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HomeMy WebLinkAboutHARMONY COMMONS - PDP - PDP150027 - CORRESPONDENCE -Comment Number: 2 Comment Originated: 12/18/2015 12/18/2015: 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 Department: Water -Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/23/2015 12/23/2015: Please plan for the water main lowering to be 2 feet lower than the future storm sewer in this location. Comment Number: 2 Comment Originated: 12/23/2015 12/23/2015: There are several landscape conflicts with the water meter pits and fire hydrants. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 12/22/2015 12/22/2015: Trash enclosures over 6 foot tall require separate building permits, if you keep them under 6 foot no permit is required. Topic: Site Plan Comment Number: 1 Comment Originated: 12/22/2015 12/22/2015: Trash and recycling enclosures should not be placed within 20 feet of a public sidewalk. The lot 4 enclosure will need to relocate. 10 Comment Number: 22 Comment Originated: 12/22/2015 12/22/2015: There are line over text issues. See redlines. Topic: Site Plan Comment Number: 23 Comment Originated: 12/22/2015 12/22/2015: The legal description should change to match the name change for the Subdivision Plat. Comment Number: 24 Comment Originated: 12/22/2015 12/22/2015: There are line over text issues. See redlines. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/23/2015 12/23/2015: The TIS has been received and reviewed. The TIS was completed for the entire portion of the area, not just the three buildings shown on the PDP, so its hard to draw clear conclusions specifically related to these buildings. Comment Number: 2 Comment Originated: 12/23/2015 12/23/2015: The distribution percentages using HTP and Lady Moon seem unrealistic for these three buildings (assuming 90% will use HTP). Comment Number: 3 Comment Originated: 12/23/2015 12/23/2015: It is unclear why the long term site traffic is lower than the short term site traffic.... Comment Number: 4 Comment Originated: 12/23/2015 12/23/2015: The longterm traffic numbers show that a warrant is met for a southbound right turn lane from Lady Moon onto Timberwood. This needs to be considered. Comment Number: 5 Comment Originated: 12/23/2015 12/23/2015: It will be assumed that the completion of these three buildings do not yet meet the signal warrant at HTP. If the applicant wants to discuss that further, then we would need a memo update that specically addresses the trip generation from these three buildings. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/18/2015 12/18/2015: Perovskia Atriplicifolia (Russian Sage) has been removed from the City of Fort Collins Plant List. Please replace with a plant variety from the current list. If you have questions contact Eric Olson at eolson@fcgov.com or 970-221-6704. -01 Comment Number: 8 Comment Originated: 12/22/2015 12/22/2015: The Basis Of Bearings Statement on sheet 6 states "between found monuments as shown and described hereon". Where is the Basis Of Bearings shown in the plan set? Topic: Landscape Plans Comment Number: 9 12/22/2015: No comments. Topic: Lighting Plan Comment Number: 10 12/22/2015: No comments. Topic: Plat Comment Originated: 12/22/2015 Comment Originated: 12/22/2015 Comment Number: 11 Comment Originated: 12/22/2015 12/22/2015: Please rename to "Harmony Commons" to match the other plans, or "Harmony Technology Park Fifth Filing". See redlines. Comment Number: 12 Comment Originated: 12/22/2015 12/22/2015: Please make changes to the titles as marked. See redlines. Comment Number: 13 Comment Originated: 12/22/2015 12/22/2015: The zoning note is not required, and may be removed if you choose. Comment Number: 14 Comment Originated: 12/22/2015 12/22/2015: Please explain the purpose of Note #7. See redlines. Comment Number: 15 Comment Originated: 12/22/2015 12/22/2015: The Curve Table data does not match the previous Plat. See redlines. Comment Number: 16 Comment Originated: 12/22/2015 12/22/2015: Please show the right of way lines on the opposite side of all adjacent streets. See redlines. Comment Number: 17 Comment Originated: 12/22/2015 12/22/2015: Please add dedication information for all street rights of way. See redlines. Comment Number: 18 Comment Originated: 12/22/2015 12/22/2015: All easements must be labeled & locatable. See redlines. Comment Number: 19 Comment Originated: 12/22/2015 12/22/2015: Please add bearings, distances, and/or curve data as marked. See redlines. Comment Number: 20 Comment Originated: 12/22/2015 12/22/2015: How do Lots 1, 2 & 3 get access? Comment Number: 21 Comment Originated: 12/22/2015 12/22/2015: Is there a way to show the easements differently with the hatching? It is confusing the way it is shown. See redlines. 8 Stormwater Design Criteria under the Amendments of Volume 3 chapter 7 Section 1.3.3. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Contact: Wes Lamarque, 970.416-2418, wlamargue@fcgov.com Topic: General Comment Number: 2 Comment Originated: 12/23/2015 12/23/2015: Please provide a more detailed LID table that breaks down each porous paver section to help verify each paver section is meeting the 3 to 1 run-on area. Comment Number: 3 Comment Originated: 12/23/2015 12/23/2015: The modified regional detention pond needs to be sized using SWMM since the area draining to the pond is greater than 20 acres. Comment Number: 4 Comment Originated: 12/23/2015 12/23/2015: Please add a discussion in the text of the drainage report that the overflow path for Pond 100 will need to be redesigned at time of future development to convey the flows to Lady Moon Drive. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 12/22/2015 12/22/2015: Move the marked text up off of the border on sheet 2. See redlines. Topic: Construction Drawings Comment Number: 2 Comment Originated: 12/22/2015 12/22/2015: INTERWEST: Please change the title to match the name change for the Subdivision Plat. Comment Number: 3 Comment Originated: 12/22/2015 12/22/2015: INTERWEST: There are line over text issues. See redlines. Comment Number: 4 Comment Originated: 12/22/2015 12/22/2015: INTERWEST: The Benchmark Statement does not match the Aspen Engineering plans. Please resolve. Comment Number: 5 Comment Originated: 12/22/2015 12/22/2015: ASPEN: Please change the title to match the name change for the Subdivision Plat, and remove the portions of the sub -title as marked. See redlines. Comment Number: 6 Comment Originated: 12/22/2015 12/22/2015: ASPEN: The Benchmark Statement does not match the Interwest plans. Please resolve. Comment Number: 7 Comment Originated: 12/22/2015 12/22/2015: ASPEN: Please make changes to the Benchmark Statement as marked. See redlines. 7 traversing Lots 1 & 2 (which could be dedicated on the plat itself, rather than by separate document). Are there other separate document dedication envisioned? Topic: Plat Comment Number: 400 Comment Originated: 12/21/2015 12/21/2015: Is it the intention of Outlot B to be subsequently replatted with development of that property? Assuming it's intended to be developed, I'm wondering why not have it as an additional lot (Lot 7?) of the sixth filing? Department: PFA Contact: Jim Lynxwiler, 970-416-2869, flynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 12/14/2015 12/14/2015: FIRE LANES Fire access is required to within 150' of all exterior portions of any building perimeter. Building E is fully compliant. Buildings C and D do not meet the prescriptive measure of the code but as they will be equipped with automatic fire sprinkler systems, the out -of -access conditions is considered to be within acceptable limits. Comment Number: 2 Comment Originated: 12/14/2015 12/14/2015: MARKING Fire lanes are to be maintained unobstructed at all times. Fire lane signage and/or red curbing is required to assist in identifying the limits of the fire land and areas of no parking. A No Parking - Fire Lane sign detail should be added to the plans. Sign locations should be added to the signage and stripping plan. Code language provided below. See also IFC Appendix D for signage details and other information. > IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING - FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. Comment Number: 3 Comment Originated: 12/14/2015 12/14/2015: PLAN SCALE The plan scale appears to be mislabeled on sheet 1 of the site plan and page 2 of the utility plan. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 12/09/2015 12/09/2015: "On -Site" work needs to include an erosion control plan, report, and escrow. "Off -Site" work has redlines on the plans, needs to include a report meeting all the drainage criteria, and escrow may need to be recalculated based on any changes to the plans. The erosion control requirements are in the 6 or 5 are pulled first). Comment Number: 210 Comment Originated: 12/21/2015 12/21/2015: The right turn lane on Harmony Road abutting this development was constructed by Banner Hospital. Banner Hospital may have filed a repay for this work which would have an amount contributable by this development. Further information on this is intended to be available and then have this comment updated accordingly. Comment Number: 215 Comment Originated: 12/21/2015: The abutting Timberwood Drive and Outlot A designs are part of the Basic Development Review proposal by MAVD. The last version of the BDR submitted did not show sidewalk along Timberwood Drive, similar to this proposal. We'll want to ensure that the sidewalk is shown to be installed, either by this project, or the BDR. Regardless, it will be part of the development agreement for this proposal that the sidewalk and streets are completed, and if for whatever reason the BDR construction would not move forward, this project would need to complete the work shown on the BDR. I would like to see it revised on all the plans that all reference to "By Others" is changed to "By M.A.V.D., the master developer" (or something similar), in order to make a more clear intent as to how the abutting infrastructure is intended to be completed. Comment Number: 220 Comment Originated: 12/21/2015: There is an edge of pavement line that's identified on the plat. I'd want to confirm that this edge of pavement is current as of the right turn lane built by Banner Hospital. This edge of pavement line should ideally then be labelled on the site plan to demonstrate its relationship to the proposed buildings and then confirm whether the appropriate setback requirements as part of the Harmony Corridor Plan, is being met (or if not, a variance then to that standard is then provided). Comment Number: 225 12/21/2015 12/21/2015 Comment Originated: 12/21/2015 12/21/2015: There are two existing vent pipes along Lady Moon Drive shown on the plans. Both vent pipes would need to be moved at least two feet behind (west of) the new proposed sidewalk along Lady Moon Drive. The MAVD BDR plans are intending on depicting this relocation for the southern vent pipe. It should at least be indicated with this plan set that the northern vent pipe is relocated. Comment Number: 230 Comment Originated: 12/21/2015 12/21/2015: The bioswales along Lady Moon Drive depicted on the civil plans are not indicated and labelled on the landscape plan. If ultimately approved, it would seem this would need coordination between the landscape plan and the civil plan, as the tree locations appear to be in conflict to meet the tree planting detail and the swale that's created. Comment Number: 235 Comment Originated: 12/21/2015 12/21/2015: Some sort of exhibit should be created depicting what are the separate document dedications of easements that are intended to be dedicated in conjunction with the development plan. The pond and associated infrastructure tying into it along the south side of Timberwood Drive should presumably have offsite drainage and utility easements. In addition there would appear to be a need for a drainage easement for the temporary swale 5 Comment Number: 18. Comment Originated: 12/23/2015 12/23/2015: For the next submittal, pleases include perspectives of the three buildings. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcaov.com Topic: Construction Drawings Comment Number: 100 Comment Originated: 12/21/2015 12/21/2015: Why is a 24" storm line proposed underneath the sidewalk along Lady Moon? The location is awkward as it places manholes in the sidewalk. Comment Number: 105 Comment Originated: 12/21/2015 12/21/2015: The use of bioswales behind the curb and gutter along Lady Moon Drive is of concern in that there's limited information at this time regarding its proposal, suitability, and mitigation. Understanding that this bioswale is intended for Lady Moon Drive flows only and not from the development, there apparently is not a concern with private requirements being mitigated in public right-of-way. However, if the intent is to take public street flows and allow these flows to infiltrate behind the curb and gutter, there are concerns such as: 1) How will it be ensured that infiltration of flows behind the curb and gutter does not negatively impact Lady Moon's street stability? Does the current soil condition in the area lend itself well to allow infiltration? We've required a previous project that used rain gardens for infiltration behind the curb and gutter to provide underdrains to help in mitigate impacts to the roadway. Cutoff walls and/or liners would need to be considered as well. 2) How is ongoing maintenance of the bioswale envisioned, is this intended to be maintained by the City or the abutting property? 3) Is there existing or proposed utility infrastructure that would be impacted by the bioswales as utility infrastructure could be in the same location. How will any ongoing access, maintenance, and replacement of utilities adjacent or beneath impact the viability of the bioswales? Comment Number: 110 Comment Originated: 12/21/2015 12/21/2015: To the extent that there's room to do so, the roof drain shown east of Lot 5, should be moved out of the 9 foot utility easement. Topic: General Comment Number: 200 Comment Originated: 12/21/2015 12/21/2015: The presumption I have in terms of entitlement of properties by this development plan is that Lots 3, 4, and 5 would be the development plan area that would obtain a final plan approval and vesting, resulting in the development agreement boundary covering Lots 3, 4 and 5. If there are concerns with this approach (looking to add Lots 1, 2 and/or 6 to the development agreement), we should discuss this at some point. Comment Number: 205 Comment Originated: 12/21/2015 12/21/2015: The abutting local street portion of pavement for Harmony Road would need to be repaid to the City prior to the first building permit. With the previous comment in mind, we would take the approach that the first building permit in this development would need to provide this repay for the Harmony frontage in front of lots 3 and 4 (regardless whether a building permit for lots 3, 4 4 Comment Number: 13. Comment Originated: 12/23/2015 12/23/2015: Regarding the architectural elevations for Buildings C and D, please note that Section 3.5.3(E) calls for each building to have a distinct base, middle and top. Staff interprets this standard in such a way, however, as to allow one-story buildings to accomplish architectural interest by a variety of techniques. Since Buildings C and D rely on variety and interest across their elevations, the result, as stated in the Planning Objectives, is an emphasis on the overall horizontality aspect of the project. Staff is concerned that this results in an overly repetitive pattern especially as these buildings relate to the two public streets. Comment Number: 14. Comment Originated: 12/23/2015 12/23/2015: Specifically, Staff is concerned about north elevation of Building C (facing Harmony Road) and the north and east elevations of Building D (facing Harmony Road and Lady Moon Drive). Broadly speaking, except for the ends that feature entrances (with columns and overhangs), these elevations appear flat and lack three -dimensionality. It is not clear as to the extent that these elevations feature recesses and projections and shadow lines. The long, one-story rooflines appear excessive and without relief. Staff advises that additional opportunities should be considered to create more recesses, projections, reveals, cornices, varying parapet heights, and the like, in order to add shadow lines and depth to the facades that are visible to the public. Such features would help mitigate the emphasis on the consistent rooflines and overall horizontality of the buildings. Comment Number: 15. Comment Originated: 12/23/2015 12/23/2015: Has any consideration been given to adding more trim, sills, lintels, coursing or other details around the windows? As depicted, the windows contribute to the flatness of the facades. Comment Number: 16. Comment Originated: 12/23/2015 12/23/2015: Perhaps more attention could be paid to the treatment of the exit doors. These three elevations include eight hollow metal doors that appear to lack any detail. Staff advises that various treatments be investigated to either make these doors less visible or mitigated with additional features. If the latter, please consider including additional trim and detail or overhangs or columns or wing walls in order to ensure more three -dimensionality and has the benefit of mitigating the utilitarian function of these backside doors. Comment Number: 17. Comment Originated: 12/23/2015 12/23/2015: The Statement of Planning Objectives indicates that the buildings are taking their architectural cue from Banner Health and Fuse Office Building as well as Fossil Ridge High School. Please note that Banner Health includes three distinct types of masonry, and, in certain portions of the building, masonry is taken up to the full height of both one and two story sections. Does the selected c.m.u. match any of the c.m.u.'s of Banner? Please consider adding an additional masonry material and or color to add variety along the street -facing elevations. Perhaps the brick that is included on Building E could be introduced to enrich the street -facing facades of Buildings C and D. 3 Comment Number: 4. Comment Originated: 12/23/2015 12/23/2015: This note should be carried over to the Context Diagram and please add further explanation as to the responsibility and timing of the 8-foot wide bike and pedestrian easement between Lots 1,6 and Outlot B. Comment Number: 5. Comment Originated: 12/23/2015 12/23/2015: On the Context Diagram, please add the land uses to the north. Please note that H-P has now divided into two separate companies. Comment Number: 6. Comment Originated: 12/23/2015: Staff is concerned about the length of the parking lot that parallels Timberwood Drive along southern edge of Lot 5. Please note that Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping — requires that this lot be screened by landscaping for a minimum of 70% of the length at a minimum of 30-inches in height. As shown, the amount of landscaping is insufficient for screening purposes. Please add additional plant material in this area to help screen the parking lot from the public street. Please explore other screening options. For example, is there sufficient width for an undulating berm? Even a low berm would be beneficial. Or, has a low screen wall been considered? Perhaps a combination of various screening elements would be interesting. Comment Number: 7. Comment Originated: 12/23/2015: Street trees along Lady Moon between Harmony and the private drive are placed at intervals that exceed 40 feet. Please increase the number of street trees so that they are placed at intervals that do not exceed 40 feet. Comment Number: 8. 12/23/2015 12/23/2015 Comment Originated: 12/23/2015 12/23/2015: There is a north -south sidewalk on the east side of the north -south private drive on the west side of Lot 5 but this walk does not continue north. Please continue this walk to the north to Lot 4 so that it ties into the plaza between Buildings C and D. Comment Number: 9. Comment Originated: 12/23/2015 12/23/2015: Where the various internal sidewalks intersect with the private drives, please add crosswalks. Comment Number: 10. Comment Originated: 12/23/2015 12/23/2015: On the Site Plan, please demarcate the boundary of the Convenience Shopping Center and state the acreage and indicate that this is a SecondaryUse. Also, please indicate that the Office is a Primary Use. As subsequent phases develop, there can be no more than 7.57 acres of Secondary Uses. Comment Number: 11. Comment Originated: 12/23/2015 12/23/2015: On the Lighting Plan, please select the specification that the AS1 fixture must not exceed 3,000 Kelvin. Comment Number: 12. Comment Originated: 12/23/2015 12/23/2015: On the Lighting Plan, there appear to be numerous parking lot fixtures that are placed within the landscape islands. As the trees mature, this lighting will be significantly diminished overtime. Please consider placing all parking lot fixtures outside the landscape islands. 2 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 fcgov.corrdevelopmentreview December 23, 2015 Todd Parker Brinkman Development 3528 Precision Dr. Fort Collins, CO 80528 RE: Harmony Commons, PDP150027, 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, Ted Shepard, at 970-221-6343ortshepard@fcgov.com. Comment Summary: Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1. Comment Originated: 12/23/2015 12/23/2015: The boundary of the plat includes multiple easements and utilities especially along Harmony Road. Presently, there are signature blocks for the owner and lienholder only. Please check and be sure there are no other owners that need to sign the plat. Comment Number: 2. Comment Originated: 12/23/2015 12/23/2015: Have the issues associated with the owner of the Irrigation Easement been resolved? Comment Number: 3. Comment Originated: 12/23/2015 12/23/2015: On the Site Plan, please revise Note 4 and provide an explanation as to how the 80-foot Buffer along Harmony Road is to be developed. Who is the developer? What is the timefram e for development? Will the construction of these improvements be coordinated with Harmony Commons so that newly installed improvements are not impacted by subsequent development? It would be helpful to cite the official plan title and City of Fort Collins project number for cross-reference purposes.