HomeMy WebLinkAboutBRICK STONE APARTMENTS ON HARMONY - PDP - PDP160019 - CORRESPONDENCE -Contact: Ali van Deutekom, 970-416-2743, avandeutekom(a)fcgov.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 07/20/2016
07/20/2016: Where are the enclosed bike spaces?
Comment Number: 1 Comment Originated: 07/20/2016
07/20/2016: The trash and recycling enclosure will need to be shown on the site or
parking plan.
Page 15 of 15
Comment Number: 11
Comment Originated: 07/19/2016
07/1912016: There are text over text issues. See redlines.
Comment Number: 12 Comment Originated: 07/19/2016
07/19/2016: Where does the Drainage & Emergency Access Easement change to
a Drainage Easement? See redlines.
Topic: Site Plan
Comment Number: 13
Comment Originated: 07/19/2016
07/19/2016: Please revise the legal description to match the legal description on the
Subdivision Plat, or as suggested on sheet 1. See redlines.
Comment Number: 14
Comment Originated: 07/19/2016
07/19/2016: Some of the easement descriptions shown are incorrect. If they are
going to stay on the plan, they should match what is shown on the Subdivision Plat.
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn(a)fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 07/19/2016
07/19/2016: Work with the Engineering team to determine the extents of the
Roadway improvements at Harmony Rd.
Topic: Traffic Impact Study
Comment Number: 2
Comment Originated: 07/19/2016
07/19/2016: The submitted traffic study information has been reviewed and the
conclusions accepted. Right turn lane is warranted for this development and will be
the responsibility of the developer.
Department: Transportation Planning
Contact: Emma Belmont, 970-224-6197, ebelmont(a)fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 07/19/2016
07/19/2016: A bus stop, including a bus pullout, will need to be accommodated on
this site. The preferred location is the west side of this property. The stop shall be
in compliance with the Transfort Bus Stop Design Standards, which includes design
for the pullout, stop itself and the applicable patron amenities to be provided at the
stop. This stop will need to be a type 3 stop and shall be located either within public
right-of-way or in a Transit Easement. We will need to work with Traffic and
Engineering to determine the exact location of the stop.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson(a.fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2016
07/19/2016: 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: Zoning
Page 14 of 15
Comment Number: 21 Comment Originated: 07/19/2016
07/19/2016: All benchmark statements must match on all sheets.
Comment Number: 22 Comment Originated:
07/19/2016
07/19/2016: There are cut off text issues. See redlines.
Comment Number: 23 Comment Originated:
07/19/2016
07/19/2016: There are line over text issues. See redlines.
Comment Number: 24 Comment Originated:
07/19/2016
07/19/2016: There are text over text issues. See redlines.
Topic:
Landscape Plans
Comment Number: 15 Comment Originated:
07/19/2016
07/19/2016: No comments.
Topic:
Lighting Plan
Comment Number: 16 Comment Originated:
07/19/2016
07/19/2016: Please change the title as marked (Brick Stone Apartments On
Harmony) to match other sheets in the plan set. See redlines.
Topic:
Plat
Comment Number: 1 Comment Originated: 07/18/2016
07/18/2016: Please change the title in the Statement Of Ownership And Subdivision
to match the main title. See redlines.
Comment Number: 2 Comment Originated: 07/18/2016
07/18/2016: Please provide current acceptable monument records for the aliquot
corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com
Comment Number: 3 Comment Originated: 07/18/2016
07/18/2016: Please use larger text in the vicinity map. See redlines.
Comment Number: 4 Comment Originated: 07/18/2016
07118/2016: Please label the Point Of Beginning,
Comment Number: 5 Comment Originated: 07/18/2016
07/18/2016: Please add bearings & distances as marked. See redlines.
Comment Number: 6 Comment Originated: 07/19/2016
07/19/2016: Please show right of way lines as a solid line. See redlines.
Comment Number: 7 Comment Originated: 07/19/2016
07/19/2016: Please use a larger text size for the lot lines. See redlines.
Comment Number: 8 Comment Originated: 07/19/2016
07/19/2016: Please show record distances as marked. See redlines.
Comment Number: 9 Comment Originated: 07/19/2016
07/19/2016: What is Outlot A? Who owns & maintains it?
Comment Number: 10 Comment Originated: 07/19/2016
07/19/2016: Per the County Assessor the set corner along the south boundary is
the northwest corner of Lot 26, Fairway Estates. How did you arrive at the location?
Page 13 of 15
Comment Number: 7 Comment Originated: 07/15/2016
07/15/2016: Please provide additional information and grading on the eastern edge
of the site. It appears that flows will enter the site from the existing access drive:
however, this area is not accounted for in any basins. Also, what is preventing flows
from Harmony going south on the access drive?
Comment Number: 8 Comment Originated: 07/15/2016
07/15/2016: Please document and justify the proposed slopes that are steeper than
4:1 in the drainage report.
Comment Number: 9 Comment Originated: 07/15/2016
07/15/2016: As Basin OS.4 is not being changed and is not being detained, please
calculate the proposed site release on the basins that are being accounted for
including Basin OS.3.
Comment Number: 10 Comment Originated: 07/15/2016
07/15/2016: Please see redlined report and plans. Redlines must be returned prior
to subsequent reviews.
Contact: Mark Taylor, 970-416-2494, mtaylor(a)fcgov.com
Topic: Drainage Report
Comment Number: 12 Comment Originated: 07/19/2016
07/19/2016: In 1.C.2 of the Drainage Report, the erosion buffer is mentioned in the
sentence about the floodway. I'm sure that is a mistake. Please correct the
sentence.
Comment Number: 13 Comment Originated: 07/19/2016
07/19/2016: In 1.C.2 of the Drainage Report, please include language about the
need for a no -rise certification along with the floodplain use permit for any work in
the floodway.
Topic: Floodplain
Comment Number: 11
Comment Originated: 07/19/2016
07/19/2016: On page C5.01 of the construction drawings, please include the
x-sections associated with the 100-year floodway, with stationing and BFE's in the
NAVD88 datum.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty(a�fcgov.com
Topic: Building Elevations
Comment Number: 17
07/19/2016: No comments.
Comment Originated: 07/19/2016
Topic: Construction Drawings
Comment Number: 18 Comment Originated: 07/19/2016
07/19/2016: The title needs to match the Subdivision Plat. See redlines.
Comment Number: 19 Comment Originated: 07/19/2016
07/19/2016: Please correct the equation value in the Benchmark Statement. See
redlines.
Comment Number: 20 Comment Originated: 07/19/2016
07/19/2016: Some of the sheet titles in the sheet index do not match the sheet titles
on the noted sheets. See redlines.
Page 12 of 15
Comment Number: 5
Comment Originated: 07/19/2016
07/19/2016: Buffer area landscape planting and mitigation needs to be included in
PDP, not wait to Final. This can be shown on a separate plan sheet if needed to
fully illustrate planting design, plant material schedules and types etc.
Topic: Lighting Plan
Comment Number: 2
Comment Originated: 07/19/2016
07/19/2016: Change project title in sheet title block from Harmony Residential to
Brickstone Apartments on Harmony. Need to show lighting fixture symbols in
legend. Need to include lighting cut sheets for each fixture with all specs and pole
heights etc. Light levels at property lines (show property lines) needs to be 0.0. In
some cases it is above this level . see redlines.
Topic: Site Plan
Comment Number: 3
Comment Originated: 07/19/2016
07/19/2016: Show and add symbol for Natural Areas Buffer zone. The dashed line
is broken up and not well marked. How will the active recreation area be used?
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdanpfcgov.com
Topic: Erosion Control
Comment Number: 1
Comment Originated: 07/11/2016
07/11/2016: The site disturbs more than 10,000 sq. ft. and in a sensitive area (close
to Mail Creek and will require a large amount of fill and steep slopes), therefore
Erosion and Sediment Control Materials need to be submitted for FDP. The erosion
control requirements are in the Stormwater Design Criteria under the Amendments
of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted
does not meet requirements. Please submit, Erosion Control Plan, Erosion Control
Report, and an Escrow / Security Calculation. If you need clarification concerning
the erosion control section, or if there are any questions please contact Basil
Hamdan 970-224-6035 or email @ bhamdan@fcgov.com
Contact: Dan Mogen, 970-224-6192, dmogen(cDfcgov.com
Topic: General
Comment Number: 2
Comment Originated: 07/15/2016
07/15/2016: Please provide an easement for the outfall pipes.
Comment Number: 3 Comment Originated: 07/15/2016
07/15/2016: Please show an easement for the off -site storm sewer proposed in the
east access drive.
Comment Number: 4
Comment Originated: 07/15/2016
07/15/2016: For final, please provide profiles of the storm sewer system
Comment Number: 5 Comment Originated: 07/15/2016
07/15/2016: Developing sites are typically responsible for treating and detaining half
of the street frontage. Please size the proposed turn lane inlet and system to pick
up those flows from Basin OS.2.
Comment Number: 6 Comment Originated: 07/15/2016
07/15/2016: Please provide additional information on the 2-18" pipes that are
proposed to be capped at Harmony. How was it determined that these pipes and
the ditch along the south side of Harmony are abandoned?
Page 11 of 15
Comment Number: 6
Comment Originated: 07/20/2016
07/20/2016: SECURITY GATES
Gating of fire lanes requires approval of the fire marshal. Code language provided
below.
> IFC 503.6: The installation of security gates across a fire apparatus access road
shall be approved by the fire chief. Where security gates are installed, they shall
have an approved means of emergency operation. The security gates and the
emergency operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all of
the following criteria.
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one
person.
4. Gate components shall be maintained in an operative condition at all times and
replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or chain
and padlock, unless they are capable of being opened by means of forcible entry
tools or when a key box containing the key(s) to the lock is installed at the gate
location.
7. Gate design and locking device specifications shall be submitted for approval by
the fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with UL
325,
9. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200,
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray(o)_fcgov.com
Topic: Building Elevations
Comment Number: 6
Comment Originated: 07/19/2016
07/19/2016: Building elevations show in color and add color perspective renderings
of buildings. Need more information on material call outs, design, color of materials
and schedule. Elevator towers need more articulation. Window trim treatments
need more depth. Elevation from Harmony should show more building treatments
and articulation to break up massing.
Topic: General
Comment Number: 1
Comment Originated: 07/19/2016
07/19/2016: All sheets: Please change project name from two separate names to a
single name "Brickstone" Apartments on Harmony.
Comment Number: 4
Comment Originated: 07/19/2016
07/19/2016: Utility Plans: Need details for LID and inlet facilities, retaining walls, and
other site features.
Comment Number: 7
Comment Originated: 07/22/2016
07/22/2016: Based on extent of comments, another round of review is needed. Let
me know if you want to have a pre -submittal coordination meeting?
Topic: Landscape Plans
Page 10 of 15
Comment Number: 3 Comment Originated: 07/09/2016
07/09/2016: GRASS PAVERS
Grass pavers as part of a fire lane are approved by the fire marshal on a
case -by -case basis. They will not be permitted in an application involving the
full -width of the fire lane as indicated on the site plan. With approval, they may be
integrated into a design which includes a concrete "two -track" in areas where the
fire lane is intended as a pass -through but not part of an area where setup and
function is the priority.
7-20-16: Per discussion at the today's city staff review meeting, The width of the fire
lane may be reduced at the road junction so as to minimize the visual impact at
Harmony Rd. A lane width of 16-18' at this area would be sufficient as long as fire
apparatus turning movements are still taken into account.
Comment Number: 4 Comment Originated: 07/09/2016
07/09/2016: ROLL OVER CURBS
Roll over curbs may be incorporated into the access design but vertical curbs are
not allowed
Comment Number: 5 Comment Originated: 07/19/2016
07/19/2016: FIRE LANE SIGNS
The limits of the fire lane need to be identified with signage and/or red curbing, and
with sign placement labeled on the plans.
> IFC D103.6: Where required by the fire code official, fire apparatus access roads
shall be marked with permanent NO PARKING - FIRE LANE signs complying with
Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18
inches high and have red letters on a white reflective background. Signs shall be
posted on one or both sides of the fire apparatus road as required by Section
D103.6.1 or D103.6.2.
Page 9 of 15
Comment Number: 6
Comment Originated: 07/20/2016
07/20/2016: Please contact Tyler Siegmund at Light & Power Engineering if you
have any questions at 970.416.2772. Please reference our policies, construction
practices, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
Department: Outside Agencies
Contact: Megan Harrity, ,
Topic: Plat
Comment Number: 1
Comment Originated: 07/20/2016
07/20/2016: Larimer County.
I have just one comment and that is with the dedication of the plat.
The Title is Brick Stone...
and the dedication is "Harmony Mixed Use"
That's all.
Thank you,
Megan Harrity
Subdivisions Larimer County Assessor
970-498-7065
mharrity@larimer.org
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler(a)poudre-fire.org
Topic: General
Comment Number: 1
Comment Originated: 07/09/2016
07/09/2016: FIRE ACCESS: PERIMETER vs. AERIAL APARATUS
> PERIMETER: General fire access (Perimeter Access) is required to within 150' of
all portions of the building perimeter. The three, proposed fire lanes distributed
around the site enable this requirement to be met, however a turnaround is required
on the building's south side. This appears to be indicated on the plat but not
otherwise labeled on the site plan.
> AERIAL: Height access (Aerial Apparatus Access) requires fire lanes to be 30' in
width located within a range of 15 and 30 feet from the building. This has been
achieved along a small portion of the building's north -central core as well as along
the building's far east side. Aerial apparatus requirements have not otherwise been
met. The proposed fire lane on the building's west side is shown at 28' in width and
on what appears to be a steep, 9% slope. The proposed fire lane on the building's
south side is shown on the plat at only 20' in width. The project team may benefit
from exploring alternative means of code compliance as it relates to high rise
provisions of the fire code, if prescriptive code compliance is not possible.
Comment Number: 2 Comment Originated: 07/09/2016
07/09/2016: SLOPE
As part of the 2015 IFC code adoption, apparatus operational limitations are
currently being evaluated based on % slope. We will have definitive numbers to
provide in the near future but in the meantime, the fire marshal considers slopes
greater than 5-6% outside of our range to safely setup the aerial ladder and perform
effective fire ground functions. As the west side fire lane appears to be
approximately 9%, it exceeds our limits and ability to function. Further discussion on
this topic will likely be needed.
Page 8 of 15
Comment Number: 1
Comment Originated: 07/22/2016
07/22/2016:
Please list percentages or state that minimum tree species diversity has been meet
as described in LUC 3.2.1 D 3.
Comment Number: 2
Comment Originated: 07/22/2016
07/22/2016:
Are there any street lights along Harmony? If so please adjust street trees to meet
the separation standard.
Comment Number: 3
Comment Originated: 07/22/2016
07/22/2016:
It is very important to have the street trees along Harmony and is a LUC requirement
as well. Review approval of street tree locations near the water line along Harmony.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund(&fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 07/20/2016
07/20/2016: Light and Power has electric facilities at the northeast corner of the site
that can be utilized to serve power to the site.
Comment Number: 2
Comment Originated: 07/20/2016
07/20/2016: Electric capacity fees, development fees, building site charges and any
system modification charges necessary to feed the site will apply to this
development. Please contact me for an initial estimate of fees or visit our fee
calculator at the following website for an estimate of charges and fees:
http://www.fcgov. com/utilities/business/builders-and-developers/plant-investment-de
velopment-fees
Comment Number: 3
Comment Originated: 07/20/2016
07/20/2016: Streetlight placement will need to be coordinated with Light & Power.
Shaded trees are required to maintain 40 feet of separation clearances and
ornamental trees are required to maintain 15 feet of separation clearances from
street lights. A link to the City of Fort Collins street lighting requirements can be
found below:
http://www.larimer.org/engineering/GMARdStds/Ch 15_04_01_2007.pdf
Comment Number: 4 Comment Originated: 07/20/2016
07/20/2016: Transformer locations will need to be coordinated with Light & Power.
Transformer must be placed within 10 ft of a drivable surface for installation and
maintenance purposes. The transformer must also have a front clearance of 10 ft
and side/rear clearance of 3 ft minimum.
Comment Number: 5
Comment Originated: 07/20/2016
07/20/2016: A commercial service information form (C-1 form) and a one line
diagram for the commercial meter will need to be completed and submitted to Light
& Power Engineering. A link to the C- form is below:
http://www.fcgov. com/utilities/business/builders-and-developers/development-
forms-guidelines-regulations
Page 7 of 15
Comment Number: 6 Comment Originated: 07/19/2016
07/19/2016: Note that in approving the required Landscape Plan, the decision maker
shall have the authority to determine the optimum placement and interrelationship of
required landscape plan elements such as trees, vegetation, turf, irrigation,
screening, buffering and fencing, based on the following criteria outlined in LUC
Section 3.2.1(H):
1) protecting existing trees, natural areas and features;
2) enhancing visual continuity within and between neighborhoods;
3) providing tree canopy cover;
4) creating visual interest year round;
5) complementing the architecture of a development;
6) providing screening of areas of low visual interest or visually intrusive site
elements;
7) establishing an urban context within mixed -use developments;
8) providing privacy to residents and users;
9) conserving water;
10) avoiding reliance on excessive maintenance;
11) promoting compatibility and buffering between and among dissimilar land uses;
12) establishing spatial definition.
More coniferous plantings can be included in current plans, especially along
southern portion of the site, to aid in year-round screening. Additionally, will
plantings be included in the courtyard areas?
Comment Number: 14 Comment Originated: 07/19/2016
07/1912016: Add the following note to the landscape plans: "All tree removal shown
shall be completed outside of the songbird nesting season (Feb 1 - July 31) or a
survey will be conducted of the trees to be removed to ensure that no active nests
are present."
Topic: Lighting Plan
Comment Number: 9 Comment Originated: 07/19/2016
07/19/2016: Thank you for providing a photometric plan with this PDP submittal. It
appears that current plans illustrate light spillage into the proposed Natural Habitat
Buffer Zone. With respect to lighting, the City of Fort Collins LUC Section 3.2.4(D)
(6) requires that "natural areas and natural features shall be protected from light
spillage from off -site sources." Lighting from parking areas or other site amenities
shall not spill over and into buffer areas. Please update plans accordingly.
Comment Number: 10 Comment Originated: 07/19/2016
07/19/2016: Regarding site lighting and light fixtures, please note that The American
Medical Association (AMA) and International Dark -Sky Association (IDA) both
recommend using lighting that has a corrected color temperature (CCT) of no more
than 3000 degrees Kelvin, in order to limit the amount of blue light in the night
environment. Blue light brightens the night sky and creates more glare than any
other color of light. Both LED and metal halide fixtures contain large amounts of blue
light in their spectrum, and exposure to blue light at night has been shown to harm
human health and endanger wildlife, in part through influence on circadian rhythms.
Therefore, use of warmer color temperature (warm white, 3000K or less) for light
fixtures is preferred in addition to fixtures with dimming capabilities. For further
information regarding health effects please see:
http://darksky. org/a ma-report-affirms-h uman-hea lth-impacts-fro m-leds/
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan(a)fcgov.com
Topic: Landscape Plans
Page 6 of 15
Comment Number: 15 Comment Originated: 07/19/2016
07/19/2016: Our city has an established identity as a forward -thinking community
that cares about the quality of life it offers its citizens now and into the future. Thus,
the City of Fort Collins has many sustainability programs and goals that may benefit
this project. Of particular interest may be the:
1) Climate Wise program: fcgov.com/climatewise/
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf,
contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony
Raeker at 970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
5) Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder
at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact
Justin Scharton at 970-221-6213 or jcharton@fcgov.com
Please consider City sustainability goals and ways this development can engage
with these efforts. Let me know if I can help connect you to these programs.
Topic: Landscape Plans
Comment Number: 5 Comment Originated: 07/19/2016
07/19/2016: A detailed Landscape Plan, including proposed planting plan within the
delineated Natural Habitat Buffer Zone, will be required and should including
scientific names of all species proposed. Note the City of Fort Collins Land Use
Code requires that to the extent reasonably feasible, all plans be designed to
incorporate water conservation materials and techniques 13.2.1 E(3)]. This includes
use of low- water -use plants and grasses in landscaping or re -landscaping and
reducing bluegrass lawns as much as possible. Native plants and wildlife -friendly
(ex: pollinators, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Native Plants document available online and
published by the City of Fort Collins Natural Areas Department for guidance on
planting plans in Natural Habitat Buffer Zone; the link is:
http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. Buffer zone plantings
should include appropriate native vegetation, species diversity and variety in vertical
structure.
In addition, recommendations from the ECS include:
a. Use of regionally approved or native species of trees and shrubs to offset
vegetation impacts and mirror existing vegetation and habitat in adjacent areas. This
may include planting of native trees similar to those presently occupying the parcel
including crack or peachleaf willow and plains cottonwood, shrubs including
rabbitbrush and native yucca and other approved ornamentals which provide
benefits to both wildlife and visual aesthetic.
b. Suggested replanting efforts be focused on improving the margins of the Mail
Creek drainage with willow and cottonwood where riparian vegetation does not
presently occur. Focusing replanting in these areas maximizes mitigation actions
through addition of ecologically valuable vegetative species and improvement of
overall ecological function of the riparian corridor by providing additional bank
stabilization and armoring, energy dissipation, chemical and physical filtration,
enhancement of wildlife habitat, and overall improved visual aesthetic.
A detailed Landscape Plan, including planting plan intended for the Natural Habitat
Buffer Zone will need to be submitted for review prior to Hearing and prior to Final
Plan.
Page 5 of 15
Comment Number: 4 Comment Originated: 07/19/2016
07/19/2016: There are two areas included on the Tree Mitigation Plan labeled #11
and #12, indicating stump sprouts and non-native willows and cottonwood sprouts
and non-native willows, respectively. Please provide the acreage of each bubbled
grove and clear identification of how each might be altered. Note LUC 3.2.1(C) and
(F), which, in short, calls for consideration and appraisal of tree groves according to,
but not limited to, factors such as: management of microclimate and drainage;
visual screening; ecological value; shade; aesthetic.
Comment Number: 7 Comment Originated: 07/19/2016
07/19/2016: Is there a better way to improve walkability on the site and access to the
space labeled "active recreation area" and the Natural Habitat Buffer Zone Area?
Providing access to these amenities would be in line with goals from the Nature in
the City Strategic Plan and helping City residents access nature.
Comment Number: 8 Comment Originated: 07/19/2016
07/19/2016: Within the Natural Habitat Buffer Zone, according to Article 3.4.1(E)(1)
(g), the City has the ability to determine if the existing landscaping within the buffer
zone is incompatible with the purposes of the buffer zone. Additionally, the currently
proposed 3-rail fence with wire mesh seems compatible with the Natural Habitat
Buffer Zone, as it might aid in deterring domestic pets from disturbing wildlife in the
buffer area. Please include details including colors and materials to be used for any
and all proposed fencing for the site, including pictures.
Comment Number: 11 Comment Originated: 07/19/2016
07/19/2016: Add Environmental Planner signature to all utility plans showing the
Natural Habitat Buffer Zone.
Comment Number: 12 Comment Originated: 07/19/2016
07/19/2016: Add the following statement to notes on all sheets showing the Natural
Habitat Buffer Zone: Please see Section 3.4.1 of the Land Use Code for allowable
uses within the buffer zone.
Comment Number: 13 Comment Originated: 07/19/2016
07/19/2016: Add the following note to the site, landscape, utility, grading, and storm
sewer plans that: the natural habitat buffer zone is meant to be maintained in a
native landscape. This will help preserve the intention behind the buffer zones and
the natural features into the future.
Page 4 of 15
Comment Number: 1
Comment Originated: 07/19/2016
07/19/2016: Thank you for providing an Ecological Characterization Study (ECS) as
required by Land Use Code (LUC) Section 3.4.1 (D)(1), as the site is within five
hundred feet (500 ft)) of known natural features (wetlands; Mail Creek Ditch; riparian
habitat; Larimer Canal #2). Buffer standards range from fifty to one hundred feet (50
- 100 ft) for these features [LUC 3.4.1(E)]. Additionally, Environmental Planning Staff
received and reviewed both the Geotechnical Engineering Report and Environmental
Review documents submitted with this PDP application. Highlights to note from
these reports:
a. Overall site dominated by non-native vegetation (mostly grasses and forbes) but
also native and non-native vegetation within the Mail Creek drainage and riparian
areas (mostly trees and shrubs including maple, cottonwood, hackberry, willows,
rabbitbrush); these areas may serve as important for breeding, nesting, foraging,
migration, and shelter, or may provide benefits for other important life cycle events
for a number of urban wildlife species.
b. The willows and other woody vegetation associated with Mail Creek Ditch
supports bank stability and dissipates energy of stormwater entering Mail Creek.
c. Mail Creek feature supports seasonally and possibly permanently impounded
water and a 0.037 acre forested and emergent fringe wetland area supporting hydric
vegetation.
d. U.S. Fish and Wildlife Service National Wetlands Inventory shows freshwater
emergent wetlands and freshwater forested shrub wetlands associated with Mail
Creek Ditch.
e. Subsurface borings (5.5 � 14.5 ft) showed soils consisting mostly of lean clay to
clayey sand with silt, and groundwater was encountered in all test borings (depths
ranging from 9 � 18 ft); groundwater generally encountered at shallower depths on
the western end of the property and at deeper depths to the east.
Please provide the following in a table on the site plan:
1) The total acreage required by a standard 50 ft buffer zone for the Mail Creek Ditch
and associated wetlands and riparian and forested habitat.
2) The total acreage of the proposed natural habitat buffer zone.
Any clarification necessary and redlines will be provided at the Staff Review meeting
this Wednesday, 7/20/16.
Comment Number: 2
Comment Originated: 07/19/2016
07/19/2016: The "top of bank" line needs to be delineated and labeled on site,
grading, utility and landscape plans. Top of bank refers to the topographical break in
slope between the bank and the surrounding terrain. When a break in slope cannot
be found, the outer limits of vegetation shall demark the top of bank. Currently it is
not clear on the site plan where the line labeled "natural area 50' buffer offset" is
being measured from; clarification is needed.
Comment Number: 3
Comment Originated: 07/19/2016
07/19/2016: The Existing Conditions and Demolition Plan include several notes
regarding the existing Larimer County Ditch #2 running north -south along the
western portion of the property. Currently it is unclear how much of the existing
structure and vegetation will remain or be altered. Let's discuss details at the Staff
Review meeting on Wednesday, 7/20/16.
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Comment Number: 5 Comment Originated: 07/20/2016
07/20/2016: More detail is needed for the existing storm pipe under the existing
driveway. What are the limits of the existing ditch along Harmony Road that will be
piped? How will it connect to the pipe under the driveway?
Comment Number: 6 Comment Originated: 07/20/2016
07/20/2016: The cross sections for a 6 lane arterial (Harmony Road) include a 10'
parkway and a 7' sidewalk. Please include the cross section for this roadway in the
Utility Plans.
Comment Number: 7 Comment Originated: 07/20/2016
07/20/2016: Existing flow line slopes will be needed to the east and west of the site.
We need to make sure the grade breaks are adequate where as it transitions to the
existing grades.
Comment Number: 8 Comment Originated: 07/20/2016
07/20/2016: Existing cross section slopes will be needed for the Harmony Road
cross sections.
Comment Number: 9 Comment Originated: 07/20/2016
07/20/2016: Minimum cross slopes for reconstruction is 1.5%. Please adjust.
Comment Number: 10 Comment Originated: 07/20/2016
07/20/2016: The ROW shown in the cross sections is the existing ROW. Do you
want this to be shown on here since the ROW line will change?
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak(cDfcgov.com
Topic: General
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City of
Fort Collins
July 22, 2016
Sam Coutts
RIPLEY DESIGN, INC.
419 CANYON AVE, STE 200
Fort Collins, CO 80521
RE: Brick Stone Apartments on Harmony, PDP160019, Round Number 1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224,6134 - fax
fcgov.com/deve/0pmentreview
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, Pete Wray, at
970-221-6754 or pwray@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa(a?fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2016
07/19/2016: More discussion will be needed regarding the frontage improvements
along Harmony Road. In accordance with Section 24-95 of the City Code, the
Developer is responsible for constructing the local portion of public streets adjacent
to the Property. This includes, curb, gutter, sidewalk, parkway and asphalt. The
proposed turn lane will be the future third through lane on Harmony Road.
Engineering recommends constructing the entire through lane. A payment in lieu
would be due for portions of roadway that is not built in the ultimate configuration.
Engineering would be interested in partnering with the Developer to continue the
through lane west of the site, which would include modifying the existing driveway to
115 E. Harmony Road. In the long run this could save the Developer money by not
having to pay for throw away improvements for the right turn lane transitions.
Comment Number: 2 Comment Originated: 07/20/2016
07/20/2016: The pedestrian bridge across the Larimer County Ditch #2 should be
constructed in the ultimate configuration, at the back of walk.
Comment Number: 3
Comment Originated: 07/20/2016
07/20/2016: More details will be needed regarding the retaining wall at the
pedestrian bridge.
Comment Number: 4 Comment Originated: 07/20/2016
07/20/2016: As mentioned above, the portions between stations 10+00 and 12+00
would not meet the local street portion requirements, as this portion of roadway is
not built in the ultimate configuration. A payment in lieu would be collected for this
portion of roadway.
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