Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. A note shall be added to the civil plans indicating compliance. Northern response: Understood. Pavements details per Geotech design will be provided at final. Comment Number: 7 Comment Originated: 03/28/2022 03/28/2022: FOR FINAL LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains intact as trees mature and a canopy develops. The EAE shall be maintained unobstructed to 14' in height. It is recommended that the trees along Burly Tree in areas used for aerial access be ornamental trees or trees of smaller diameter canopy to preserve aerial access. This comment is aimed at preserving both trees and fire apparatus. Please be mindful when selecting tree species. Ripley response: All proposed street tree species comply with City of Fort Collins Forestry requirements. No trees are spaced less than 35’ apart, and streetlights provide 80’ gaps with ample access to buildings. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2022 04/12/2022: PRIOR TO HEARING: Thank you for providing proposed transformer locations. It may be a good idea to have an "off-line" meeting to walk through the proposed locations. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Northern response: Understood. We will continue to coordinate with City Staff on utility design. Studio PBA response: Noted. 13 Comment Number: 2 Comment Originated: 04/12/2022 04/12/2022: PRIOR TO HEARING: The building on the southeast corner of the property is being proposed to be serviced by a transformer in the utility easement along right of way. This transformer will need to moved onto your site and out of that easement. It is unclear to me what transformer the building on the north west of the site would be connecting to. I look forward to finding solutions to these issues. Northern response: Transformer locations have been updated. Please see updated plans. Comment Number: 3 Comment Originated: 04/12/2022 04/12/2022: FOR FINAL: A commercial service information form (C-1 form) and a one line diagram for all meters will need to be completed and submitted to Light & Power Engineering for review. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Affinity Response: Acknowledged. It is understood that this form is to be provided at final. Northern response: Understood. Will be provided at final. Comment Number: 4 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Single phase transformers are limited to a maximum of 8 runs of secondary, not to exceed a wire size of 350KCMIL. Northern response: Acknowledged. Studio PBA response: Noted. Comment Number: 5 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Ripley response: Required tree separations are provided. Please see updated landscape plans. Northern response: Understood. Comment Number: 6 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Northern response: Acknowledged. Electrical routing has been added. Comment Number: 7 Comment Originated: 04/12/2022 14 04/12/2022: 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 to discuss development fees 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 Northern response: Acknowledged. Affinity Response: Acknowledged and understood. Thank you. Comment Number: 8 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Affinity Response: Acknowledged and understood. Comment Number: 9 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: You may contact Austin Kreager with project engineering if you have questions. (970) 224-6152. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Northern response: Understood. Thank you. Affinity Response: Acknowledged and understood. Thank you. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/11/2022 04/11/2022: FOR FINAL APPROVAL: Thank you for addressing the conceptual review comments. What will be planted in the 'Rain Garden Bio Media Area'? Ripley response: Rain Garden Bio Media Area will be planted with Detention seed mix. See Landscape Notes page for details. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: General Comment Number: 7 Comment Originated: 04/12/2022 4/12/2022: FOR FINAL APPROVAL Please do not specify coralburst crabapple on the plans. They do not thrive long term in Fort Collins’ soils. Please swap for Thunderchild Crabapple. Ripley response: Coralburst Crabapple have been replaced with Thunderchild. 15 Comment Number: 8 Comment Originated: 04/12/2022 4/12/2022: FOR FINAL APPROVAL Please make the street light symbol darker for review. Ripley response: Street light symbol has been updated. Comment Number: 9 Comment Originated: 04/12/2022 4/12/2022: FOR FINAL APPROVAL Please do not specify Linden trees along Zephyr Rd as they do not do well in parkways adjacent to roads that are treated with deicing salts. Please swap for another approved street tree. Ripley response: Linden along Zephyr Rd replaced with Oak. Comment Number: 10 Comment Originated: 04/12/2022 4/12/2022: INFORMATION ONLY At time on FDP, Forestry will provide the development review engineer with applicable development agreement language. Ripley response: Acknowledged, we will coordinate with Forestry during at FDP. Comment Number: 11 Comment Originated: 04/13/2022 4/13/2022: FOR FINAL APPROVAL Please consider adding additional tree plantings south of the detention area on the east portion of the site. The site is well stocked, but there are a few locations that would accommodate additional tree plantings. Thanks! Ripley response: With the new Rain Garden layout within the detention area, plus additional utility infrastructure in that area, additional tree planting is infeasible. Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 9704164340, klambrecht@fcgov.com. Ripley response: Acknowledged, thank you. Comment Number: 4 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. Ripley response: Acknowledged. Comment Number: 5 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: The 2013 Paved Recreational Trail Master Plan 16 (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. The Trail Master Plan is available at https://www.fcgov.com/parkplanning/plansandpolicies. Ripley response: Thank you for this information. Comment Number: 6 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multiuse regional recreatio nal trails. Ripley response: There are no proposed regional trail facilities on this property. Thank you for the information. Comment Number: 7 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. Ripley response: Thank you. There are no grade separated crossings proposed with this development. Comment Number: 8 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at-grade crossing must be coordinated with both Park Planning and Development and Traffic Operations. Ripley response: Acknowledged. Thank you. Comment Number: 9 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Park Planning and Development must approve trail alignments and park designs. Ripley response: Acknowledged. Comment Number: 10 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: A future park, Fossil Lake Park, has been identified in the City’s 2021 Parks and Recreation Master Plan, ReCreate. The plat and plans must identify this tract as a “Future City Park Site”. Northern response: Plat has been updated. Comment Originated: 04/12/2022 04/12/2022: INFORMATION: The construction schedule for the future park has not been determined and typically will not occur until funding becomes available. Partnerships between Park Planning and Development and the Developer may be an option to initiate the park design/development concurrent with site development. Park Planning & Development would be interested in exploring such a partnership. Funding partnerships between Park Planning and Development and the Developer will be based on the timing and availability of city funds. Thank you for your willingness to explore partnership options. The 17 City is looking forward to future discussions with you. Affinity Response: While noting that our apartment community is already under tremendous cost pressure and without making any promises or biasing the balance of the approval process, we are willing to meet and discuss the ci rcumstances with an open mind. Please note that our costs are generally changing for the worse on a daily basis, so any commitment from us might not b e feasible unit we buy-out our construction job, which is currently estimated to occur in the fourth quarter of 2022. Of course, we are happy to meet and gather information prior to that time. Comment Number: 2 Comment Originated: 04/12/2022 04/12/2022: FOR HEARING: Please provide a highlevel exhibit as part of the - preliminary planset that outlines connectivity from this development to both the future park site and the future Mail Creek Trail located at the northern edge of the Hansen Farms development. The City is looking to better understand the multipath network and if additional improvements are needed to create a safe and connected system. Ripley response: Exhibit has been provided showing on and off site pedestrian connections Comment Number: 3 Comment Originated: 04/12/2022 04/12/2022: INFORMATION: Thank you for the additional information on utility connections within the Rennat Development to the future park site. The City will continue to explore the feasibility of these connections for the overall park as well as plan to coordinate with this team as the plans progress. Ripley response: Acknowledged. Comment Number: 12 Comment Originated: 04/13/2022 04/13/2022: INFORMATION: The City's Engineering Capital Projects team is working to design and construct a trail overpass connection to the Power Trail at the northwest corner of the Hansen Farms Development. The City's Project Manager is Jin Wang, 970-416-2292. Please feel free to contact Mr. Wang for additional information. Affinity Response: This would be a tremendous amenity for the community. We look forward to learning more about the project. Thank you for the contact information. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/11/2022 04/11/2022: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. 18 Important: Fort Collins will be adopting the new 2021 Building Codes in April of 2022. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 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: · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft 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. · City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new multi-family structure. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting 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 wit h all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new 19 projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. Studio PBA response: All items noted and building shall comply. We plan to have a pre -submittal meeting with Building prior to our plans going in for permit. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/11/2022 04/11/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Ripley response: Thank you, we will coordinate outstanding comments during FDP. Topic: Plat Comment Number: 1 Comment Originated: 04/11/2022 04/11/2022: FOR HEARING: 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. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Northern response: Acknowledged, thank you Department: Outside Agencies Contact: Don Kapperman, Comcast, don_kapperman@comcast.com, 970-567-0245, Topic: General Comment Number: 1 Comment Originated: 04/04/2022 04/04/2022: Comcast has no issues.Thank you Affinity Response: Acknowledged. Thank you. Contact: Sam Lowe, Fort Collins-Loveland Water District, slowe@fcgov.com, , Topic: General Comment Number: 2 Comment Originated: 04/08/2022 04/08/2022: Comments from the FCLWD and SFCSD are attached. Northern response: Acknowledged, thank you Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/22/2022 03/22/2022: Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation 20 requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com Ripley response: PIP will be coordinated and provided for your review during the FDP process. Comment Number: 2 Comment Originated: 03/22/2022 03/22/2022: The irrigation plan is incomplete. Please refer to the provisions outlined in Section 3.2.1(J) of the Land Use Code. Identify specific components of the irrigation system on the irrigation legend. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Ripley response: As noted above, the irrigation plans will be provided during the FDP process. VVVARCH. A70' - 0"146' - 1" ARCH. A 37' - 0" ARCH. B 60' - 1" ENTRY 12' - 1" ARCH. A 37' - 0"35' - 5"34' - 7"2 BD / 2 BA 2 BD / 2 BA 2 BD / 2 BA 2 BD / 2 BA1 BD/1 BA BUILDING A 1 BD/1 BA FOOTPRINT SIZE AND SHAPE: • 1 AND 2 BEDROOM UNITS • 8 UNITS PER LEVEL • SET UP IN MODULES - 4 UNITS AROUND ONE STAIR PER LEVEL 1 BD/1 BA 1 BD/1 BA 2 BD / 2 BA1 BD/1 BA2 BD / 2 BA 2 BD / 2 BA 3 BD / 2 BA 2 BD / 2 BA2 BD / 2 BA 3 BD / 2 BA TUCK UNDER GARAGES CORRIDOR BUILDING B FOOTPRINT SIZE AND SHAPE: • 1, 2 AND 3 BEDROOM UNITS • 13 UNITS PER LEVEL (2-3) / 8 UNITS AT GROUND FLOOR WITH GARAGES • INTERIOR CORRIDOR BUILDING SERVED BY TWO STAIRS ARCH. C 41' - 1" ENTRY 10' - 0" ARCH. A 35' - 9" GAP 11' - 11" ARCH. C 37' - 0" GAP 11' - 3" ARCH. A 36' - 0" ENTRY 9' - 9" ARCH. C 41' - 1"35' - 8"36' - 0"71' - 8"233' - 11" ZEPHYR ROAD TIMBERLINE ROADBURLY TREE DRIVEKNOBBY PINE DRIVE TWISTED ROOT DRIVE TRACT E FUTURE PARK (BY OTHERS) TRACT D DETENTION CLUBHOUSE B C C A A B D 1 BD/1 BA 2 BD / 2 BA 3 BD / 2 BA TUCK UNDER GARAGES TUCK UNDER GARAGES 2 BD / 2 BA 2 BD / 2 BA 3 BD / 2 BA CORRIDOR BUILDING C 1 BD/1 BA 1 BD/1 BA 1 BD/1 BA 1 BD/1 BA 1 BD/1 BA 1 BD/1 BA FOOTPRINT SIZE AND SHAPE: • 1, 2 AND 3 BEDROOM UNITS • 20 UNITS PER LEVEL (2-3) / 12 UNITS AT GROUND FLOOR WITH GARAGES • INTERIOR CORRIDOR BUILDING SERVED BY TWO STAIRS36' - 7"36' - 1"72' - 8"ARCH. B 38' - 2" ARCH. C 45' - 10"12' - 1" ARCH. B 48' - 3"11' - 9" ARCH. B 48' - 3"12' - 1" ARCH. C 35' - 10" ENTRY 10' - 0" ARCH. B 38' - 2" 300' - 5" 1 BD/1 BA 2 BD / 2 BA 3 BD / 2 BA TUCK UNDER GARAGES 2 BD / 2 BA 2 BD / 2 BA 2 BD / 2 BA 3 BD / 2 BA 2 BD / 2 BA 2 BD / 2 BA CORRIDOR BUILDING D FOOTPRINT SIZE AND SHAPE: • 1, 2 AND 3 BEDROOM UNITS • 13 UNITS PER LEVEL (2-3) / 9 UNITS AT GROUND FLOOR WITH GARAGES • INTERIOR CORRIDOR BUILDING SERVED BY TWO STAIRS ARCH. B 38' - 4" ENTRY 9' - 11" ARCH. A 36' - 0" GAP 11' - 10" ARCH. B 37' - 0" GAP 11' - 1" ARCH. A 36' - 1" ENTRY 9' - 11" ARCH. B 38' - 4"36' - 8"36' - 0"72' - 8"228' - 6" BUILDING VARIATION - FOOTPRINT 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO 1" = 100'-0"1 SITE PLAN N 3D SITE VIEWS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO 1 VIEW AT TIMBERLINE AND ZEPHYR 3D SITE VIEWS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO 1 VIEW AT TWISTED ROOT 3D SITE VIEWS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO 1 VIEW AT BURLY TREE LOOKING NORTH 3D SITE VEIWS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO 1 VIEW OF BURLY TREE LOOKING NORTH 3D SITE VIEWS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO 1 VIEW OF BURLY TREE LOOKING SOUTH 3D SITE VIEWS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO 1 VIEW OF BURLY TREE FROM PARCEL D 2 BD / 2 BA 2 BD / 2 BA2 BD / 2 BA 2 BD / 2 BA 1 BD/1 BA1 BD/1 BA ARCHITECTURE A68' - 8"ARCHITECTURE A 37' - 0" ENTRY 12' - 5" ARCHITECTURE B 47' - 3" ENTRY 12' - 4" ARCHITECTURE A 37' - 0" 1 BD/1 BA1 BD/1 BA BUILDING VARIATION - ELEVATIONS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO BUILDING A FRONT ELEVATION -SCHEME 1 BUILDING A SIDE ELEVATION -SCHEME 1 BUILDING A LAYOUT BUILDING A FRONT ELEVATION -SCHEME 2 BUILDING A SIDE ELEVATION -SCHEME 2 2 BD / 2 BA 1 BD/1 BA 2 BD / 2 BA2 BD / 2 BA 3 BD / 2 BA 2 BD / 2 BA 2 BD / 2 BA 3 BD / 2 BA TUCK UNDER GARAGES CORRIDOR ARCHITECTURE C 39' - 3" ENTRY 9' - 10" ARCHITECTURE A 36' - 0" GAP 11' - 8" ARCHITECTURE C 37' - 0" GAP 11' - 1" ARCHITECTURE A 36' - 0" ENTRY 9' - 10" ARCHITECTURE C 41' - 3" BUILDING VARIATION - ELEVATIONS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO BUILDING B FRONT ELEVATION -SCHEME 2 BUILDING B SIDE ELEVATION -SCHEME 2 BUILDING B LAYOUT BUILDING B FRONT ELEVATION -SCHEME 1 BUILDING B SIDE ELEVATION -SCHEME 1 1 BD/1 BA 2 BD / 2 BA 3 BD / 2 BA TUCK UNDER GARAGES TUCK UNDER GARAGES 2 BD / 2 BA 2 BD / 2 BA 3 BD / 2 BA CORRIDOR 1 BD/1 BA1 BD/1 BA1 BD/1 BA1 BD/1 BA1 BD/1 BA1 BD/1 BA ARCHITECTURE B 38' - 4"9' - 9"35' - 11" ARCHITECTURE C 12' - 2" ARCHITECTURE B 48' - 2"11' - 10" ARCHITECTURE B 48' - 0" ARCHITECTURE C 12' - 2"35' - 11"9' - 9" ARCHITECTURE B 38' - 4" BUILDING VARIATION - ELEVATIONS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO BUILDING C FRONT ELEVATION -SCHEME 1 BUILDING C FRONT ELEVATION -SCHEME 2 BUILDING C LAYOUT BUILDING C SIDE ELEVATION -SCHEME 1 BUILDING C SIDE ELEVATION -SCHEME 2 1 BD/1 BA 2 BD / 2 BA 3 BD / 2 BA TUCK UNDER GARAGES 2 BD / 2 BA2 BD / 2 BA2 BD / 2 BA3 BD / 2 BA 2 BD / 2 BA2 BD / 2 BA CORRIDOR ARCHITECTURE B 37' - 3" ENTRY 9' - 10" ARCHITECTURE A 36' - 0" GAP 11' - 8" ARCHITECTURE B 37' - 0" GAP 11' - 1" ARCHITECTURE A 36' - 0" ENTRY 9' - 10" ARCHITECTURE B 37' - 3" BUILDING VARIATION - ELEVATIONS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO BUILDING D FRONT ELEVATION BUILDING D SIDE ELEVATION BUILDING D LAYOUT COLOR SCHEME 2 CEMENTITIOUS PANEL SIDING OPAL ASPHALT COMPOSITE SHINGLES CORRUGATED METAL SIDING CHARCOAL GREY CEMENTITIOUS LAP SIDING WHITE LIGHT GREY BUFF STONE VENEER VARIED EXPOSURE LAP LAP SIDING PANEL SIDING MATERIALS ONYX GREEN COLOR SCHEME 1 CEMENTITIOUS PANEL SIDING ASPHALT COMPOSITE SHINGLES CORRUGATED METAL SIDING CHARCOAL GREY CEMENTITIOUS LAP SIDING WHITEGREY BUFF STONE VENEER VARIED EXPOSURE LAP LAP SIDING PANEL SIDING MATERIALS BUILDING VARIATION - MATERIALS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO CEMENTITIOUS PANEL SIDING CEMENTITIOUS TRIM VERTICAL CORRUGATED METAL SIDING VERTICAL CORRUGATED METAL SIDING CEMENTITIOUS PANEL SIDING BUILDING A, SCHEME 1 BUILDING A, SCHEME 2 CEMENTITIOUS PANEL SIDING CEMENTITIOUS TRIM VERTICAL CORRUGATED METAL SIDING VERTICAL CORRUGATED METAL SIDING CEMENTITIOUS PANEL SIDING COLOR SCHEME 1 CEMENTITIOUS BOARD AND BATTEN BLUE ASPHALT COMPOSITE SHINGLES CORRUGATED METAL SIDING CHARCOAL GREY CEMENTITIOUS PANEL SIDING WHITE BUFF GREY STONE VENEER BOARD AND BATTEN PANEL SIDING MATERIALS ONYX GREEN COLOR SCHEME 2 CEMENTITIOUS BOARD AND BATTEN ASPHALT COMPOSITE SHINGLES CORRUGATED METAL SIDING CHARCOAL GREY CEMENTITIOUS PANEL SIDING WHITE BUFF GREY STONE VENEER BUILDING VARIATION - MATERIALS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO CEMENTITIOUS TRIM CEMENTITIOUS BOARD AND BATTEN SIDING CEMENTITIOUS BOARD AND BATTEN SIDING BUILDING B, SCHEME 2 ADHERED STONE VENEER BUILDING B, SCHEME 1 CEMENTITIOUS TRIM CEMENTITIOUS BOARD AND BATTEN SIDING CEMENTITIOUS BOARD AND BATTEN SIDING ADHERED STONE VENEER COLOR SCHEME 1 CEMENTITIOUS LAP SIDING BLUE ASPHALT COMPOSITE SHINGLES GREY BOARD AND BATTEN SIDING WHITE GREY GREY ADHERED STONE BUFF STONE VENEER VARIED EXPOSURE LAP BOARD AND BATTEN LAP SIDING SHINGLE SIDING MATERIALS ONYX GREEN COLOR SCHEME 2 CEMENTITIOUS LAP SIDING ASPHALT COMPOSITE SHINGLES GREY BOARD AND BATTEN WHITE GREY GREY STONE VENEER BUFF STONE VENEER VARIED EXPOSURE LAP BOARD AND BATTEN LAP SIDING SHINGLE SIDING MATERIALS BUILDING VARIATION - MATERIALS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO BUILDING C, SCHEME 1 CEMENTITIOUS SHINGLE SIDING CEMENTITIOUS LAP SIDING - VARYING EXPOSURE BUILDING C, SCHEME 2 CEMENTITIOUS TRIM CEMENTITIOUS LAP SIDING - VARYING EXPOSURE CEMENTITIOUS SHINGLE SIDING CEMENTITIOUS LAP SIDING - 6" EXPOSURE CEMENTITIOUS LAP SIDING - VARYING EXPOSURE CEMENTITIOUS SHINGLE SIDING STONE VENEER CEMENTITIOUS TRIM CEMENTITIOUS LAP SIDING - VARYING EXPOSURE CEMENTITIOUS LAP SIDING - 6" EXPOSURE CEMENTITIOUS SHINGLE SIDING STONE VENEER COLOR SCHEME CEMENTITIOUS PANEL SIDING OPAL ASPHALT COMPOSITE SHINGLES CORRUGATED METAL SIDING CHARCOAL GREY CEMENTITIOUS LAP SIDING WHITEBROWN BUFF STONE VENEER VARIED EXPOSURE LAP LAP SIDING SHINGLE SIDING PANEL SIDING MATERIALS BUILDING VARIATION - MATERIALS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO BUILDING D CEMENTITIOUS TRIM CEMENTITIOUS LAP SIDING - VARYING EXPOSURE CEMENTITIOUS SHINGLE SIDING CEMENTITIOUS LAP SIDING - 6" EXPOSURE CEMENTITIOUS LAP SIDING - VARYING EXPOSURE CEMENTITIOUS SHINGLE SIDING ACCENT BUILDING VARIATION - ELEMENTS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO PANEL SIDING CONTEMPORARY WINDOW PATTERN METAL WAISCOT MINIMAL STONE GABLE ENTRY LARGE GABLE ROOF FORMS WITH LOW SLOPE SHED ROOF MINIMAL REVEAL PATTERNING BUILDING A, SCHEME 1 BUILDING A, SCHEME 2 PANEL SIDING CONTEMPORARY WINDOW PATTERN METAL WAISCOT MINIMAL STONE GABLE ENTRY LARGE GABLE ROOF FORMS WITH LOW SLOPE SHED ROOF MINIMAL REVEAL PATTERNING BUILDING VARIATION - ELEMENTS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO VERTICAL BOARD AND BATTEN SIDING WITH TRIM DIVIDED LITES AT ALL WINDOWS STONE VENEER BASE LARGE GABLE MAIN ROOF WITH LOW SLOPE SHED ROOFS ON MAIN ARCHITECTURE ELEMENTS BUILDING B, SCHEME 2 BUILDING B, SCHEME 1 VERTICAL BOARD AND BATTEN SIDING WITH TRIM DIVIDED LITES AT ALL WINDOWS STONE VENEER BASE LARGE GABLE MAIN ROOF WITH LOW SLOPE SHED ROOFS ON MAIN ARCHITECTURE ELEMENTS BUILDING VARIATION - ELEMENTS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO HORIZONTAL LAP SIDING / VARYING EXPOSURE COMBINATION OF SMALLER GABLE ROOF ELEMENTS AND DUTCH GABLE ROOFSHORIZONTAL LAP SIDING / 6" EXPOSURE SIMPLE VERTICAL DIVIDED LITES AT WINDOWS LOW ROOFS TO CREATE HUMAN SCALE SIMPLE SHED ROOF AND STONE AT ENTRY BUILDING C, SCHEME 1 BUILDING C, SCHEME 2 LOW ROOFS TO CREATE HUMAN SCALE HORIZONTAL LAP SIDING / VARYING EXPOSURE COMBINATION OF SMALLER GABLE ROOF ELEMENTS AND DUTCH GABLE ROOFSHORIZONTAL LAP SIDING / 6" EXPOSURE SIMPLE VERTICAL DIVIDED LITES AT WINDOWS LOW ROOFS TO CREATE HUMAN SCALE SIMPLE SHED ROOF AND STONE AT ENTRY LOW ROOFS TO CREATE HUMAN SCALE BUILDING VARIATION - ELEMENTS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO SHINGLE SIDING ACCENT PIECES COMBINATION OF SMALLER GABLE ROOF ELEMENTS AND DUTCH GABLE ROOFSHORIZONTAL LAP SIDING / 6" EXPOSURE SIMPLE VERTICAL DIVIDED LITES AT WINDOWS LOW ROOFS TO CREATE HUMAN SCALE SIDE SHED ROOF AND STONE AT ENTRY HORIZONTAL LAP SIDING / VARYING EXPOSURE TRADITIONAL FARMHOUSE - BUILDING D BUILDING A COLOR STUDY 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO SCHEME 1 SCHEME 2 BUILDING B COLOR STUDY 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO SCHEME 1 SCHEME 2 BUILDING C COLOR STUDY 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO SCHEME 1 SCHEME 2 BUILDING D - COLORS 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO ALL BUILDING COLOR STUDY 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO BUILDING A BUILDING B BUILDING C BUILDING D DOG PARK SHADOW STUDY 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO 1" = 200'-0"1 SHADOW STUDY - MAR - 9am 1" = 200'-0"2 SHADOW STUDY - MAR - 12pm 1" = 200'-0"3 SHADOW STUDY - MAR - 3pm N SHADOW STUDY 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO 1" = 200'-0"1 SHADOW STUDY - JUNE - 9am 1" = 200'-0"2 SHADOW STUDY - JUNE 12pm 1" = 200'-0"3 SHADOW STUDY - JUNE - 3pm N SHADOW STUDY 6/29/2022 COPYRIGHT © 2022 STUDIO PBA, INC. ALL RIGHTS RESERVED THE FLATS AT HANSEN FARM FORT COLLINS, CO N 1" = 200'-0"1 SHADOW STUDY - DEC - 9am 1" = 200'-0"2 SHADOW STUDY - DEC - 12pm 1" = 200'-0"3 SHADOW STUDY - DEC - 3pm