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HomeMy WebLinkAboutZIEGLER - HARVEST PARK PDP - PDP120033 - CORRESPONDENCE -LUC 3.2.2(C)(5) Walkways that lead from building entries to the street sidewalk are required and shall be raised & at least 6ft in width. Comment Number: 4 Comment Originated: 12/18/2012 12/18/2012: LUC 3.2.5 Requires that Multi -family residential provide enclosures that is adequately sized for both trash and recycling. This enclosure shall be designed with walk-in access and located on a concrete pad at least 20ft from a public sidewalk. Comment Number: 5 Comment Originated: 12/18/2012 12/18/2012: LUC 3.2.2(C)(6) Direct on -site access to Pedestrian and Bicycle destinations is required. Where is the connection to trail along the south of the property? or possibly me north parcel should be removed from the TIS currently and another TIS completed when the site's use is better known. Comment Number: 4 Comment Originated: 12/23/2012 12/23/2012: City HCM LOS's for County Fair Lane (CFL) differs from TIS results. City gets LOS F for EbL's and Thru's. TIS indicates raised medians and possibly 2-stage left acceptance in the evaluation. An E/W raised median isn't indicated in the plans. Please review input data used in analysis. If the space shown on the west approach is not for a median it also looks like there will be adequate room for an Eb shared T/L lane and an exclusive Rt lane. City is modeling the west approach with the turn lane geometry. If a median is planned then model west approach as an all -movement single lane. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/18/2012 12/18/2012: Label the setbacks from the ROW on the north for Building A, D and ROW on the East for Building C. Label the setbacks on the west property to Building B and label the setback on the south property line to Buildings B & C. The Elevation seem to be mislabeled in regards to what sides of the building they are, the garages doors for the 5 plex are labeled the East and the garage doors for the 6-plex are labeled west. Elevation sheets should include a scale. The elevations show a trellis that extends into the setback along Ziegler Rd, this will need to be revised to meet the setback. The elevations, site plan and landscape plan shall include the locations of the mechanical/utility (vents, flues, meters, conduit, HVAC... ) equipment with notes on how such equipment is screened/painted. Comment Number: 2 Comment Originated: 12/18/2012 12/18/2012: Land Use Code (LUC) 3.2.2(K)(5) With 50 vehicle spaces there needs to be at least 2 of them accessibility spaces. The Site Plan Sheet in the Land Use Statistics table has the bicycle.parking quantities, however these locations are not labeled on the site plan, please label were the 42 bicycle space locations are on the site plan. Is there direct access from the inside of the garages to the units? Comment Number: 3 Comment Originated: 12/18/2012 12/18/2012: LUC 3.5.2(C)(1) Every front Facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. 12/26/2012: Please provide current monument records for the public land corners shown on this Plat. Comment Number: 32 Comment Originated: 12/26/2012 12/26/2012: Please provide a Quit Claim/Bargain and Sale Deed for the area along the south boundary line, and add a note to the Plat. See redlines. Comment Number: 33 Comment Originated: 12/26/2012 12/26/2012: Please remove the monument symbols along the south boundary line in question. See redlines. Topic: Site Plan Comment Number: 1 Comment Originated: 12/24/2012 12/24/2012: Please change the legal description to Lot 2, Harvest Park - Ziegler Mixed Use. Comment Number: 2 Comment Originated: 12/24/2012 12/24/2012: Please change the title to Lot 2, Harvest Park - Ziegler Mixed Use. Comment Number: 3 Comment Originated: 12/24/2012 12/24/2012: There are line over text issues on sheet 1. Comment Number: 4 Comment Originated: 12/24/2012 12/24/2012: The sheet number for sheet E-0.1 in the sheet index, does not match sheet E-1.01. Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 12/23/2012 12/23/2012: Please provide a striping plan for the extension of County Fair Lane. Comment Number: 5 Comment Originated: 12/23/2012 12/23/2012: Is the west approach of County Fair Lane proposing to have a median between Ziegler and the site access intersection? Plans show what seems as all concrete but also shows some lines that may indicate a median or possibly lane lines that may be for turn lanes or a gore area. Please clarify. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 12/23/2012 12/23/2012: The AWDTE for the medical/office use seems to have an error in the total trips generated for the 15K sf. The peak hour volumes match the City's trip generation figures though so it looks like the 398 trips is a possible typo. Please review and verify the TIS figure. Comment Number: 2 Comment Originated: 12/23/2012 12/23/2012: From the submitted Planning Objectives document the north parcel does not have a defined use yet but it states it could be any combination of residential,..., and other uses permitted in LMN district. Those other uses include fast food w/o driveup and convenience store w/fuel sales. The TIS evaluated the site as Medical/Dental Office of 15K sf. A 1.51K sf fast food use can generate more than double the trips of medical/dental use and leave plenty of square footage for other uses. Since the north parcel use is unknown and possibly open to any allowable use of the district the TIS should evaluate based upon the most conservative use(s) Topic: Lighting Tian Comment Number: 11 Comment Originated: 12/24/2012 12/24/2012: Please change the title to Lot 2, Harvest Park - Ziegler Mixed Use. Comment Number: 12 Comment Originated: 12/24/2012 12/24/2012: Please correct the spelling of Ziegler in the title. Comment Number: 13 Comment Originated: 12/24/2012 12/24/2012: The sheet number does not match the sheet index on the Site Plan. Comment Number: 14 Comment Originated: 12/24/2012 12/24/2012: The data sheets have very blurry, fuzzy and pixelated text. Please clean these up. Topic: Plat Comment Number: 19 Comment Originated: 12/26/2012 12/26/2012: Please change the title to Harvest Park - Ziegler Mixed Use. Comment Number: 20 Comment Originated: 12/26/2012 12/26/2012: The boundary and legal description close. Comment Number: 21 Comment Originated: 12/26/2012 12/26/2012: Please change "men" to "persons" in the Statement of Ownership And Subdivision. Also make sure that all Plat language is the most current. Comment Number: 22 Comment Originated: 12/26/2012 12/26/2012: Please add Name and Title to the Owner signature block. Comment Number: 23 Comment Originated: 12/26/2012 12/26/2012: Please add "By"and "As" to the Notarial Certificate. Comment Number: 24 Comment Originated: 12/26/2012 12/26/2012: Are there any lienholders? If so, please add the Lienholder signature block. Comment Number: 25 Comment Originated: 12/26/2012 12/26/2012: Does the title commitment need to be updated? Comment Number: 26 Comment Originated: 12/26/2012 12/26/2012: Please add "Quarter" to the Basis of Bearings statement. Comment Number: 27 Comment Originated: 12/26/2012 12/26/2012: Please correct the spelling of "Kechter" in the vicinity map. Comment Number: 28 Comment Originated: 12/26/2012 12/26/2012: Please adjust all text so that it is read from the bottom and/or right side of the sheet. Comment Number: 29 Comment Originated: 12/26/2012 12/26/2012: Please make all bearing directions for the outer boundary match the legal description. Comment Number: 30 Comment Originated: 12/26/2012 12/26/2012: Is the area marked along the west boundary line intended to be excluded from the drainage easement? See redlines. Comment Number: 31 Comment Originated: 12/26/2012 12/24/2012: 1. Please address all the red line comments on the plat, site plan, construction drawings and the preliminary drainage report. 2. If the outlet pipe from the detention pond was connected to the existing pipe to the east -- -and if that connection was north of the floodway --- there would be no need to obtain either a floodplain use permit or a no -rise certification. That option should speed up the plan review process, reduce engineering costs, and may reduce construction costs. Topic: General Comment Number: 2 Comment Originated: 12/24/2012 12/24/2012: Stormwater is ready for a public hearing. Comment Number: 3 Comment Originated: 12/27/2012 12/27/2012: Comment may apply during final compliance review. Department: Technical Services Contact: Jeff County, 970-221-6588, icountyaa)fcgov.com Topic: Building Elevations Comment Number: 9 Comment Originated: 12/24/2012 12/24/2012: Please change the title to Lot 2, Harvest Park - Ziegler Mixed Use. Comment Number: 10 Comment Originated: 12/24/2012 12/24/2012: There are line over text issues. Topic: Construction Drawings Comment Number: 15 Comment Originated: 12/24/2012 12/24/2012: Please change the title to Lot 2, Harvest Park - Ziegler Mixed Use. Comment Number: 16 Comment Originated: 12/24/2012 12/24/2012: Please correct the elevations for both benchmarks shown on sheet 1. Comment Number: 17 Comment Originated: 12/24/2012 12/24/2012: Please remove the notes or show the easement lines for Lot 1 on sheets 2 & 4. Comment Number: 18 Comment Originated: 12/24/2012 12/24/2012: There are line over text issues on sheets 2 & 5. Topic: Landscape Plans Comment Number: 5 Comment Originated: 12/24/2012 12/24/2012: Please change the title to Lot 2, Harvest Park - Ziegler Mixed Use. Comment Number: 6 Comment Originated: 12/24/2012 12/24/2012: Please correct the sheet number (sheet 3) of the landscape details sheet. Comment Number: 7 Comment Originated: 12/24/2012 12/24/2012: There are line over text issues on sheets 2 & 3. Comment Number: 8 Comment Originated: 12/24/2012 12/24/2012: There is cut off text issues on sheets 2 & 3. Department: PFA Contact: Jim Lynxwiler, Topic: General 970-416.28691 jlynxwiler(a)poudre-fire.org Comment Number: 01 12/27/2012: FIRE LANES Comment Originated: 12/27/2012 Fire Lanes shall be designated on the plat as an Emergency Access Easement. Comment Number: 02 Comment Originated: 12/27/2012 12/27/2012: AERIAL FIRE APPARATUS REQUIREMENTS Fire lanes shall maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance except where otherwise noted here. Where required: Buildings or portions of buildings exceeding 30 feet in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire lanes shall then be 30 foot wide minimum on at least one long side of the building and located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. 2006 International Fire Code Appendix D Comment Number: 03 Comment Originated: 12/27/2012 12/27/2012: DEAD-END FIRE LANES Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. FCLUC 3.6.2(B)2006; International Fire Code 503.2.5 and Appendix D > Further discussion on this subject is required; including proposed alternate and offsetting conditions for meeting the intent of this code requirement. Comment Number: 04 Comment Originated: 12/27/2012 12/27/2012: BALCONIES AND DECKS Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. 2006 International Fire Code 903.3.1.2.1 Comment Number: 05 Comment Originated: 12/27/2012 12/27/2012: KEY BOXES REQUIRED Poudre Fire Authority requires at least one "Knox Box" to be mounted in approved location(s) on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be higher than 6 feet above finished floor. 2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20 Department: Stormwater Engineering Contact: Wes Lamarque, 970-416.2418, wlamargueofcgov.com Topic: Floodplain Comment Number: 1 Comment Originated: 12/24/2012 6. The 7 trees shown in the HOA Detention area to the west of the project are very close to a sewer line. Please move locations away from the sewer line to meet the LUC utility tree separation standards. These trees would need to be irrigated with an automatic drip system or equivalent form the Harvest Park 6th filing. Comment Number: 7 Comment Originated: 12/28/2012 12/28/2012: ' 7. Please add the tree protections specifications in LUC sub- section 3.2.1 G to the landscape plan. Comment Number: 8 Comment Originated: 12/28/2012 12/28/2012: 8. Please add these General Notes. a. A permit must be obtained from the City forester before any trees or shrubs as noted on this plan are planted, pruned or removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other city property. This permit shall approve the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificate of occupancy. b. The developer shall contact the City Forester to inspect all street tree plantings at the completion of each phase of the development. All trees need to have been installed as shown on the landscape plan. Approval of street tree planting is required before final approval of each phase. Failure to obtain approval by the City Forester for street trees in a phase shall result in a hold on certificate of occupancy for future phases of the development. c. All landscape areas within the site shall be irrigated with an automatic underground irrigation system. An irrigation plan will be required prior to issuance of a Building permit. d. All turf areas (not including dry land turf areas) to be irrigated with an automatic pop-up irrigation system. All shrub beds and trees to be irrigated with an automatic drip irrigation system or acceptable alternative. Comment Number: 9 12/28/2012: Comment Originated: 12/28/2012 9. Please evaluate the line of site needs and the impact from existing trees and shrubs located at the NW corner of Country Fair Lane and Ziegler along Ziegler. The canopy on the spruce could be elevated by removing some lower branches. Comment Number: 10 Comment Originated: 12/28/2012 12/28/2012: 10.If it is not already on the landscape plan please provide a symbol that identifies the types of grass surfaces to be used on the project. Comment Number: 11 . Comment Originated: 12/28/2012 12/28/2012: 11. Please consider specifying the water basin ridge for trees in dry land areas be at least 6 inches to allow for some settling of soil over time. 12/28/2012: 2. Some local Designers and Horticulturist prefer using Hotwings Tatarian Maple in place of Ginnala Maple. They are similar but Tatarian Maple is better adapted to Fort Collins soils. Consider using Hotwings Tatarian Maple in place of Ginnala Maple. Comment Number: 3 Comment Originated: 12/28/2012 12/28/2012: 3. The following are the LUC utility separations to incorporate into General Note # 14. Please provide these separations on the landscape plan. a. Forty feet between shade trees and streetlights. Fifteen feet between ornamental trees and street lights. b. Twenty feet between shade and/or ornamental trees and traffic control signs and devices. c. Ten feet between trees and water or sewer mains. d. Six feet between trees and water or sewer service lines. e. Four feet between trees and gas lines Comment Number: 4 12/28/2012: Comment Originated: 12/28/2012 4. Please include the information on the tree site survey (1-11-12) as a sheet with the landscape plan. On that sheet include a table with the existing trees numbered. Provide columns in the table that include the following. a. Species; size; condition; number of mitigation trees; to be removed with the south Lot development Y or N; and intent to remove, retain, or transplant. Russian Olives can be listed as a clump with one number without a mitigation number and condition information. Trees noted as dead/dying can be identified with a number and listed as dead/dying but species, size, condition and mitigation number do not need to be included on dead and dying trees. Comment Number: 5 Comment Originated: 12/28/2012 12128/2012: 5. The south lot current plan includes 24 mitigation trees (7 planted in the Harvest Park Detention Pond and 15 others on the south lot). These are the anticipated number of mitigation trees required for the development of both the north and south lots. There may be minor adjustments to mitigation numbers when the north lot plans are submitted if some anticipated trees cannot be retained or tree conditions have changed. Mitigation trees should be upsized as follows and recorded in the Plant List. Canopy shade trees currently shown as mitigation trees are at 2.5 inch caliper. Canopy Shade trees 3.0 inch caliper Ornamental trees 2.5 inch caliper Evergreen trees 8 feet height Comment Number: 6 Comment Originated: 12/28/2012 12/28/2012: 12/24/2012: Please see the landscape plan redlines - as with the Construction Drawings, a line will need to be established (and added to the legend) for the Natural Habitat Buffer Zone (NHBZ). Note #9 from the site plan will also need to be on the landscape plans. Please also provide the acreage provided through the proposed buffer, and what the buffer acreage would have been if the 100' buffer had been used. Comment Number: 4 Comment Originated: 12/24/2012 12/24/2012: In general, the planting pattern in the NHBZ shall mimic a more natural vegetation pattern, e.g., patches of trees/shrubs, instead of a more random distribution. See sketch on the landscape plan for an example. In addition, non-native trees and shrubs should be removed from the NHBZ, e.g., Kentucky Coffee Tree. More willows, dogwood, and other shrub species, as currently exist in the creek corridor, should be provided for in the plan. The Native Seed Mix symbol should also be added to the legend. Also, there are portions of the planting labels that are "blocked out" and cannot be evaluated. Comment Number: 5 Comment Originated: 12/24/2012 12/24/2012: Also, the areas between the buildings and the buffer zone should be viewed as more transitional and not completely formal right up against the building - consider planting more native trees and shrubs to enhance this transition. Topic: Lighting Plan Comment Number: 6 Comment Originated: 12/24/2012 12/24/2012: In accordance with my conceptual review comments back in March, no lighting can spill over into the buffer zone. 04/04/11: With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Topic: Site Plan Comment Number: 7 Comment Originated: 12/24/2012 12/24/2012: There seems to be a mislabeling of turf on the site plan. The buffer zone line should also be added to the site plan. Department: Forestry Contact: Tim Buchanan, 970-221.6361, tuchanan cDfcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 12/28/2012 12/28/2012: 1. To add greater diversity for the street tree planting along Ziegler consider changing the three middle street trees from Accolade Elm to Bur Oak. Comment Number: 2 Comment Originated: 12/28/2012 an opportunity to design the pump discharge of each building to either tie into the storm water system (perhaps the rain garden?) Of, could the perimeter drain system tie directly into the storm water system (and still avoid surcharging of the stormwater system outfall back to the perimeter drain system?) We'd want to ensure that the dewatering system for this development is designed up front to prevent nuisance water daylighting onto roadways, especially onto the public street system. Perhaps there's also an option to explore tying into the subdrain system that was designed and constructed for both Harvest Park and Sage Creek. Comment Number: 11 Comment Originated: 12/26/2012 12/26/2012: Per Figure 7-16 of LCUASS, a sight distance easement may be needed, by my estimation, specific to the driveway on the undeveloped Lot 1 property. Exact verification in comparison to the standard cannot be made with the limited off -site information for existing County Fair Lane to the west as it relates to the proposed driveway. Any required site distance easement should be shown on the plat and dedicated at this time, rather than creating an expectation that it can be dedicated with the development of the Lot 1 parcel. Comment Number: 12 Comment Originated: 12/26/2012 12/26/2012: Both the site and the landscape plan seem to show some curves at the southern boundary of the site that could be construed to be driveway access off of Ziegler Road. Is there an intention to have emergency (or general driveway) access off of Ziegler Road? If this is intended, it isn't apparent on the construction plans and would seem to be at odds with the water quality outlet at the end of the concrete private drive. Topic: Variance Request Comment Number: 3 Comment Originated: 12/26/2012 12/26/2012: The submitted variance request(s) identifies elements of the design that do not meet LCUASS requirements and justification in the granting to the request(s), however the justification does not provide an analysis and/or conclusion that the granting of the variances would not be detrimental to the public as outlined in 1.9.4.A.2.d. While I do not anticipate a concern with the design and ultimate granting of the request, the variance will still need to address this for further review and evaluation. Department: Environmental Planning Contact: Lindsay Ex, 970-224.6143, lex &fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 12/24/2012 12/24/2012: Please see the construction drawing redlines, including labeling the Natural Habitat Buffer Zone, adding an Environmental Planner signature, and adding note #9 from the site plan to the utility plans, where noted. Topic: General Comment Number: 1 Comment Originated: 12/24/2012 12/24/2012: An Ecological Characterization Study was provided for the project in May of 2012. The ECS notes concerns associated with the timing of development, but only for the parcel to the north. The ECS recommends native plantings within the proposed buffer zone to further enhance the value of the McClellands Creek corridor. Topic: Landscape Plans Comment Number: 3 Comment Originated: 12/24/2012 Comment Number: 15 Comment Originated: 12/26/2012 12/26/2012: With the drive approach onto County Fair Lane having a sidewalk across the driveway per our standard drive approach detail, the storm sewer manhole will need to be located outside of this sidewalk extension across the driveway. Topic: General Comment Number: 1 Comment Originated: 12/26/2012 12/26/2012: The plans will need to add an access ramp on the east side of Ziegler Road to receive the directional crossing from the access ramp directed from this property across Ziegler Road. Comment Number: 2 Comment Originated: 12/26/2012 12/26/2012: Further discussion may be needed on the titles of the drawings. The subdivision plat has a title of Harvest Park Subdivision Sixth Filing, which tends to imply that this area was part of the original Harvest Park Subdivision and this is a filing within that overall subdivision, when in actuality it's an unplatted parcel. The use of the forward slash 'T' title in the drawings other than the plat may be awkward in terms of it being a symbol that isn't commonly used and may make electronic searches more difficult, in fact it may lead to confusing results since the forward slash is also used to denote the date and may bring up excess queries. I would suggest that the subdivision plat be labeled as Harvest Park Ziegler Mixed Use. The site, landscape, and construction drawings would then be titled Harvest Park Ziegler Mixed Use, Lot 2. The development agreement would then call out that the area being subject to the entitlement is Harvest Park Ziegler Mixed Use, Lot 2. (Interestingly, since Harvest Park is known as Harvest in the community, Harvest Ziegler Mixed Use might be another option.) Comment Number: 4 Comment Originated: 12/26/2012 12/26/2012: The applicant should be aware that with the concept of the north Lot 1 property not being entitled that the Lot 1 property cannot be used for temporary uses related to this Lot 2 project (such as a temporary sales trailer). The applicant may want to check with zoning on further implications if utilizing Lot 1 on temporary basis or this property is being considered. Comment Number: 6 Comment Originated: 12/26/2012 12/26/2012: In looking at Traffic Operations comments, and the TIS, the TIS does show a roadway geometry where the eastbound County Fair Lane has a combined through, right, and left movement, but with the intersection being built to 36 feet in width, the intention is to allow for a three lane cross section at the intersection. It seems the information in the TIS should be clarified, unless there's an intention to create a median at County Fair Lane, which may have its own questions/concerns. Comment Number: 9 Comment Originated: 12/26/2012 12/26/2012: The geotech report provided the recommendation of a perimeter drain system. Information needs to be provided on the construction drawings with how dewatering around the foundations of the units will be designed with the geotech report recommendation in mind. If each building (with multiple units in each) has a single perimeter drain system around the foundation, where will this outfall? If the intention is a sump pit, would there be a single sump pit whereupon one homeowner in each building has the sump pit, or will each unit have their own individual sump pit? If the intention is a sump pit and only one unit in each building will have a sump pit, the location of the sump pit should be clearly identified on the plan set. Rather than providing a sump pit (and then leaving it to question as to how the pump will discharge, is there covered ana 21 to be uncovered. The site plan shows 10 uncovered and 42 covered bicycle spaces. The requirement for auto parking is 41 spaces (based on a per -bedroom number) rather than 39 spaces. Comment Number: 14 Comment Originated: 12/21/2012 Sidewalk connections 6 feet in width should be provided from the two 5-plex buildings to Ziegler Road. Comment Number: 15 Comment Originated: 12/21/2012 The 5-plex buildings have unit entrances along the east side of the property (to address relationship of dwellings to streets), but the 6-plex buildings do not. The addition of a walkway spine from County Fair Lane to both of these buildings will meet this requirement. Comment Number: 16 Comment Originated: 12/21/2012 The drainage easement on the southern edge of the site and McClellands Creek need to be shown on the Site Plan. Department: Engineering Development Review Contact: Marc Virata, 970.221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 12/26/2012 12/2612012: A signing and striping plan will need to be provided. Comment Number: 7 Comment Originated: 12/26/2012 12/26/2012: Please provide slope information behind the curb and gutter on the road cross sections sheets. it appears that there are some slopes on the north side of County Fair Lane that might exceed 4:1 and additional grading will need to be provided on the north side to get the slopes to 4:1 minimum. Comment Number: 8 Comment Originated: 12/26/2012 12/26/2012: Please label the proposed sidewalk widths on the construction drawings. Comment Number: 10 Comment Originated: 12/26/2012 12/26/2012: The indication on the utility plan of the telephone pedestal behind the curb at the northwest corner of County Fair Lane and Ziegler Road as being done by others should be clarified. Is it not the intention of this telephone pedestal being relocated with the development of this project? With the defining of the curb and access ramp along with a portion of sidewalk, the.telephone pedestal relocation needs to occur at this time and should not be tied with the development of the Lot 1 parcel to the north. Comment Number: 13 Comment Originated: 12/26/2012 12/26/2012: Indicate a street patch for the work on Ziegler Road. Provide the standard street repair note: "Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards." Comment Number: 14 Comment Originated: 12/26/2012 12/26/2012: With a final plan submittal, the construction plans will need to show concrete joint pattern detail from County Fair Lane. Comment Number: 4 Comment Originated: 12/21/2012 The water budget numbers appear to be switched between the High and Moderate hydrozones. Please re -check numbers. Comment Number: 5 Comment Originated: 12/21/2012 The proposed seating walls and some trees are located within easements. The utilities will need to comment as to whether this is allowable. Comment Number: 6 Comment Originated: 12/21/2012 The species and size of the existing trees needs to be noted on the Landscape Plan. Also, the minimum shrub size is 5 gallon (see Coniferous Shrubs which show as 1 gallon). Comment Number: 7 Comment Originated: 12/21/2012 Several proposed tree species are not noted on the site plan (1 on west side, 3 on south side) and "ABS" is noted on the site plan but not on the plant list. Please re -check all numbers on plant list with the Landscape Plan graphic. Mitigation is required for existing trees on the site that will be lost and will be determined by the City Forester. Comment Number: 8 Comment Originated: 12/28/2012 The maximum tree diversity requirements (no more than 25% where there are 40 - 59 trees proposed on site - plan shows 50 trees proposed) would allow a maximum of 13 trees of any one species. The plan currently meets this. If there are changes in tree counts or species, keep in mind the species diversity limits. Topic: Lighting Plan Comment Number: 9 Comment Originated: 12/21/2012 Maximum lighting levels on -site can be 10.0 fc, however, the chart on the photometric plan indicates 13.0 fc as the maximum for the building surrounds and parking. I did not find lighting levels on the plan that exceeded 10.0 fc. Comment Number: 10 Comment Originated: 12/26/2012 An alternative type of light is recommended over the use of flood light fixtures at the corner of the site, near County Fair Lane and Ziegler Road. Of concern is the potential for light spillage from a flood light. Topic: Plat Comment Number: 11 Comment Originated: 12/21/2012 The vicinity map on the Subdivision Plat should be revised to correct street names (Kechter; replace Cambridge with Lady Moon). The plat also needs to include the zoning on the subject property, as well as the surrounding zoning. Topic: Site Plan Comment Number: 12 Comment Originated: 12/21/2012 The LMN district has a maximum density of 12 DU per gross acre of residential land for any phase in a multiple -phase development. The proposed density appears to be within this density, however, the density shown on the Site Plan does not appear to be correct. Please provide both gross and net densities on the Site Plan and make sure the density matches with that of the ODP. Comment Number: 13 Comment Originated: 12/21/2012 Please clarify where and how the bicycle parking is intended to work (covered and uncovered). A total of 52 bicycle parking spaces are required (1 per bedroom), with 31 to be City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax tcgov. com/developmentreview December 31, 2012 Steve Steinbicker Architecture West LLC 4710 S. College Ave Fort Collins, CO 80525 RE: Ziegler -Harvest Park, PDP120033, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Sherry Albertson -Clark, at 970-224-6174 or salbertson-clark@fcgov.com. Comment Summary: Department: Current Planning Contact: Sherry Albertson -Clark, 970.224-6174, salbertson-clark(a)fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 12/21/2012 The finish material list on the exterior elevations note R-3 as pre -finished sun shades, but this item does not appear to be noted on the elevations. Please identify the sun shade location. Please identify the material for the chimney and patio surrounds (appears to be brick) and address how rooftop mechanical equipment would be screened from view. Topic: General Comment Number: 2 Comment Originated: 12/27/2012 Comments have been received from the Fort Collins -Loveland Water District/South Fort Collins Sanitation District and are attached to these comments. Topic: Landscape Plans Comment Number: 3 Comment Originated- 12/21/2012 A letter of intent regarding the landscaping proposed on the Harvest Park detention pond will be needed prior to hearing.