HomeMy WebLinkAboutHARMONY COMMONS - PDP - PDP150027 - CORRESPONDENCE - (3)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: It is unclear why the long term site traffic is lower than the short term
site traffic....
Comment Number: 4 Comment Originated:
02/02/2016: If the TIS does not reflect the actual number of buildings to be built,
and the trip distribution is acknowledged to be different because of this (see
response to comment 2), how do we know that the right turn lane is not yet
warranted? If the lane is proposed to NOT be built, we'll need a traffic memo
that details the lack of warrant.
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: 7
12/23/2015
12/23/2015
Comment Originated: 02/02/2016
02/02/2016: There doesn't appear to be any curb ramps shown at all the
internal pedestrian crossings.
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.
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.
Department: Water -Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 12/23/2015
02/05/2016: Reminder for Final Compliance.
12/23/2015: There are several landscape conflicts with the water meter pits
and fire hydrants.
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Comment Number: 31 Comment Originated: 02/02/2016
02/02/2016: ASPEN: There are line over text issues. See redlines.
Topic: Landscape Plans
Comment Number: 9 Comment Originated:
12/22/2015
02/02/2016: No comments.
12/22/2015: No comments.
Topic: Lighting Plan
Comment Number: 10 Comment Originated:
12/22/2015
02/02/2016: No comments.
12/22/2015: No comments.
Topic: Plat
Comment Number: 18 Comment Originated:
12/22/2015
02/01/2016: This has not been corrected.
12/22/2015: All easements must be labeled & locatable. See redlines.
Comment Number: 19 Comment Originated:
12/22/2015
02/01/2016: Please add bearings, distances, and/or curve data as marked.
See redlines.
12/22/2015: Please add bearings, distances, and/or curve data as marked.
See redlines.
Comment Number: 20 Comment Originated:
12/22/2015
02/01/2016: Note #6 is not sufficient. Can the Emergency Access Easement
also serve as an Access Easement for Lots 1-4, with extension of EAE(& AE)
across to Lot 1, and other minor modifications?
12/22/2015: How do Lots 1, 2 & 3 get access?
Comment Number: 22 Comment Originated:
12/22/2015
02/01/2016: There are line over text issues. See redlines.
12/22/2015: There are line over text issues. See redlines.
Comment Number: 25 Comment Originated:
02/01/2016
02/01/2016: There are text over text issues. See redlines.
Comment Number: 26 Comment Originated: 02/01/2016
02/01/2016: Please increase the text for the Lot Line dimensions. See
redlines.
Comment Number: 27 Comment Originated: 02/02/2016
02/02/2016: Set corner pursuant to Board Rule 6.5.4, or if you accept found
corner provide measured and record bearings & distances. See redlines.
Comment Number: 28 Comment Originated: 02/02/2016
02/02/2016: Please show right of way lines as a solid line. See redlines.
Topic: Site Plan
Comment Number: 24 Comment Originated: 12/22/2015
02/02/2016: There are line over text issues. See redlines.
12/22/2015: There are line over text issues. See redlines.
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Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/23/2015
02/05/2016: Table needs some additional minor updates. City will coordinate
with project engineer.
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.
Department: Technical Services
Contact: Jeff County, 970-221-65889
Topic: Construction Drawings
Comment Number: 2
02/02/2016: INTERWEST:
Plat. See redlines.
12/22/2015: INTERWEST:
for the Subdivision Plat.
Comment Number: 4
*county@fcgov.com
Comment Originated: 12/22/2015
Please change the title to match the Subdivision
Please change the title to match the name change
Comment Originated: 12/22/2015
02/02/2016: INTERWEST: Please consider changing datums to match the
Aspen Engineering plans, or clearly note the elevation difference in areas where
the two projects meet.
12/22/2015: INTERWEST: The Benchmark Statement does not match the
Aspen Engineering plans. Please resolve.
Comment Number: 5 Comment Originated: 12/22/2015
02/02/2016: ASPEN: We apologize for the confusion on naming, but since the
pond is not part of the project, and with the different datums, this plan set should
be renamed so it is not confused with the Harmony Commons utility plan set.
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
02/02/2016: ASPEN: Please consider changing datums to match the Aspen
Engineering plans, or clearly note the elevation difference in areas where the
two projects meet. If both sets are to remain on different datums, the following
note will need to be added to the cover sheet: 'Please note: This plan set is
using NGVD29 Unadjusted datum, and the Interwest Consulting Group plan set
is using NAVD88 datum.
12/22/2015: ASPEN: The Benchmark Statement does not match the Interwest
plans. Please resolve.
Comment Number: 29 Comment Originated: 02/02/2016
02/02/2016: We highly recommend that the Off -Site Pond plan set be removed
from the Interwest plan set, because of the difference in datums. This plan set
would better fit in the Harmony Technology Park Infrastructure Improvements
BDR project, since it is not a part of the Harmony Commons.
Comment Number: 30 Comment Originated: 02/02/2016
02/02/2016: ASPEN: Please add the Benchmark Statement to the cover
sheet.
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Department: PFA
Contact: Jim Lynxwiler, 970416-2869, *Iynxwiler@poudre-fire.org
Topic: General
Comment Number: 2 Comment Originated: 12/14/2015
02/03/2016: MARKING
Add no parking - fire lanes signage per redlines. I also want to raise the
question as to labeling signage on the utility plan. Is there a signage and striping
plan this could be added to? See also updated LUCASS sign design (Prior
comment provided below for tracking purposes).
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.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-29329 jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1
Comment Originated: 12/09/2015
01/22/2016: "On -Site" Work will still be needed an erosion control plan, report,
and escrow. "Off -Site" Erosion control plans and escrow are acceptable, still
needs to include an erosion control report meeting all the drainage criteria.
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
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
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi -family and Condominiums 3 stories max: 2012 IECC residential
chapter.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial
chapter.
Harmony commons — project specific concerns:
1. Several retail buildings are shown closer than 10ft to their property line and
that will require 1-hour walls with limited openings.
2. Upgraded insulation is required for buildings using electric heat or cooling.
3. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min.
if building located within 1000ft to train tracks.
4. Low -flow Watersense plumbing fixtures (toilet, faucets, shower heads) are
required.
5. Low VOC interior finishes.
Department: Light And Power
Contact: Luke Unruh, 9704162724, IunruhCfcgov.com
Topic: General
Comment Number: 1
Comment Originated: 02/02/2016
I have no new comments. I will list previous comments that have already been
acknowledged for a reminder.
Comment Number: 2
Comment Originated: 02/02/2016
02/02/2016:
Electric Capacity Fee, Building Site charges, and any necessary system
modification charges will apply. Please see the Electric Estimating Calculator
and Electric Construction Policies, Practices & Procedures at the following link:
hftp://www.fcgov.com/utilities/business/builders-and-developers
Comment Number: 3
Comment Originated: 02/02/2016
02/02/2016:
Streetlights will be placed along public streets. A 40 feet separation on both
sides of the light is required between canopy trees and streetlights. A 15 feet
separation on both sides of the light is required between ornamental trees and
streetlights. Contact Luke Unruh at 416-2724 to coordinate locations.
Comment Number: 4
Comment Originated: 02/02/2016
02/02/2016: Contact Light and Power Engineering to coordinate the
transformer and electric meter locations, please show the locations on the utility
plans. Transformer must be within 10' of an asphalt/concrete surface. Pay close
attention to the transformer clearances in the Electric Construction Policies,
Practices & Procedures.
M.
Comment Number: 7
Comment Originated: 12/28/2015
02/02/2016:
12/28/2015:
Who will be providing the corridor landscaping along Harmony?
Comment Number: 8
Comment Originated: 12/28/2015
02/02/2016:
12/28/2015:
Use canopy shade trees in the parking lot islands and at densities to meet the
standards in LUC 3.2.1 E 5. Ornamental trees are shown in some locations.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
Comment Originated: 12/28/2015
12/28/2015:
Building Permit Pre -Submittal Meeting:
Pre -Submittal meetings are required to assist the designerlbuilder by assuring,
early on in the design,
that the new commercial or multi -family projects are on track to complying with
all of the adopted City
codes and Standards listed below. The proposed project should be in the early
to mid -design stage for
this meeting to be effective and is typically scheduled after the Current Planning
conceptual review
meeting. Applicants of new commercial or multi -family projects are advised to
call 416-2341 to schedule
a pre -submittal meeting. Applicants should be prepared to present site plans,
floor plans, and elevations
and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the
fcgov.com web page to view them.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
`1
Catalpa
Chinquapin Oak
Accolade Elm
Comment Number: 2
02/02/2016:
12/28/2015:
Provide greater street tree species diversity along Lady Moon
species in the parkway along this section of Lady Moon.
Comment Number: 3
Comment Originated: 12/28/2015
Use two or three
Comment Originated: 12/28/2015
02/02/2016:
12/28/2015:
Adjust street tree placement at corners of the entry drives and of public streets
to provide better site distance visibility. Most street trees at these locations are
very close to corners. Shift locations of street trees that will be a problem away
from corners. Show locations of stop signs and place trees 20 feet from stop
signs.
Comment Number: 4
Comment Originated: 12/28/2015
02/02/2016:
12/28/2015:
Show location of any street lights and place trees if needed to meet the tree
separation standard in the LUC 3.2.1 K.
Canopy shade trees 40 feet
Ornamental trees 15 feet
Comment Number: 5
Comment Originated: 12/28/2015
02/02/2016:
12/28/2015:
The Blue Spruce at the comer of Lady Moon and Timberwood appears that it
will cause a significant site distance conflict. Place this tree at another location
so the visibility at the corner can be maintained.
Comment Number: 6 Comment Originated: 12/28/2015
02/02/2016:
12/28/2015:
Suggested species changes:
Red Barron Crabapple or Chanticleer Pear have an upright canopy form and
would function much better than at several of the locations where Radiant Carb
is currently shown for use on the plans.
Prairie Fire Crabapple has some susceptibility to the disease fire blight and is
fairly spreading in habit. Use of Red Barron Crabapple, Chanticleer Pear or
Tree Lilac would provide a much better upright growth form with good long term
survival.
Pinyon Pine is a good xeric pine but does have some problems with insects.
Consider using Austrian Pine or Wichita Blue Rocky Mountain Juniper.
0
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: 225 Comment Originated: 12/21/2015
02/05/2016: The northern vent pipe is considered an above grade utility similar
to a pedestal box, whereupon when between the sidewalk and curb, it needs to
be moved and placed 2 feet behind the sidewalk.
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: 240
Comment Originated: 02/05/2016
02/05/2016: How is it envisioned that the right turn lane for Lady Moon onto
Timberwood would be built that is indicated as a future improvement?
Comment Number: 245
Comment Originated: 02/05/2016
02/05/2016: The plat shows a 9 foot additional right-of-way dedication along
Lady Moon in order to apparently have the right turn lane built. How was the 9
foot determined? Typically turn lanes are 12 feet in width and we would not want
the parkway strip narrowing. Horizontal design information on the civil plans
should be provided.
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-24019 kkimple@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 12/29/2015
12/29/2015: Please remove the 10% Smooth Brome from irrigated turf mix and
replace, preferably with a native such as Blue Grama (Chondrosium hirsutum)
or Sideoats Grama (Bouteloua curtipendula).
Comment Number: 2 Comment Originated: 12/29/2015
12/29/2015: Please list the species in the perrenial/wildflower seed mix.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 12/28/2015
02/02/2016:
12/28/2015:
Select street trees from the City of Fort Collins Street tree list. Norway Maple is
shown as a street tree but is not on the list so will need to be replaced with
another species that is on the List. Consider the following species as a
replacement trees.
Kentucky Coffeetree
Comment Number: 29
Comment Originated: 02/03/2016
02/03/2016: On the Architectural Elevations, the ten exit doors that face
Harmony Road each include a light fixture but these fixtures are not called out on
the Lighting Plan. Please resolve. Note that if these fixtures are to be added to
the Lighting Plan, low wattage and, if L.E.D. fixtures are selected, then low
Kelvin temperatures are required. Please note that in conjunction with comment
about adding overhangs for each door, these light fixtures would also benefit
from the screening provided by overhangs.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcqov.com
Topic: Construction Drawings
Comment Number: 105
Comment Originated: 12/21/2015
02/05/2016: Input Sheri received from Rick Richter is that the bioswales in
Lady Moon right-of-way would not be accepted. Either a design that places the
bioswales outside of right-of-way would need to be explored, or a variance to
stormwater requirements in eliminating them should be looked at.
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: 115
Comment Originated: 02/05/2016
02/05/2016: Swale A on the Aspen plans -- is this temporary in nature and
would be eventually piped?
Topic: General
Comment Number: 215
Comment Originated: 12/21/2015
02/05/2016: This didn't appear to be reflected on the site and landscape plan.
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
4
Comment Number: 24 L omment Originated: 02/03/2016
02/03/2016: On the Site Plan, note number 10, please add that bikes must be
permanently anchored to concrete and not interfere with walkways and
landscaping.
Comment Number: 25 Comment Originated: 02/03/2016
02/03/2016:On the Landscape Plan, we have a repeat comment regarding the
screening of the parking lot along Timberwood Drive. Staff is concerned that
the area behind the sidewalk ranges in width from 14 to 18 feet and yet the
shrub bed is (except for the three Evergreen Trees) ranges in width only
between 4 and 6 feet. In order to comply with Section 3.2.1(E)(4), the shrub
should be widened to accommodate more than just Ornamental Grasses in a
narrow shrub bed. Staff recommends additional Evergreen Trees in this area.
Have you considered adding the Hoopsi or Iseli Spruce? These trees, among
others, have a more narrow profile.
Comment Number: 26 Comment Originated: 02/03/2016
02/03/2016: On the Landscape Plan, staff is concerned that with the reverse
mode layout of the buildings, the landscaping may not be coordinated with the
need to screen the ground -mounted equipment. At the time of Final Plan
submittal, please be sure that the appropriate plant material is placed such that
ground -mounted equipment is adequately screened.
Comment Number: 27 Comment Originated: 02/03/2016
2802/03/2016: Thank you for providing architectural perspectives for the three
buildings. Regarding our first round comments on the architectural elevations
for Buildings C and D, staff is concerned that the revisions, as indicated in the
response letter, appear difficult to discern. Each response to staff comments
numbers 13, 15, and 17 states that masonry coursing (or banding) has been
added but please note that these changes are rather subtle. Staff recommends
that this coursing (or banding) be widened over several courses versus the what
is indicated so that the coursing is effective and visible from a distance.
Comment Number: 28
Comment Originated: 02/03/2016
Our first round comment number 16 expressed the concern that with the reverse
mode layout of Buildings C and D, there are 10 hollow metal doors facing
Harmony Road. The response that these doors are now painted to blend in with
the adjacent building material does not address the fundamental concern that
back side of two commercial buildings will face a six -lane arterial roadway that
is considered the southern gateway to our City. Our expectation in making this
comment was to mitigate this backside treatment. At minimum, these back
doors must be treated with an overhang that is consistent with other overhangs
within the center. Overhangs would help make the doors disappear. Other
mitigation techniques are welcome but the mere painting of the doors is
insufficient. Or, perhaps evidence can be presented that clearly shows how the
proposed berming and landscaping would render the doors effectively
screened from Harmony Road.
K]
flat and lack three -dimensionality. It is not clear as to the extern 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 back side doors.
Comment Number: 19
Comment Originated: 02/03/2016
02/03/2016: On the Context Diagram, please change the label for Outlot B to
Lot 7 to match the plat, please add the building letter designations to match the
Site Plan and double check with John Gooch, Aspen Engineering, as the size
and shape of the off -site detention pond may have changed.
Comment Number: 20 Comment Originated: 02/03/2016
02/03/2016: On the Site Plan, thank you for adding the convenience shopping
center boundary. While noted in the legend, please add a label to the Site Plan
as well.
Comment Number: 21 Comment Originated: 02/03/2016
02/03/2016: On the Site Plan, note number 4, please correct the reference to
B.D.R., not P.D.R.
Comment Number: 22
Comment Originated: 02/03/2016
02/03/2016: On the Site Plan, note number 6, please break this note into two
notes as there is a mixing of expected screening between rooftop and
ground -mounted appurtenances. One note should be for rooftop and one note
should be for ground -mounted. For ground -mounted equipment, please
reference condensing units, gas and electrical meters, phone and cable
pedestals and the like.
Comment Number: 23
Comment Originated: 02/03/2016
02/03/2016: On the Site Plan, note number 7, please delete the reference to
the City of Fort Collins Light and Power Utility as L & P does not regulate
private on -site lighting and they install public street lights per their own
specifications.
2
City of
rt 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
February 5, 2016
Todd Parker
Brinkman Development
3528 Precision Dr.
Fort Collins, CO 80528
RE: Harmony Commons, PDP150027, Round Number 2
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: 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: 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