HomeMy WebLinkAboutTIMBERLINE VILLAGE - HARMONY SCHOOL SHOPS, 4TH FILING - PDP - 10-03 - CORRESPONDENCE - REVISIONS (7)x
m. Please see JR Engineering's response letter regarding this comment.
n. Legend is missing on some of the plans.
Please see JR Engineering's response letter regarding this comment.
o. Please provide a phasing plan. Clarify what will be built with first phase, how will
future phases be dealt with in the interim, will they be overlot graded and stabilized?
Please see JR Engineering's response letter regarding this comment.
Be sure and return all of your redlined plans when you re -submit.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970) 221-6750.
Yours Truly,
Ted Shepard
City Planner
Page 24
A
c. Call out all inlet sizes and types on the overall utility plan.
Please see JR Engineering's response letter regarding this comment.
d. Storm sewers are called out as DP and as STORM please consolidate.
Please see JR Engineering's response letter regarding this comment.
e. Some pipes are identified both as round pipes and as arch pipes. Please choose.
Please see JR Engineering's response letter regarding this comment.
f. There are many areas that are unreadable on the plans.
Please see JR Engineering's response letter regarding this comment.
g. The area that is to the northeast of Building 8 seems to be very crowded there needs
to be adequate separation between utilities at this location. Please show where
Electric Lines will be on the plans. Need to maintain a 10' separation from proposed
water line.
Please see JR Engineering's response letter regarding this comment.
h. The drainage channel for flows off -of harmony Road need to be better identified.
The City feels that since there will be a future inlet on Horsetooth Rd. at this location,
so an inlet/pipe system should be used at this location.
Please see JR Engineering's response letter regarding this comment.
i. Call out pans, pipe FES, rip rap size and type.
Please see JR Engineering's response letter regarding this comment.
j. The 18" storm line that goes around building 8 crosses a plaza area. This pipe
should be identified as one that will be owned and maintained by the developer.
Please see JR Engineering's response letter regarding this comment.
k. Need to maintain an 18" vertical clearance between sanitary lines and storm lines
Please see JR Engineering's response letter regarding this comment.
I. The overall utility plan has many unreadable/overlapped labeling. Please clarify and
correct.
Page 23
A
Topic: Off -site Drainage improvements
Number: 63 Created: 4/7/2003
a. The off -site improvements that were built on the Sunstone HOA property were not
certified to the City. During a site visit by the City it was observed that the installation
was done by the previous developer however the improvements still need to be
certified, and the areas disturbed during the installation process should be
vegetated/seeded. This should be done as soon as possible, even prior to the
approval of this project.
Roberta Martin, Western Property Advisors, has been discussing this issue with Basil
Hamdan. The certification of previous pond and associated structural improvements will
occur at the time of the certification pond improvements for this project.
Topic: Plat
Number: 60 Created: 4/4/2003
a. Please show storm drainage easement for flow conveyance from the Harmony Road
ROW into the site.
Please see JR Engineering's response letter regarding this comment.
Topic: Storm sewer profiles
Number: 66 Created: 4/7/2003
a. Please correct labeling. You have two types of pipes called out, which is it?
Please see JR Engineering's response letter regarding this comment.
b. Specify maintenance responsibility for all storm sewers. City will only maintain lines
in the public ROW.
Please see JR Engineering's response letter regarding this comment.
c. Number or name different storm lines.
Please see JR Engineering's response letter regarding this comment.
d. Call out clearance from proposed sanitary sewer and water lines. Shown clearance
is unacceptable. Many other conflicts with other utilities exist at the entrance off of
Milestone Drive. Need utility coordination meeting.
Please see JR Engineering's response letter regarding this comment.
Topic: Utility Plans
Number: 61 Created: 4/4/2003
a. Please call out existing storm sewers.
Please see JR Engineering's response letter regarding this comment.
b. Please add legend.
Please see JR Engineering's response letter regarding this comment.
Page 22
Please see JR Engineering's response letter regarding this comment.
e. Plan is incomplete.
Please see JR Engineering's response letter regarding this comment.
Topic: Erosion Control
Number: 64
March 7, 2003
Created: 4/7/2003
a. Delete the grading and erosion control notes (Larimer County Urban Street
Standards) from the note sheet #2 of 20.
Please see JR Engineering's response letter regarding this comment.
b. The erosion control plan is very incomplete. Among other things missing are the
notes, schedule, BMP legend, etc. Please complete your plan properly and
resubmit.
Please see JR Engineering's response letter regarding this comment.
Topic: Grading Plans
Number: 62 Created: 4/7/2003
a. Show spillway location. Call out berm and spillway elevations.
Please see JR Engineering's response letter regarding this comment.
b. Please call out storm sewer inverts.
Please see JR Engineering's response letter regarding this comment.
c. Please call out the pan elevations in the pond. Why does it end tsuddenly wjher it
does??? clarify grades.
Please see JR Engineering's response letter regarding this comment.
d. Specify which existing trees in the detention pond will be affected by regrading
operations. Please provide mitigation since these trees provided a buffer for the
residences to the north.
Please see the mitigation plan within the planning documents. Please see JR Engineering's
response letter regarding this comment.
e. Please tie in contours to neighboring properties. No flows should be allowed from
this site to drain on the neighboring property to the east.
Please see JR Engineering's response letter regarding this comment.
Page 21
1. Change WH and KG to BO along buildings 9 and 1 in the detention area.
These changes have been made.
2. Drip irrigation shall be installed to irrigate all new trees and shrubs in the detention area.
Mulch trees 4" deep with wood chips.
A note stating this has been added to the plan set.
3. Change all Northern Red Oaks to English Oaks.
All Northern Red Oaks have been changed to English Oaks.
4. Add the following to Landscape Note #20: "This includes all areas between the sidewalk
and curb and street medians. 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."
This note has been added to the plan set
5. Change Landscape Note 26 to read "All trees planted within the detention area will be
drip irrigated.
This change has been made to the plan set.
Issue Contact: Basil Harridan
Topic: Details
Number: 67
Created: 4/7/2003
a. Please provide a concrete reinforcement detail for the water quality outlet box.
Please see JR Engineering's response letter regarding this comment.
Topic: Drainage plan
Number: 65 Created: 4/7/2003
a. Provide Legend.
Please see JR Engineering's response letter regarding this comment.
b. Use one sheet if possible.
] Please see JR Engineering's response letter regarding this comment.
c. Please call out inlet sizes, pipe sizes etc... on utility plans rather than on drainage
plan.
Please see JR Engineering's response letter regarding this comment.
d. Show existing lines in a different line type than proposed ones.
Page 20
3. PSCO will need a 15' utility easement along south boundaries of Lot 7 and 8
adjacent to Harmony Road. PSCO has an existing O.H. electric distribution line
along the north edge of Harmony Road. This O.H. line may be required to be
undergrounded, which would be at the developer's expense.
Please see JR Engineering's response letter regarding this comment.
4. No trees planted within 4' of gas lines and 10' of O.H. electric lines.
So noted. Thank you.
Technical Services
1. Legal closes, plat boundary does not close or match the legal.
Please see JR Engineering's response letter regarding this comment.
2. Subtitle is incomplete.
Please see JR Engineering's response letter regarding this comment.
3. Need a meets and bounds legal around the "outer boundary" of this plat.
Please see JR Engineering's response letter regarding this comment.
4. Label point of beginning.
Please see JR Engineering's response letter regarding this comment.
5. How were Milestone Drive and Timberline Road dedicated? Please show.
Please see JR Engineering's response letter regarding this comment.
6. All easements must be locatable on this plat.
Please see JR Engineering's response letter regarding this comment.
7. Vacation note #2 needs to be modified to say vacate easement on "Previous Plats"
also.
Please see JR Engineering's response letter regarding this comment.
Ennineerina Pavement- Rick Richter
1. High swell soil will require mitigation on streets.
Please see JR Engineering's response letter regarding this comment.
City Forrester - Tim Buchanan,
Page 19
Please see JR Engineering's response letter regarding this comment.
2. If they do not want to do the channelized T, then they will be required to restrict
movements at the intersection to a RI/RO access.
Please see JR Engineering's response letter regarding this comment.
3. Timberline should be constructed to arterial standards from Caribou, south to
Harmony. (Where the last years project left off)
Please see JR Engineering's response letter regarding this comment.
4. Access to the mobile home park on the east should be made more direct. It seems
circuitous under the current design.
The drive connection to the east has been made less circuitous but not straightened. The
drive connection is direct and provides a very viable connection point ideally suited for the
needs of future development on the off -site property. In order to provide the largest amount
of developable property for this narrow strip of land between the Harmony Mobile Home
Park and Harmony Road, the connecting drive curves north. Connecting at this location
allows for the greatest amount of developable land to be retained on the adjacent property.
Additionally, a connection point pushed further north will create less left turn conflicts along
Snow Mesa Road at ultimate build out and should provide the ability to connect to an
existing break in the medians within Snow Mesa Drive with minimal curvature to the future
alignment.
5. Under no circumstances will a traffic signal be considered at Milestone/Timberline.
So noted. Thank you.
Comcast Cable — Dennis Greenwalt
1. Comcast Cable would like to see a Utility Easement along Harmony Road.
Please see JR Engineering's response letter regarding this comment.
Excel Eneray — Len Hilderbrand
1. PSCO will need easements to service natural gas to Lot 4 and 5 from utility
easement crossing lot 6, 7 and 8 (of Final Plat)
Please see JR Engineering's response letter regarding this comment.
2. Cross access easement reception number 97017041 must also be noted as an utility
easement.
Please see JR Engineering's response letter regarding this comment.
Page 18
Sheet EPM-2
1. Generally, this lighting plan needs to be toned down significantly.
The bulbs have been reduced from 1000-watt bulbs to 400-watt bulbs at the request of
current planning.
2. The city would prefer the applicant use High Pressure Sodium bulbs.
Retailers consider the metal halide bulb to be much safer and provide more visual clarity at
night. The applicant prefers to use the metal halide bulb.
3. The fixture proposed is not allowed. This fixture is not sharp cut off. If this is not a
detail of the actual pole and fixture please provide the actual pole and fixture.
Please see the amended detail and the attached cut sheets. The fixture has been modified.
4. The pole height is excessive for a 16-acre neighborhood center. More appropriate
for a regional shopping center. Reduce the fixtures to a height between 20' and 24'.
Do not exceed 25'.
As per discussions with Current Planning, the pole height has been retained at 30'.
5. The 1000-watt bulbs are too bright. Maximum should be around 400 watt bulbs.
The bulb wattage has been reduced to 400 watts.
6. Are wall packs included in the photometric plan?
The wall packs have been included in the photometric plans.
7. Where is the luminaire schedule item for wall packs? Please include.
Luminaire schedule has been included.
8. Need cut sheets for all lights shown on Luminaire Schedule.
Cut sheets have been provided.
9. The foot-candles cannot exceed 10. See maximum foot-candles in the Statistics
table.
The foot-candles maximum has been amended to not exceed 10.
Traffic Engineering — Eric Bracke
1. Timberline/Milestone is going to be an issue. I would like to see them construct a
channelized T intersection at this particular intersection.
Page 17
Sheet At of 5
1. In general, the architecture looks very good. Need plan view graphics for Big Box
compliance.
Plan view graphics have been added to the plan set to adhere to Big Box standards.
2. Please delete trees from the elevations.
The trees have been deleted from the elevations.
3. Is the compactor enclosed within the building? If not, it may need to be enclosed.
The compactor is a piston type compactor and will not exceed the 45-decibel maximum at
the property line.
4. Sound attenuation necessary for compactor. The decibel level cannot exceed 45 db
at the nearest property line.
The compactor is a piston type compactor and will not exceed the 45-decibel maximum at
the property line.
5. Check material legend. See redlines.
The material legend has been amended.
6. No "up lighting" for the decorative wall wash.
So noted. Thank you. The wall wash fixtures cast a circular illuminated form on the wall
and the bulb will be screened from view.
Sheet A3 of 5
1. See material legend R1. Which colors are proposed?
2.
Final colors will be determined before the plan set goes to mylar as per a conversation with
Current Planning.
Sheet A4 of 5
1. Need specs on lighting. See Material legend on redlines.
See attached cut sheets.
Sheet EPM-1
1.. Light spillage around perimeter needs to be reduced to meet code. See redlines.
The light spillage around the perimeter of the site has been reduced.
Page 16
Tables, benches, trashcans and seating walls have been incorporated into the plaza.
Please see the details of these areas within the plan set.
Sheet LS 4
1. Add additional trees as shown on the plan where possible.
Additional trees have been added to the plan where possible. A few of the requested
trees locations had considerable utility conflicts and could not be accommodated.
2. Please add additional plantings to area around the sign at the Milestone/shopping
center entry.
Additional plantings have been added around the entrance off of Milestone Drive.
3. Add additional deciduous shrubs to the rear of buildings adjacent to detention pond
to assist in screening and aesthetics.
Additional shrubs have been added to the rear of the buildings facing the detention pond
and the Sunstone Development.
4. Please add additional plantings along the beds paralleling Harmony Road. The beds
look too uniform and repetitious. Add some meandering, vertical forms and conifers.
Add variety.
Additional medium and large shrub plantings have been added to the parking lot screening
beds paralleling Harmony Road. The bed lines have also been modified to be more
curvilinear.
5. A modification would be needed for wall adjacent to Harmony Mobile Home Park.
Need to refer to standard 3.5.4 C 3 c for buffers.
A 6' high wall has been incorporated into the required six-foot earthen berm. The berm has
been screen with evergreen trees spaced 20' on center.
6. Would like more pedestrian amenity at areas shown as "mini plazas" on plan to
satisfy "central features/community space adjacent to buildings. (Example — seating
areas, bike racks)
Three mini plazas have been added to the plan set. Two of the gathering spaces were at
the locations specified in the redlined plans. An additional gathering space was located at
the southwest corner of building 2. Pedestrian amenities have been added to these
gathering areas.
Page 15
2. Building 3 is very isolated from the rest of the structures. How can we better
integrate the building into the pedestrian flow? How do pedestrians get from Building
4 to Building 3 safely and directly? The city suggests shifting building 3 west to it's
westerly property line and put it's parking on the east side.
The location of building 3 was established for several reasons. The building was placed in
the southeastern corner of the development to maximize the screening of the loading area
behind Building 1, screen parking and to provide a view corridor to the second tier of
development located more to the center of the site. A pedestrian walkway can be added
to the parking lot with the elimination of a shrub bed and potentially the loss of
several trees. But the applicant would prefer to retain the shade and the buffering
associated with the landscape area. Additionally, the eight foot wide trail within the 80-foot
buffer along Harmony Road provides a connection between Buildings 3 and 4. The nature
of retail development encourages the separation of buildings within the overall development.
Pad users desire the creation of individual lots with defined parking areas. Building 3
attempts to provide shared parking while maintaining the marketability of the pad site by
keeping the building separate from building 4.
3. Consider a walk with tree grates along the parking lot island located between
Building 3 and Building 4.
Trees in tree grates have been added to the parking lot island walk as requested.
4. Big Box Standards: Need to comply with central features and gathering/community
space standard. Suggest the northwest corner of Building 1 and the southeast
corner of Building 2. Add bike parking in both locations. Please consider adding
some pedestrian/bike amenities in this area. Great place for neighbors to park a
bike, read a paper, shade, tables, trees, seat walls, etc. Need a mini plaza for
Building 1 and 2 shoppers.
Three mini plazas have been added to the plan set. Two of the gathering spaces were
at the locations specified in the redlined plans. An additional gathering space was
located at the southwest corner of building 2. Pedestrian amenities have been added to
these gathering areas.
5. Driving surface in front of Building 1 should be raised so pedestrian is not stepping
off a curb. This notifies the driver that this area is a pedestrian zone and also acts as
traffic calming. The city also suggests necking down to a 24' width with curb bulges
for traffic calming. See redlines.
As per discussions with Current Planning staff, the driving surface at the entrance of
Building 1 has been redesigned. A material change has been incorporated into the driving
surface to indicate pedestrian zone. Colored concrete has been incorporated to distinguish
between pedestrian areas and driving surface and to create a visual indication for the
pedestrians when crossing the driving lane. Staff agreed that a raised driving surface would
not be required if a suitable alternative could be established. The applicant has agreed to
eliminate the vertical curb at the Albertson entry to provide for a better pedestrian transition
into the parking lot. This area has been treated with concrete instead of asphalt.
6. Provide more detail on the plaza area. Concerned that it is too far from Building 1
(anchor), which will be the primary destination for neighbors.
Page 14
Sheet LS 1
1. Please make access direct. Refer to transportation planning comments.
The drive connection to the east has been made less circuitous but not straightened. The
drive connection is direct and provides a very viable connection point ideally suited for the
needs of future development on the off -site property. In order to provide the largest amount
of developable property for this narrow strip of land between the Harmony -Mobile Home
Park and Harmony Road, the connecting drive curves north. Connecting at this location
allows for the greatest amount of developable land to be retained on the adjacent property.
Additionally, a connection point pushed further north will create less left turn conflicts along
Snow Mesa Road at ultimate build out and should provide the ability to connect to an
existing break in the medians within Snow Mesa Drive with minimal curvature to the future
alignment.
Sheet LS 2
1. Please provide directional arrows within bank drive through.
Directional arrows have been added to the bank drive through.
2. Is there a playground fence along the north side of the Harmony School adjacent to
the bank property? Please add additional screening in this area.
A playground fence exists on the west side of the Harmony School. A small building exists
between the proposed development and playground fence that should provide screening
and separation. Additional plantings have been proposed within the building 6 area to
provide additional screening and separation.
3. If a drive up ATM is desired a walk up ATM is need as well per code. Please
indicate the location of both. A "cash machine" could suffice for the walk up ATM
machine.
So noted. Thank you. Currently, no ATM is shown within this site plan set.
4. The stacking within the bank drive through looks tight. Please review.
Additional stacking has been added to the bank drive through.
5. Is there landscaping along the north side of the gymnasium of the Harmony School?
Please field check what exists and work with the school on screening.
There is existing landscaping on the north side of the Harmony School Gymnasium.
1. Please indicate how the plan complies with the required 80' Harmony Road setback
from the future edge of pavement.
A dimension has been added to the site plan to show the how the plan complies with the 80'
Harmony Road setback.
Page 13
Current Planning — Ted Shepard
General Comments
A second neighborhood meeting would be beneficial.
The applicant will agree to a second neighborhood meeting but would prefer to have the
meeting after the second submittal, which is scheduled for May 14, 2003. The applicant's
representative will contact Current Planning to schedule the next neighborhood meeting.
2. Is there a cross access agreement between the school and the proposed
development? If not, please provide one.
Please see JR Engineering's response letter regarding this comment.
Cover Sheet
1. Please show the current and future location of Snow Mesa Road and where it
accesses Harmony Road.
The cover sheet (context diagram) has been amended to show the approximate locations of
the current and future alignment of Snow Mesa Road.
2. Please add a note (#26) to the General Notes regarding architectural compatibility for
buildings 3,4,5 and 6. (Example attached)
Note #26 has been added to the General Notes regarding architectural compatibility for
Buildings 3, 4, 5 and 6.
3. Please add a note (#27) regarding the limitation on hours of delivery; loading and
trash compacting per section 3.5.4 C 6.
Note #27 has been added regarding the limitation of hours of delivery; loading and trash
compacting per section 3.5.4 C 6
4. Please add a note (#28) regarding not truck idling. (Example attached)
The truck idling note has been added to the General Notes shown on the Cover Page —
Sheet 1.
5. Please refer to lighting plan regarding note in regards to note #11.
The pole heights remain at a 30-foot height but the wattage of the Metal Halide bulbs have
been reduced to 400 watts. No more than six poles have been added to the plan.
6. Please re -number your sheets in sequence. Refer to redlined plans. Prefer sheet 1
of 13, 2 of 13... etc.
The sheets have been re -numbered as requested.
Page 12
Number: 2 Created: 3/6/2003
Should locate handicap parking spaces more to the center of the multi -tenant buildings
(Bldg, 7,8,9) (Sec. 3.2.2(K)(5)(b)
The handicap parking spaces have been centered on the multi -tenant buildings 7 and 9.
The walkable pedestrian area will be adversely impacted by a ramp located more central to
building 8, so these spaces were left in their originally proposed location.
Number: 3 Created: 3/6/2003
Show/label lot lines on the site plan.
Lot lines have been made more visible on the site plan. Please note the changes in lot
lines.
Number: 4 Created: 3/6/2003
1 don't see a trash/service area for Bldg. 8. Would they be required to share Bldg. Ts? If so,
it's not real practical to expect tenants of #8 to carry their trash across the pedestrian plaza.
The trash service for building 8 has been incorporated into an enclosure located in the
parking lot south of building 9. It is intended to serve both building 8 and the west side of
building 9.
Number: 5 Created: 3/7/2003
Remove entry monument signs from all drawings. Their location must be in compliance with
the sign code. Proposed locations may or may not comply. If they want to leave them on
the drawings then suggest that they be labeled "possible entry monument sign location".
Each monument signs has been labeled "possible entry monument sign location"
Number: 6 Created: 3/7/2003
This is in the neighborhood sign district. Proposed wall sign locations should be indicated
by a dashed sign box. They've done a good job of showing this on all buildings except
Alberstons building. Specific signs need to be removed (Albertsons, food, pharmacy). Also,
fyi, the Albertsons signs as shown don't comply with the sign code. Only one sign per wall
per tenant is allowed. By spreading out the signs as shown, they are considered to be 3
different signs. If they want to advertise all of that, they'll need to be grouped together on
the wall.
So noted. The sign locations have been indicated by a dashed sign box as requested and
Albertsons signage has been amended. Additional conversations between the applicant's
architect and the Peter Barnes have occurred resulting in the signage shown within this
submittal.
Page 11
Number: 38 Created: 3/31 /2003
Provide complete details for steel casing. Steel casing is required on water mains which
cross below multiple storm sewer lines or extremely large diameter pipes. Provide length,
diameter and wall thickness of steel casing. Steel casing must extend 10 feet minimum past
storm sewer lines.
Please see JR Engineering's response letter regarding this comment.
Number: 39 Created: 3/31 /2003
Include standard general notes on the overall utility plan pertaining to Water line depth of
bury and poly wrapping D.I.P. Remove the general note to joint deflect water mains
vertically to avoid utility crossing. Clearly define all locations of conflict of water mains and
other utilities. Provide all information necessary for water main lowerings.
Please see JR Engineering's response letter regarding this comment.
Number: 40 Created: 3/31 /2003
All existing water and sewer services must be used or abandoned at the main. Clearly
define all abandonment procedures.
Please see JR Engineering's response letter regarding this comment.
Number: 41 Created: 3/31 /2003
Call out a traffic rated cleanout for all sanitary sewer cleanouts located in traffic areas. .
Provide a detail for the traffic rated clean outs.
Please see JR Engineering's response letter regarding this comment
Number: 42 Created: 3/31 /2003
Maintain 12-inches minimum vertical separation between water mains, storm sewers and
sanitary sewer lines at all crossing.
See site, landscape and utility plans for other comments.
Please see JR Engineering's response letter regarding this comment.
Department: Zoning Issue Contact: Peter Barnes
Topic: zoning
Number: 1 Created: 3/6/2003
Can't have more than 15 parking spaces in a row without a landscape island (Sec.
3.2.1(E)(5)(e)). The row in front of Bldg. 9 has 16 parking spaces in a row.
This row of parking has been re -designed to allow only 15 spaces between landscape
islands
Page 10
Number: 37
Created: 3/31/2003
Remove all unnecessary text from the overall utility plans to provide more clarity.
Please see JR Engineering's response letter regarding this comment.
Page 9
The main walkway spine through the parking lot needs to maintain a 4 foot clear space
around the trees and which needs to take into account a 2 foot car overhang. Wheel stops
that prevent cars from overhanging at the tree grates is one option to correct the problem.
In a follow up meeting with Tom Reiff on this issue, Tom indicated that the clearance
proposed might be suitable, but that the applicant should provide a detail of how this would
work. Please see the attached detail and photo examples of this existing condition at sites
throughout Fort Collins.
Number: 32 Created: 3/28/2003
Directional access ramps are required within the public Right of Way. Please install
directional ramps at the two drive aisle entrances off of Milestone Drive (see red lines). An
additional ramp on the north side of Milestone Drive is required to align with the ramp
directed to the north. Also change the radial style ramps shown at the Harmony Road
access to east to west directional ramps only.
Please see JR Engineering's response letter regarding this comment.
Number: 33 Created: 3/28/2003
Directional ramps on site are recommended at the four way instersection near the proposed
bank site and Diamond Shamrock. Please correct the ramp shown just east of the fore
mentioned intersection so the crosswalk crosses the drive at a 90 degree angle.
These ramps have been modified as requested.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Landscape
Number: 35 Created: 3/31 /2003
Show all existing and proposed water/sewer lines on the landscape plans and provide the
required landscape/utility separation distances. Maintain 10 feet of separation between light
poles and water sewer lines.
So noted. Thank you.
Topic: Plat
Number: 34 Created: 3/31 /2003
Provide utility easements for all curb stops and fire hydrants.
Please see JR Engineering's response letter regarding this comment.
Topic: Utility
Number: 36 Created: 3/31 /2003
The existing water main located to the north of building 5 must be realigned into the private
drive. Provide a utility easement for this new alignment.
Please see JR Engineering's response letter regarding this comment
Page 8
As per conversations with Tom Reiff at a meeting to review these comments, and a
subsequent conversation with Garold Smith, a 5' wide sidewalk will connect from the
Harmony pedestrian trail to Harmony Road as shown on the plan. At this time, no shelter
structure is associated with this stop. Additionally, there is no stop proposed along
Timberline Road.
Department: Transportation Planning Issue Contact: Tom Reiff
Topic: Transportation
Number: 27 Created: 3/28/2003
Harmony corridor is identified as a future'Enhanced Travel Corridor and Timberline will be a
high frequency corridor on the City's Long Range Transit Plan. According to the LUC (4.19
(E.1 c) neighborhood commercial centers are major stages for the trasnit network (existing or
future). Integration of a transit stop needs to be included in future submittals. A meeting with
Transportation Planning and Transfort is requested to discuss the stop locations.
Please see the response to comment number 7 above.
Number: 28 Created: 3/28/2003
The proposed private drives that provide cross access to the eastern property need to be
realigned and more direct.
Please see the response to comment number 46 above.
Number: 29 Created: 3/28/2003
According to the Transportation Impact Study (TIS), the pedestrian Level of Service (LOS) to
the mobile home park fails. Recommendations should have been included within the TIS
that lists how the pedestrian LOS could be met, However, after further study City staff have
come up with two options. The first option is to continue the private drive mentioned above
to the east, which includes a sidewalk and connects to the mobile home entrance road.
Secondly, the sidewalk / trail along Harmony Road could be continued east to connect to the
same mobile home entrance road.
Discussions with City and Tom Livingston regarding this pedestrian connection occurred on
May 1, 2003. It was determined that a six foot wide asphalt trail will be extended from the
Timberline Village property to the western flowline of Snow Mesa Drive. This will be the
responsibility of the Timberline Village developer.
Number: 30 Created: 3/28/2003
Some bike racks need to be relocated closer to the entrances of the buildings they serve
(see red lines).
Some of the redlined bike racks have been relocated closer to the entrances of the buildings
they serve. Some bike racks have been moved to proposed "mini plazas" at the request of
Current Planning.
Number: 31
Created: 3/28/2003
Page 7
Address Numerals: Address numerals shall be visible from the street fronting the property,
and posted with a minimum 8-inch numerals on a contrasting background. (Bronze
numerals on brown brick are not acceptable). 97 UFC 901.2.2.2
So noted. Thank you. This requirement is noted within the general notes shown on the
cover page. As per conversations with Mike Chavez, larger numerals have been requested
in this instance because of building proximity from adjacent streets.
Number: 23 Created: 3/26/2003
Water Supply: Commercial - No commercial building can be greater then 300 feet from a
fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an
approved roadway. Each hydrant must be capable of delivering 1500 gallons of water per
minute at a residual pressure of 20 psi. 97 UFC 901.2.2.2
Please see JR Engineering's response letter regarding this comment.
Number: 24 Created: 3/26/2003
Sprinkler Requirement: These proposed buildings shall be fire sprinklered. 97 UFC
1003.2.9 NOTE: When any portion of a facility or any portion of an exterior wall of the first
story of the building is located more then 150 feet from fire apparatus access as measured
by an approved route around the exterior of the building or facility it shall be fire
sprinkiered. 97 UFC 902.2.1 NOTE: This requirement pertains to buildings #1, #9.
So noted. Thank you. This requirement is noted within the general notes shown on the
cover page.
Number: 25 Created: 3/26/2003
Building Area: These proposed buildings exceed 5000 square feet for Type V construction
and must be fire contained or fire sprinklered. 97 UBC Table 9B NOTE: This requirement
pertains to buildings #3, #5, #7 and #8.
So noted. Thank you. This requirement is noted within the general notes shown on the
cover page.
Number: 26 Created: 3/26/2003
Poudre Fire Authority requires a "Knox Box" to be mounted on the front of every new
building equipped with a required fire sprinkler system or fire alarm system. 97 UFC 902.4;
PFA Policy 88-20
So noted. Thank you. This requirement is noted within the general notes shown on the
cover page.
Department: Transfort Issue Contact: Garold Smith
Topic: zoning
Number: 7 Created: 3/12/2003
Lots of information about bikes and peds, but nothing about transit. Need to see some
integration of a Transfort stop into the plans. Future development of Harmony Corridor and
well as future service on Timberline will require applicant to address transit connections.
Page 6
Meter location for Buildings 3,4,5 & 7 are shown on the opposite side of the building from
the proposed transformer location. Meters should be moved closer to the transformer.
Contact Light and Power to coordinate locations.
Please see JR Engineering's response letter regarding this comment.
Number: 15 Created: 3/25/2003
Transformer for Building 8 could also serve Building 7 if meter location is not changed. (see
above comment)
Please see JR Engineering's response letter regarding this comment.
Number: 16 Created: 3/25/2003
Contact Xcel Energy to underground the overhead electric line on Harmony.
Please see JR Engineering's response letter regarding this comment.
Number: 17 Created: 3/25/2003
Show location of existing underground electric line and vault on Harmony from Timberline to
west edge of Lot 6.
Please see JR Engineering's response letter regarding this comment.
Number: 18 Created: 3/25/2003
Show location of existing conduit on Harmony crossing the entrance to the project.
Please see JR Engineering's response letter regarding this comment.
Number: 19 Created: 3/25/2003
Contact Light & Power to discuss proposed location of electric primary lines. Including the
various options that were submitted earlier.
Please see JR Engineering's response letter regarding this comment.
Number: 20 Created: 3/25/2003
Easements may need to be added to the plat based on the location of the new electric lines.
Please see JR Engineering's response letter regarding this comment.
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 21 Created: 3/26/2003
Required Access: A fire lane is required. The fire lane shall ve visible by painting and
signage, and maintained unobstructed. 97 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC
So noted. Thank you. This requirement is noted within the general notes shown on the
cover page.
Number: 22
Created: 3/26/2003
Page 5
Please see JR Engineering's response letter regarding this comment.
Number: 55 Created: 4/2/2003
The new proposed driveway out to Milestone is required to be constructed as a "pan" style
driveway approach in accordance with LCUASS Drawing 706. The proposed radius style
("high volume") driveway would be allowed if evidence is submitted indicating driveway
volumes greater than 350 trips/day.
Please see JR Engineering's response letter regarding this comment.
Number: 56 Created: 4/2/2003
Assuming a high -volume driveway is appropriate for the aforementioned driveway, 15' radii
are the maximum allowed, instead of the 20' radii proposed.
The driveway radii have been modified to 15'.
Number: 57 Created: 4/2/2003
Provide additional information on the apparent drainage flows carried from Harmony Road
to on -site. There appears to be a concrete pan extending north -south on the southeast
corner of the site, but it is apparently not labeled, nor could a detail be found. The sidewalk
culvert should be labeled with the type/width and include a detail (a concrete culvert is
required). How much flow is anticipated along the pan?
Please see JR Engineering's response letter regarding this comment.
Department: Light & Power Issue Contact: Alan Rutz
Topic: General
Number: 11 Created: 3/25/2003
Refer to the Overall Utility Plan for proposed transformer locations. Landscape and shrubs
must be removed in an approximate 8' x 6' area to allow for transformer placement.
An 8' x 6' area has been created to allow for transformer placement.
Number: 12 Created: 3/25/2003
Tree located next to the transformer at Building 9 should be no closer than 20' from the
transformer.
The transformer along the west side of Building 9 has been relocated. Per conversations
with Alan Rutz, a minimum of 10 feet will be retained between trees and transformers.
Number: 13 Created: 3/25/2003
Electric services and notes for Buildings 3,4 & 5, drawn coming from Harmony, are incorrect
and should be removed.
Please see JR Engineering's response letter regarding this comment.
Number: 14
Created: 3/25/2003
Page 4
Please see JR Engineering's response letter regarding this comment.
Number: 44 Created: 3/31 /2003
Show the full -width existing rights -of -way for the surrounding public streets.
Please see JR Engineering's response letter regarding this comment.
Number: 59 Created: 4/2/2003
An emergency access easement dedication is required internal to the site for areas PFA
designated as fire lanes.
Please see JR Engineering's response letter regarding this comment.
Topic: Utility
Number: 48 Created: 3/31 /2003
Show existing features for 150' beyond the project limits (need to see the full -width of
existing Timberline/Harmony/Milestone).
Please see JR Engineering's response letter regarding this comment.
Number: 49 Created: 4/1 /2003
The utility plans show the main area of development as Phase 1 with the outlying pad sites
making up the remainder as Phase 2. There are a few suggestions regarding showing of
phases, which may make future development of the pad sites easier:
Please see JR Engineering's response letter regarding this comment.
1. Rather than have the remaining pad sites outside of Phase 1 all as Phase 2, show each
pad site as a separate phase. Having these all shown as Phase 2 implies that the
development of one pad site requires all the facilities needing to be installed in Phase 2;
separate phases for each pad site resolves this. Also, there is no requirement that phases
after Phase 1 need to be developed in sequential order (provided they are phased in such a
way that each phase is independent of every other phase when shown), this allows more
independency with future pad development.
Please see JR Engineering's response letter regarding this comment.
2. Instead of showing phasing on each of the grading, utility, and horizontal control sheets,
remove the indications of phasing on these individual sheets and instead create a phase
plan sheet(s) showing this same information. In this manner, any potential need to revise
phasing boundaries will result in only needing to revise the phase plan sheet(s) instead of
the individual grading, utility, and horizontal control sheets.
Please see JR Engineering's response letter regarding this comment.
Number: 50 Created: 4/1 /2003
Why aren't the areas currently shown as Phase 2 displaying any information on the
horizontal control plan portion of the plan set? This information should be shown if intended
to be built off of.
Page 3
existing break in the medians within Snow Mesa Drive with minimal curvature to the future
alignment.
Number: 47 Created: 3/31 /2003
Ensure 9' utility easement is provided on Milestone Drive, 15' utility easements are provided
on both Harmony and Timberline Road behind the ultimate right-of-way for each, and 80' of
setback for the Harmony Corridor plan behind the ultimate right-of-way is provided for
Harmony Road.
Please see JR Engineering's response letter regarding this comment
Number: 51 Created: 4/1/2003
Utility, access, and landscape permits are likely to be required by CDOT as the project
continues.
So noted. Thank you.
Number: 52 Created: 4/1 /2003
The tree protection/mitigation plan shows landscaping to be removed/relocated outside of
the property boundaries. Because this is off -site, the off -site easement required should also
include a provision for tree removal/relocation. Another option is for the off -site property
owner to sign off on the tree mitigation plan. (It appears that the offsite and onsite entities
are one in the same, so this shouldn't be an issue).
/ have contacted Tim Buchanan, City Forester, regarding this comment and requested that
he email you a confirmation of approval following his final acceptance of this mitigation plan.
Number: 53 Created: 4/1 /2003
Show the installation of a Type III barricade along the eastern boundary of this site at the
termination of the private drive, as well as the internal sidewalk system.
Please see JR Engineering's response letter regarding this comment.
Number: 54 Created: 4/2/2003
Letters of intent are required for all offsite easements prior to the scheduling of a hearing.
This appears required for the property to the northeast as well as southwest.
Please see JR Engineering's response letter regarding this comment.
Number: 58 Created: 4/2/2003
The existing cross access easement shown on the plat, which would facilitate connectivity to
the east, does not line up with the driveway connection shown on the plans, which has been
moved north. A cross access easement will need to be maintained at the finalized location
for the driveway connection to the east.
Please see JR Engineering's response letter regarding this comment.
Topic: Plat
Number: 43 Created: 3/31 /2003
Move the repair guarantee provision to appear before the owner signature blocks.
Page 2
May 14, 2003
Ted Shepard
City of Fort Collins
Community Planning and Environmental Services
P.O. Box 580
Fort Collins, CO 80522
cou�n@@[P@
urban design, inc.
3555 stanford road, suite 105
fort Collins, Colorado 80525
(970) 226-4074
fax (970) 226-4196
e@cityscapeud.com
RE: Timberline Village PDP — Conceptual Review Comments and Responses
Dear Ted,
Included below are the comments received from City Staff regarding the first round of
Project Development Plans for Timberline Village (Harmony School Shops). An explanation
(in italics) of how issues have been addressed follows each comment. These comments
were initially received on April 21, 2003.
ISSUES:
Department: Engineering Issue Contact: Marc Virata
Topic: General
Number: 45 Created: 3/31 /2003
The internal parking lot and building layout design will likely be altered due to additional
right-of-way width required on Harmony and Timberline Roads. Harmony Road requires an
additional through lane per the City's Master Street Plan. Timberline Road also requires
additional lanes and per the TIS, also requires additional right-of-way for the channelized-T
intersection design with Milestone Drive. Interim/ultimate street designs are needed (which
will also require CDOT approval) this will help establish right-of-way, utility, & Harmony
Corridor setback requirements.
JR Engineering is confirming that the Harmony Road ROW is in the correct location as
shown. JR Engineering is also confirming the location of the Timberline ROW and
coordinating the design of the c
Number: 46 Created: 3/31/2003
Per LUC Section 3.6.3(F), a street connection stub is required to the property to the east.
Because a private drive stub is currently proposed, alternative compliance to this section of
code is required. Transportation Staff is in support of granting alternative compliance
provided revising of the private drive to appear less circuitous towards the eastern end of
the site.
The drive connection to the east has been made less circuitous but not straightened. The
drive connection is direct and provides a very viable connection point ideally suited for the
needs of future development on the off -site property. In order to provide the largest amount
of developable property for this narrow strip of land between the Harmony Mobile Home
Park and Harmony Road, the connecting drive curves north. Connecting at this location
allows for the greatest amount of developable land to be retained on the adjacent property.
Additionally, a connection point pushed further north will create less left tum conflicts along
Snow Mesa Road at ultimate build out and should provide the ability to connect to an
Page 1