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HomeMy WebLinkAboutHARMONY 23 - PDP - PDP160031 - CORRESPONDENCE -screened from view from above and below, and locations of all screening needs to be included on both the site and landscaping plans as per 3.5.1(1). 16: 14 Department: Water Conservation Contact: Eric Olson, 970.221-6704, Topic: General Comment Number: 1 eolson(a)fcgov.com Comment Originated: 10/17/2016 10/17/2016: 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: Water -Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen(a.fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/19/2016 10/19/2016: Please differentiate City and FCLWD water mains. Comment Number: 2 Comment Originated: 10/19/2016 10/19/2016: Please provide a minimum 20' utility easement for the proposed water mains on the site. Comment Number: 3 Comment Originated: 10/19/2016 10/19/2016: For final, please detail/profile the water main crossing the ditch. The proposed 12" main will also need to be profiled. Department: Zoning Contact: Ryan Boehle, 970-416.2401, rboehle(&fcaov.com Topic: General Comment Number: 1 Comment Originated: 10/14/2016 10/14/2016: The plans propose 308 bicycle spaces to be enclosed in the buildings. Is the location of the enclosed spaces in the individual units? If proposed to be contained within the dwellings, 6' shall be dedicated as bicycle storage and shall be included and shown in a detail on the plans as per 3.2.2(C) (4)(b). Comment Number: 2 Comment Originated: 10/14/2016: A bike rack detail will need to be provided showing sufficient and adequate spacing and design for the bicycles and how the racks will be situated in relation to the sidewalk as per 3.2.2(C)(4)(b). Comment Number: 3 Comment Originated: 10/14/2016: The garage spaces will only be credited to the minimum parking requirements if spaces are available to dwelling occupants at no additional rental or purchased cost beyond the dwelling unit rental rate or purchase price. Comment Number: 4 Comment Originated: 10/14/2016: The site lighting levels on the west side of the development are in excess of the minimum required 0.1 foot candles at 20' beyond the property line as referenced in 3.2.4 (D)(8). Comment Number: 5 Comment Originated: 10/14/20 The mechanical/conduit/meters and vents need to be adequately 10/14/2016 10/14/2016 10/14/2016 10/14/2016 13 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 do not meet requirements. Please submit, an Erosion Control Plan, an Erosion Control Report, and an Escrow / Security Calculation. Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Contact: Mark Taylor, 970-416-2494, mtaylorpfcgov.com Topic: Floodplain Comment Number: 2 Comment Originated 10/17/2016: On the Plat, please include the floodplain boundaries and label them appropriately. Comment Number: 3 Comment Originated 10/17/2016: On the Site Plan, please include the floodplain boundaries and label them appropriately. Comment Number: 4 10/17/2016 10/17/2016 Comment Originated: 10/17/2016 10/17/2016: On the Site Plan, please include a note that Life -Safety and emergency response Critical Facilities are not allowed within the 500-year floodplain. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn(afcgov.com Topic: General Comment Number: 1 Comment Originated: 10/21/2016 10121/2016: We would like to setup a time to sit down and review phasing and implementation strategies for the improvement's on Strauss Cabin and Harmony Rd. The traffic study indicates needed geometric improvements at Kechter and Strauss Cabin, and we would like include this as part of our phasing discussion. Comment Number: 2 Comment Originated: 10/21/2016 10/21/2016: The striped pedestrian walkway along the back private drive could be improved to enhance pedestrian safety in this area. The backing sight distance out of the garages is a concern as well as the visual variation of the roadway and "sidewalk" to the driver- potentially use of different materials could remedy this. Comment Number: 3 Comment Originated: 10/21/2016 10/21/2016: The entry cul-da-sac feature could be operationally improved with some design enhancements. A slight softening in the entry radii and yield conditions at each entry point would assist in functionality. Also, consider diagonal parking off of the feature to help with operation and sight distance. Comment Number: 4 Comment Originated: 10/21/2016 10/21/2016: 12 of the buildings in the landscape setting. Evergreen trees would be appropriate on the north side of buildings along Harmony — Douglas -Fir or Spruce — consistent with being slightly more upland above the valley floor. Can the trees along Harmony be established as shown, vis a vis easements? A few additional cottonwoods to form some denser clumps for a more naturalistic effect as opposed to all individual specimens widely spaced which would normally be appropriate. Comment Number: 8 Comment Originated: 10/19/2016 10/19/2016: Gas Service A gas main Line will come from Strauss/Rock Creek Drive; and needs an easement. Department: Stormwater Engineering Contact: Dan Mogen, 970-224.6192, dmogen(cDfcgov.com Topic: General Comment Number: 5 Comment Originated: 10/19/2016 10/19/2016.- Per discussions with Floodplain, the downstream site has a no -rise and the pond spillway is specified at 4837.64' (could be raised up 0.1' as proposed as it is less than historic elevation). The no -rise will need to be modified to account for the modification proposed with H23 and freeboard will also need to be verified. Comment Number: 6 Comment Originated: 10/19/2016 10/19/2016: Please provide documentation and excerpts from the adjacent development's drainage report to justify release rate and other details referred to in this report. Comment Number: 7 Comment Originated: 10/19/2016 10/19/2016: Water rights are required for a constructed wetland; please show that water right requirements are being met. If these wetlands are considered mitigation, water quality treatment must be provided before runoff reaches the wetlands; that is, the wetlands can not be used for water quality or Low Impact Development if they are considered to be mitigation. Comment Number: 8 Comment Originated: 10/19/2016 10/19/2016. The Rational Method + 20% is acceptable for initial sizing calculations. Please note that SWMM modeling will be required for final design as the site is greater than 20 acres. Comment Number: 9 Comment Originated: 10/19/2016 10/19/2016: Please see redlines and review calculations for proposed detention volumes and elevations. Comment Number: 10 Comment Originated: 10/19/2016 10/19/2016: Please show that 1' of freeboard is proposed from the spill over the Boxelder Ditch (Pond A) and Strauss Cabin (Pond B) to the lowest building elevation. Contact: Jesse Schlam, 970.218-2932, ischlam(cDfcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 10/11/2016 10/11/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and 11 variation. The monotonous repetition of the massive buildings negates the garage units being 'equal or better', or'nominal and inconsequential' as they have a dramatic impact on the lack of variation. Furthermore, more directly pertinent to the exact request, the striped edge along the parking lot drive and garage doors is highly inconsistent with goals for pedestrian orientation in multifamily neighborhood or district development. If these units are not counted as design variation, and if a framework of much clearer and more direct connections is provided, then these units might be supportable by staff as a positive addition to the project. Comment Number: 5 Comment Originated: 10/19/2016 10/19/2016: Please consider distinguishing building entrances more clearly. The should be part of the additional variation among buildings. Comment Number: 6 Comment Originated: 10/19/2016 10/19/2016: Streets, Access and Circulation. The plan would create over a half -mile disconnection from north to south, separating the propose housing from schools, parks, and employment to the west. The development be well -designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. Sidewalk or bikeway extensions off -site may be required based on needs created by the proposed development. The circulation system within each development must accommodate the movement of vehicles, bicycles, pedestrians and transit, throughout the proposed development and to and from surrounding areas, safely and conveniently. Developments must extend a local street network to form intra- and inter -neighborhood connections to knit developments together rather than forming barriers between them. Normally, 2 street connections would be required to the west. Requirements recognize the infeasibility of those connections due to topography. 'Alternative Compliance' with the standard is allowed with attention to fostering non -vehicular access, enhancing neighborhood continuity and connectivity, and providing direct, sub -arterial street access to any parks, schools, neighborhood centers, commercial uses, and employment uses. 3.6.3 B and G2 The approved Brookfield development plan to the west included engineering grading plans for a pedestrian bridge to this site. The owner of the property that involves Lafever Drive to the west agrees that a connection would be highly consistent with goals and needs in the area and would cooperate in a bridge connection. This matter needs special, perhaps unprecedented attention and effort given the topography and ditch company concerns. However, it should be viewed as a tradeoff to overcome the constraints that preventing the two street connections which would normally be required. Comment Number: 7 Comment Originated: 10/19/2016 10/19/2016: Landscape Plan —Larger trees are needed around the buildings. Ornamental trees as shown would emphasize the massiveness and dominance 10 Comment Number: 10 Comment Originated: 10/19/2016 10/19/2016: FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi -family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate. Connections shall have hard pipe, not flex pipe. Fire pits and grills shall have a 10' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes(afcgov.com Topic: General Comment Number: 1 Comment Originated: 10/19/2016 10/19/2016: Buildings. This location is different than most multifamily neighborhood locations in the city. It is located in its own river valley landscape setting that is not part of any cityscape or neighborhood. Even when the east side of Strauss Cabin develops, this site will still be a landscape oriented area with the horizontal line of the valley wall as backdrop. Please consider a different approach with a much more horizontal directional emphasis formed by deep overhanging eave features, possibly with floating effects e.g. with reveals or windows to lighten the effect of the mass. The massive vertical components as shown could perhaps harmonize more with a dense, modern cityscape with additional attention, but they do not harmonize with the landscape setting. Rather than vertical masses penetrating the roof line, roofs should come down and cover the vertical masses with deep overhangs, maybe with some variation in how far down they come. Any big and small chance to add horizontality, such as with horizontal slat balcony railings, could help. Comment Number: 2 Comment Originated 10/19/2016: Follow up to 1 above: staff questions the narrative that the design relates to the topography, as the topo forms a sweeping horizontal site backed by the horizontal line of the hill in the public view. This is an opportunity and a need for buildings more harmonious with the hill behind them. The monotonous repetition of these massive buildings would be an intrusion upon this Harmony Gateway landscape that staff believes would shock the community and create a strong negative reaction. Discussion is warranted as a follow up to the meeting. Comment Number: 3 Comment Originated 10/19/2016: A different approach is needed toward required variation among repeated buildings. They all look the same. One basic design is shown. Two more distinctly different designs are needed. This matter is related to the Modification request for the garage units. Comment Number: 4 10/19/2016 10/19/2016 Comment Originated: 10/19/2016 10/19/2016. Modification request. Staff disagrees with including these units via a Modification request and then counting the garage units as design W 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. A Knox Padlock will be required. 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. Comment Number: 7 Comment Originated: 10/18/2016 10/18/2016: TURNING TEMPLATE An AutoTum exhibit is requested showing that fire apparatus are able to negotiate all turning maneuvers within the development site. Comment Number: 8 Comment Originated: 10/19/2016 10/19/2016: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets however the applicant should also be advised that additional on -site signage may be required at time of field inspection and final CO. In addition, "Emergency Access Only" signage shall be affixed to the proposed emergency access gate on both sides. Code language provided below. > 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: 9 Comment Originated: 10/19/2016 10/19/2016: PREMISE IDENTIFICATION & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire -sprinkler system. Comment Number: 4 Comment Originated: 10/06/2016 10/06/2016: STRUCTURES EXCEEDING 30' IN HEIGHT Per IFC Appendix D105, structures exceeding 30' in height trigger additional fire access requirements as previously noted. The intent of the code is to provide unrestricted fire access along one long side of the building. Due to their setback and orientation, Buildings W and X are considered fully out of aerial access, unless they can be shown to be less than 30' in height. All buildings placed parallel to the drive aisle appear to provide access minimum access. > IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Comment Number: 5 Comment Originated: 10/06/2016 10/06/2016: AERIAL FIRE APPARATUS ACCESS ROADS FYI - The 2015 code adoption process is likely to reduce the width of aerial apparatus roads to 26' as written in the IFC (local amendments call for 30' width where required). > WIDTH - IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Comment Number: 6 Comment Originated: 10/18/2016 10/18/2016: SECURITY GATES Fire code requires the gate at the emergency access connection to Harmony to comply with the following: > 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 Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanangDfcpov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 10/19/2016 10/19/2016: If there are any existing trees on site contact the City Forester for an onsite meeting to obtain tree inventory and mitigation information for the plan. Comment Number: 2 Comment Originated: 10/19/2016 10/19/2016: Provide for the LUC 3.2.1 standards on the final landscape plan. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, llynxwiler(!poudre-fire.orp Topic: General Comment Number: 1 Comment Originated: 10/06/2016 10/06/2016: 2015 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins are in the process of adopting the 2015 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Comment Number: 2 Comment Originated: 10/06/2016 10/06/2016: COMMERCIAL HYDRANTS As a Multi -Family product, this project falls under commercial hydrant requirements and a hydrant is required within 300' of any building unless the building is served by a standpipe system. This distance is measured along the path of vehicle travel. All buildings within the development appear to be compliant except for Buildings F which is located a distance greater than 300' from a hydrant. The project team will need to add another hydrant in that general area to meet minimum standards. Code language provided below. > IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Comment Number: 3 Comment Originated: 10/06/2016 10/06/2016: FIRE ACCESS Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. As such, the clubhouse and nearly every large building is out of access. As every building will be equipped with an automatic fire sprinkler system, the out of access condition is considered acceptable in most cases. Buildings X & P which exceed perimeter access by well over 100' will require other mitigation to offset the noncompliant condition. Code language provided below. IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the 0 Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. Comment Number: 7 Comment Originated: 10/19/2016 10/19/2016: Please update the signature block on the Utility Plans from "Natural Resources" to "Environmental Planner." Comment Number: 8 Comment Originated: 10/19/2016 10119/2016: A detailed planting plan is required prior to hearing to ensure that the wetland planting plan is realistic and that the project adequately reflects the landscape of the Poudre River corridor. The details of all seed mixes, including scientific names, should be specified as well. Comment Number: 9 Comment Originated: 10/19/2016 10/19/2016: Thank you for providing a photometric plan with this PDP submittal. Current plans illustrate light spillage into the 50' natural habitat buffer zone along the Fossil Creek Reservoir Inlet Ditch. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off -site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer area or any wetland mitigation areas. There should be no spillover lighting encroaching into the 50' Natural Habitat Buffer Zone along the Fossil Creek Reservoir Inlet Ditch or any wetland mitigation areas. Comment Number: 10 Comment Originated: 10/19/2016 10/19/2016: A Fugitive Dust Control Permit must be obtained from Larimer County Environmental Health for development involving: - land clearing of 5-25 acres; - land development creating more than a 25 acre contiguous disturbance or exceeding 6 months in duration Comment Number: 11 Comment Originated: 10/19/2016 10/19/2016: City Code and the Land Use Code require that any prairie dogs inhabiting a site must be relocated or humanely eradicated prior to development activities (see Section 3.4.1(N)(6) of the Land Use Code). Additionally, should this project gain approval and proceed to construction, a burrowing owl survey, in accordance with the Division of Parks and Wildlife standards, shall be conducted prior to construction by a professional, qualified wildlife biologist. Comment Number: 12 Comment Originated: 10/19/2016 10/19/2016: Please note section 3.4.1(I)(2) of the Land Use Code, which states that "projects shall be designed to minimize the degradation of the visual character of affected natural features within the site and to minimize the obstruction of scenic views to and from the natural features within the site." To ensure compliance with this standards, please provide photosimulations and/or viewshed analyses from multiple perspectives along both Harmony and Strauss Cabin Roads. Comment Number: 21 Comment Originated: 10/21/2016 10/21/2016: Let me know when you would like to meet to work through the striping plans and improvement phasing and I can get that meeting set up. Comment Number: 22 Comment Originated: 10/21/2016 10/21/2016: We are working on establishing a standard design for emergency accessway with PFA. Once we have the final design direction on that I will provide you with direction on the materials and design required. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/19/2016 10/19/2016: The ECS and planning objectives both note that the Box Elder Ditch will be relocated by the ditch company prior to construction of this project. A letter of intent from the ditch company regarding this action is required prior to hearing. If the project is approved and proceeds to construction, documentation confirming the relocation of the ditch is required. If the ditch is to be relocated by any entity other than the ditch company, additional US Army Corps of Engineers, State Historic Preservation Office, and City of Fort Collins requirements will apply. Comment Number: 2 Comment Originated: 10/19/2016 10/19/2016: The ECS identified a 411 sf wetland that will need to be either protected or mitigated with this project. If pursuing mitigation, as noted in the planning objectives, on -site mitigation will make the most sense for this project. If this project is approved, a wetland mitigation and monitoring plan will be required prior to construction. Pretreatment of stormwater runoff is required prior to entering a wetland mitigation area. However, given the amount of new wetland area proposed with this project, there may be some flexibility in how that is accomplished. Please arrange a meeting with Dan Mogen (Stormwater) and myself to discuss further. Comment Number: 3 Comment Originated: 10/19/2016 10/19/2016: Please provide a letter from the US Army Corps of Engineers verifying the extent and jurisdictional status of the wetlands on the site. Comment Number: 4 Comment Originated: 10/19/2016 10/19/2016: To ensure compliance with the Migratory Bird Treaty Act, please include the following note on the tree landscape plan: "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." Comment Number: 5 Comment Originated: 10/19/2016 10/19/2016: The top of bank for the Fossil Creek Reservoir Inlet Ditch and 50' Natural Habitat Buffer Zone need to be delineated and labeled on the site, grading, utility, lighting, and landscape plans. Comment Number: 6 Comment Originated: 10/19/2016 Please add the following statement to the notes on any sheets of the site, landscape, photometric and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. 4 Comment Number: 12 Comment Originated: 10/21/2016 10/21/2016: Letters of intent from the ditch companies for the work being shown (improvements and crossings) will be needed prior to hearing. Comment Number: 13 Comment Originated: 10/21/2016 10/21/2016: We need to look at and get the interim and ultimate striping plans laid out and figured out. - How does this project impact Strass Cabin north of Harmony — what widening is needed to accommodate this project. - What are the turn lane length needed if it is just this side first, or this side second. - What triggers the change between interim and ultimate cross section — when is the median required. Comment Number: 14 Comment Originated 10/21/2016: As we did with the Harmony 1-25 North project we will need to look at if the ultimate west curbline that is to be designed and installed with this project can tie into existing pavement or how much of the road will need to be reconstructed with this project. Comment Number: 15 Comment Originated 10/21/2016: We will have interim and ultimate striping plans, but the centerline and west flowline along this project will be the ultimate design — so that just needs to be clarified on the plans. As with the other project if this project is to go first then we may have an interim east roadway edge, but will need to clearly define what is ultimate and what gets torn out and rebuilt with the other project. Again if this project doesn't go first then the plans change and we need to show how this project will tie into what the other side is doing to obtain the ultimate section. Comment Number: 16 10/21/2016 10/21/2016 Comment Originated: 10/21/2016 10/21/2016: A preliminary profile design will need to be provided for 1000 feet beyond the end of this property with existing grades. Comment Number: 17 Comment Originated: 10/21/2016 10/21/2016: The radii at the intersection of Strass Cabin Road and Road A and Road B are to be 20 per Table 8-2. Comment Number: 18 Comment Originated: 10/21/2016 10/21/2016: The widths of Road A and Road B need to be identified someplace on the plans besides just the typical cross section. In regards to the typical cross section it shows a crowned drive section — the grading plans would indicate that these drives slope to one side since sidewalk chases are only being shown on one side of the drives. Comment Number: 19 Comment Originated: 10/21/2016 10/21/2016: Road A and Road B need to be labeled on the plans as private drives. If they are to be named that will need to be placed on the plat and the plans. Comment Number: 20 Comment Originated: 10/21/2016 10/21/2016: Once we get the striping plans figured out we will check the turn lane design and distances. 3 Comment Number: 5 Comment Originated: 10/21/2016 10/21/2016: The plans summited were based on Harmony and i-25 project north proceeding and constructing prior to this project. Understanding that this might not be the case the plans need to provide design independent of that project. What does that mean - - We will need to look at what road construction, widening, striping layout and design needs to be completed by this project if constructed first. Along Harmony, Straus Cabin (north and south). - The sewer system plans (gravity lines, wastewater pumping station, forcemain) will need to be reviewed and finalized as a part of these plans. This could also create a problem because I believe the lot that the pumping station was to be on was to be platted with the other project and the lot will need to be platted in order for them to get a building permit for that building. - This project will need to relocate utilities, get the off -site easements and ROW needed for all the off -site work. - The applicant and the developer have to understand that if we proceed with this project going first and that doesn't happen then the plans will need to be changed and modified to show what they are now building and designing and how they tie into the Harmony 1-25 North plans. This will be a big change to the road construction - cross sections, striping and lane alignments and you will then be dependent on that project completing their improvements so you can tie in. Comment Number: 6 Comment Originated: 10/21/2016 10/21/2016: 1 need information on the size of the proposed club house so I can finish the Transportation Development Review Fee calculation. Comment Number: 7 Comment Originated: 10/21/2016 10/21/2016. On the plat you are going to want to exclude out the two areas where the shelters and decks are shown on the site plan. If not done now you would need to do an easement vacation of the area in which those are to be placed before you would be able to get a building permit. Comment Number: 8 Comment Originated: 10/21/2016 10/21/2016: Need ROW line along Harmony Road labeled on the utility plans. Comment Number: 9 Comment Originated: 10/21/2016 10/21/2016: Where is the new waterline in Harmony going to be located? One note says it is to be 15 feet south of existing edge of pavement, but another note labels the same line as the pipe as edge of pavement. Also need more information on what is going on Cinquefoil. Where are the curblines, ROW lines, does row or easement exist for the new firehydrant? Comment Number: 10 Comment Originated: 10/21/2016 10/21/2016: The boxelder realignment plans. We will need to review and approve these plans. Our biggest concern will be the design and work within the ROW. These plans will need to be approved with this project. Comment Number: 11 Comment Originated: 10/21/2016 10/21/2016: Letters of intent for off -site easements and ROW will be needed prior to hearing. I don't know what all these will be yet — we need to see what utilities and infrastructure this project will be constructing (water, sewer, storm, roads, and relocations). 2 Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. corWdevelopmentreview October 21, 2016 Brent Cooper RIPLEY DESIGN, INC. 419 CANYON AVE, STE 200 Fort Collins, CO 80521 RE: Harmony 23, PDP160031, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Sheri Langenberger, 970-221.6573, slangenbergert@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/21/2016 10/21/2016: Per the Harmony Corridor Plan pg. 18 the 8 foot wide sidewalk along Harmony should be located 30 feet from the edge of the road where possible. Comment Number: 2 Comment Originated: 10/21/2016 10/21/2016: We are not sure if there should be curb and gutter along this section of Harmony. We are going to discuss this more intemally and will let you know what the direction on this will be. Comment Number: 3 Comment Originated: 10/21/2016 10/21/2016: We are discussing whether or not curb and gutter should be installed along this portion of roadway. Whether there is curb and gutter will impact the roadway design and the tree setbacks. I will let you know what that decision is once it has been determined. Comment Number: 4 Comment Originated: 10/21/2016 10/21/2016: There is a reimbursement that is due to the City for the widening that the City did along the Harmony Road frontage when the roadway was widened to 3 travel lanes. That will get reflected in the development agreement.