HomeMy WebLinkAboutH 25 MULTI FAMILY - PDP200004 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS244 North College Ave, #130 I Fort Collins, CO 80524
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July 1, 2020
City of Fort Collins
Ms. Meaghan Overton, Senior City Planner
281 N College Avenue
Fort Collins, CO 80524
Re: H-25 Multi-Family, PDP200004, Round Number 1 Comments
Dear Meaghan,
Thank you for providing comments on the H-25 Multi-Family initial submittal, along with City staff. Valuable feedback
was received on March 13, 2020 and during our numerous working sessions with Staff since our first submittal. 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
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970 416 2744, bbethuremharras@fcgov.com
Number: 1
03/10/2020: INFORMATION ONLY:
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!
Response: Comment noted, thank you.
Comment Number: 2
03/10/2020: INFORMATION ONLY:
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.
Please avoid using acknowledged, noted, or other non-descriptive replies.
Response: Comment noted, thank you. Responses to all comments received from Staff are addressed
within this letter and the included PDFs.
Comment Number: 3
03/10/2020: INFORMATION ONLY:
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 submit your formal plans, please make an appointment with me at least 24 hours in
advance. Everything would be electronic.
Response: Comment noted. Thank you.
Comment Number: 4
03/10/2020: FOR HEARING:
"FOR HEARING" comments will need to be addressed and resolved prior to moving forward with scheduling the
hearing.
Staff would need to be in agreement the project is ready for hearing approximately 3 5 weeks prior to the
hearing.
There are key material due dates in order to be scheduled on the Planning and Zoning Board Agenda.
Response: Comment noted. We will continue to work with Staff to ensure all comments are addressed
and required materials as provided, as necessary.
244 North College Ave, #130 I Fort Collins, CO 80524
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Department: Stormwater Floodplain
Contact: Heidi Hansen, 970 221 6854, hhansen@fcgov.com
Comment Number: 7
03/09/2020: INFORMATION ONLY:
This property is located in the FEMA regulated, 100-year Poudre River flood fringe and floodway and must
comply with the safety regulations of Chapter 10 of City Municipal Code.
Response: Comment noted.
Comment Number: 8
03/09/2020: INFORMATION ONLY:
The previous LOMR Fill included fill in the 0.5-foot floodway. As noted on other previously approved plans for
this site, this violation must be resolved (i.e. removal of all of the fill in the floodway) before any future structures
will be permitted on the fill. A floodplain use permit has been issued to remove the fill, to close this permit an as
built survey showing that the fill was removed back to the original grade is required.
Response: This fill has been removed and a certification letter provided to the City on 4/27/20.
Comment Number: 9
03/09/2020: INFORMATION ONLY:
Only a portion of the site was removed from the floodplain via a LOMR Fill. Another portion had an approved
CLOMR Fill, but a LOMR was never approved. Discussions with the applicant around the process for permitting
the rest of the fill have centered on either (1) waiting for the FEMA RiskMAP remapping of the Poudre River, or
(2) the applicant completing their own LOMR. Residential (and mixed use) structures can be constructed on the
LOMR F area, but permits for residential structures cannot be released for structures in the CLOMR F area until
the LOMR remapping (or RiskMAP remapping) is effective through FEMA (likely a 9 12-month process). Site
improvements and infrastructure are allowable in the flood fringe, so the applicant has discussed phasing
construction of the structures by applying for the permits in the LOMR F area initially and the rest after the LOMR
is regulatory per FEMA.
Response: Comment Noted. Option 2 above has been selected and Anderson Consulting Engineers is
submitting a LOMR application to the City concurrently with this PDP submittal.
Comment Number: 10
03/09/2020: INFORMATION ONLY:
Land that was previously removed from the floodplain via the FEMA LOMR Fill process while in the County is
allowed to have residential, but must be protected to the regulatory flood protection elevation (12-inch freeboard)
and any other provisions of the original LOMR Fill. Even with the LOMR Fill, since the property is still designated
as being in the 500-year floodplain, the prohibition of at risk population and essential service critical facilities still
applies.
Response: Comment noted. The referenced criteria will be adhered to, as required.
Comment Number: 11
03/09/2020: INFORMATION ONLY:
All structures are prohibited in the FEMA regulatory, 100-year Poudre River Floodway and residential and mixed
use structures are prohibited in both the Floodway and Flood Fringe.
Response: Comment noted. No structures are proposed within the Poudre River Floodway. We have
submitted a LOMR application with the intent that the remaining area outside of the approved LOMR-F
area where residential structures are proposed will be removed from the Poudre River Floodplain and
that this will allow said residential structures to be constructed within this area.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 12
03/09/2020: INFORMATION ONLY:
Unless the LOMR for the entire site is regulatory, any structures that are permitted in the LOMR Fill area will
need to comply with the following: Elevator design and construction must comply with FEMA Technical Bulletin
4 93. The structure and all HVAC, electrical, mechanical, etc. must be elevated to the regulatory flood protection
elevation. Basements are not allowed. An approved FEMA Elevation Certificate, completed by a licensed
surveyor or civil engineer and showing that the structure is constructed to the required elevation, is required post
construction prior to a Certificate of Occupancy (CO) being issued.
Response: Comment noted. The above criteria will be adhered to, as required.
Comment Number: 13
03/09/2020: INFORMATION ONLY:
Any work (landscaping, parking, infrastructure, etc.) in the Poudre River floodway must meet the no rise criteria
as outlined in Section 10 45 of City Code.
Response: Comment noted. This requirement will be met, as required.
Comment Number: 14
03/09/2020: FOR HEARING:
Please correct the following notes on Sheet 1 of the Site Plan: (3) Construction of residential and mixed use
structures are prohibited in the Poudre River 100 year Floodplain and Floodway. (4) Delete this note it is
incorrect for the Poudre River
Response: This note has been revised as requested.
Comment Number: 15
03/09/2020: FOR HEARING:
Please add the following note: The applicant acknowledges that this Site Development Plan, as proposed, does
not comply with the current regulatory floodplain. Permits cannot be issued for residential structures located in
the regulatory floodplain. The City cannot guarantee future mapping changes approved by FEMA. The applicant
is aware that it is at their own risk that they continue through the planning process.
Response: As requested, this note has been added to Sheet G001 of the Development Plan.
Comment Number: 16
03/09/2020: INFORMATION ONLY:
Any construction activities in the flood fringe (e.g. structure, sidewalk or curb & gutter installation/replacement,
utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit
application fees, and approved plans. The permit form can be obtained at
http://www.fcgov.com/utilities/whatwedo/stormwater/flooding/forms documents
Response: Comment noted, thank you. All requirements for permitting will be followed at the
appropriate time.
Comment Number: 17
03/09/2020: FOR HEARING:
Please add the LOMR F boundary to the site plan and utility plans so that it is clear which structures are already
considered to be out of the floodplain.
Response: The approved LOMR-F boundary is now shown in the Utility Plans.
Comment Number: 18
03/09/2020: FOR HEARING:
Remove the 1' Floodway linework and callouts from all drawings and change the notation for the 1/2' floodway to
"Poudre River 100 Year Floodway". The 1/2' floodway is a Colorado state requirement and therefore the FEMA
244 North College Ave, #130 I Fort Collins, CO 80524
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recognized regulatory floodway for all development.
Response: The referenced floodway lines and callouts have been revised accordingly.
Comment Number: 19
03/09/2020: FOR HEARING:
Development review checklists for floodplain requirements can be obtained at
http://www.fcgov.com/utilities/whatwedo/stormwater/flooding/forms documents. Please utilize these documents
when preparing your plans for submittal. The floodplain and floodway linework and notes should be shown
throughout the plan sets, per the checklist. Please submit a copy of the checklist with future submittals.
Response: Comment noted. A floodplain checklist has been provided with this submittal.
Comment Number: 20
03/11/2020: INFORMATION ONLY:
Construction of non-residential structures is allowed in the 100-year flood fringe as long as the first floor
elevation along with all HVAC, mechanical, electrical, etc. is elevated to the Regulatory Flood Protection
Elevation which, for the Poudre River, is the effective Base Flood Elevation plus 2 feet. A FEMA elevation
certificate will be required prior to CO.
Response: Comment noted, thank you.
Comment Number: 21
03/09/2020: INFORMATION ONLY:
Please contact Heidi Hansen to discuss any requirements for development in the floodplain.
hhansen@fcgov.com 970 221 6854.
Response: Comment noted, thank you. We will continue to work with Heidi as we address floodplain
items.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com
Comment Number: 6
03/09/2020: FOR HEARING:
For this PDP, the water quality and LID requirements are being met with the existing gravel pits. The City
agrees with this approach for this development. The City would like to inform the applicant that the next PDP
submittal will require the formalization of the water quality and LID requirement for Harmony 23 and the
boundaries of the ODP.
Response: Comment noted, thank you.
Department: Erosion Control
Contact: Chandler Arellano, carellano@fcgov.com
Comment Number: 1
03/06/2020: INFORMATION ONLY:
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: Comment noted, thank you.
Comment Number: 2
03/06/2020: FOR FINAL PLAN:
Please submit an Erosion Control Plans to meet City Criteria.
Response: The ECP will be provided at Final Plan.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 3
03/06/2020: FOR FINAL PLAN:
Please submit an Erosion Control Report to meet City Criteria.
Response: The EC Report will be provided at Final Plan.
Comment Number: 4
03/06/2020: FOR FINAL PLAN:
Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans
to meet City Criteria.
Response: The EC Escrow and calculation will be provided at Final Plan.
Comment Number: 5
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.
Response: Comment noted.
Department: Water Wastewater Engineering
Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com
Comment Number: 1
03/09/2020: INFORMATION ONLY:
The site is served by other Districts.
Response: Comment noted.
Department: Fort Collins Loveland Water District
Contact: Nate Ensley, 970.226.3104 x133, nensley@fclwd.com
Comment Number: 1
03/03/2020: FOR HEARING:
Please see attached redlines.
Response: The redlines have been referenced during the revision of the plans.
Department: Environmental Planning
Contact: Kelly Smith, ksmith@fcgov.com
Comment Number: 1
03/10/2020: FOR HEARING:
Thank you for providing the 100-foot buffer zone from the lake. However, the distance should be measured from
the top of bank. This will result in changes to the site plan. Please add the top of bank line for the pond to any
plans with the habitat buffer zone on it.
Response: Per further discussion during this revision period with Staff, confirmed via an e-mail from
Kelly Smith on 3/18/20, on this matter it was determined that this body of water shall be characterized as
a “naturalized storm drainage channel/detention pond” with a minimum 50’ setback. The plans now
reflect this buffer from the top of the pond bank, as noted.
Comment Number: 2
03/10/2020: FOR HEARING:
The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, and landscape
plan.
Response: This buffer zone has been added to all plan drawings as requested.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 3
03/10/2020: FOR HEARING:
Please ensure lighting from parking areas or other site amenities does not spill over into any natural features or
natural habitat buffer areas.
Response: Comment noted. The photometric plan shows no light spill over into the natural features.
Comment Number: 4
03/10/2020: FOR HEARING:
Please add an Environmental Planner signature to all utility plans that show the buffer zone.
Response: A signature space is provided for the Environmental Planner within the signature block.
Comment Number: 5
03/10/2020: FOR HEARING:
The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of
the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the
intention behind the buffer zones and the natural features into the future.
Response: Uses and landscape character within the habitat buffer zone comply with 3.4.1.
Revised plans show locations of these items. Any disturbance in this area will be revegetated with
native vegetation.
Comment Number: 6
03/10/2020: FOR HEARING:
Please show the seed mix for the natural habitat buffer zone. Ensure all vegetation within the NHBZ is native.
Response: Seed mix for natural habitat buffer zone has been added to the plans.
Comment Number: 7
03/10/2020: FOR HEARING:
If tree removal is necessary, please include the following note on the tree mitigation plan and/or landscape plan,
as appropriate: NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON
(FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE
BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE
PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE
NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL
REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND
CONSTRUCTION APPLY.
Response: Notes have been added to sheet LP001.
Comment Number: 8
03/10/2020: FOR HEARING:
Please include a water budget chart with the next submittal that identifies all hydrozones and total annual water
use on the site, per LUC section 3.2.1(E)(3). Total annual water use should not exceed 15 gallons/square foot
over the site, including all hydrozones used on the landscape plan.
Response: A hydrozone diagram has been added to support water budget calculations.
Comment Number: 9
03/10/2020: FOR HEARING:
Please add the following note to your landscape plan:
NATIVE SEED MIX NOTES
1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY.
244 North College Ave, #130 I Fort Collins, CO 80524
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2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES
THROUGH AERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO
DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON
AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.
3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL
MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER.
4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING
EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED).
5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE
THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD
DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES,
PERCENTAGES AND APPLICATION RATES.
6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED
BEFORE, DURING AND AFTER SEEDING ACTIVITIES.
7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR
OTHER APPROPRIATE METHODS.
8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS
GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE
IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF
SEEDING AND SHALL ENSURE 100% HEAD TO HEAD COVERAGE OVER ALL SEEDED AREAS.
ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE
FOLLOWED.
9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION
CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER.
10. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE
LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX
AREAS DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE
PLANT GROWTH.
11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT
VEGETATIVE COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS
AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION
CONTROL.
12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE
SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY
STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR
SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL
VEGETATIVE REQUIREMENTS FOR CLOSEOUT.
Response: Native seeding notes have been added to the plans, as requested.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 10
03/10/2020: DCP:
Fine, airborne particulate matter (fugitive dust) generated by construction related activities is considered a
Criteria Air Pollutant and is regulated by federal, state, and local government due to its impact on public health
and safety, and the environment. Per Section 12 153 of Municipal Code, the City requires owners/operators of
developments and construction sites that are greater than 5 acres prepare and submit a Dust Control Plan to
jkomes@fcgov.com. Dust Control Plan guidance is available in the City’s Dust Prevention and Control Manual
at fcgov.com/dust; please contact Jason Komes at jkomes@fcgov.com with questions.
Response: Comment noted, thank you. The Applicant is committed to following City standards and will
work with Jason as the project progresses to ensure all requirements are met.
Comment Number: 11
03/10/2020: FOR HEARING:
Please indicate the color temperature of the lighting you will be installing and ensure it is at 3000k.
Response: The exterior lighting has been designed with 3000k light temperature.
Department: Forestry
Contact: Molly Roche, 224 616 1992, mroche@fcgov.com
Comment Number: 4
3/9/2020: FOR HEARING – UPDATED:
Thank you for providing the Existing Tree Removal Feasibility Letter. Forestry would like to further understand
why specific trees cause a significant burden to the project and cannot be retained to the extent reasonably
feasible. In conjunction with the tree inventory and mitigation table provided, please outline specific reasons for
removal for each tree in the letter. It would be additionally helpful to understand the ‘why’ behind grading needs
and site development. For example, if a tree must be removed due to grading or general site development,
please provide detailed reasoning such as:
- Grading is proposed in this area to direct stormwater flow to the southeast corner of the site.
o OR
- A street like private drive is proposed to improve site circulation, therefore four trees must be removed.
They are not able to be transplanted due to their size.
Response: Justification for removal of existing trees has been updated in the Existing Tree
Removal Feasibility Letter. Listing of trees to be removed has also been updated on the Tree
Mitigation Plan, sheet LP002.
Comment Number: 5
3/9/2020: FOR HEARING:
Thank you for providing a detailed tree inventory and mitigation plan. There are a handful of trees that are
proposed to be removed and are called out as in “poor health” however their conditions’ were designated as fair
minus. To the very best of the project’s ability, please preserve all trees in fair minus, fair, fair plus, and good
condition including the following species in the tree row along Harmony Road: Austrian Pine, Honey locust,
Russian Olive, and Crack Willow (trees #15, 22, 23, 34, 35, 36, 37, 38, and 45). Although Russian Olive are
considered invasive, they still provide habitat value, species diversity, and land coverage within the tree row
along Harmony Road. Please note that any tree that is noted as in poor plus, poor, or dead condition are okay to
be removed in order to improve site health and aesthetics.
Response: Tree removal plan has been revised to preserve additional existing trees.
Comment Number: 6
3/9/2020: FOR FINAL PLAN:
244 North College Ave, #130 I Fort Collins, CO 80524
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Please include the City of Fort Collins Street Tree Permit Note on all landscape sheets. Forestry is requesting
this note to be shown on all landscape sheets in order to emphasize importance.
Response: Note has been added to all landscape plans.
Comment Number: 7
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.
Response: Noted. These items will be included in the final plan.
Comment Number: 8
3/9/2020: FOR FINAL PLAN:
SPECIES LIST
City of Fort Collins Forestry Division is close to reaching the maximum percentage of Honey locust 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 Honey locust and Bur Oak and incorporate additional
Hackberry, Kentucky Coffee tree ‘Espresso’ and Texas Red Oak.
Response: Landscape plans have been revised to adjust tree selection and quantities.
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 Coffee tree or another type of
Oak (Chinkapin, Texas Red, or Shumard). Please consider using fewer numbers of English Oak on the
plans in general.
Response: Landscape plans have been revised to adjust quantities of English Oak.
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.
Response: Evergreen tree use has been increased where possible. There are significant utility
and fire constraints that prevent the use of many larger evergreens within the interior building
pads. Fastigiate Spruce has been modified to include one species only.
Please verify that no Cottonwoods are provided within the City right of way. They are not an approved
street tree species.
Response: No cottonwoods are proposed in the City right-of-way. There are existing
Cottonwoods in the ROW to remain as noted.
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.
Response: Lindens have been removed from islands and tree lawns.
Comment Number: 9
3/9/2020: FOR HEARING:
Please provide street trees along Harmony Road within the City right of way. Because Harmony Road is
designated as an arterial, the parkway/tree lawn width must be 10’ft wide. Please space all street trees along
Strauss Cabin Road and Harmony Road 30 to 40 feet apart. Currently, there are some street trees spaced
outside of the minimum/maximum separation requirement.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: Street trees have been added along Harmony Road where feasible due to multiple utility
constraints. The tree lawn width maintains a 10’ width except where attaching to existing walk at the
Strauss Cabin intersection and where not possible due grade and utility constraints along Harmony.
Redlines have outlined areas where additional street trees may be placed.
Response: Street trees have been added along Harmony and Strauss Cabin at required spacing.
Comment Number: 10
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
Response: Noted. Stop signs and street lights will be added to final landscape plans.
Comment Number: 11
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.
Response: LCUASS sidewalk detail No. 1602 is provided on Sheet No. C7.3 and the proposed grading
around the tree is shown on the Grading Plan. A small landscape wall to keep existing grades and limit
the impact around the tree has been implemented. These plans include a preliminary location for a low
retaining wall to minimize grading within the CRZ. A note has also been added to the landscape and
grading plans stating that further refinement of the design is required for final and that Forestry will
need to review construction operations for potential impacts.
Comment Number: 12
3/9/2020: FOR HEARING:
Please remove the tree protection notes on sheet LP501. The City of Fort Collins tree protection notes should be
referenced as the main set of standards. The tree protection diagram provided on this page is wonderful! Please
update it to include City Protection requirements (fencing type, distance from tree, etc.).
Response: Additional tree protection notes have been removed from the detail. The detail now includes,
or references distances as required by City protection requirements.
Comment Number: 13
3/9/2020: FOR HEARING:
Forestry redlines are provided and detail several areas to include additional large maturing canopy shade trees
and other native plans. Please incorporate additional plantings in these areas to improve landscape buffering
and softening, increase species diversity, and maximize available planting space.
Response: There have been significant changes to the site plan layout. The areas noted for additional
trees do not exist in the same form as the previous plan. Tree quantities are in compliance with City
requirements and have been located to maximize buffering and benefit gathering areas. Trees have not
been added in all areas noted, as some areas are within the floodway, and during subsequent
discussions with Staff, adding trees in these areas was determined to be undesirable. These trees would
create additional encumbrances within the floodway and negatively impact the ability to develop this lot
in the future if the area is ever removed from the floodway.
Comment Number: 14
244 North College Ave, #130 I Fort Collins, CO 80524
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3/9/2020: FOR HEARING:
The Critical Root Zone (CRZ) of all existing trees to be preserved shall be shown on the site/landscape plans in
the form of shading the inner and outer CRZ. This is a new code requirement (Land Use Code 3.2.1.(G)(7)
Figure 2.
Response: Critical Root Zones have been added to the site and landscape plans.
Comment Number: 15
3/9/2020: FOR HEARING:
Please include the City of Fort Collins Tree Protection Notes on the Utility Plans. Also, on the utility plans, please
include existing tree symbols that are to remain and to be removed (show with X over symbol).
Response: Tree protection notes and trees to be removed have been added to the Utility Plans.
Department: Engineering Development Review
Contact: Spencer Smith, 970 221 6603, smsmith@fcgov.com
Comment Number: 1
03/09/2020: FOR HEARING:
The proposed storm sewer outfall to the south of the site appears to end right at the property line. This will likely
need off site easement(s) to construct. Off-site easements require letters of intent from the impacted property
owner(s) prior to PDP hearing. Please submit letters of intent prior to scheduling a hearing date.
Response: The stormwater pipe has shifted to the east and now outfalls north of the waterline, well
within the property boundary. We therefore do not anticipate off-site easements or a LOI will be needed.
Comment Number: 2
03/09/2020: INFORMATION ONLY:
If the proposed utility connections in Strauss Cabin Rd. will require trenching and disturbing the existing asphalt,
there may be permit fee multipliers that apply, due to the age of the Strauss Cabin Rd. paving. Please
coordinate further with Engineering to confirm.
Response: All proposed utilities will connect to stubs that serve the property. No cuts into Strauss
Cabin Road are proposed.
Comment Number: 3
03/09/2020: FOR HEARING:
It is not clear where the property line is on the utility plan (east side of property). There is a utility connection
proposed there that I'm not sure if it is on your property or not. If it is not, comment #1 regarding off site
easement letters of intent may apply.
Response: The waterline connection is now proposed to connect at the northeast part of the site and
within the property boundary. We therefore do not anticipate off-site easements or a LOI will be needed.
Comment Number: 4
03/09/2020: FOR DCP:
There will be a repay due for Harmony Road improvements constructed previously by the City. Please
coordinate with Engineering during final design, prior to final approval and construction permitting.
Response: Comment noted. Thank you.
Comment Number: 5
03/09/2020: FOR FINAL PLAN:
There is a City standard that limits the amount of impervious area allowed to run across a public sidewalk to 700
sf. Please ensure that you meet this criteria at the emergency access connection to Strauss Cabin Rd.
Response: This criteria has been met.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 6
03/10/2020: FOR HEARING:
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. These two documents can be
viewed and downloaded from the City's website: https://www.fcgov.com/planning/documents.php
Response: Comment noted. Thank you.
Department: Traffic Operation
Contact: Martina Wilkinson, 970 221 6887, mwilkinson@fcgov.com
Comment Number: 1
03/10/2020: FOR INFORMATION:
The TIS has been received and reviewed. The information provided will be used to determine conclusions and
potential mitigation.
Response: Comment noted. Thank you.
Comment Number: 2
03/10/2020: FOR HEARING:
Further conversations need to be had regarding the Strauss Cabin / Kechter intersection. Short term total
function is VERY poor (average delay per vehicle 6 minutes). Our standards indicate that mitigation may be
required.
Response: Developer and its engineers have initiated discussions with Traffic Operations regarding the
Kechter/Strauss intersection. The traffic engineers are in the process of updating assessments of the
potential impact of the project to the Kechter/Strauss intersection and reviewing a prior agreement with
the City of Ft Collins regarding contributions toward this intersection improvement by the City. Our
team will submit the updated assessment and work toward agreement of any applicable contribution
with Traffic Operations. Please see memo included as part of this resubmittal.
Comment Number: 3
03/10/2020: FOR HEARING:
The internal layout looks like a big parking lot. Previous ODPs have reflected an internal roadway system with
future connections to the east (signal at the Transfer Center), and south. Not sure this current site plan meets
the intent of connectivity.
Response: The Development Team has worked diligently with Staff since the first submittal to revise the
project layout to ensure more than adequate internal and external connectivity. Per subsequent
meetings with Staff, we believe this revised layout addresses the intent of the comments and meets
code requirements.
Comment Number: 4
03/10/2020: FOR HEARING:
Is there a plan for a regional trail in the area? Please coordinate with our City staff on whether that should be
accommodated.
Response: Connectivity to the surrounding areas is provided as part of this project, no regional trail is
proposed as part of this project.
Comment Number: 5
03/10/2020: INFORMATION:
Future comments on more details (intersection geometry), sidewalks etc. may be forthcoming once the big items
are addressed and refined.
Response: Comment noted, thank you. No additional comments have been received by this second
submittal. We will look for any additional comments and address at that time.
244 North College Ave, #130 I Fort Collins, CO 80524
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Department: Light and Power
Contact: Austin Kreager, 970 224 6152, akreager@fcgov.com
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 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. All required clearances have been accounted for.
Comment Number: 3
03/10/2020: FOR HEARING:
Please show proposed transformer locations as well as primary wire locations on your next submittal.
Response: The transformer locations are now shown in the utility plans. After recent discussions with
Austin Kreager, it was decided the primary wire locations will be provided at final plan. The developer is
confident that all separation requirements will be accommodated with all other proposed utilities.
Comment Number: 4
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.)
Response: Comment noted. Thank you.
Comment Number: 5
03/10/2020: INFORMATION:
Multifamily 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: Noted. A C1 form will be completed once the vertical building team has sufficient design
information. We typically see this form being submitted at the time of building permit. The building
engineering team will coordinate with Light and Power earlier if desired by Light and Power.
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: The clubhouse will require three phase power.
Comment Number: 7
03/10/2020: INFORMATION:
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
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_18November2016_Am
endment.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: Comment noted. Thank you. We will reach out will further questions.
Department: PFA
Contact: Jim Lynxwiler, 970 416 2869, jlynxwiler@poudre fire.org
Number: 1
03/08/2020: FOR HEARING:
FIRE LANE PLAN The Autoturn exhibit used an incorrect truck template. Please update exhibit with the correct
truck dimensions (provided as redlines).
Response: The Fire Lane Plan has been updated with the current truck template and has been reviewed
by PFA prior to this submittal.
Comment Number: 2
03/08/2020: FOR HEARING:
AERIAL FIRE APPARATUS ACCESS Buildings 7 & 9 are three feet out of access as per IFC D105.3. Please
relocate both building footprints 3 feet to the east so as to be within 30 feet of the fire lane.
Response: The location of most, if not all, buildings have been changed. All buildings heights are now
30’ or less when measured from the soffit to finish floor elevation. Per subsequent discussions with Mr.
Lynxwiler and PFA, as long as this condition at the soffit was met then the distance from the fire lane
may be greater than 30’. Dimensions have been added to architectural elevations to clearly show this
condition.
Comment Number: 3
03/08/2020: FOR FINAL PLAN:
SECONDARY ACCESS CONNECTION TO STRAUSS CABIN ROAD
> Rollover curbs are acceptable at the east and west entry points. Vertical curb is not approved.
> Gating of a fire lane shall be shown to comply with IFC D103.5.
> The gate shall be secured with a Knox Padlock.
> Reflective, fire lane signage required at east and west connections to read,
EMERGENCY ACCESS 40 TONS. Signs to be posted on the gate or other approved location.
Response: The above secondary access criteria will be implemented at Final Plan.
Comment Number: 4
03/08/2020: FOR FINAL PLAN:
FIRE LANE SIGNAGE Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail
#1418 & #1419 for sign type, placement, and spacing.
Response: Fire lane signage will be provided at Final Plan.
Comment Number: 5
03/08/2020: FOR FINAL PLAN:
FIRE HYDRANT PLACEMENT Please relocate the proposed fire hydrant currently shown to the west of
Building 6, westward so as to be near the drive intersection with Strauss Cabin Road.
Response: The location of most, if not all, buildings have been changed. We have provided a fire hydrant
proximate to Strauss Cabin Road on the south side of the main entrance.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 6
03/08/2020: FOR FINAL PLAN:
FIRE DEPARTMENT CONNECTIONS Although Fire Department Connections (FDC) are to be located on the
street side of buildings, all FDC's shall be located along the internal network of fire lanes. FDC's shall be placed
so as to be fully visible and recognizable from the nearest point of fire department vehicle access. The location
of the FDC shall be approved by the fire department and the location labeled on Utility Plans.
Response: All FDC’s are located on the dog houses/fire riser rooms at the ends of the buildings. These
are shown in the Utility Plans. Fire hydrants are located within 100’ of these FDC locations.
Comment Number: 10
03/09/2020: FOR FINAL PLAN:
ADDRESS POSTING A campus approach to address posting is recommended for this site. Building numbers
shall be posted on multiple sides of buildings. Wayfinding signage may be required.
Response: Comment noted. This project will work with PFA at the time of addressing to ensure it is
properly addressed to the satisfaction of the PFA.
Comment Number: 11
03/09/2020: INFORMATION ONLY:
FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi family
buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly
prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built in kitchen or fireplace
with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections
shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by
natural gas shall have a 10' separation to combustible construction and/or vegetation. This distance is measured
both horizontally and vertically from the fire source.
Response: Comment noted. Thank you.
Comment Number: 12
03/09/2020: INFORMATION ONLY:
KEY BOXES REQUIRED Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an
approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler
or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front
door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the
box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at
building permit and/or by time of final CO.
Response: Comment noted. Thank you.
Department: Planning Services
Contact: Meaghan Overton, 970 416 2283, moverton@fcgov.com
Comment Number: 1
03/09/2020: FOR HEARING:
The maximum size of a block per Land Use Code 3.8.30(D) is 7 acres. Right now, this development is laid out as
one “block” of nearly 16 acres. When you resubmit, this comment should be addressed in conjunction with the
street/site layout comments made earlier. Please ensure that distinct blocks are created by the layout of streets
in the development. In addition, 40% of each block side or 50% of the block faces should consist of building
frontage, plaza, or other functional open space.
Response: As Staff as is aware, through numerous discussions/meetings, since these comments were
issues, the layout for the community has been significantly revised to better meet the intent of this
244 North College Ave, #130 I Fort Collins, CO 80524
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section of code. For clarification, the development area of the multifamily project is approximately 10.5
acres in size. The plan has been revised to include east-west and north-south private drives, essentially
creating 4 distinct “blocks”. Each block has buildings fronting the adjacent road network (Harmony,
Strauss Cabin, or the street like private drives) with parking lots centrally located in the center of blocks
(at least on the northern 2 blocks). Each of the blocks formed is less than the 7-acre maximum as is the
standard in code. Additionally, as seen on the plan, each drive meets/exceeds the minimum requirement
of having 40% building frontage, plaza or other functional open space.
Comment Number: 2
03/09/2020: FOR HEARING:
The buildings must be placed in direct relation to a street. Right now, only the buildings along Harmony (1 3) and
along Strauss Cabin (9) face streets. The rest face parking lots. Please address in your next submittal. Note that
the term "street" does also include street like private drives for purposes of site design and building orientation.
Response: Per section 3.5.2.D.1. “Every front facade with a primary entrance to a dwelling unit shall
face the adjacent street to the extent reasonably feasible”. The revised plan meets the objective of this
section and makes every attempt to front buildings along Harmony Road, Strauss Cabin Road, or the
street-like private drives.
Comment Number: 3
03/09/2020: FOR HEARING:
If you are intending to serve this development with a network of private drives and street like private drives rather
than public streets, significant changes will need to be made to ensure that the transportation network for this
development functions in accordance with City standards. Private drives are permitted to provide internal access
to a development. However, street like private drives will be required as the primary access into the development
and from the development to other future developments. These street like private drives should look and function
like streets, not parking lots. They must include, at minimum: travel lanes, on street parking, tree lined border(s),
detached sidewalk(s) and crosswalks. Parking may be provided on a street like private drive, but it must be
parallel or angled rather than head in. This comment should be addressed in conjunction with earlier comments
about buildings fronting on streets and block size standards – the street like private drive can function in a way
that helps meet these requirements. See examples shared with the redlines.
Response: As noted, a network of street-like private drives have been developed within this community
that serve to organize development and provide connectivity to the greater transportation network. A
street like private drive serves as the main entry to the community and provides an east-west
thoroughfare, while a centralized north-south street like private drive provides access to the north
portion of this project and connectivity to the south and the future development that may occur
there. The street like private drives have been developed to function like streets and include diagonal
parking, a minimum 6’ tree lawn/landscape area, and 6’ walk. Pedestrian crossings are provided at
logical and accessible points in the community to ensure more than adequate pedestrian connectivity
both internal and external to this project.
Comment Number: 4
03/09/2020: FOR HEARING:
The Harmony and I 25 ODP governs the overall site layout for this project. The ODP shows multiple streets and
ped/bike connections running North/South to connect Areas A and B, and a future connection to the east of the
site. The intent of the connections is to help create a cohesive development that demonstrates the supportive
relationship between secondary and primary uses. As shown now, the “street” stubbed to the south does not
meet the intent of the ODP. The north/south connections should instead facilitate movements within the different
parcels of the ODP and should be used to form the framework for this development’s buildings and public
spaces. In addition, the street running east/west should allow future connection to the east rather than
terminating at a building. Please review the ODP and incorporate these connections into your next submittal.
244 North College Ave, #130 I Fort Collins, CO 80524
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See redlines for more information.
Response: The street grid has been revised to further provide continuity and incorporates connections
for future developable areas to both the east and south as outlined in the ODP.
Comment Number: 5
03/09/2020: FOR HEARING:
Requirements for variety in building design, footprint, and color are intended to promote visual interest, create
pedestrian oriented neighborhoods and prevent monotonous streetscapes with no relation to human scale. The
building design and placement proposed with this development does not meet our standards for multi family
development as currently shown. The building footprints are repeated throughout the development, with similar
footprints placed next to each other, and staff has concerns about the scale and repetitive massing of the
buildings. On the site plan, ensure that no similar buildings are placed next to each other. This means that the
buildings placed next to each other (for example buildings 1 3, 5 6, 10 11) must vary significantly in design
features, footprint size, color palette, and shape. The required building variation can be accomplished in a
number of ways, including with a range of entry features, secondary massing elements, window placement, etc.
See LUC Section 3.8.30(F) and redlines for more details. When you resubmit, please provide additional
information with the building elevations to demonstrate adequate variety in building design, footprint, and color. I
have provided an example with the redlines for your review that identifies several different ways you can show
compliance with the building design requirements.
Response: Based on the City’s comments and several working sessions with the City, identical building
footprints are no longer adjacent to one another as a result of numerous site plan changes to meet the
requirements of 3.8.30(F)(2). Adjacent buildings are further distinguished by design features, color
palettes, sizes and shapes. Our team would like to highlight that the massing and density along
Harmony Road has been significantly decreased by the replacement of a 36-unit building to a 24-unit
building to provide increased building separation and increased landscape areas along this frontage.
The project contains 5 different residential building footprints in addition to the clubhouse which
significantly exceeds code requirements.
Our team has also made numerous architectural changes to the buildings to enhance relation to human
scale. These include architectural and material features at the separations between 1st and the higher
floors, the addition of metal canopies and entry lights at the 1st floor level at building entry points.
Stone wainscots have been added to certain areas of the building to enhance the pedestrian scale.
Multiple color palettes, as required by 3.8.30(F)(3) are incorporated throughout the project and
specifically along Harmony Road to further differentiate the buildings with no similar color palette
adjacent to one another.
Comment Number: 6
03/09/2020: FOR HEARING:
Overall, the design and architecture are very repetitive. Please include more variation across all building design
categories: color palette, building footprint, and building design. For example, the ends of building 9 have a
different color and slightly different massing than any of the other buildings, and this is a step toward the type of
variation required by the Land Use Code. Staff would be happy to review design ideas before resubmittal if that
would be helpful.
Response: For the various elements required in 3.8.30(F), we meet the following:
(3) – Three different color palettes are present in the project as required by code and no two similarly
colored buildings are adjacent to each other
244 North College Ave, #130 I Fort Collins, CO 80524
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(4) – Entrances are highlighted with an arch and contrasting colors to bring attention and significance to
them. We have further added metal canopies and entry lights to the main entry points to the
buildings to provide a pedestrian scaled accent to the doorway.
(5) – Roofs meet the following two criteria:
a) The primary roof line is articulated through the changes in the primary building mass
throughout the length of each building.
b) Secondary roofs are present over covered porches, balconies, entrances and other architectural
projections from the primary building mass.
(6) – Exterior Walls:
Articulation is achieved such that no wall is longer than 40’ without any features. This is
accomplished by projecting elements to define entrances and private exterior space such as
porches and balconies. These projecting features offer a difference in material and/or color to
create contrast. Vertical articulation is present with changes in material. Awnings and large
windows accomplish this on each end of the building.
(7) – Colors and Materials
Colors are different from building to building to provide variety and individuality within the 3 color
palettes required for a development of this size. Colors within each building are used to
distinguish architectural elements from one another. Examples are the projections and entrances.
This is further augmented by material changes at these elements to provide a different texture to
the building.
Comment Number: 7
03/09/2020: FOR HEARING:
Please provide a building materials board showing samples of the materials and colors proposed for the project.
Response: Digital material boards have been provided as part of this submittal to show the multiple
building combinations and color palettes.
Comment Number: 8
03/09/2020: FOR HEARING:
Please provide perspective renderings to show what the development will look and feel like from the following
locations:
Harmony and West Frontage Road (Park and Ride)
Harmony and Strauss Cabin
Entrance to the development
Exiting Building 9 or 7 toward the parking lot (opposite garages)
Response: Views in red above are being provided for this meeting to provide context along the
primary streets of Harmony Road and Strauss Cabin Road. With the revised site plan the fourth
requested perspective no longer exists.
Comment Number: 9
03/09/2020: FOR HEARING:
The orientation of the garages to the street does not meet the standards in LUC Section 3.5.2(G). This standard
intends to create active living spaces, pedestrian oriented neighborhoods, and a high degree of visual interest
that allows residential buildings to dominate the streetscape. Garages must be either recessed behind living
areas if they front streets or be located along the side or rear of a building. The portions of multifamily garages
that face streets must add visual interest if they exceed 30 feet in length (I measured them at almost 90 feet
long). This can be accomplished in many ways: changing the wall plane by at least 6 inches, changing material
or masonry pattern, adding windows, adding doorways, or some other kind of vertical element that subdivides
the 90 foot garage wall into a more pedestrian friendly, human scale. Have you considered adding units above
garages and possibly breaking up the long row of garage doors as smaller buildings instead? This could
244 North College Ave, #130 I Fort Collins, CO 80524
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improve the pedestrian and neighborhood scale of the project. The garages at The Wyatt across the street are
examples of multifamily garages that do provide visual interest.
Response: Our understanding, per LUC Section 3.5.2(G)(1), unless along the perimeter or adjacent to the
property or within 65’ of a public ROW, there is no limit on building length. Per our current proposal site
plan, the garages are located interior to the site and do not meet the definition of Perimeter Garages as
described within this particular section.
Similar to the non-applicability of the perimeter garage standards, the garage buildings for this project
have no defined “Rear Wall” as these buildings are double loaded with garage doors on both the east
and west elevations. While we do understand that in certain instances there is a general requirement for
articulation as described in LUC Section 3.5.2(G)(2)(b), the site plan has been revised in such a way that
articulation is no longer required or applicable, as confirmed in prior discussions with Staff. The
enclosed garages, as part of the H25 development, intend to utilize the same high-level of materials
associated with the multi-family buildings creating a cohesive approach to the overall
development. These units are intended to blend into the aesthetic of the Harmony 25 complex. Features
include quality materials and complimentary colors. A sense of scale is provided by the use of stone
wainscot and trim boards. Additionally, the façade is relived along the length by the placement of
overhead doors and a void space at the end. The end walls contain opportunities for bike mounting on
one end and a car care location for use by the residents, creating various scalar components while
provided activation to the garages by the residents.
Comment Number: 10
03/09/2020: FOR HEARING:
The Harmony Corridor Standards and Guidelines require berming within the 80 foot setback and a meandering,
8 foot sidewalk along Harmony Road. The intent of the berming and meandering sidewalk is to create a pleasant
pedestrian and cyclist experience that emphasizes the naturalistic landscape and softens the visual impact of
development. More information is available here:
https://www.fcgov.com/planning/pdf/harmonycorridorstandardsdoc.pdf.
Response: As discussed with staff, there are significant utility, floodway, topographic and other
constraints along Harmony Road. An 8’ meandering sidewalk has been added to the plans. Berms have
been added where possible to fit within the topographic and utility constraints on the site and are noted
on the landscape plans. The current layout demonstrates compliance with the Harmony Road Standards
and Guidelines.
Staff understands that there are existing constraints along the Harmony Road setback that could make full
implementation of the Standards and Guidelines challenging; however, the next submittal should seek to achieve
these standards or request a modification to Section 4.26(E)(1) if they cannot be met.
Response: See response above.
Comment Number: 11
03/09/2020: FOR HEARING:
At least 10% of the interior space of the parking lot must be landscaped area. Please show this calculation in
your next submittal. See redlines for the area to use for interior parking lot landscaping.
Response: Calculations have been added to landscape plans demonstrating compliance with the 10%
requirement.
Comment Number: 12
03/09/2020: FOR HEARING:
Please add dimensions for parking stalls (compact, standard, and accessible) to the site plan.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: Parking space dimensions are shown in the legend and have been added to the site plan.
Comment Number: 13
03/09/2020: FOR HEARING:
Please confirm that ramps meeting ADA requirements will be provided at all crosswalk locations and between
accessible parking spaces and the sidewalk. Identify this on the site plan.
Response: Crosswalk locations are included on the site plan. ADA compliant ramps are included at
intersections and parking spaces along ADA routes.
Comment Number: 14
03/09/2020: FOR HEARING:
Where is the enclosed bicycle parking located within the buildings?
Response: Enclosed bicycle parking is included within the parking garages and free standing bike
parking structures as noted on the site plans.
Comment Number: 15
03/09/2020: FOR HEARING:
Please add gross and net density calculations (du/acre) to the site plan in table format. Guidelines for calculating
gross and net density can be found in Land Use Code Section 3.8.18.
Response: This information has been added to the date table as requested.
Comment Number: 16
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 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.
Response: Walkways from the fronts of the buildings along Harmony and Strauss Cabin have been
added. Building entrances for all buildings have been distinguished with the use varying materials and
architectural elements.
Comment Number: 17
03/09/2020: FOR HEARING:
As we discussed at conceptual review, you will need to make some changes to the amenity area to meet the
requirements of section 4.26(D)(6). The size of the central feature/gathering space is adequate, but several of
the other standards in that section are not being met. In particular, the gathering space is not bounded by
streets, is not easy/safe for pedestrians to access, and the backs of the buildings form 3 sides of the amenity
area.
Response: With the revised plan, the amenity space has been revised. It is comprised of the amenity
center which includes gathering spaces, exercise facility, technology center, resort-style pool, spa,
cabanas, and other community spaces. The amenity area is flanked by the street-like private drive on
two sides and one building fronts on the east side. The building in this area has similar architectural
treatments on all sides, so there will be an entrances and units with patios fronting this amenity space.
Additional amenity areas have been added to the west of the Clubhouse and east of Building 12
providing additional opportunities for gathering and leisure activities. Both of these areas are
accessible by parking and are well-connected to the rest of the development via internal pedestrian
sidewalks. A dog park for resident use is also included on the east side of the community.
Comment Number: 18
03/09/2020: FOR HEARING:
244 North College Ave, #130 I Fort Collins, CO 80524
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We will need to see more information about how the waste and recycling system will be managed for this
development. When you resubmit, please identify how many receptacles and their capacity for both trash and
recycling. Also identify the number of weekly trash and recycling pick-ups. Capacity for recycling must be at least
50% of the proposed trash capacity. Based on the number of bedrooms, it appears that you will need to
accommodate about 60 cubic yards of trash and 40 cubic yards of recycling per week.
Response: Developer is aware of appropriate sizing and capacity for trash and recycling services for its
tenants. This development currently plans the following trash and recycling: 8 Solid Waste – 3 Yard
containers & 4 Single Stream Recycling – 3 Yard containers. In the four trash receptacle areas, each will
contain 2 Solid Waste and 1 Recycling container for appropriate distribution of containers throughout
the site. Pick up frequency will be 4x week. As a standard practice, developer monitors usage and has
the ability to modify frequency to ensure adequate service to it tenants.
Comment Number: 19
03/09/2020: FOR HEARING:
We will need to see additional detail for the trash and recycling enclosures, both to ensure that the enclosure is
sized appropriately for the receptacles and to ensure that they function well for both haulers and residents.
Section 3.2.5 outlines requirements that ensure a functional waste and recycling system on the site. Trash
enclosures and collection areas must provide for walk in access (32 inches minimum) that is separate from the
service opening – where possible, this access should be door less. The trash enclosure must be situated on a
concrete pad that extends beyond the service gates for the width of the widest proposed dumpster, plus 2 feet.
The service opening for haulers must be at least 10 feet wide, and I measured the opening at about 6.5 feet. I ‘
have included an example of trash enclosure detail with the redlines for your reference.
Response: A minimum 32” walk in access has been provided in the trash enclosures. The primary
openings for the trash enclosures have been increased as suggested. As part of this application a detail
outlining the overall dimensions of the trash and recycling enclosures has been included within the
architecture package.
Comment Number: 20
03/09/2020: FOR HEARING:
You are providing the required number of handicap parking spaces (9) but they need to be located close the
accessible units in the development. Please identify the locations of these accessible units in your next
submittal. The two accessible spaces next to the clubhouse are in good locations and should stay near the
clubhouse/amenity entrance.
Response: The handicap spaces have been located proximate to the accessible units. Accessible units
have been identified in the Site Plan.
Comment Number: 21
03/09/2020: INFORMATION ONLY:
The buildings are currently shown at 39 feet, 10 inches in height. If any buildings are greater than 40 feet in
height above grade, building height review requirements and a shadow analysis will apply.
Response: Comment noted. All buildings remain under the 40’ threshold.
Department: Environmental Services
Contact: Linda Hardin, lhardin@fcgov.com
Comment Number: 1
02/24/2020: BUILDING PERMIT:
A Construction Waste Management Plan will be required with application for building permit. See:
https://www.fcgov.com/recycling/constructiondebris
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Contact Linda Hardin, lhardin@fcgov.com, or 970 416 2701 with questions.
Response: Comment Noted. Thank you.
Department: Building Services
Contact: Russell Hovland, 970 416 2341, rhovland@fcgov.com
Comment Number: 2
03/09/2020: BUILDING PERMIT:
10% of all parking spaces must be EV ready (conduit in place)
Response: Comment Noted. Thank you.
Comment Number: 3
03/09/2020: BUILDING PERMIT:
This building is located within 250ft of a 4-lane road must provide exterior composite sound transmission of 39
STC min.
Response: Comment noted. Thank you.
Department: Water Conservation
Contact: Eric Olson, 970 221 6704, eolson@fcgov.com
Comment Number: 1
03/05/2020: 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
Response: Comment Noted. Thank you.
Department: Technical Services
Contact: Jeff County, 970 221 6588, jcounty@fcgov.com
Comment Number: 2
03/06/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Comment noted. Thank you.
Topic: Plat
Comment Number: 1
03/06/2020: FOR FINAL PLAN:
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: The changes as marked in the plat redlines were referenced and addressed, as applicable, for
the plat revisions provided with this submittal.
Department: Century Link
Contact: Mark Fairchild, 720-5782055 , mark.fairchild@CenturyLink.com
Comment Number: 1
02/26/2020: INFORMATION ONLY:
CenturyLink appreciates the opportunity to provide the H 25 Multi Family – PDP200004 with its future
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
communication needs. In response to the request for a commitment to serve, CenturyLink will work with Norris
Design and the developer on determining what the needs will be. Upon such determination, CenturyLink will
undertake an analysis of the construction required and the cost to complete that construction. It is only at that
point, and given the prevailing Terms and Conditions of the Local Terms of Service that CenturyLink will make
a determination whether it can or cannot provide service.
Response: Comment Noted.