HomeMy WebLinkAboutBLOCK 23 MORNINGSTAR - PDP200006 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 27
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/developmentrs
eview
June 19, 2020
Cathy Mathis
TB Group
444 Mountain Avenue
Berthoud, CO 80513
RE: Block 23-Morningstar, PDP200006, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Block 23-Morningstar. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or
via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY:
Brandy Bethurem Harras will be the Development Review Coordinator working
with you on this project and be your primary point of contact throughout the
development review and permitting process.
I will be filling this role during Brandy's leave. 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!
Comment Number: 2 Comment Originated: 06/16/2020
06/16/2020: 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
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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.
Comment Number: 3 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY:
This proposed project is processing as a Type 2 Project Development Plan.
The decision maker for Type 2 is the Planning and Zoning Board. Staff would
need to collectively agree the project is ready for Hearing approximately 3-5
weeks prior to the hearing.
I have attached the 2020 P&Z schedule, which has key dates.
Comment Number: 4 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY:
When you are ready to resubmit, please make an appointment with me at least
24 hours in advance. Submittals are accepted any day of the week, with
Wednesday at noon being the cut off for routing the same week.
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/16/2020
Previous analysis indicates that the existing buildings on the development site
do not meet the requirements for significance and integrity to be considered
historic resources under the land use code, so they may be demolished in order
to facilitate redevelopment.
RESPONSE:
Thank you for this direction; we will proceed accordingly.
There are additional requirements regarding design compatibility with any
historic resources within 200 feet of the development site. The proposed
development does contain two historic resources within 200 feet of this area of
adjacency boundary, 300 N College. Because 300 N College is across an
arterial and the Downtown Transit Center (depot building) is also not abutting
the site, the requirements for design compatibility between the new construction
on your project site and this historic building will be fairly simple and limited to
meeting two of the six design compatibility requirements listed in Table 1 of
3.4.7 (E). Those requirements would be necessary along the southern and
eastern portions of construction that occurs at the corner of Maple and College.
RESPONSE:
In considering design compatibility with 300 N College and the Downtown Transit Center, the
standards for compatibility based on Table 1, section 3.4.7 (E) of the Fort Collins Municipal Code
most applicable are as follows:
Building materials 3. the lower story facades until any stepbacks (required or otherwise) must be
constructed of authentic, durable, high-quality materials (brick, stone, glass, terra cotta, stucco
(non0EIFS) precast concrete, wood, cast iron, architectural metal) installed to industry standards.
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The base of the project has a mixed-use function with 12’ high storefront broken up in small
sections by pilasters of brick brought in to create a rhythm in a scale often seen in historic
buildings. Other building materials emphasize the use of brick as a primary material coupled with
stucco/composite panel that mimics detailing of older buildings with a pronounced head and sill at
windows, floor banding, stepping of planes within the materials.
Façade Details 6. Use select horizontal or vertical reference lines or elements (such as rooflines,
cornices, and belt courses) to relate the new construction to historic resources on the development
site, abutting or across a side alley.
The project utilizes the technique of horizontal reference lines in rowlock courses, soldier courses,
and an articulated cornice detail throughout the façade, in all materials whether it be brick,
composite panel, or siding. There is also a reference to color; the building palette uses warm earth
tones seen throughout the downtown area as well as the immediate 300 N College building and
Downtown Depot Building.
Additional compliance with the other four standards is encouraged, as
appropriate, to synchronize with the general character of the Downtown. We
also encourage consideration of other historic resources that are just beyond
the 200-foot boundary--in this case, the municipal railway building (aka "trolley
barn") would be an example. The parking garage will be in the same
eastward-facing viewshed of the trolley barn for the foreseeable future and that
structure is a highly sensitive historic resource, if just beyond the formal area of
Adjacency.
RESPONSE:
The building vernacular is to have a strong historical reference using historical materials such as
brick, glass and metal in a fresh contemporary fashion. The building facades show consistent
patterning of windows, window frame details, strong sills and heads, and clean warehouse like
references in areas of the building where there are more public functions. Metal canopies call
attention to themselves, acting like a heavy outline to distinguish the base of the building from the
following stories, and the corners are emphasized with a stronger use of detail and materiality.
The 2.5-story garage building that supplements our project is intended to pull historic references to
secondary buildings with the use of brick pilasters and infill panels of metal or a cast surface, all
establishing a rhythm and pattern along the façade of the building. The entry to the garage
structure uses a metal frame which is angled in response to the building alley entry and has a
historical warehouse reference, like the building.
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, BUILDING SETBACK:
The 19-foot minimum setback from back of curb to building is not met in all
areas. Mainly Cherry and College corner (about 12 feet), but also along Cherry
(shown as 18.6 feet).
RESPONSE: Refer to sheet A13 for a diagram showing compliance with the 19’ required setback.
Comment Number: 2 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, BUILDING STEP-BACKS:
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In the North Mason Subarea, the fourth story of a building shall be stepped back
an average of at least ten feet along all street frontages. Any portion of the
building within the build-to-range must have a stepback that averages at least
10' along all street frontages. Stepbacks may be continuous or may vary with a
twenty (20) foot stepback counting towards the calculation of the required ten
(10) foot average.
RESPONSE: For comments A-E below, refer to sheet A13 for a building step back exhibit showing
compliance with the 10’ average step back.
A. There are places where the minimum stepback requirement is not met
(Maple Street stepback is +/- 8’ – 10”, 10 feet is required.
B. There are places where the stepback is not described (all of Cherry Street and
portions of College).
C. Some of the stepback dimensions on the plans appear to be misaligned.
The stepbacks should be measured from finish face to finish face of each wall
plane.
D. There are places where the total building width dimension on the plans is
misaligned and appears to be too short (Alley and College elevations).
E. A plan view compliance diagram would be helpful, with dimensions showing
the recesses, projections, and shade structure with dashed lines, widths of
recessed elements and total widths, and a scale bar.
Comment Number: 3 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, UPPER FLOOR STEPBACK AT MATERIAL CHANGE:
As part of the D zone Building Design requirements, the building base materials
and the required 4th story step-back area must include a minimum 3-foot upper
floor step-back at building material changes. There are portions of the facades
where the 3-foot step-back does not appear to be met.
RESPONSE: Refer to A13 & A14 for wall sections and a step back exhibit showing compliance
with the required 3’ step back at material changes.
Comment Number: 4 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, GROUND LEVEL BUILDING MASS/DETAILS:
A. There are concerns with the detailing of the building along the street
frontages, especially in areas where the building mass steps forward. The first
floor seems light visually, and the lightness at the building base seems
incompatible with the historic pattern of downtown. The scale and design of the
ground level and mid-level details do not hold this massing in check.
RESPONSE:
The ground level façade at the retail portion of the building has been revised to use a
continuation of rhythmic brick pilasters that frame sections of 12’ high storefront, similar to
design concepts used on historic downtown buildings.
The ground level of the northern portion of the building is intended for use by a frail
population of memory care residents, so the façade language changes, becoming calmer.
There are window details that act as a heavy frame to highlight these windows and give them
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dimension.
The center sections of the building are predominantly common spaces for the senior living
facility, where tall windows have a warehouse like quality and use canopies and brick
detailing to add dimension. The massing tiers/steps back for interest and to provide terraces
as the building rises in height.
B. The design elements provided along the street could be used to provide a
stronger base? (such as the sunshade, columns, storefront windows, filigree,
brick details and other accent features).
RESPONSE:
Brick pilasters at the retail portion and canopies throughout help define a horizontality to the
building. In all brick fields, brick detailing is shown to reference to historic details; see sheets
A4 - A7 for further illustration of this.
C. Some of the materials are unclear such as the base material at the ground
below the windows.
RESPONSE:
Depending on where this reference occurs, building material labels have been added to
better inform. On the south side of the building where the commercial space occurs, the
storefront is 12’ and reaches to the sidewalk. On the northern half of the building, there is brick
serving as a wainscot continuous around the building. As previously mentioned, all four corners
of the building are wrapped in brick.
Comment Number: 5 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, BUILDING MID-STORY:
A. The fiber cement bays on the south building. These are prominent elements
and there is some question of whether the siding material is appropriate here
and whether there is enough detail to appropriately distinguish these areas from
the same material in the receding step‑back. It could be the issue is the siding
design and the detailing. These projecting elements in the design could end up
looking too plain, for their prominence in the design.
RESPONSE:
These elements have been refined; please refer to both the overall street elevations on sheets
A4 & A5 and building details sheet A15 for further illustration.
B. Some of the mid‑story elements are prominent (predicting forward) but could
use more detail and design interest. These seem incomplete and the
application of materials does not positively reinforce the massing elements.
RESPONSE: We have refined and revised these elements to exhibit more detail; please refer to
sheet A15 for enlarged 3-dimensional details which illustrate our design intent.
Comment Number: 6 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, BUILDING CORNERS and MID-STORY MATERIALS:
A. Staff suggests that the building corner designs better acknowledge and
reinforce the prominence of the site’s street corners.
RESPONSE: Similar to other building details, we have refined our design and added detail to the
submittal to better show our intent.
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SE corner: this corner is considered our primary one considering that most residents, visitors and
passersby will see this corner as the approach the building. We have refined this corner with an
enhanced entry for commercial user on the first floor, and modified the window fenestration,
detailing and overall character to call this corner out as being special. The fourth floor ceiling height
has been raised at the corner to further call attention and it is topped by an architectural metal
crown which serves as a visual beacon.
The other three corners are meant to be prominent, using brick to the fourth floor stepback as the
feature material. In all cases, brick detailing can be seen in banding, headers, and sills which have
a historic reference to other buildings seen in downtown Fort Collins.
B. Also, the 4th story min. 3‑foot step‑backs are not provided in multiple areas.
RESPONSE: We have modified the massing to comply with this zoning standard; please see
sheets A13 & A14
for details showing this intent.
C. There seems to be too much lap siding used at the mid story corners while
also, the same material is used on the upper‑level step back.
RESPONSE: All four building corners are wrapped in brick elements on both sides; please see
exterior elevations.
D. There are areas where the fiber cement siding on the building seems too
expansive and continues from the upper floor, to the mid‑level floors, and down
to the ground level. It is used for the upper floor step‑back, and also for areas
closer to the street. Also, the arrangement of material modules makes the
building less cohesive at the corners.
RESPONSE: There might’ve been some confusion on materials; we have refined and furthered our
rending and exterior elevation illustrations to better inform the city on our design intent. We have
been very deliberate to avoid large expanses of typical lap siding; instead of using lap siding we
are proposing an upgraded shiplap look for a cleaner fresh character and on the northern half of
the building we use areas of an accent pattern of fiber cement used in a running bond-like pattern,
again for a fresh take on an historic pattern.
E. The detailing at the College/Maple corner could benefit from additional
features, the design feels incomplete. The window pattern and brick surrounds
seem slightly off. The design forms of this corner seem diluted by the
asymmetry.
RESPONSE: We have refined and revised our design of this corner to develop the concept of this
being our primary corner; please see sheets A6 & A7 for illustrative renderings which show both
the building and the associated site design adjacent to it for further development of the design.
F. Additional detailing and accent features are recommended. Are there ways
to provide the corners with more design emphasis and focus, both in the forms,
material arrangement, window patterns and details. Are there ways to provide
unique accent features in these areas such as brick accent patterns, filigree and
other unique supporting details at the ground level and mid‑levels of the building
corners.
RESPONSE: Per our responses above, we have wrapped all four corners in brick and have treated
the corner at College and Maple as our primary corner. We used a change in window fenestration
character, opening the resident unit corners up with larger expanses of warehouse-styl
fenestration, raising the height of the fourth floor unit to have a raised ceiling height and topping it
off with an accent feature.
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The corner of College and Cheery is intended to be a quieter use with memory Care and Assisted
Living residents, but the design intent still uses brick and metal accents to balance out the
complete façade along College Avenue. The massing steps back as it turns the corner to help
break down the corner and to add visual interest.
Comment Number: 7 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, PARKING GARAGE STREET FRONTAGE:
A. With the resubmittal, please look at ways to provide streetscape and building
design enhancements along the Cherry Street frontage. How does the parking
garage building design establish human scale and pedestrian interest at the
street‑facing level along Cherry Street?
RESPONSE: The scale of the parking structure, and associated number of parking
spaces have been reduced to offer up a much smaller-scale, 2 ½ story garage that provides 163
parking spaces. Per the city’s suggestion, we modified the skin of the garage with a patterned
façade using regular-spaced masonry pilasters framing a grid of mesh panels. This patterning will
create interest and is designed to have a framework that suggests a more traditional system, while
providing natural light and ventilation to come into the structure.
The entrance to the parking structure is angled in the same manner as the entry to the senior livin
main entrance on the alley acting as bookends to each other. Specialty paving and string lights
span between the building entry/ Porte cochere and the garage structure entry to cue the user on
where to enter.
B. The D‑zone code requires that “Where parking structures abut streets, retail
and other uses shall be required along the ground level frontage to minimize
interruptions in pedestrian interest and activity. The decision maker may grant
an exception to this standard for all or part of the ground level frontage on
streets with low pedestrian interest or activity.”
RESPONSE: As discussed on a call with the city planner after these comments were issued, it was
decided that this requirement would be waived due to the existing hardships of the site being
framed by railroads.
Comment Number: 8 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, WINDOWS:
A. Please indicate the intended depth of each window application. Separate
details or callouts/labelling on the elevations for each window type are
recommended. Some of the windows appear to have a shadow box, which
seems appropriate in those locations. Staff recommends that all the other
windows be recessed. Typically, how the recessed window detail is provided is
a question in the cement siding areas. It is unclear how the siding and
surrounding window details will work. Windows that appear tacked on to the
siding would seem to be inconsistent.
RESPONSE: In this resubmittal, we have included 3-dimensional “details” which illustrate the
relationship of the windows to their surrounding materials. The overall concept of the project is to
use the window
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patterning and detailing as a major design statement, using trim, strong headers and sills and
accentuated window frames. Because of the length of the building, a few window patterns are used
to help create a hierarchy and to break down the fields of the building. For information on this,
please see sheet A15 for our exhibits on the windows.
Comment Number: 9 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, LTC ENTRANCE LOCATION AND
CONNECTING WALKWAY REQUIREMENTS:
A. If the main entrance remains in the alley and not from the street, a
Modification to the D zone standard is required. Additionally, the "Connecting
Walkway" standards must be met by providing at least a 6-foot sidewalk from a
street sidewalk (either Maple or Cherry), to the main LTC entrance, per the
requirements in the D zone and LUC Building Standard per Section 3.5.3.
B. To meet the entrance from the street requirements, and also work with your
alley concept, two main entrances could be provided, with an entrance along the
College frontage serving as one of these main entrances into the LTC use.
RESPONSE: As we have refined other areas of the exterior design, we have also enhanced the
College Avenue presence, particularly in the center section where the College Avenue entrance
and public spaces for the senior living residential area is located. There is a recessed at-grade
terrace area framed by raised planters which announce the entry. Large expanses of glass,
different than the surrounding window designs for the residential units adjacent, highlight the area,
and are covered by metal canopies acting as a marquee for an address or signage. A second-
story dining terrace extends along the north portion of this area and continues the line created by
the first floor canopies. The building steps back after the second floor, creating a resident terrace
above. Large areas of glass continue to third and fourth floor residences.
Because safety is always a concern for senior residents, this entry off College Avenue can be
accessed by either the front desk/concierge buzzing access or using a key fob. The operator sees
this entrance being used often throughout the day by residents taking their dogs for a walk or for
smaller groups going for an outdoor stroll.
Comment Number: 10 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, LTC ENTRANCE DESIGN:
REVISED FINAL COMMENT:
A. Alley entrance:
The special paving proposed seems to help with wayfinding from the streets. If
there are ways to prove wayfinding design elements with the design of the alley,
and the building design near the alley, such as architectural corner
features/signage, this could enhance the project. This could be in addition to or
in lieu of the special paving. It’s not so much about visitors finding the entrances,
because we have phones/maps for that. It’s more about the hierarchy of details,
with the architecture giving us friendly, inviting cues about which places are
important, and a sense of arrival and discovery in the Downtown zone. The
River Subdistrict design standards are a good example document that talks
about alleys, detailing and accent features:
https://www.fcgov.com/planning/pdf/ftc_riverdg_adoption_web.pdf
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RESPONSE: Because all circulation, whether by auto or on foot, circulates around these two
entry portals, there will be a level of energy similar to an urban hotel setting. In addition to the
specialty paving proposed at the alley entrance spanning between the porte-cochere and the
garage structure entrance, other wayfinding visual cues can be found along the alley. There are
raised planter beds which frame the sidewalk, rhythmic lit bollards to outline the zero-curb, string
lights which span the area between porte-cochere and garage entrances, and individual planters
adding color and visual interest.
B. College Entrance:
Can this entrance also be for guests? Is the access restricted here? This
entrance could be more clearly defined and prominent along the College
frontage. The architecture should present itself to the community with strong
detailing along the street, and an engaging entrance that is noticeable and
prominent from many vantage points. There are a lot of great thing going on with
the architectural design in this area. Could this entrance design be bolstered by
a free-standing archway feature closer to the ROW, or a larger. More detailed
canopy feature on the building that gives this entrance more hierarchy. I like both
ideas, and a strong supplemental architectural feature closer to the ROW could
benefit the project in many ways.
RESPONSE: See responses to 9 B and 10A for further explanation.
Comment Number: 11 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, PARKING GARAGE DESIGN:
A. There are concerns with the parking garage elevation approach. Staff
recommends a design approach more similar to the downtown hotel, where the
screening and wall elements are appropriately detailed and simpler.
RESPONSE: Please see comment 1, Historic Preservation, for further explanation of the revised
garage design.
B. Flat parking decks are preferred if feasible.
RESPONSE: We have tried to maximize flat parking while maintaining an efficient parking design.
C. The ability to convert the outer edge along the Cherry frontage to rentable
space is recommended but appears to be infeasible.
RESPONSE: Please see comment 7B, Parking Garage Street Frontage for further clarity.
D. The ground level(s) of the building need to be well detailed and provide scale
and visual interest that relate to a human scale. This can also be accent features
added to the mid-levels. The photograph at the bottom of sheet A5 best
represents these details, where the design details define a base, middle and
top, and the sloping parking levels are deemphasized.
RESPONSE: the scale of the parking structure has been reduced in both number of cars provided
and scale of the building in height. The exterior skin of the structure has been revised, and is
further explained in comment 7B, Parking Garage Street Frontage section above.
Comment Number: 12 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING, STREET SIDEWALKS:
A. Min. 6' sidewalk if detached is not met, 4 feet in some areas, including
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Cherry Street.
RESPONSE: All walks are a minimum of 6 feet.
B. Min. 10' sidewalk if attached.
C. Min. 5' back of walk to building (once the min. 6- or 10-foot requirement is
met, and additional 5 feet is required from the back of the walk to the building).
RESPONSE: There is now a minimum of 6 feet from the back of walk to the building.
D. Landscape beds are encouraged if there is space to provide them that
meets city requirements.
RESPONSE: Landscape beds are shown along Cherry Street and the northeastern portion of the
College Avenue frontage.
E. The street sidewalks are intended to work in tandem with the 19-foot Mixed
Use Building Setback. The Mixed-Use street transitions are intended to be a
hybrid and transition between the Storefront and Green Edge frontage types.
Buildings are set a little farther back from the street than along Storefront
streets, often with small landscape beds separating the building from the
sidewalk. There is significantly less ground floor retail space, but buildings still
address the sidewalk in a similar way where retail space is provided.
RESPONSE: All walks are a minimum of 6 feet.
Comment Number: 13 Comment Originated: 06/19/2020
06/19/2020: FOR HEARING, FINAL COMMENTS AFTER WEDNESDAY
MEETING:
PARKING GARAGE BIKE/PED ACCESS, GARAGE LAYOUT, PARKING
There are a number of code considerations to discuss with the parking garage
layout:
A. Pedestrian access routes in and out of the garage is unclear. The route
should be logical and convenient to the surrounding streets and uses. An
access point closer to the rail line, along Cherry, would provide a more direct
flow to Mason Ct.
RESPONSE: Please see sheets A1 and A2 showing the two pedestrian access points; one along
Cherry Street and one along the alley directly across from the alley entry to the main building.
B. There are issues with the parking stall sizes. These are smaller than the
standards size, so would only be allowed for long term parking per the Article 5
definition and LUC 3.2.1. Short term parking requires 9 x 19 stalls unless a
Modification to the code is approved.
RESPONSE: Please see sheets A1 and A2 showing all standard spaces to be 9’x19’.
C. I am not sure if you all have met with Building Services yet, I think it would be
good to have a pre-submittal meeting with them sooner than FDP. There could
be requirements that affect both buildings. One thing that comes to might is that
I think the parking garage is required to be E.V. ready.
RESPONSE: Please see sheet A1 showing the location of the EV ready parking stalls.
D. Is this intended to be a garage for the public? Are E.V. spaces envisioned?
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Should there be more bicycle spaces, given the overall number of parking
Spaces?
RESPONSE: Please see the parking use matrix on sheet A1. Please see sheet A1 showing the
location of the EV ready parking stalls. Please refer to landscape sheets for all bike parking
counts and locations.
E. Please indicate the width of drive aisles and HC space dimensions.
Please see sheets A1 and A2 showing all requested dimensions.
F. The parking garage shows access gates, so it may be necessary to provide
more information about how the parking garage will function and when payment
will be required and when it will not be required.
RESPONSE: No paid parking is envisioned at this time
G. There are two parking tables provided. Parking required and provided for
each use needs to be indicated on the cover page land use table. On the cover
page, please reflect the total parking provided in the architectural set, and a
breakdown indicating how all of these spaces will be allocated including
tenants, guests, employees, commercial uses, and the use of any remaining
spaces. Number of HC spaces required and provided should be indicated on
the land use table.
RESPONSE: Please see updated parking table on the cover as well as on A1 and A2.
H. On the land use table, minimum parking for the retail use. Should this reflect
other commercial uses that might occur which would require additional parking.
RESPONSE: Retail uses are unknown currently. Parking counts will be studied when tenants are
known and uses are nailed down.
I. Guest spaces: although not required in LUC 3.2.1, they could be required with
LUC 3.5.1 as a compatibility concern. Please consider this and whether the
project would be better if guest spaces are allocated for the project in the
parking garage.
RESPONSE: Guest parking is currently envisioned to occur in the angled spaces along Maple
Street. No guest parking is planned for the parking garage.
Comment Number: 14 Comment Originated: 06/19/2020
06/19/2020: FOR HEARING, STAIR TOWER ENTRANCE COLLEGE:
Typically, we request that all doors facing streets have cover or sunshade
Overhead.
RESPONSE: At College Avenue, there are two stair towers which will “empty” onto the sidewalk.
Both stair towers serve the senior living population, and because of this, will get less use than a
typical multi-family use. Most seniors will opt to use the elevators located in the center section of
the building. The access to both of these stairs will be de-emphasized instead of enhanced, to not
confuse either the commercial users nor the senior living residents and visitors as to where the
entrance along College Avenue is located.
Comment Number: 15 Comment Originated: 06/19/2020
06/19/2020: FOR HEARING, ALLEY DESIGN
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A. The enhanced paving is only shown on the architectural renderings. This
paving is not required, but the drawings need to be consistent so please show
the paving design on the other plans.
RESPONSE: The enhanced paving has been removed from the architectural plans.
B. Flush vs. raised curb. If no curb is provided, please think about whether this is
realistic from a maintenance perspective (snow, deliveries, general use). There
could be damage to bollards and other hardscape elements.
RESPONSE: Our preference is to provide flush curb in this area, we acknowledge the
potential for damage to bollards
Comment Number: 16 Comment Originated: 06/19/2020
06/19/2020: FOR HEARING, TRASH/RECYCLING ENCLOSURE
We need detailed floor plans for this with dimensions and labeling. There could
be compliance issues with clearances and door widths. There are also
concerns with the size and location. We are not sure if there is enough space for
the uses. Access to the room is also a question for the retail uses is also a
question. Retailers will be walking through the lobby or across the nice entrance
area. Are you sure this is workable, or would the room be better located to the
south, near the loading area. Please also be aware that trash/recycling cannot
be left open in hallways for the tenants. There would need to be a trash/recycling
pickup room on each floor for the use of the residents/employees, or picked up
form each room directly, or trash/recycling chutes designed. Please also see
the guidance document in the redlines.
RESPONSE: Trash and recycling rooms are provided on each floor of the senior living building.
Trash will be collected and brought down to the main trash room on the ground floor. Dumpsters will
be rolled out through double doors for trash pick-up. An enclosed trash room within the building
envelope is also provided separately for the retail area. As retail tenants are confirmed, a back
hallway will be provided to allow for trash access for all retail tenants without walking outside.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
This site is adjacent to CDOT roadway and all access to the site is governed by
an access control plan. The access control plan will need to be followed and
implemented with any project. Specific to this site, there is no future access
directly to College Ave. The existing access points to College Ave. will need to
be removed as part of this development. The plan also shows an “access
circulator” road that runs north-south. The existing alley serves this purpose and
we may want to discuss whether this should remain open to vehicular access to
Cherry Street. Access to Cherry Street would likely need to be restricted to a
right-in right-out (see Traffic Ops comments). Plans will be routed to CDOT for
review and approval.
RESPONSE: Cherry restricted to RI/Ro and median extended
Comment Number: 2 Comment Originated: 06/16/2020
06/17/2020: UPDATE:
Page 13 of 27
I missed that a replat was submitted with this project. It sounds like the required
additional easement(s) have been included on this replat.
06/16/2020: FOR FINAL
This project is responsible for dedicating any easements that are necessary or
required by the City for this project. It looks like there some easements that are
shown as proposed with this plan that were not anticipated and dedicated with
the previously processed plat. these easements will need to be dedicated by
separate instrument. Easement dedications are $250/easement. Each of
these documents need to be prepared by a Colorado licensed surveyor and
submitted to the City for review and approval prior to approval. A completed
Transportation Development Review Fee application and associated fees will
need to accompany the submittal of the legal descriptions and exhibits. Please
coordinate with Engineering Development Review staff regarding the easement
dedication process. Additional information on the dedication process can be
found at: http://www.fcgov.com/engineering/devrev.php
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
Sight distance at the accesses to Maple Street and Cherry Street will need to
be considered with the building layout/setback.
RESPONSE: Sight distance shown on paving plan. There should be no issue with building layout
from Alley to Maple/Cherry
Comment Number: 4 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY
Repays will be due to the City for the College Avenue frontage improvements
constructed by the City, as well as for right-of-way (ROW) acquisition. The
reimbursement for College Ave. improvements will be for the local street section
along the property frontage. The local street cost is based on the amount
adopted and updated annually. The current cost is $233/LF. The
reimbursement amount is based on the current adopted amount at the time of
payment (if the reimbursement is paid after 2020, the amount may be different).
There was a small fee parcel on the corner. The appraisal was showing $12sf
($16,240), but they negotiated up for a total amount of $21,240. Please refer to
pdf documents included with redlines for additional information.
RESPONSE: Acknowledged
Comment Number: 5 Comment Originated: 06/16/2020
06/16/2020: The sidewalk along College Avenue should remain as is-. The
existing site access curb cuts will need to be removed. More discussion will
need to be had with City staff to determine the feasibility of the PFA
turnout/access along the College Ave. frontage. Cherry Street will require a
minimum 6-foot detached sidewalk along the project frontage, which I believe is
what is being proposed. Details of the sidewalk alignment at the railroad
crossing will need to be coordinated with the railroad and the City as you move
toward design of the site. Thank you for including the angle parking along the
Maple Street frontage. Maple Street will require a 6-foot detached sidewalk as
Page 14 of 27
well. The design should match as closely as possible to what exists along the
Old Town Lofts site.
RESPONSE: Sidewalk design along College Ave updated to be similar as existing. Is
railroad receiving a referral?
Comment Number: 6 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY
All necessary permitting will be required of any proposed work/improvements
within the public right-of-way, prior to construction. This would include a
Development Construction Permit (DCP) issued by the Engineering
Department.
RESPONSE: Acknowledged
Comment Number: 7 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY
A Development Agreement will be required for this project. A draft of the
agreement will be prepared by the City after the first final plan submittal. Prior
to preparing the draft, I will need the development agreement information form
to be completed by the developer. This form is available at:
https://www.fcgov.com/engineering/devrev.php. This form can be submitted at
any time. If the form is not submitted with the first final plan (FDP) submittal, it
could delay preparation of the draft DA.
RESPONSE: Acknowledged
Comment Number: 8 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY
Larimer County Road Impact Fees and Transportation Expansion Fees are due
at the time of building permit. Please contact Kyle Lambrecht at (970)
-221-6566 if you have any questions.
RESPONSE: Acknowledged
Comment Number: 9 Comment Originated: 06/16/2020
06/16/2020: 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
improvements and/or prior to the issuance of the first Certificate of Occupancy.
RESPONSE: Acknowledged
Comment Number: 10 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY
All public sidewalks, 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.
RESPONSE: Acknowledged
Page 15 of 27
Comment Number: 11 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY
A utility coordination meeting on this site is suggested. Utility coordination
meetings, if requested, are typically scheduled after the preliminary submittal of
the project but can be scheduled prior to submittal upon request. Please
provide a site plan with a preliminary utility layout for routing with the meeting
notice. If you are interested in having a utility coordination meeting, please
contact the development review engineer for scheduling.
RESPONSE: Acknowledged
Comment Number: 12 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY
With regards to construction of this site, the public ROW shall not be used for
staging or storage of materials or equipment associated with the Development,
nor shall it be used for parking by any contractors, subcontractors, or other
personnel working for or hired by the Developer to construct the Development.
The Developer will need to find a location(s) on private property to
accommodate any necessary staging and/or parking needs associated with the
completion of the Development. Information on the location(s) of these areas
will be required to be provided to the City as a part of the Development
Construction Permit application.
RESPONSE: Acknowledged
Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/17/2020
06/17/2020: FOR HEARING: The College Avenue sidewalk on this block
currently includes a multi-use path (a pedestrian sidewalk on the inside and
protected bike lane on the outside. This facility needs to be retained.
Additionally, the sidewalk should remain straight as the other blocks in
Downtown to retain consistent character.
RESPONSE: Protected bike lane to remain, updated sidewalk to be linear.
Comment Number: 2 Comment Originated: 06/17/2020
06/17/2020: FOR HEARING: Sidewalks on Cherry and Maple should be made
as wide as possible. On Cherry, where there is no on-street parking, a green
planting strip is recommended. On Maple, where there IS on-street parking, if
possible the trees should be in grates (will need to check with Forestry). Both
sidewalks should be straight as the rest of the blocks in Downtown.
RESPONSE: See revised plans. We think the new plans better reflect your comments.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/11/2020
Page 16 of 27
06/11/2020: FOR INFORMATION
The Traffic Impact Study has been received and reviewed. The conclusions are
Accepted.
RESPONSE: Acknowledged
Comment Number: 2 Comment Originated: 06/11/2020
06/11/2020: FOR HEARING
The access point of the Alley to Cherry is indicted in the TIS to be limited to a
right-in, right-out movement. That restriction needs to be formalized
(prohibited). Likely the easiest way to accomplish that is to extend the existing
median from the RR tracks to the south.
RESPONSE: Median extended to limit access to RI/RO
Comment Number: 3 Comment Originated: 06/11/2020
06/11/2020: FOR HEARING
The sidewalk along College also serves as a multi-use trail for bicycles. Some
changes in the layout may be needed to make this trail access clear and easy
to use for bikes.
RESPONSE: There is now a much wider area, with 16-22' of concrete between the building a back
of curb.
Comment Number: 4 Comment Originated: 06/11/2020
06/11/2020: FOR HEARING
The sidewalk along Cherry will be an important improvement that completes an
existing sidewalk gap. Please check the width to see if it meets standards,
especially in this area of significant pedestrian traffic. Does the sidewalk
adequately connect across the railroad tracks?
RESPONSE: The sidewalk on Cherry is 6’ wide all the way to the intersection at Mason and Cherry.
Comment Number: 5 Comment Originated: 06/11/2020
06/11/2020: FOR HEARING
Please be thoughtful about pedestrian connectivity from the parking garage to
the project, or access to other sidewalks (to the north). Pedestrians should not
need to walk in drive aisles to leave the garage.
RESPONSE: There is a connection from the northeast corner of the garage to the sidewalk on
Cherry Street.
Comment Number: 6 Comment Originated: 06/11/2020
06/11/2020: FOR HEARING
Is there a vehicular pullout on College? It is not clear whether that is the case, or
if so, what it is for. We will need to coordinate review and approval with Colorado
Department of Transportation (CDOT) if there is a pullout proposed.
RESPONSE: Vehicular pullout is for emergency vehicles only. Is CDOT receiving referrals?
Comment Number: 7 Comment Originated: 06/16/2020
06/16/2020: FOR INFORMATION
Note that high-rise construction in the downtown area is challenging. We will need
to work with you early in the process to consider construction impacts, and how
Page 17 of 27
to minimize adjacent street / sidewalk closures.
RESPONSE: Acknowledged
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 06/15/2020
06/15/2020: FOR HEARING
PERIMETER FIRE APPARATUS ACCESS - Fire access is required to within
150 feet of all exterior portions of any building as measured by an approved
route around the perimeter. The proposed pullout/staging area on College Ave
requires input from City Traffic. If allowed, this solution will resolve perimeter
access requirements as defined by the International Fire Code. As a public
ROW it need not be dedicated but shall be appropriately signed and
maintained unobstructed or as otherwise allowed by the City Traffic Dept.
RESPONSE: Access will be reviewed by CDOT. Appropriate signing will be detailed with Final
plans
Comment Number: 2 Comment Originated: 06/15/2020
06/15/2020: FOR HEARING
AERIAL FIRE APPARATUS ACCESS - Due to site constraints, neither of the
proposed buildings meet fire code requirements mandated for Aerial Fire
Apparatus Access (IFC D105). Moving forward, plan approval will be based
upon the project’s ability to meet the intent of the code via alternative methods.
Such a plan need not be resolved prior to PDP approval but the path forward
needs to be acknowledged for PDP approval. Mitigating measures shall be
submitted in writing to the fire marshal for review and approval.
For Example:
> Offsetting measures for the lack of aerial apparatus access at the parking
garage may be offset by the installation of a fire sprinkler system throughout all
levels of the parking garage.
> Due to the complex safety measures required of Group R & I occupancies,
offsetting measures for the main structure will be mitigated by certain provisions
of the high-rise codes defined by the IBC & IFC. Further discussion offline will
be needed.
RESPONSE: This project is not a high-rise building.
Comment Number: 3 Comment Originated: 06/15/2020
06/15/2020: FOR FDP APPROVAL
FIRE DEPARTMENT HOSE CONNECTION -
> Fire Department Connections shall be installed in accordance with NFPA
standards. Fire department connections shall be located on the street side of
buildings, fully visible and recognizable from the street or nearest point of fire
department vehicle access. The location of fire service lines and FDC(s) shall
be approved in advance by the fire department and the location labeled on
Utility Plans.
> Remember that the FDC is required to be located within 100 feet of a fire
Page 18 of 27
hydrant (or vice versa). This requirement shall apply to both the parking garage
and main commercial/residential structure so consider FDC locations in relation
to existing hydrants, otherwise additional hydrants will be required.
RESPONSE: FDC locations shown on utility plans within 100ft of fire hydrant
Comment Number: 4 Comment Originated: 06/15/2020
06/15/2020: INFORMATION FOR PERMITTING
OCCUPANCY GROUP CLASSIFICATIONS - Specific code requirements at
time of permitting will be driven by the individual Occupancy Group assigned to
various buildings or parts of buildings; Group I occupancies being the most
restrictive. Contact the Building Department for details.
RESPONSE: The building will comply with all requirements of each occupancy.
Comment Number: 5 Comment Originated: 06/15/2020
06/15/2020: INFORMATION FOR PERMITTING
FIRE ALARM & DETECTION SYSTEMS - A manual fire alarm system that
activates the occupant notification system in accordance with Section 907.5
shall be installed in Group I occupancies. An automatic smoke detection system
that activated the occupant notification system in accordance with Section
907.5 shall be provided in accordance with Sections 907.2.6.1, 907.2.6.2 and
907.2.6.3.3 (see exceptions).
RESPONSE: An automatic fire sprinkler system is planned for the building.
Comment Number: 6 Comment Originated: 06/15/2020
06/15/2020: INFORMATION ONLY
FIRE DEPARTMENT TRAINING OPPORTUNITY - Poudre Fire Authority is
currently looking to acquire a commercial property to use for a major emphasis
drill. Please contact me if your site may be willing to pursue a discussion along
this line and I will put you in touch with our training division chief. Thank you.
RESPONSE: Acknowledged, will be discussed after final approvals.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 06/15/2020
06/15/2020: The existing and proposed storm sewer in the existing alley will be
required to meet separation requirements. The north-south spine in the alley will
be public with all other pipes being private. The inlets in the alley will be public
and can tie into the main directly.
RESPONSE: Utilities adjusted in alley to meet separation requirements. We will label public/private
with profiles. Inlet connected to main directly.
Comment Number: 3 Comment Originated: 06/15/2020
06/15/2020: The storm sewer at the northeast corner of the building needs
more discussion on best alternatives for location with the railroad, tree, and
building all providing challenges.
RESPONSE: Per discussion, storm will be 10-ft from building, 6.5-ft from existing tree.
Page 19 of 27
Landscaping wall will be reduced in height as much as possible.
Comment Number: 4 Comment Originated: 06/15/2020
06/15/2020: The proposed inlet by the water meter takes drainage through the
rain garden which could bring sediment into the aggregate. Please revise
outfall from inlet to avoid the rain garden.
RESPONSE: Inlet was removed.
Comment Number: 5 Comment Originated: 06/15/2020
06/15/2020: The drainage report says the volume in the rain gardens were
reduced to what fit in the planters. Please document what percentage of the
volume is still being provided, or if the StormTech chambers are making up for
this volume.
RESPONSE: Documentation of the water quality volume is included in the drainage report.
Comment Number: 6 Comment Originated: 06/15/2020
06/15/2020: The sand filter calculations show a 76% impervious for the treated
area. It seems that the treated area is all parking garage and the percent
impervious should be 100%. Please clarify.
RESPONSE: Sand filter calculations are updated to show 100% impervious.
Comment Number: 7 Comment Originated: 06/15/2020
06/15/2020: Please submit the StormTech calculations specific to the City
within the drainage report.
RESPONSE: Stormtech calculations are included in the drainage report.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/15/2020
06/15/2020: The City will not require a water main loop if all the services are
taken off the mains in Maple and College Avenue. If the dead-end water main in
Cherry Street was used for any domestic or fire services, than looping would be
required. The proposed north-south water main in the alley would not be an
option and the looping would need to be east on Cherry Street to College
Avenue. As proposed, the water main in the alley does not meet separation
requirements from other utilities and the existing porous paver system to the
west.
Please revise the utility plan by removing the proposed water main and
proposing all new services from an existing main other than the dead-end main.
RESPONSE: Waterline removed from alley and services are connected to Maple St.
Comment Number: 2
Comment Originated: 06/15/2020
06/15/2020: The proposed mixed-use building will require only one (1) water
and sewer service from the mains due to City Utilities categorizes these
particular proposed uses as all commercial. Additional services/water meters
Page 20 of 27
can be proposed if desired for separate water and sewer billing.
RESPONSE: With the proposed project, two water meters will be proposed for main building
(senior living and commercial). A single sanitary service connection is shown to the main.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/15/2020
06/15/2020: Light and Power has electric facilities existing in the alley from
Maple St to Cherry St. There is an existing 3phase primary switch cabinet
approx. 150 north of Maple St on the east side of the alley that appears to be in
conflict with the development plans. Relocation or modification may be needed
at the developer’s expense.
RESPONSE: Switch cabinet will be relocated. Proposed location shown on plans
Comment Number: 2 Comment Originated: 06/15/2020
06/15/2020: During utility infrastructure design, please keep in mind the
minimum utility separation requirements. 10ft minimum separation is needed
between all water, sewer, storm water, and electric lines. Light and Power has a
3ft minimum separation requirement from all utility lines/infrastructure that are
not joint trench.
RESPONSE: Utilities adjusted in alley to meet separation requirements
Comment Number: 3 Comment Originated: 06/15/2020
06/15/2020: Please show the existing electric lines in the alley on the utility
plans to ensure utility separations are being met. Light and Power has 3phase
and secondary lines in the alley from Maple St to the existing switch cabinet and
single phase lines from the switch cabinet to Cherry St that need to be depicted
on the utility plan.
RESPONSE: electric lines located and added to plans.
Comment Number: 4 Comment Originated: 06/15/2020
06/15/2020: Any existing electric infrastructure that needs to be relocated
and/or removed as part of this project will be at the expense of the developer.
RESPONSE: Understood
Comment Number: 5 Comment Originated: 06/15/2020
06/15/2020: Electric 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 a preliminary estimate 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
RESPONSE: Acknowledged
Comment Number: 6 Comment Originated: 06/15/2020
06/15/2020: Transformer locations will need to be coordinated with Light &
Page 21 of 27
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.
RESPONSE: NE to coordinate with L&P on transformer locations - The transformers have been
moved across the alley to be near the garage per City suggestions. See revised utility and site
detail plans for additional information.
Comment Number: 7 Comment Originated: 06/15/2020
06/15/2020: The proposed transformer locations do not meet code
requirements for clearance from an overhang and clearance from window
openings and/or vents. The proposal is being considered by our Standards
Engineering team and below are questions that are being asked:
-What is the height of the overhang near the proposed transformers?
-What is the material of the overhang near the proposed transformers?
-What is the material of the building wall east of the proposed transformers?
RESPONSE: There is no longer an overhang near the proposed transformers due to their move
across the alley. The material of the building behind the transformers is concrete with a brick
veneer finish. No openings or windows occur within 10’ of the transformers.
Comment Number: 8 Comment Originated: 06/15/2020
06/15/2020: All utility easements and crossing permits (railroad, ditch, flood
plain etc.) needed for this development will need to be obtained and paid for by
the developer.
RESPONSE: All required permits will be obtained during Final Plan.
Comment Number: 9 Comment Originated: 06/15/2020
06/15/2020: Electric meter locations will need to be coordinated with Light and
Power Engineering and shown on the utility plans. Residential dwelling units will
need to be individually metered. Please contact me or reference our metering
requirements in the Light and Power adopted Electric Service Standards.
RESPONSE: We will coordinate all meter locations with light and power engineering.
Comment Number: 10 Comment Originated: 06/15/2020
06/15/2020: A commercial service information form (C-1 form) and a one line
diagram for all commercial meters will need to be completed and submitted to
Light & Power Engineering for review. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-
Forms-guidelines-regulations
RESPONSE: We will submit this form.
Comment Number: 11 Comment Originated: 06/15/2020
06/15/2020: Light & Power will need AutoCAD files of the site plan, utility plans,
and landscape drawings once plans are approved.
Page 22 of 27
RESPONSE: Acknowledged.
Comment Number: 12 Comment Originated: 06/15/2020
06/15/2020: For additional information on our renewal energy programs please
visit the website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
RESPONSE: Acknowledged – thank you for the information.
Comment Number: 13 Comment Originated: 06/15/2020
06/15/2020: The City of Fort Collins now offers gig-speed fiber internet, video
and phone service. Contact Julianna Potts with Fort Collins Connexion at
970-207-7890 or jpotts@fcgov.com for commercial grade account support,
RFPs and bulk agreements.
RESPONSE: We will discuss with ownership / operator of the building.
Comment Number: 14 Comment Originated: 06/15/2020
06/15/2020: Please contact Tyler Siegmund with Light & Power Engineering if
you have any questions at 970.416.2772. Please reference our policies,
construction practices, development charge processes, electric service
standards, and use our fee estimator at
http://www.fcgov.com/utilities/business/buildersanddevelopers
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Scott Benton, , sbenton@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING: The Phase I Environmental Assessment, dated
December 27, 2014, revealed no environmental conditions on the site but did
provide three recommendations:
1. Removal by vacuum truck of sand trap contents at 303 N College Ave.,
2. Proper decommissioning of remaining hydraulic auto lifts and associated
field screening and/or confirmatory soil sampling in their vicinity, and
3. Comprehensive asbestos surveys and appropriate removal of asbestos
materials.
Please clarify what has been completed so far and what further is planned.
RESPONSE: None of the work has been done so far but the owner and contractor are aware.
Comment Number: 2 Comment Originated: 06/16/2020
06/16/2020: INFORMATION ONLY: While this project will not trigger LUC 3.4.1
Natural Habitats and Features standards and therefore will not have a natural
habitat buffer zone incorporated into design, it does reside within the Poudre
River Corridor. While the majority of the species selected are listed on the City's
Approved Plant List, the landscape plan does not strongly reflect the nature of
and/or are complementary to Poudre River riparian vegetation and/or other
Page 23 of 27
design elements suggestive of river flows and ecology. For example, there are
five species/varieties of Viburnum listed when numerous native shrubs species
with similar water demands are available to select from. Please revise the
species selected to more closely align with the Poudre River Corridor.
Several resources are available online for reference including:
City of Fort Collins Plant List http://www.fcgov.com/forestry/plant_list.pdf
City of Fort Collins Natural Areas Department Native Plants List
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf
RESPONSE: Plants chosen are water-wise, and some are from the native plant list. Plants directly
adjacent to the building were chosen to create a more sophisticated and cleaner look (boxwoods,
etc.), and were also chosen based on what will grow in full shade. Plants further from the building
are more likely to be native plants.
Comment Number: 3 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING: Please clarify specific turf species on the
Landscape Plan and the blend percentages to ensure the project water budget
chart gets adequately calculated. Have native turf species been considered?
RESPONSE: Native turf is being used on the west side of the RR tracks. Turf blends are now
described.
Comment Number: 4 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING: If tree removal is necessary, please include the
following note on the tree mitigation plan and 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: Note added.
Comment Number: 5 Comment Originated: 06/16/2020
06/16/2020: FOR APPROVAL: Two of the shrubs are not on the City's
approved plant list (http://www.fcgov.com/forestry/plant_list.pdf): Frangula,
alnus, 'Columnaris' (Tall Hedge Buckthorn) and Perovskia atriplicifolia, 'Little
Spire', (Russian Sage, Little Spire). Please replace with approved plants.
RESPONSE: Shrubs have been updated.
Comment Number: 6 Comment Originated: 06/16/2020
06/16/2020: FOR APPROVAL: Please submit a site photometric plan and
luminaire schedule. All lighting shall have a nominal correlated color
temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin
Page 24 of 27
[see LUC 3.2.4(D)(11)] and light sources shall be fully shielded and
down-directional to minimize up-light, spill-light, glare and unnecessary diffusion
on adjacent property. Please also consider fixtures with motion-sensing or
dimming capabilities so that light levels can be adjusted as needed. Regarding
outdoor lighting, cooler color temperatures are harsher at night and cause more
disruption to biological rhythms for humans and wildlife. The American Medical
Association (AMA) and International Dark-Sky Association (IDA) both
recommend using lighting that has a CCT of no more than 3000K to limit the
amount of blue light in the night environment. Thank you in advance for
supporting City of Fort Collins Night Sky Objectives. For further information
regarding health effects please see:
http://darksky.org/amareportaffirmshumanhealthimpactsfromleds/
RESPONSE: A photometrics plan is included in the architectural set.
Department: Forestry
Contact: Aaron Wagner, , aawagner@fcgov.com
Topic: General
Comment Number: 9 Comment Originated: 06/16/2020
06/16/2020: FOR INFORMATION
There is a city owned tap with irrigation to the street trees along College.
Proposed improvements will replace existing irrigation. Please coordinate with
Parks to sever existing irrigation and take over maintenance of the
streetscaping. Please contact Jill Wuertz, (jwuertz@fcgov.com) 970-416-2062,
or Aaron Wagner (aawagner@fcgov.com), 413 S. Bryan Ave, Fort Collins, CO
80521 regarding the Parks’ Department’s interest.
RESPONSE: We will coordinate with Jill.
Contact: Nils Saha, , nsaha@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
Thank for you completing and submitting the tree inventory. Since it was
completed in the fall of 2019, Forestry revisited the site to evaluate the current
condition of existing trees on site. We have concerns about the proposed
removal of street trees along the perimeter of this property. Please see below
for more information:
1. All seven street trees along College should remain. It is exceedingly difficult
to establish street trees along this portion of College Ave. All seven
honeylocusts are in fair or better condition and all efforts should be made to
retain and adequately protect these trees.
RESPONSE: Plan updated. All trees will remain on College Ave. except for tree # 17.
2. On Maple St, tree #17 should be retained and protected. Given current
condition of trees #18 and #19 and the proximity of the water meters to tree
#19, forestry will permit the removal of these two trees.
RESPONSE: Plan updated. All trees along maple will now be removed.
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3. On Cherry St, both honeylocusts (#4 & #6) are in fair condition. Please
consider sidewalk design that would retain these trees.
RESPONSE: These trees will now remain.
Comment Number: 2 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
The Tree Removal Feasibility Letter does not provide adequate information and
justification for tree removal. Please see comment #1 and update accordingly.
RESPONSE: A new letter is included with the resubmittal.
Comment Number: 3 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
Please update the tree inventory table on sheet LS-4 to indicate trees that are
to be removed and provide a total mitigation number.
RESPONSE: Notes revised.
Comment Number: 4 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
If creating a parkway is not possible on College Avenue, Forestry would like to
request that the tree grates are expanded at least length wise to provide
additional space for tree growth.
RESPONSE: There is a parkway now.
Comment Number: 5 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
Please see below for the minimum parkway width standards on the three
streets (LUCASS).
College Ave (four lane arterial): 10’ minimum
Cherry St (two lane collector): 7’ minimum
Maple St: since Maple St has an existing parkway with street trees, Forestry
would like to retain the current width to ensure the existing tree roots are
Protected.
RESPONSE: There is a 7’ parkway on Maple Street and a 7.5’ parkway on College.
Comment Number: 6 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
On the next submittal, please show street tree selection and placement that
addresses the standards in the Land Use Code 3.2.1. Please list the
percentage of each tree species used and check for compliance with the
minimum species diversity standard LUC 3.2.1 D 3. Please include Minimum
Species Diversity percentages.
RESPONSE: Plan is updated.
Comment Number: 7 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
The existing trees on Cherry St are not shown on the page 2 & 3 of the site plan.
RESPONSE: The tree has been added.
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Comment Number: 8 Comment Originated: 06/16/2020
06/16/2020: FOR HEARING
The street tree permit note is required on each sheet of the landscape plan.
RESPONSE: Permit note has been added to all sheets.
Department: Internal Services
Contact: Katy Hand, khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 06/16/2020
06/16/2020: INFORMATIONAL: Buildings located within 250ft of a 4 lane road,
or within 1000 ft of an active railway must provide exterior composite sound
transmission of 39 STC min.
RESPONSE: Acknolwledged.
Comment Number: 2 Comment Originated: 06/16/2020
06/16/2020: INFORMATIONAL: Please visit our website for a list of current
adopted building codes and local amendments for building permit submittal:
https://www.fcgov.com/building/codes.php
https://www.fcgov.com/building/energycode
RESPONSE: Thank you.
Comment Number: 3 Comment Originated: 06/16/2020
06/16/2020: INFORMATIONAL: Each structure will require a separate building
permit (garage / Mixed use building)
RESPONSE: Acknowledged
Comment Number: 4 Comment Originated: 06/16/2020
06/16/2020: If trash chutes are provided, recycle chutes must also be provided
RESPONSE: Acknowledged
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 06/09/2020
06/09/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
RESPONSE: Acknowledged
Topic: Plat
Comment Number: 1 Comment Originated: 06/09/2020
06/09/2020: 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
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made. Please provide any responses on redlined sheets and/or in response
Letter.
RESPONSE: Acknowledged