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Home My WebLink AboutBRICK STONE APARTMENTS ON HARMONY - PDP - PDP160019 - CORRESPONDENCE - (3)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(cDfcgov.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(abfcgov.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 Contact: Ali van Deutekom, 970-416-2743, avandeutekom(&fcgov.com Topic: Lighting Plan Comment Number: 1 Comment Originated: 09/07/2016 09/07/2016: Please show the foot-candle levels 20 feet beyond the east property line. Because the use to the east is a residential use, you may not exceed .1 foot candle as a direct result of on -site lighting. Topic: Site Plan Comment Number: 1 Comment Originated: 07/20/2016 09/07/2016: Simply stating the bike parking is provided in each unit does not meet the standard. This will need to be a dedicated bike parking space in each unit. An extra closet near the front door? I will need to see a floor plan of the one and two bedroom units showing compliance. 07/20/2016: Where are the enclosed bike spaces? Comment Number: 2 Comment Originated: 09/07/2016 09/07/2016: 188 parking spaces only requires 6 handicap parking spaces. You are providing 8? Page 13 of 13 Comment Number: 10 Comment Originated: 07/19/2016 09/06/2016: The response does not answer the question asked. Please call John Von Nieda to discuss. 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? Comment Number: 26 Comment Originated: 09/06/2016 09/06/2016: Please change the word "Brickstone" to 2 words "Brick Stone" in the title. This will match all other plan titles. Comment Number: 27 Comment Originated: 09/06/2016 09/06/2016: Are there any Lienholders for this property? If so, please add a signature block. If not, please add a note stating there are none, and include response in written comments. Comment Number: 28 Comment Originated: 09/06/2016 09/06/2016: Please add new title commitment information as available. Comment Number: 29 Comment Originated: 09/06/2016 09/06/2016: There is an Emergency Access Easement with the dimension crossed out and changed in handwriting. See redlines. Comment Number: 30 Comment Originated: 09/06/2016 09/06/2016: There are spelling issues. See redlines. Comment Number: 31 Comment Originated: 09/06/2016 09/06/2016: Please add the property line that was drawn in. See redlines. Comment Number: 32 Comment Originated: 09/06/2016 09/06/2016: Please verify that all surrounding properties are correctly labeled with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Comment Number: 33 Comment Originated: 09/06/2016 09/06/2016: Please remove the off -site line to the east of the property, or show as a dashed line and label as "Mail Creek buffer zone limits". See redlines. Topic: Site Plan Comment Number: 14 Comment Originated: 07/19/2016 09/06/2016: This has not been completely corrected. 07119/2016: 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. Comment Number: 3 Comment Originated: 09/06/2016 09/06/2016: U turns are currently permitted at the intersection of Harmony Road and College Avenue. If that traffic movement becomes problematic the City of Fort Collins reserves the right to prohibit the U turn at the intersection. Topic: Traffic Impact Study Page 12 of 13 Comment Number: 16 Comment Originated: 09/08/2016 09/08/2016: In Section I.A.4 of the Preliminary Drainage Report, the ditch along Harmony is discussed. It is actually an old lateral that used to be a part of the New Mercer Ditch system. It has not been used in years. Comment Number: 17 Comment Originated: 09/08/2016 09/08/2016: On Sheet C5.01, the Drainage Exhibit, of the Construction Drawings, there is a detail drawing in the lower left corner that is not needed in this plan set. Department: Technical Services Contact: Jeff County, 970-221-6588, icountyal�fcgov.com Topic: Building Elevations Comment Number: 36 Comment Originated: 09/06/2016 09/06/2016: There are line over text issues. See redlines. Comment Number: 37 Comment Originated: 09/06/2016 09/06/2016: There are text over text issues. See redlines. Topic: Construction Drawings Comment Number: 18 Comment Originated: 07/19/2016 09/06/2016: Please change the word "Brickstone" to 2 words 'Brick Stone" in the title. This will match all other plan titles. 07/19/2016: The title needs to match the Subdivision Plat. See redlines. Comment Number: 20 Comment Originated: 07/19/2016 09/06/2016: This has not been corrected. 07/19/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Comment Number: 22 Comment Originated: 07/19/2016 09/06/2016: There are cut off text issues. See redlines. 07/19/2016: There are cut off text issues. See redlines. Comment Number: 23 Comment Originated: 07/19/2016 09/06/2016: There are line over text issues. See redlines. 07/19/2016: There are line over text issues. See redlines. Topic: Landscape Plans Comment Number: 34 Comment Originated: 09/06/2016 09/06/2016: There are line over text issues. See redlines. Comment Number: 35 Comment Originated: 09/06/2016 09106/2016: There are text over text issues. See redlines. Topic: Plat Comment Number: 2 Comment Originated: 07/18/2016 09/06/2016: The monument record for the northwest corner of section 1, does not match what is shown on the plat. 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: 9 Comment Originated: 07/19/2016 09/06/2016: Please change this to 'Tract A". 07/19/2016: What is Outlot A? Who owns & maintains it? Page 11 of 13 Comment Number: 1 Comment Originated: 07/11/2016 08/26/2016: Repeat, will look for materials at time of FDP 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, dmogentafcgov.com Topic: General Comment Number: 2 Comment Originated: 07/15/2016 09106/2016: Please extend easement to property line on eastern outfall. 20' is the standard easement width; however, the proposed 10' easement appears to be acceptable in this case. 07/15/2016: Please provide an easement for the outfall pipes. Comment Number: 3 Comment Originated: 07/15/2016 09/06/2016: Understood that an easement exists. Please show said easement for final. 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 09/06/2016: Noted that this will be provided. 07/15/2016: For final, please provide profiles of the storm sewer system. Comment Number: 5 Comment Originated: 07/15/2016 09/07/2016: Repeat. Please size the proposed inlet to capture flows from Basins OS.1 and OS.2 (portion that is along the frontage). 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: 8 Comment Originated: 07/15/2016 09/06/2016: Repeat. There are multiple locations with proposed slopes of 3:1; please see redlines. 07/15/2016: Please document and justify the proposed slopes that are steeper than 4:1 in the drainage report. Comment Number: 10 Comment Originated: 07/15/2016 09/06/2016: Please see updates. 07/15/2016: Please see redlined report and plans. Redlines must be returned prior to subsequent reviews. Contact: Mark Taylor, 970-416-2494, mtavlor(&fcoov.com Topic: Floodplain Comment Number: 14 Comment Originated: 09/01/2016 09/01/2016: On the Plat, in addition to be being dedicated as Open Space, please dedicate Outlot A as a drainage and utility easement. Comment Number: 15 Comment Originated: 09/01/2016 09/01/2016: Also on the Plat, we would like the area between the Larimer #2 easement and the west property line dedicated as an access easement. Page 10 of 13 Comment Number: 9 Comment Originated: 09/07/2016 09/07/2016: CENTRAL COURTYARD ON NORTH SIDE The subgrade parking structure needs to be engineered to support 40 tons at this location. Comment Number: 10 Comment Originated: 09/07/2016 09/07/2016: ALTERNATIVE MEANS OF COMPLIANCE The recent grade changes and increase in fire lane widths have improved fire access along the original points planned in the first submittal. Perimeter access requirements have now been met for this site and aerial apparatus access has been met at certain points. The fire marshal remains concerned, however that a significant portion of the building still does not meet aerial access. Access deficiencies remain in the SW portion of the building and along the North side. At this time, the FM would like the project team to consider alternative means for meeting the code requirement. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwravCZ#fc4ov.com Topic: General Comment Number: 1 Comment Originated: 07/19/2016 07/19/2016: All sheets for Hearing set: Please change project name to 'Bricks Stone" Apartments on Harmony. Comment Number: 8 Comment Originated: 09/09/2016 09/09/2016: Utility Plans for Hearing set: Title Block all sheets change name to "Brick Stone" Apartments on Harmony. C401 - show bus stop pad. Topic: Plat Comment Number: 10 Comment Originated: 09/09/2016 09/09/2016: Plat for Hearing set - change title name to 'Brick Stone". Topic: Site Plan Comment Number: 9 Comment Originated: 09/09/2016 09/09/2016: Site Plan- Hearing set - rearrange sheet number sequence as: S1 - Cover S2 - Site Plan S3 - Parking LP4 - Landscape Plan LP5 - Natural Area Buffer Plan LP6 - Natural Area Buffer Landscape LP7 - Natural Area Buffer Landscape LP8 - Tree Mitigation Plan LP9 - Landscape Notes and Details 10 - Lighting Plan AE11 - Building Elevations AE12 - Building Perspectives AE13 - Building Perspectives Department: Stormwater Engineering Contact: Basil Harridan & Jesse Schlam, , Topic: Erosion Control Page 9 of 13 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, Ilvnxwiler(ftoudre-fire.org Topic: General Comment Number: 4 Comment Originated: 07/09/2016 07/09/2016: ROLL OVER CURBS Roll over curbs may be incorporated into the fire department access points along Harmony but vertical curbs are not allowed. I wasn't able to locate this intent in the access design. 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. I wasn't able to locate information on the plan showing sign placement. > 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. Comment Number: 7 Comment Originated: 09/07/2016 09/07/2016: TWO -TRACK DESIGN A recent fire department policy change now calls for two, 6' wide concrete paths flanking a 4' wide grasscete (or other similar product), for a total width of 16'. Comment Number: 8 Comment Originated: 09/07/2016 09/07/2016: FDC - LOCATION REMINDER > IFC 507.5.1.1: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. Page 8 of 13 Building Services Plan Review 416-2341 Department: Light And Power Contact: Tyler Siegmund, 970416-2772, tsiegmundCZDfcgov.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/businesslbuilders-and-developers/plant-investment-de velopment-fees Comment Number: 3 Comment Originated: 07/20/2016 09/07/2016: It has been determined that street lights will need to be placed along the frontage of the property along E Harmony Rd. See redlines of the landscape plan for approximate street light placement. Street lights will be placed at approximately 118ft to meet code. Please adjust the street trees accordingly with clearances described below: 07/20/2016: Street light 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/G MARdStds/Ch l 5_O4_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-a nd-developers/development- forms-guidelines-regulations 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, , Page 7 of 13 Comment Number: 1 Comment Originated: 08/31/2016 08/31 /2016: Building Permit Pre -Submittal Meeting: Pre -Submittal meetings are required to assist the designer/builder 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 All 17.1-2009. 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. 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. Brickstone — project specific concerns: 1. Fire -sprinkler systems are required. A new code amendment effective in 2014 will require a full NFPA-13 sprinkler system and not allow a 13-R system. 2. Bedroom egress windows required below 4th floor for 1 exit buildings. 3. All windows above the 1 st floor require minimum sill height of 24" 4. Building code and State statute CRS 9-5 requires project provide accessible units. 5. Upgraded insulation is required for buildings using electric heat or cooling. 6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 7. Low -flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. 8. Special combustion safety requirements for natural draft gas appliances. 9. Low VOC interior finishes. City of Fort Collins Page 6 of 13 Comment Number: 4 Comment Originated: 09/08/2016 09/08/2016: Provide for 8 upsized mitigation trees. Clearly identify the mitigation trees in the plant schedule and with direct labels. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland(ai)fcgov.com Topic: Building Insp Plan Review Page 5 of 13 Comment Number: 26 Comment Originated: 09/06/2016 09/06/2016: Current plans illustrate light spillage into the proposed Natural Habitat Buffer Zone. Environmental Planning Staff acknowledges the need for safety on site. 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." Let's discuss further during Staff Review meeting 9/7/16. Comment Number: 27 Comment Originated: 09/06/2016 09/06/2016: 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 and has been shown to influence circadian rhythms. By Final Plan include catalog cutsheets that clearly identify which luminaires shall be ordered and installed. Topic: Landscape Plans Comment Number: 14 Comment Originated: 07/19/2016 07119/2016: 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 surrey will be conducted of the trees to be removed to ensure that no active nests are present." Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan(a)Icgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/22/2016 09/08/2016: Continued: Thank you for listing percentages. The percentage of skyrocket juniper is 23% but the standard for projects with more than 60 trees is 15%. Evaluate using other upright junipers to meet the standard. The project may want to consider the cultivars Taylor and or Woodward if a narrow cultivar of juniper is needed. 07/2212016: 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 09/08/2016: Continued: Thanks for addressing this at final plan. 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 09/08/2016: Continued: If needed to help facilitate a determination on this question consider setting a meeting with Forestry, the City Planner, Landscape Architect and representative from Engineering/Utilities. 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. Page 4 of 13 Comment Number: 22 Comment Originated: 09/06/2016 09/06/2016: The planting plan shown within the natural habitat buffer zone is robust in density and species diversity. A few notes: a. The overall species diversity included in plans will be a nice complement to existing vegetation along Mail Creek Ditch and will greatly increase overall biodiversity and thus ecological value on the site; thank you for including a myriad of species native to this area. b. The addition of both Salix amygdaloides (peachleaf willow) and Salix exigua (coyote willow) should do well within this natural habitat buffer zone. Currently unclear where the peachleaf willow will be planted. c. Nice addition of Asclepias syriaca (common milkweed) to the dryland native seed mix; this plant should do well in the natural habitat buffer zone as it has already been observed along the Larimer County #2 ditch on the western portion of the project site. Suggest addition of more forbs to dryland seed mix (see next comment). Comment Number: 23 Comment Originated: 09/06/2016 09/06/2016: City Staff highly suggest adding more forbs, and specifically wildflower species, to the dryland native seed mix perhaps: H. villosa (hairy goldenaster); E. asperum (wallflower); L. punctate (dotted gayfeather); L. lewisii (blue flax), V. Americana (American vetch); C. tinctoria (Plains coreopsis), P. angustifolius (blue lupine), S. coccinea (blood sage); R. columnifera (Mexican hat). This will aid in more rapid establishment, help the native plants outcompete weed species, add to the site aesthetic while in bloom, and provide nutritional resources for local pollinator species. Comment Number: 24 Comment Originated: 09/06/2016 09/06/2016: Currently on proposed plans approximately 36% of the canopy tree species to be used onsite are Gleditsia spp. (honey locust), including shademaster, skyline and imperial varieties. City Staff request a redistribution of canopy tree species diversity through decrease in Gleditsia spp. (honey locust) and corresponding increase in perhaps G. dioica (Kentucky coffee tree), Q. macrocarpa (Burr oak), T. cordata (Littleleaf linden), and/or C. occidentalis (Hackberry) for the following reasons: a. While honey locust trees are hard and urbanadapted, they are often overused in urban landscapes- b. Often honey locust varieties sold are cultivated to be seedless and thornless thus decreasing their value to wildlife in providing food or cover. c. There is a desire long-term to avoid over reliance on any one species making up the urban forest tree canopy in anticipation of drastic reductions due to pest species, for example those expected in the next 2-5 years due to Emerald Ash Borer (currently ash trees make up 20% or more of total urban tree canopy). Comment Number: 25 Comment Originated: 09/06/2016 09/06/2016: Nice addition of the pedestrian bridge. This provides more access to the space labeled "active recreation area" and the Natural Habitat Buffer Zone Area. Providing access to these amenities is in line with goals from the Nature in the City Strategic Plan and helping City resident access nature. For Final Plan provide further details on colors and materials for the bridge. Page 3 of 13 Comment Number: 8 Comment Originated: 07/20/2016 09/06/2016: How are you transitioning the exiting pavement to the proposed pavement? Show limits of removal or adjust slopes. See redlines. 07/20/2016: Existing cross section slopes will be needed for the Harmony Road cross sections. Comment Number: 9 Comment Originated: 07/20/2016 09/0612016: There are two portions that do not meet the minimum 1.5% cross slope. 07/20/2016: Minimum cross slopes for reconstruction is 1.5%. Please adjust. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak((Dfcgov.com Topic: General Comment Number: 16 Comment Originated: 09/06/2016 09/06/2016: In the Natural Buffer Area Table: clarification requested on calculations listed for areas labeled as "required" standard 50 foot buffer area, "provided" buffer area, and "difference." There appears to be a portion on the west side of the plan that was not included in calculations. Let's discuss in detail and view redlines together during Staff Review meeting on 917/16. Comment Number: 17 Comment Originated: 09/06/2016 09/06/2016: Include the Limits of Development line for the portion of the site plan that is to the west of the Larimer Canal Ditch #2. Comment Number: 18 Comment Originated: 09/06/2016 09/06/2016: Clarification requested on entire natural habitat buffer zone delineation that will be included on the site, grading, utility and landscape plans. Let's discuss in detail and view redlines together during Staff Review meeting on 9/7/16. Comment Number: 19 Comment Originated: 09/06/2016 09/06/2016: Clarify on the shrub and willow grove mitigation plan and/or the landscape plan: a. A conservative estimate of square footage that will be provided by both shrubs and trees planted within the natural habitat buffer zone. b. Areas where rabbitbrush will be displaced and identified areas on the plans where the displaced shrubs can be relocated within the natural habitat buffer zone or elsewhere on site. Comment Number: 20 Comment Originated: 09/06/2016 09/06/2016: Ensure the "edge of fringe wetlands" line remains delineated and labeled on site, grading, utility and landscape plans. Comment Number: 21 Comment Originated: 09/06/2016 09/06/2016: Currently the existing Larimer County Ditch #2 running north -south along the western portion of the property is not shown as included within the delineated natural habitat buffer zone, however, it does add to the ecological value on site and can be included in the buffer zone. Page 2 of 13 Fort Collins September 09, 20 Sam Coutts RIPLEY DESIGN, INC. 419 CANYON AVE, STE 200 Fort Collins, CO 80521 RE: Brick Stone Apartments on Harmony, PDP160019, Round Number 2 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6760 970.224.6134 - fax tcgov. com/developmentreview 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(aDfcgov.com Topic: General Comment Number: 1 Comment Originated: 07/19/2016 09/06/2016: The limits of removal for the driveway to the west should be shown on the Utility Plans. Plans will need to show limits of removal and the design to extend the 3rd through lane/right turn lane. 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: 7 Comment Originated: 07/20/2016 09/06/2016: Portions of the new flowline exceeds the minimum grade breaks. See redlines. 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. Page 1 of 13