HomeMy WebLinkAboutH 25 MULTI FAMILY - PDP200004 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS244 North College Ave, #130 I Fort Collins, CO 80524
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September 30, 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 2 Comments
Dear Meaghan,
Thank you for providing comments on the H-25 Multi-Family second submittal which we received July 24, 2020. Our
team’s comment responses are detailed on the following pages. Please feel free to reach out if you have any
questions by phone, 970-409-3414 or by email, rmcbreen@norris-design.com.
Sincerely,
Norris Design
Ryan F. McBreen
Principal
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/10/2020
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 Comment Originated: 03/10/2020
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: We believe the following responses adequately respond to the comments.
Comment Number: 3 Comment Originated: 03/10/2020
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: Thank you. We will submit within the required timeframe and provide advance notice as
requested.
Comment Number: 4 Comment Originated: 03/10/2020
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: Noted. We believe through working with Staff and the provided comments that we have more
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than adequately address comments and concerns.
Department: Environmental Planning
Contact: Kelly Smith, ksmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/10/2020
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 ongoing discussions with Staff we believe that we have come on a consensus solution where
the buffer area should be located, its size, as well as its boundaries. Please see updated plans indicating this
revised area.
7/7/2020: FOR HEARING: During last review it was mentioned the buffer could be reduced to 50 feet; however, the
original ECS and updated ECS memo concur the pond should have a 100 foot buffer. Previous projects also have
provided 100 feet and have had that buffer expectation. Given the circumstances staff recommends scheduling a
meeting with environmental planning to discuss mitigation options.
Response: Per ongoing discussions with Staff we believe that we have come on a consensus solution where
the buffer area should be located, its size, as well as its boundaries. Please see updated plans indicating this
revised area.
Comment Number: 2 Comment Originated: 03/10/2020
03/10/2020: FOR HEARING: Not addressed
The Natural Habitat Buffer Zone, top of bank, wetlands need to be delineated and labeled on the site, grading, utility,
and landscape plan.
Response: The Natural Habitat Buffer Zone, top of bank, wetlands are shown and labeled on the site,
grading, utility, and landscape plan.
Comment Number: 3 Comment Originated: 03/10/2020
03/10/2020: FOR HEARING: Not addressed
Please ensure lighting from parking areas or other site amenities does not spill over into any natural features or
natural habitat buffer areas.
Response: The lighting has been modified so that there is little to no spill over in natural habitat buffer
zones. This was achieved by adjusting the buffer zone, strategic planting and the movement of lighting
fixtures.
Comment Number: 4 Comment Originated: 03/10/2020
03/10/2020: FOR HEARING:
Please include the following note on site and landscape plans:
"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: This note has been added to the plans as requested.
Comment Number: 5 Comment Originated: 07/17/2020
07/17/2020: FOR HEARING:
Environmental Planning has concern over the southeast corner of the site, where parking and the street like private
drive protrudes toward the NHBZ, causing light spill and noise impacts to a reduced buffer zone. Site layout changes
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will be required to ensure adequate protection of the pond.
Response: This has been addressed through the adjustment of the buffer zone area, as well as strategically
placed landscape plantings.
Comment Number: 6 Comment Originated: 07/17/2020
07/17/2020: FOR HEARING:
Please remove cobble mulch and replace with native seed in the NHBZ. Accent with trees and shrubs accordingly.
This allows for the natural aesthetic to be maintained and adheres to the intent of the Land Use Code.
Response: Landscaping within the buffer zone has been revised per this comment and ongoing discussions
with Staff. This landscaping meets the natural aesthetic desired by the Land Use Code.
Comment Number: 7 Comment Originated: 07/17/2020
07/17/2020: FOR HEARING:
Within any Natural Habitat Buffer Zone(s) that may be designated on this site, the City has the ability to determine if
existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)
(g)].
Response: A restoration plan will be provided for existing landscape area to remain and new landscape
within the NHBZ to ensure that landscape is compatible with the intent of the buffer zone.
Per the ECS, the current site condition is degraded from previous mining and prairie dog activity. As such, the pond
edge and areas within the NHBZ will have to be restored, and weeds mitigated. Plantings will also have to be
included to enhance the ecological character and function of the NHBZ. Please ensure the ECS discusses
restoration options. NHBZ design must be included in Hearing packet if the project proceeds.
Response: A restoration plan will be provided for existing landscape area to remain and new landscape
within the NHBZ to ensure that landscape is compatible with the intent of the buffer zone.
Comment Number: 8 Comment Originated: 07/17/2020
07/17/2020: FOR HEARING:
Please indicate the color temperature of the lighting you will be installing and ensure it is at 3000k. Also, be sure to
include all pedestrian and wall mounted fixtures on photometric plans.
Response: A note indicating the color temperature is within stated allowance is included on the photometric
plans.
Comment Number: 9 Comment Originated: 07/17/2020
07/17/2020: FOR HEARING:
Please include a conceptual plant list for the NHBZ. It will be helpful to communicate character to the environmental
planner and decision maker on the project.
Response: A conceptual plant list for the NHBZ has been added to the plans. Conceptual locations of tree
and shrub massings within the NHBZ have also been added.
Comment Number: 10 Comment Originated: 07/17/2020
07/17/2020: FOR HEARING:
Where are the wetlands located? This needs to be shown on the ECS and in plans.
Response: Wetlands are shown on plans and in the ECS.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 2 Comment Originated: 03/08/2020
07/21/2020: FOR HEARING:
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AERIAL FIRE APPARATUS ACCESS - NOT YET ACHIEVED
Response: Per ongoing discussions with PFA it has been determined that the revised plans address the
need for the aerial fire apparatus access.
As it relates to building heights in determining Aerial Fire Apparatus Access, the project has not correctly interpreted
IFC D105.1 regarding the measure for building heights and setback distance. IFC D105.1: For purposes of this
section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection
of the roof to the exterior wall, or the top of parapet walls, whichever is greater.
Response: Per ongoing discussions with PFA it has been determined that the revised plans address this
comment and meet the standard.
IFC D105.3: For the purposes of this section, those portions of the roof set back farther than 30 feet from the
road exceed the maximum allowable distance and shall be excluded from those portions which do in the overall
evaluation
Response: Per ongoing discussions with PFA it has been determined that the revised plans address this
comment and meet the standard.
Currently, no three-story building meet required areal apparatus requirements as more than 50 percent of the
roof heights of all three-story products exceed the 30 foot height limit within the 30 foot maximum allowed
setback.
Response: Per ongoing discussions with PFA it has been determined that the revised plans address this
comment and meet the standard.
Please revisit 2018 IFC Appendix D105 for details.
Response: This section has been revisited and through discussions with PFA Staff we believe the revised
plans are in conformance with this standard.
Comment Number: 13 Comment Originated: 07/21/2020
07/21/2020: NOT FOR HEARING
The project is deferring address posting, fire lane signage and construction details for the secondary access
connection until FDP.
Response: Comment noted. We will address at the time of FDP.
Contact: Sarah Carter, 970-416-2864, scarter@poudre-fire.org
Topic: General
Comment Number: 14 Comment Originated: 07/22/2020
07/22/2020: FOR HEARING:
The applicant indicated a plan to provide occupants with "trash valet" services.
These services raise several safety concerns for PFA, including: placement of combustibles in the rated
corridor/egress pathway; contents of trash (ie: batteries, etc); and length of time the trash could sit in the corridor.
Please submit more information on how this trash service will be provided without the placement of trash in the rated
egress corridors.
Response: Revised located of trash and recycling have been provided to provide more even distribution to
services all areas of the project. Trash valet is no longer being proposed as an option at this time.
Department: Planning Services
Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com
Topic: General
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Comment Number: 4 Comment Originated: 03/09/2020
07/20/2020: FOR HEARING: Thank you for incorporating connections shown on the ODP into your submittal. Staff
understands that the street network to the south and east is stubbed for future connections. Please extend these
connections to the property line or dedicate sufficient ROW to enable the completion of the street network in the
future.
Response: Thank you, we appreciate the City’s efforts to work with us to find a solution that meets the
needs of all.
Comment Number: 5 Comment Originated: 03/09/2020
07/20/2020: FOR HEARING: Thank you for your efforts in revising the building architecture and color palettes for
this project. As we have discussed, the adjustment of having the lighter color in the forefront of the buildings and the
emphasis on reinforcing the entrances with stone veneer does help address comments about pedestrian-level
interest and the experience of the overall massing of the buildings. To more fully meet the Land Use Code standards
for building variation, Staff suggests differentiating the entry features from each other. Currently, each building
entrance is identical at the pedestrian level with a simple shed roof form to provide shelter. In addition, staff may
request an additional exhibit for hearing to easily communicate to decision-makers the ways in which standards for
building variation are being addressed, particularly for buildings placed next to each other.
Response: The Applicant’s architect has worked diligently with the City in preparation of this submittal to
meet the intent of the architecture requirements in the Land Use Code and address these comments. The
included architecture is a result of this ongoing work.
Comment Number: 7 Comment Originated: 03/09/2020
07/20/2020: FOR HEARING: Thank you for providing more information about the materials proposed. While the
"white" color has been adjusted to be less of a pure white, staff recommends further adjusting the white color to
reduce the starkness of the contrast in all three color schemes.
Response: Per ongoing discussions with Staff, the colors have been adjusted and Staff has indicated
support of the revised colors.
Comment Number: 10 Comment Originated: 03/09/2020
07/20/2020: FOR HEARING: Staff recognizes the addition of berming and a meandering sidewalk - thank you for
these revisions. The comment response letter indicates that the sidewalk along Harmony Road is 8 feet in width, but
the site plan indicates that it is 7 feet in width. Please clarify. Further, staff understands that the existing constraints
on Harmony make informal groupings of trees difficult as required in the Harmony Corridor Standards and
Guidelines. Please prepare an exhibit detailing these constraints to illustrate how the project is meeting these
standards to the maximum extent feasible.
Response: Sidewalk width has been modified to indicate 8’ width. Additional Cottonwood groupings have
been added where feasible. As discussed with Staff we have determined that we are meeting the intent of the
code in this area and all applicable standards, additionally, we will be prepared to further address these
treatments at the time of hearing, should it be necessary.
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/harmony-corridor-standards-doc.pdf. 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 can not be met.
Response: Per the Harmony Corridor Standards a berm is not required East of the Fossil Creek ditch, which
our project is located east of. Regardless, we are still providing a berm to aid in screening and buffering. An
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8’ meandering walk and naturalistic landscape are also provided complying with corridor requirements. Per
subsequent discussions with Staff it was determined our solution is in full conformance with the underlying
Harmony Corridor standards.
Comment Number: 11 Comment Originated: 03/09/2020
07/20/2020: FOR FINAL: Please add the parking lot landscaping calculation to the overall landscape plan sheet in
addition to the site plan.
Response: This calculation has been added to the overall landscape plan.
Comment Number: 12 Comment Originated: 03/09/2020
07/20/2020: FOR HEARING: Thank you for including the parking dimensions on the site plan. It appears that some
of the compact spaces are 14 feet in length, which is not permitted under LUC section 3.2.2(L)(4). Compact stalls
must be a minimum of 15 feet in length. Perhaps you could adjust the drive aisle width slightly from the current 26
feet to accommodate this adjustment.
Response: Previous dimensions were in error; all compact spaces comply with the 15’ minimum.
Comment Number: 15 Comment Originated: 03/09/2020
07/20/2020: FOR HEARING: I calculated the net density at 26.27 du/acre, not 23.27 du/acre. There may be a typo
on the site plan. Please confirm and correct if necessary prior to hearing.
Response: The correct density has been added.
Comment Number: 16 Comment Originated: 03/09/2020
07/20/2020: FOR HEARING: Thank you for the revisions to the pedestrian network. While most buildings now
comply with standards for orientation to a connecting walkway, particularly with the addition of the walkway network
within the Harmony Road buffer, the entrance to Building 3 is not within 350 feet of a public sidewalk and does not
comply with the standards in Land Use Code Section 3.5.2(D)(1)(b). A connection out to the Harmony Road public
sidewalk to the east would satisfy this requirement.
Response: Due to site design constraints this standard cannot be made at this time. A modification request
has been included as part of this resubmittal.
Comment Number: 18 Comment Originated: 03/09/2020
07/20/2020: FOR HEARING: Thank you for providing additional information about the planned waste management
system. After reviewing the information provided, the total trash and recycling capacity appears to be adequate.
However, buildings 10, 11, and 12 do not have convenient trash access. Can a trash enclosure be added somewhere
for these buildings? As I measure it on the site plan, residents in these buildings will need to walk 300-400 feet or
more to dispose of their trash and recycling. An acceptable distance for trash enclosures from a residential building
entrance is around 150 feet. A potential location could be near the amenity area to the east of Building 12.
Response: The site plan has been provided to provide more even distribution on the project and convenient
trash and recycling access to all buildings.
Comment Number: 22 Comment Originated: 07/20/2020
07/20/2020: FOR HEARING: The landscape plans show rock mulch surrounding the buildings with no grasses,
shrubs, or other foundation plantings provided. A landscape bed of rock mulch does not meet Land Use Code
requirements for foundation plantings around buildings. Foundation plantings in a planting bed at least 5 feet wide
are required along at least 50% of exposed sections of building walls that are in high-use or high-visibility areas of the
building exterior. See Land Use Code section 3.2.1(E)(2) for more detail.
Response: All mulch beds include plant material. Detailed plant locations are not required at PDP and will
be provided at Final Plan. Legend has been modified to clarify that these areas include plant material.
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Comment Number: 23 Comment Originated: 07/20/2020
07/20/2020: FOR FINAL: The locations of A/C units and mechanical equipment will need to be clearly shown and
should be screened.
Response: A/C units are shown on plans with a note indicating intention to screen. Screening is intended to
occur with plant material which will be shown at Final Plan, as required.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 03/09/2020
03/09/2020: FOR DCP: There will be a repay due for roadway improvements constructed previously by the City.
This may be toward the City's Strauss Cabin/Harmony intersection improvement project. I am working with City staff
to determine more details about the repay (amount, what it is for, etc.). I will update you once I find out more.
Response: Comment noted.
Comment Number: 6 Comment Originated: 03/10/2020
07/20/2020: FOR FINAL PLAN: We will want to continue to work with Forestry, Planning, etc. to determine what the
Harmony Road frontage will look like along the project frontage.
Response: No modifications are planned to the curb line on Harmony Road. Planning and Forestry
comments address design intent for this area.
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. The main
design standards to note are the meandering 8-foot walk that is 30 feet from travel lanes where possible and
berming. Refer to Section III of the design guidelines document for more detail.
Response: No modifications are planned to the curb line on Harmony Road. Design includes a meandering
8’ wide walk and naturalistic landscape in compliance with standards. Due to the desire to maintain existing
trees and an existing irrigation canal, the walk has been meandered as far from travel lanes as possible and
is in conformance with the Harmony Corridor standards. Per the Harmony Corridor Standards, a berm is not
required in the area East of the Fossil Creek ditch. We are however providing a berm to aid in screening and
buffering.
These two documents can be viewed and downloaded from the City's website:
https://www.fcgov.com/planning/documents.php. As discussed in the staff review meeting, please work with Brandy,
the Development Review Coordinator for the project, to schedule a follow up meeting with City staff to discuss
Harmony Road design.
Response: A follow up meeting with Planning was conducted on 08-04-2020 to discuss the treatment along
Harmony and it was determined our treatment was satisfactory and in conformance with requirements.
Comment Number: 7 Comment Originated: 07/20/2020
07/20/2020: FOR HEARING:
Repeat comment: Please include typical street sections for Strauss Cabin and Harmony Rd. on the cover sheet.
Response: Street section details for both referenced streets have been added as a Street Cross-Section
Detail sheets in the Utility Plans.
Comment Number: 8 Comment Originated: 07/20/2020
07/20/2020: FOR FINAL PLAN:
Please ensure that all required signature blocks are on the utility plans and plat (irrigation/ditch companies, FCLWD,
etc.).
Response: All signature blocks will be added at final plan as required.
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Comment Number: 9 Comment Originated: 07/20/2020
07/20/2020: FOR HEARING:
It looks like there are a couple of parcels or lots defined on the plat that aren't labeled or called out. Please confirm
and update plans, as necessary.
Response: All lots have been labeled accordingly.
Comment Number: 10 Comment Originated: 07/21/2020
07/21/2020: FOR HEARING
Please extend future offsite drive/access connections to the property line, including necessary easements/ROW. If
the plan is to not construct the stubs now, then you can show the extensions as future improvements and show the
linework and call it out as such. The construction of the stubs or escrow of funds for the construction of the
improvements will need to be considered and addressed in the Development Agreement as we work through final
design. We need to ensure that there will be the ability to construct the future connections and that the adjacent
property owner(s) are not paying for the construction of improvements on this site that were the responsibility of this
project.
Response: Public access easements for both south and east future connections have been extended to the
property boundary and shown on the plat.
Comment Number: 11 Comment Originated: 07/21/2020
07/21/2020: FOR HEARING:
Please adjust parallel parking spaces nearest to Strauss Cabin Rd. to provide some room for vehicles to parallel park
safely and avoid potential conflicts with vehicles making turning movements into the site. LCUASS Figure 19-6 does
not apply exactly but could perhaps be used as a guideline for spacing from Strauss Cabin Rd. to the first parking
stall.
Response: Per Figure 19-6 and the anticipated ADT, we have omitted all 10 parking spaces that lie within a
100’ distance from Strauss Cabin road flowline.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/10/2020
07/21/2020: FOR HEARING UPDATED:
Comment response indicated that this information will be forth coming. Is there an estimate of when it would be
submitted? A general approach and understanding of any mitigation is needed before hearing.
Response: A memorandum prepared by the traffic engineer was submitted separately from this PDP
submittal to Steve Gilchrist on August 14, 2020. The appropriate mitigation and contribution to the
Kechter/Strauss Cabin intersections has been agreed to between the developer and the City.
Comment Number: 3 Comment Originated: 03/10/2020
07/21/2020: UPDATED FOR HEARING:
How will connectivity to neighboring properties actually occur? Do the stubs need to be built to the property line?
Response: The road connections will be constructed at the time the adjacent parcel(s) is developed.
Easements have been added to the plan indicating future right of way.
Comment Number: 6 Comment Originated: 07/21/2020
07/21/2020: FOR HEARING:
The parking close to the entrance is a concern. The original site plan had a nice throat for vehicles coming in / out
without parking friction/conflicts. Parking within 25 feet of the entrance on a high volume drive is problematic.
LCUASS Figure 19-6 requires at least 100 ft.
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Response: Per Figure 19-6 and the anticipated ADT, we have omitted all 10 parking spaces that lie within a
100’ distance from Strauss Cabin road flowline.
Comment Number: 7 Comment Originated: 07/21/2020
07/21/2020: FOR HEARING:
The parallel parking on the far south side does not look very functional. How will vehicles get in / out of the parking
spaces?
Response: This area has been revised to be more functional.
Comment Number: 8 Comment Originated: 07/21/2020
07/21/2020: FOR FINAL:
Signing and Striping Comments:
Stop signs must be located before crosswalks at intersections, not after. Stop bars must be accompanied by stop
signs and are white (legend item 9) Parking striping are typically white, not yellow (see legend items 5,6)
Response: Stop signs, bars and color descriptions have been revised. We will work with Traffic Operation to
make sure traffic signs and marking criteria are met at final plan.
Comment Number: 9 Comment Originated: 07/21/2020
07/21/2020: FOR FINAL:
Can you please add the stop signs to the landscape plans? Ensure that no trees are located within 50 ft of the
approach to a stop sign for visibility.
Response: Stop signs are shown and labeled on Landscape Plans. Trees maintain 50’ clear on stop sign
approaches.
Department: Erosion Control
Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/06/2020
07/16/2020: INFORMATION ONLY
03/06/2020:
The site disturbs more than 10,000 sq. ft. and/or meets the criteria fora 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. We will review those standards to ensure compliance.
Comment Number: 2 Comment Originated: 03/06/2020
07/16/2020: FOR FINAL PLAN:
03/06/2020:
Please submit Erosion Control Plans and Report to meet City Criteria.
Response: Erosion Control Plans will be submitted at FDP as required.
Comment Number: 3 Comment Originated: 03/06/2020
03/06/2020: FOR FINAL PLAN:
Please submit an Erosion Control Report to meet City Criteria.
Response: Erosion Control Plans will be submitted at FDP as required.
Comment Number: 4 Comment Originated: 03/06/2020
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.
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Response: Erosion Control Plans will be submitted at FDP as required.
Comment Number: 5 Comment Originated: 03/06/2020
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. The required state permits will be acquired as required.
Department: Floodplain
Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com
Topic: Floodplain
Comment Number: 22 Comment Originated: 07/22/2020
07/22/2020: Please remove the line labeled "Floodzone Floodway" (I believe this is the 1' floodway?) The State and
City require regulation to the 0.5' Floodway which is more conservative so showing the 1' floodway line is
unnecessary.
Response: This line has been removed from the plans.
Department: Light and Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/10/2020
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. Plans support this.
Comment Number: 2 Comment Originated: 03/10/2020
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 are provided.
Comment Number: 3 Comment Originated: 03/10/2020
07/21/2020: FOR FINAL:
Thank you for placing transformers for each building. Several of the transformers are further than 10' from a drivable
surface. Please resolve this at FDP. We also require a minimum separation of 5' from a non-combustible wall, and
10' of separation from a combustible wall. This also needs to be addressed at final.
Response: The referenced requirements for the transformers will be met at final.
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 shown on the Utility Plans. Per our recent emails with Light and
Power (Austin Kreager) on 6/10/20, we are deferring the primary wire locations for final plan. The developer
is confident that all separation requirements will be accommodated with all other proposed utilities.
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Comment Number: 4 Comment Originated: 03/10/2020
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. All required clearances are provided.
Comment Number: 5 Comment Originated: 03/10/2020
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: Comment noted. Required forms will be provided at the appropriate time.
Comment Number: 6 Comment Originated: 03/10/2020
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: Currently, we believe the clubhouse will require three phase power. Once the MEP is engaged,
this assumption will be confirmed.
Comment Number: 7 Comment Originated: 03/10/2020
03/10/2020: INFORMATION:
You may contact Austin Kreager, project engineering if you have questions. (970) 224-6152. You may reference
Light & Power’s Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amend
ment.pdf
Response: Comment Noted. Thank you for your assistance.
Comment Number: 8 Comment Originated: 07/22/2020
07/22/2020: FOR HEARING:
All electric facilities on this site will need to be located within a utility easement. We can work together to get a
preliminary design put together in order to get these easements placed on your plat. Thank you.
Response: Per our recent emails with Light and Power (Austin Kreager) on 8/6/20, we are deferring the utility
easements for final plan. We will continue to work with Light and Power to determine the best placement of
these easements on the plat.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 7 Comment Originated: 03/09/2020
7/21/2020: FOR FINAL PLAN – INFORMATION ONLY
Continued:
This comment will be reviewed during FDP round 1.3/9/2020:
Response: Noted, thank you.
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.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 8 Comment Originated: 03/09/2020
7/21/2020: FOR FINAL PLAN – INFORMATION ONLY
Thank you for removing Bur Oak and Honeylocusts and incorporating additional evergreen trees where feasible.
Final species placement and quantity will be reviewed at FDP.
Response: Noted, thank you.
3/9/2020: FOR FINAL PLAN:
SPECIES LIST
City of Fort Collins Forestry Division is close to reaching the maximum percentage of Honeylocust and
Bur Oak in Fort Collins’ urban forest. During the development review process, we see it as an
opportune time to educate landscape architects to use fewer of these two species on plan proposals.
Please significantly decrease the number of Honeylocust and Bur Oak and incorporate additional
Hackberry, Kentucky Coffeetree ‘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 Coffeetree 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 tree selection and quantities.
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 within the City ROW.
Please do not specify Lindens in parking lot islands or in the City right-of-way along Strauss Cabin and
Harmony Road. These species do not respond well to heavy deicing salts.
Response: Lindens have been removed from islands and tree lawns.
Comment Number: 10 Comment Originated: 03/09/2020
7/21/2020: FOR FINAL PLAN – INFORMATION ONLY
Continued:
This comment will be reviewed during FDP round 1.
Response: Noted, thank you.
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
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Response: Noted. Stop signs and street lights have been added to the plan.
Comment Number: 11 Comment Originated: 03/09/2020
7/24/2020: FOR HEARING
Continued:
Forestry was unable to locate the horizontal and vertical details of the proposed sidewalk and grading around existing
Cottonwood tree #6. Please contact City Forestry with this detail prior to next round of review in order for us to
provide additional comments and direction. Thank you!
Response: A vertical detail of this area is not possible at this time due to the available level of detail on the
grading plans. A detail will be provided at Final Plan. 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.
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: A vertical detail of this area is not possible at this time due to the available level of detail on the
grading plans. A detail will be provided at Final Plan. 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: 14 Comment Originated: 03/09/2020
7/22/2020: FOR HEARING – UPDATED
Continued:
Thank you for showing the inner and outer CRZ of all trees to be preserved on-site! According to my measurements,
the Critical Root Zones do not appear to be shown correctly. Forestry will send the applicant a list of measurements
to reference in order to adjust the CRZ on the plans.
Response: CRZ symbols have been adjusted on the plans.
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.
Please contact City Forestry if you need further clarification.
Response: CRZ symbols are included on the plans.
Department: Environmental Services
Contact: Linda Hardin, lhardin@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/24/2020
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. This permit will be pulled at the appropriate time.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/06/2020
07/17/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Comment noted. The required information will be provided at FDP.
03/06/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Comment noted. The required information will be provided at FDP.
Topic: Plat
Comment Number: 1 Comment Originated: 03/06/2020
07/17/2020: FOR FINAL PLAN-UPDATED:
Please make changes as marked. If changes are not made or you disagree with comments, please provide written
response of why corrections were not made. Please provide any responses on redlined sheets and/or in response
letter.
Response: The Plat redlines have been addressed.
Department: Outside Agencies
Contact: Don Kapperman, Comcast, 970-567-0245,
Topic: General
Comment Number: 1 Comment Originated: 07/13/2020
07/13/2020: Comcast has no issues at this time. Comcast would like to go joint trench with Ft Collins Light & Power.
Response: Comment noted. We have no problem with request.
Contact: Mark Fairchild, CenturyLink
Topic: General
Comment Number: 1 Comment Originated: 02/26/2020
02/26/2020: INFORMATION ONLY:
CenturyLink appreciates the opportunity to provide the H-25 Multi-Family – PDP200004 with its future 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. We will work with CenturyLink as needed.
Contact: Nate Ensley, FCLWD,
Topic: General
Comment Number: 1 Comment Originated: 03/03/2020
UPDATED 07/21/2020:
03/03/2020 FOR HEARING:
Please see attached comments/redlines.
Response: Please see attached redlines for comment responses.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/05/2020
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. Irrigation plans will be provided at time of building permit as required. Thank
you.