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Home My WebLink AboutHARMONY COMMONS HOTEL - PDP - PDP160027 - CORRESPONDENCE - REVISIONS (3)2-inch water see ' ,e. R Shear: curb ,p is now shown with the water meter. Comment Number: 2 Comment Originated: 09/13/2016 09/13/2016: Please provide a note on the Utility Plan that the service can be upsized to a 3-inch after a minimum distance of 5 feet past the meter. R Shear: Master Utility Plan construction note 5 has been updated with the following: "upsize 2" water service to 3" water service from meter to building a minimum distance of 5 feet past the meter". Department: Zoning Contact: Marcus Glasgow, 970-416-2338, malasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/13/2016 LUC 3.2.4(D)(8) Light levels measured twenty (20) feet beyond the property line of the development site (adjacent to residential uses or public rights -of -way) shall not exceed one -tenth (0.1) foot-candle as a direct result of the on -site lighting. The light levels on the south property entrance appear to exceed this. R PBA: Aknowledged, RE: Photometric Plan Comment Number: 2 Comment Originated: 09/13/2016 09/13/2016: The building appears to be over 40 ft in height. LUC 3.5(G)(1)(b) Please provide shadow analysis that indicates, on the project development site plan, the location of all shadows cast by the building or structure (with associated dates of the year). R PBA: Correct. A shadow analysis is provided in this submittal. Comment Number: 3 Comment Originated: 09/13/2016 09/13/2016: LUC 3.2.5(C)(5) Trash and recycling areas must be enclosed so that they are screened from public view. The enclosure shall be constructed of durable materials such as masonry and shall be compatible with the structure to which it is associated. Gates on the enclosures shall be constructed of metal or some other comparable durable material, shall be painted to match the enclosure and shall be properly maintained. Please provide detail and elevation of trash enclosure. R PBA: Trash enclosure is provided in this submittal. Metal and stone is incorporated. 17 Topic: Landscape P' -s Comment Number: 4 Comment Originated: 09/13/2016 09/13/2016: There are line over text issues. See redlines. R Site Design: Text over line issues has been resolved. Comment Number: 5 Comment Originated: 09/13/2016 09/13/2016: 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. R Site Design: Easement name corrected. Topic: Lighting Plan Comment Number: 7 Comment Originated: 09/13/2016 09/13/2016: No comments. Topic: Site Plan Comment Number: 1 Comment Originated: 09/13/2016 09/13/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. R TBG: Index has been corrected. Comment Number: 2 Comment Originated: 09/13/2016 09/13/2016: The address shown on the plans is incorrect. Lot 6 is addressed as 3520 Timberwood Drive, and Lot 7 is 3420. Please change or remove from the plans. R TBG: The address has been corrected. Comment Number: 3 Comment Originated: 09/13/2016 09/13/2016: Some of the easement descriptions shown are incorrect, and some easements platted are not shown. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. R TBG: The easements have been updated. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/13/2016 09/13/2016: See redlines for improved pedestrian connections. R Shear: pedestrian connections noted on the redlines have been accommodated. Comment Number: 2 Comment Originated: 09/13/2016 09/13/2016: Is there an opportunity to align accesses for driveways long the private drive? R Shear: driveways are aligned along the private drive. Department: Water -Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamaroue@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/13/2016 09/13/2016: Please show the curb stop and meter pit on the utility plan for the 16 09/13/2016: Thr ,orous paver system needs to be revisr 'some in order to meet the requirement Specifically the run-on area ratio is be exceeded. Also, some clarification is needed regarding the calculations. R Shear: Refer to revised calculations. Department: Technical Services Contact: Jeff County, 970-221-6588, icounty@fcoov.com Topic: Building Elevations Comment Number: 6 Comment Originated: 09/13/2016 09/13/2016: No comments. Topic: Construction Drawings Comment Number: 8 Comment Originated: 09/13/2016 09/13/2016: Please provide the following information in the EXACT format shown below. PROJECT DATUM: NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS DATUM) BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: NOTE: IF NAVD 88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 = NGVD29 UNADJUSTED + X.XX'. R Shear: Benchmark data has been updated as noted. Comment Number: 9 Comment Originated: 09/13/2016 09/13/2016: Please correct the typo in the Basis Of Bearings. See redlines. R Shear: Basis of bearing has been corrected. Comment Number: 10 Comment Originated: 09/13/2016 09/13/2016: All benchmark statements must match on all sheets. R Shear: Benchmark data has been updated as noted. Comment Number: 11 Comment Originated: 09/13/2016 09/13/2016: There are line over text issues. See redlines. R Shear: line over text issues have been accommodated. Comment Number: 12 Comment Originated: 09/13/2016 09/13/2016: 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. R Shear: easement descriptions have been updated to match the easement descriptions shown on the plat. Comment Number: 13 Comment Originated: 09/14/2016 09/14/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. R Shear: Done. 15 Department of grgy — Lighting Facts for minimizing br "light, up -light and glare y (B.U.G.). Plea. .femonstrate how the proposed fixture .thieve a rating of 13=1, t pa U=0 and U=1. cs_ R PBA: Aknowledged, all information shall be provided for each fixture, all fixtures �, � will meet City requirements Comment Number: 24 Comment Originated: 09/13/2016 09/13/2016: On the Luminaire Schedule, please add a "quantity, column for the 4 number of fixtures. R PBA: Aknowledged, all quantities of luminaires will be specified Department: Stormwater Engineering Contact: Basil Harridan, 970-224-6035, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/09/2016 09/09/2016: The site disturbs more than 10,000 sq. ft., 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 do not meet requirements. Please submit; revised Erosion Control Plan, revised Erosion Control Report, and a revised 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. R Shear: Erosion Control requirements now meet Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. As suggested during our phone conversation on 09/28/16 some report items will be expanded at FDP. R Shear: A stormwater discharge permit will be secured prior to construction. Comment Number: 2 Comment Originated: 09/09/2016 09/09/2016: Please address all redlines on plans and report by FDP. Report will need to be expanded at FDP to address all questions in the included checklist. R Shear: Plan redlines and report redlines have been addressed. As suggested during our phone conversation on 09/28/16 some report items will be expanded at FDP. Contact: Wes Lamarque, 970-416-2418, wlamaraue@fcgov.com Topic: General Comment Number: 3 Comment Originated: 09/13/2016 09/13/2016: Please clarify what is existing and proposed on the Utility Plans. This includes the water and storm sewer infrastructure. R Shear: existing and proposed storm sewer and water line infrastructure has been clarified. Comment Number: 4 Comment Originated: 09/13/2016 09/13/2016: The plan & profile for the storm sewer in the private drive looks to be incomplete. Please revise. R Shear: The north east -west private drive storm sewer plan and profile has been updated for clarification and design completion. Comment Number: 5 Comment Originated: 09/13/2016 14 porte cochere. �o t C, Nay �C C � r �, - �, rib Comment Number: 16 Comment Originated: 09/13/2016 09/13/2016: At the time of preparation for the public hearing, a sample and material board will be required. R PBA: Acknowledged. Comment Number: 17 Comment Originated: 09/13/2016 09/13/2016: The elevations show four doors along the south (the Landscape Plan tc, shows three). These doors will need matching overhangs, projections, or other feature otherwise they appear as flat doors on a flat wall and do not contribute to articulating the building. R PBA: We have added metal canopies over the southern doors and end doors. Comment Number: 18 Comment Originated: 09/13/2016 0�✓ 09/13/2016:Along the south elevation, the stone base must be carried across the entire length of the wall. R PBA: Stone and brick extends the entire length of the first floor. U �c Comment Number: 19 Comment Originated: 09/13/2016 09/13/2016: Please indicate the height of the building at the highest point. R PBA: We have indicated the height in the elevations. 6 t` Comment Number: 20 Comment Originated: 09/13/2016 09/13/2016: Please provide a scale on the elevations. R PBA: We have indicated the scale in the elevations. Comment Number: 21 Comment Originated: 09/13/2016 09/13/2016: Will HVAC systems be mounted on the roof? If so, please dash in the height of the equipment and show how this equipment is to be screened. Will there be a mechanical well or deck that is screened by parapet walls or will there be metal screen walls? With regard to the most recent hotel to be entitled, the size and height of the rooftop mechanical equipment came in larger and higher than anticipated by the architect necessitating a last minute revision to the architectural elevations. If rooftop equipment is installed and not screened, then remediation can be difficult (roof penetrations) and expensive. R PBA: The buildinv ' e mechanical equipment on the roof. Once the design reaches De n Develo men a will have a full understanding of mechanical sizes. We have no equipment to model at this time, but will use a screening once we have them in place. (�AAe- Comment Number: 22 Comment Originated: 09/13/2016 09/13/2016: All lighting under the deck of the porte cochere must be fully recessed and lenses and fixtures must not protrude below the deck. Please add a note to the jL Lighting Plan that the CC fixtures must be "Flush -Mount and Flat Lens." R PBA: Aknowledged, all specified fixtures will comply with this requirement Comment Number: 23 Comment Originated: 09/13/2016 09/13/2016: The Lighting Plan should indicate how all the fixtures comply with the 13 Comment Numbe,. 11 Comm__,c Originated: 09/13/2016 09/13/2016: Please consider adding horizontal relief on the north elevation. To the left of the entry features there is 80 feet of a continuous wall plane. To the right there is about 85 feet. Combined there is 165 feet of flat wall. Has the architect considered introducing a projecting module or a material change to address the overall length of the building? Perhaps an exterior material from Banner Health or Harmony Commons Lots 3A or 5 could be carried over. R PBA: The first floor has been adjusted to have material changes throughout, as mentioned in response to comment 10, previously. The 80' and 85' expanses are at the first floor but has 5' deep bump out features for the upper 3 levels. Within those bump -out portions are the header and sill reveals in addition to having the windows set back by 2". Similar materials and details from the hospital have been applied to this building. y k(. c, it Comment Number: 12 Comment Originated: 09/13/2016 09/13/2016: On the north elevation, the stone base must be carried across the entire north wall. As noted at the P.D.R. (comment number five), the stone needs to extend to the full height of the first floor. Otherwise, the building fails to comply with have a distinct base. R PBA: Elevations have been adjusted to have stone and brick extends the full height of the first floor. Comment Number: 13 Comment Originated: 09/13/2016 09/13/2016: As mentioned, the facades appear flat and lacking recesses and projections. Staff recommends that the windows be upgraded with more trim and detail. Per the architectural elevations, the base of the windows acts as a component of the HVAC system. Additional articulation would be gained by adding lintels to all the `L windows on the upper two floors. Staff recommends that these lintels be Ledge Brown C�J Stone to match the stone being used on other portions of the building. Please provide a detail that shows the material and dimensions of the lintels. Otherwise, the building lacks a distinctive middle portion. R PBA: Stone headers have been added to the windows in the stone fields and extended 2" deep headers and sill bands have been added to windows in the stucco fields. Windows have been recessed 2" to create more depth. Comment Number: 14 Comment Originated: 09/13/2016 09/13/2016: Flat d to have a 0\` stinctive top and not just a metal cod no system. While buildings metal canopy is found to be distinctive, 1 P 9 Y pY this feature occurs only along a portion of the north elevation. Will this feature be a- matched along the south as well? Y ¢ R PBA: The metal canopy occurs only as a statement above the entry. Both north and 0(�'b south elevations have different height terminations and material terminations for interest. By adjusting the stone towers at the ends to extend above the roof line, we have created even more interest in elevation changes. Comment Number: 15 Comment Originated: 09/13/2016 09/13/2016: For those portions of the roof that are flat, a cornice will be required. The cornice may be constructed out of stucco. Please provide a cornice detail that shows the steps of the cornice and their dimensions. Otherwise, the building lacks a distinctive top. Please consider adding a cornice to the porte cochere. R PBA: We have included the cornice detail. We have considered the cornice at the 12 Comment Numt--r: 9 Commr— Originated: 09/13/2016 09/13/2016: The. - appears to be an area of turf between ,..e south elevation and Timberwood Drive where additional Evergreen Trees can be planted. Other areas should be considered as well. For example, framing the entrance with Evergreens would reinforce that fact that guests are in Colorado. R Site Design: Evergreen trees have been added South of the building and to each side of the site entrance. Comment Number: 10 Comment Originated: 09/13/2016 09/13/2016: In general, the overall architectural character of the building lacks wall plane recesses and projections causing the building to appear flat. The north and south elevations are long and would benefit from additional horizontal relief. There are no balconies, step backs, reveals or shadow lines. There are only two materials. The use of five stucco colors may provide some degree of interest but does not articulate the wall planes and does not add any three -dimensionality. sTt'h Ito Given the mass and scale of the building, more architectural relief is needed, dA �tA especially along the north and south elevations. The following comments are -r4a t / OV offered in order for the building to satisfy the requirements of Section 3.5.3(E). (to R PBA: Building elevations have been adjusted. Please note the attached elevations sheets and enlarged elevations. The adjustments have been made by acknowledging City omments is and also keeping the new hospital and adjacent development design style in mindiStarting ,e „�� from the bottom up on the north elevation, the first floor level which is set back 5' from the rl p� remainder of the floorshasbeen changed to be cladded in a pewter colored brick and an a oreck. Th ebony cold rie colored brick bands have a staggered I" depth reveal from each other. This brick level is terminated with a soldier course which is another 1" proud of the last brick bandingi*he dark grey walls from levels 2 through 4 still remain stucco. Reveals of 1" X 1" have been introduced and is accomplished by using an aluminum fry reglet. The lkht colored stucco walls at levels 2 through 4 are remain stucco but have been given header r HKt reveals continues over the length of t1K wall as well as sill base reveals which also extend. Both reveals are 2" proud of the wallYAll the walls cladded in stucco have been given , contemporary metal cap with a contrasting color that is 12" in height in 1 1/z" in depth. More ,off een to the entry walls at the first level. The stone tower adjacent to the entry will receive a 8" stone cap roud the wall. Windows throughout have been recessed n�J � 2" to create additional shadow lines. A I metal trellis feature will sit over the top of the central portion of the building. Windows in the central portion of the building, the light grey stucco, will receive a protruding aluminum surrounding frame giving it additional shadow lines. This frame will be the same color as the window frames. Windows in the stone walls will all receive a6" stone header. Windows on the south side at administrative and public areas will all receive metal canopies. The stair tower elements at the ends of the buildings will extend above the roof Mane to provide Fire Department access to both sides of the building and will both receive a stone cap termination similar to the north facing tower featur0the south elevation has the similar adjustments made to it. The first floor level on the south has more stone than brick. All the fagade depth changes are the same as the north. The courtyard feature has stone walls surrounding it for privacy but does not indicate a "back -of -house" approach. This will be an actigge area for patrons and is important to have the human scale be a warm textured material like!rThe SE corner of the courtyard will have an elevated wall with an open canopy extending through the wall to the streel side, which would allow for an opportunity to introduce monument signage if neededhe end elevations have the same brick and stone at the first floor level. Levels 2 through 4 have the dark gray stucco with I"X1" reveals along with the stone elements. The dark gray walls do not 'u have the 5' step beyond the first floor, but is also angled awayfrom theb ' Major lal teps occur at the end elevations. The exit doors at the ends will all receive m al cano ies similar to the windows at the south side. �i Xt J S I Ir' pc- Ad Comment Nuth..,er: 3 Cc,..,ment Originated: 09/13/2016 Off, 09/13/2016: Staff is also concerned about the lack of a walkway on the east side of, the site alon the private orivewa .Please note that such a walkway (five -feet wide, detached, with par way and street trees) was required to be constructed with the Final Plan for Lot Five. (P.D.R. comment number 12.) Section 3.2.2(C)(5) requires that drive aisles leading to main entrances shall have walkways on both sides of the drive aisle. Based on the response to this P.D.R. comment, it appears that not all { options have been fully explored such as an attached walk. Combined with the �0 first comment, the overall Harmony Commons commercial center is running the risk of lacking connectivity in relation to the larger Harmony Technology Park. Again, N� V° please see the first comment about either widening the site or narrowing the building envelope in order to accommodate the required improvements. �R By shifting the:)>drdlinH-g7o-o-tprmuslightly to the North, we were able to include an attached walk to imberwood Drive.,L fvt5C, f.✓A&rc a f OdM& chGA Comment Number: 4 Comment Originated: 09/13/2016 09/13/2016: On the subject of connecting walkways, along the east -west drive aisle along the north edge of the site, the ramp that ties the east -west walk to the 0 north -south route to the main entrance is off -set by about 17 feet. Why not shift this to the east so that the north south route to the front door is direct and eliminate two right angles? R Shear: North -south pedestrian route from the main entrance to the north east - west private drive has been adjusted. Comment Number: 5 Comment Originated: 09/13/2016 D'L 09/13/2016: Continuing on the subject of connecting walkways, there are two doors on the south elevation. Do either of these doors need a connecting walkway to N S Timberwood? If not, then what is the purpose of these doors? Also, does the courtyard enclosure need an exit? If so, please show and provide a walkway out to the nearest sidewalk. R PBA: All doors are connected to sidewalks. Doors on the South side are cogflected to the courtyard paving and allows accessibility to the courtyard and sidewalks. The courtyard has 2 gates and are accessible through means of either courtyard paving extending to the lobby backdoors and sidewalk connecting to the east walk. Comment Number: 6 Comment Originated: 09/13/2016 09/13/2016: On the Landscape Plan, there is a gap in the plant material along the west property line. Please note that the parking lot edge needs to be landscaped per Section 3.2.1(E) (4). R Site Design: Plant material has been added along the west parking lot edge. Comment Number: 7 Comment Originated: 09/13/2016 09/13/2016: There are two landscape islands on the west side of the building that do not have trees. One of these islands is labeled as containing an electrical facility dLL (transformer?). Staff recommends that the island feature a tree and that a new location be found for the transformer in order to comply with interior parking lot landscaping per Section 3.2.1(E)(5). R Site Design: The transformer has been relocated and the island removed. A tree has been added to the other (North) island. Comment Number: 8 Comment Originated: 09/13/2016 09/13/2016: The Plant List indicates that there are only three Evergreen Trees. For a commercial development of this scale, additional Evergreen Trees will be required. R Site Design: 6 additional Evergreen trees have been added to the plan. 10 International Firr "ode 503.2.3, 503.2.4, 503.2.5, 503.3, r"1.4 and Appendix D; FCLUC 3.6.2(B, j6 and Local Amendments. R Acknowledged Comment Number: 3 Comment Originated' 09/02/2016 09/02/2016: FIRE LINE & FDC > The fire line appears to be located under the building on the utility plan. > The Fire Department Connection is required to be within 100' of the proposed hydrant. r > Recommend relocating the FDC to the west side of the building. R Shear: FDC is located at the northwest corner of the building. .y Comment Number: 4 Comment Originated: 09/14/20d, 09/14/2016: MISC. The scale shown on the Utility Plan appears to be mislabeled at 1" = 40' R 4�ti%az :' S'Cal6 bt Mastdr-t➢ttliNy%Plan is accurately.laWed. Department: Planning Services r: Contact: Ted Shepard, 970-221-6343, tshepard@fcaov.com Topic: General '% Comment Number: 1 Comment Originated: 09/13/2016 09/13/2016: Staff is concerned about the lack of a north -south walkway on the west side of Lot 6. As noted at the P.D.R., the Harmony Technology Park Overall 4 Development Plan, Seventh Amendment, calls for an eight -foot wide trail that, connects Harmony Road to Timberwood Drive. (P.D.R. comment number 12.) 47 ` Staff interprets this O.D.P. in such a way as to require the construction of this 9v:L'c+ walkway along the west edge of Harmony Commons Hotel P.D.P., Lot Six. (fr,pX R We have shown the proposed path on the submitted plans. vo - The project planner has suggested the applicant escrow funds to cover their pro-rata yY 9 contribution of the costs since a design for this path doesn't exist. The applicant agrees to enter into a cost sharing arrangement to accomplish this. Comment Number: 2 Comment Originated: 09/13/2016 09/13/2016: If the size of the building envelop precludes the installation of thisArail, —� then the applicant may need to reduce the size of the building, lose a bay of parking or obtain an off -site easement from the abutting property owner, Harmony Technology Park LLC, in order to have the necessary land area for this walkway. Or, perhaps another option would be to acquire additional land area from Harmony Technology Park LLC by means of a Replat or a Non -Regulated Transfer or a Boundary Line Adjustment. Or, if this trail is to become the sole responsibility of future development, then another option would be to have Harmony Technology Park LLC provide a performance bond, letter of credit or escrow for 125% of thf' value of the trail for the length of the west property line of Lot Six. Or, perhaps one solution that should be considered is narrowing the east -west axis of the building in order to accommodate the necessary walkways. The issue of location and responsibility for this trail must be resolved with this P.D.P. R We have shown the proposed path on the submitted plans. The project planner has suggested the applicant escrow funds to �Qver their pro-rata t contribution of the costs since a design for this path doesn't exist. The applicant agrees to enter into a cost sharing arrangement to accomplish this. S 9 it PC ,Qrdl6/✓ estimator at by '/www.fcgov.com/utilities/business/builr -s-and-developers. R Acknowled�, Department: PFA Contact: Jim Lynxwiler, 970-416-2869, ilvnxwiler@ooudre-fire.org Topic: General Comment Number: 1 Comment Originated: 09/02/2016 09/02/2016: FIRE ACCESS Perimeter fire access requirements (to within 150' of all exterior portions of the building) can be met at this site from the perimeter roads. Aerial access requirements however, remain outstanding. By code, a 30' wide fire lane shall be positioned within 15-30' from the long axis of the building. The proposed site plan indicates a 26' fire lane located at 35' from the building in most areas. In such circumstances when the site plan is unable to meet the prescriptive measure of the code, the intent of the code shall be met via alternative means of compliance. Code language provided below: > IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. 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. R PBA: Aknowledged, all required fire lanes will be provided Comment Number: 2 Comment Originated: 09/02/2016 9/02/2016: FIRE LANES A fire lane is required. The limits of the fire lane shall be fully indicated on the plans. Fire lanes on private property shall be labeled as Emergency Access Easements and dedicated as EAE's by separate document and fire lane specifications shall apply. An AutoTurn exhibit may be needed. R Shear: Fire lane is indicated on the final utility plans and identified as emergency access easements. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement by separate document. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. R Shear: fire lane design criteria noted has been met. > Additional access requirements exist for buildings greater than 30' in height. Refer 'to Appendix D of the 2012 IFC or contact PFA for details. 8 1. Fire -sprinkler syst- ns are required. A new code amendme- ' iffective in 2014 will require a full NFPA- sprinkler system and not allow a 13-R Aem. 2. Bedroom egress windows required below 4th floor for 1 exit buildings. 3. All windows above the 1st 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. R PBA: Studio PBA acknowledges the current codes for use as set forth by the City of Fort Collins City of Fort Collins Building Services Plan Review 416-2341 Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcoov.com Topic: General Comment Number: 1 Comment Originated: 09/13/2016 09/13/2016: Single and 3-phase power will be available along Timberwood Dr. Any re -location or modification to the existing electric facilities will be at the expense of the owner/ developer. R PBA: Aknowledged Comment Number: 2 Comment Originated: 09/13/2016 09/13/2016: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. R PBA: Aknowledged Comment Number: 3 Comment Originated: 09/13/2016 09/13/2016: As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. Transformers shall be within 10' of a paved surface with 8' minimum clearance from the front and 3' around the back and sides of the unit. R PBA: Aknowledged Comment Number: 4 Comment Originated: 09/13/2016 09/13/2016: Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf R PBA: Aknowledged, appropriate forms will be submitted Comment Number: 5 Comment Originated: 09/13/2016 09/13/2016: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power's Electric Service Standards at http://www.fcgov.com/uti I iti es/i m g/site_specific/uploads/ElectricSe rvi ce Standards_F INAL_17June2016.pdf You may reference our policies, development charge processes, and use our fee 7 Comment Nur �r. 5 Cr, -gent Originated: 09/14/2016 09/14/2016: Please be aware, the creation or enforcement of covenants prohibiting or limiting xeriscape or drought -tolerant landscapes, or that require primarily turf -grass are prohibited by both the State of Colorado and the City of Fort Collins. R Site Design: Acknowledged. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcaov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 09/15/2016 09/15/2016: 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 (I PC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi -family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter. Harmony commons — project specific concerns: 2 3) Green Buildir- Program: fcgov.com/enviro/green-builc -I.php, contact Tony Raeker at 970 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 orischarton@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.\ R Acknowledged. Thank you. Topic: Landscape Plans Comment Number: 4 Comment Originated: 09/14/2016 09/14/2016: A detailed Landscape Plan will be required and should including scientific names of all species proposed. 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. R Site Design: Acknowledged. These items have been addressed in the landscape plan. Cross-reference above with previous Environmental Planning comments regarding landscape plans as well as Current Planning comments on landscape plans for this project. R Site Design: Acknowledged. See the Colorado Native Plant Society "Suggested Native Plants for Gardening and Landscape Use on the Front Range of Colorado" for further assistance in selecting appropriate plants for this area. Link: https:Hcon ps. org/wp-content/uploads/2015/05/Suggested-Native-Plants_0408. pdf R Site Design: Acknowledged. 5 R Site DeF' : The landscape plan includes xerisca* -irinciples, reduced bluegrass turf, use _ _ native grass turf and a variety of flows, g plants. a. Suggest change from Ribes alpinum (Alpine currant) to: Ribes aureum (Golden currant) and/or Ribes cereum (Wax currant) that are more adapted to City of Fort Collins elevation(s) and regional climate. R Site Design: All Alpine Currant plants have been changed to Ribes aureum (Yellow Flowering Currant). b. Suggest change from Corpus alba (Red gnome dogwood) to a native shrub perhaps: Corpus stolonifera (Red -osier dogwood), and/or Rosa woodsii (Woods rose). R Site Design: All Red Gnome Dogwood have been changed to Rosa woodsii. b. Suggest change from Prunus cisterna (Purple leaf plum) to: Prunus americana (American plum). R Site Design: The Purple Leaf Plum has been changed to Prunus Americana. c. Suggest addition of Sabina scopulorum (Rocky Mountain juniper). R Site Design: 3 Rocky Mountain Junipers have been added South of the building. Several resources are available to aid in appropriate native plant choices appropriate for our City. For example, the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on appropriate native plants for our CO Foothills and Plains ecotypes; the link is: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. R Site Design: Acknowledged.. As discussed during Staff Review meeting on 9/14/16, the following fruit -bearing shrubs should not pose a problem to pedestrians, as the fruits will fall into the shrub beds. These shrubs can grow to significant heights, thus, if there is concern of fruits dropping, please have the licensed landscape architect compensate through design. Additionally, if there is fruit dropping from native shrubs into walkways, this is an issue on -site maintenance personnel can take care of through regular sweeping of walkways. R Site Design: Acknowledged. Please have the licensed landscape architect contact myself or Planning Services with questions or comments regarding above comments, prior to Hearing. R Site Design: Acknowledged. Comment Number: 3 Comment Originated: 09/09/2016 09/09/2016: Our city has an established identity as a forward -thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be the: 1) 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 cmtichellCfcgov.com 2) ClimateWise program: fcgov.com/climatewise/ 4 R Shear: T' patch shown for the drive appro,- ' has been expanded graphical., R Shear: Master Improvements Plan Construction Note #15 has been revised. Comment Number: 8 Comment Originated: 09/13/2016 09/13/2016: Please remove Light & Power and Environmental Planning from the signature block for the civil set. R Shear: Light and Power and Environmental Planning has been removed from the signature block. Comment Number: 9 Comment Originated: 09/13/2016 09/13/2016: The provided land title survey appears to reflect the property as part of Harmony Technology Park 2nd Filing, before it was replatted as Harmony Commons. R Acknowledged Comment Number: 10 Comment Originated: 09/13/2016 09/13/2016: Please ensure a consistent title is used on all the documents/plans, whether Fairfield Inn & Suites, or Lot 6, Harmony Commons. R Shear: Consistent title is used on all documents. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/09/2016 09/09/2016: Thank you for providing a photometric plan, site luminaire schedule and for selecting luminaires having a corrected color temperate of 3000K or less. Take note of additional lighting plan comments from both Current Planning and Zoning. Note lighting requirements will need to be met on -site and will be inspected (along with other Zoning requirements) for compliance prior to issuance of Certificate of Occupancy. Staff request use of 3000K or less luminaires for all light fixtures due to City resident complaints of both brightness and color of LED lighting in particular. Additionally, selecting 3000K or less luminaires aligns with recommendations from both The American Medical Association (AMA) and International Dark -Sky Association (IDA), as blue light brightens the night sky and creates more glare than any other color of light and has been shown to disrupt biological rhythms including sleep patterns. 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: hftp://darksky. org/am a-report-affirms-h u man-health-im pacts -from -I eds/ R PBA: Acknowledged, drawings revised per comment Comment Number: 2 Comment Originated: 09/09/2016 09/09/2016: 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 [3.2.1 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 highly encouraged; plantings should include appropriate native vegetation, species diversity and variety in vertical structure. 3 Comment Nur r: 3 Comment Originated: 09/1' '016 09/13/2016: The ODP for the overall Harmony Technology Park (7th Amended) shows the construction of a north -south bicycle/pedestrian path that would extend from Harmony Road and abut the western boundary of the property out to Timberwood Drive. The plans do not reflect this along the western boundary and should ideally be constructed at this time from Harmony Road to Timberwood (with this property being the first to abut the path) and coordinated between the overall Harmony Commons developer and overall Harmony Technology Park master developer. The construction of this path should include an access ramp out to Timberwood Drive. R We have shown the proposed path on the submitted plans. The project planner has suggested the applicant escrow funds to cover their pro-rata contribution of the costs since a design for this path doesn't exist. The applicant agrees to enter into a cost sharing arrangement to accomplish this. Comment Number: 4 Comment Originated: 09/13/2016 09/13/2016: The master improvements plan sheet on the civil set shows 10' radii for the new driveway out to Timberwood Drive. Table 8-2 of LCUASS requires a 15' driveway curb return radii to be installed instead of the 10'. R Shear: 15' driveway curb return radii are provided. Master Improvements plan construction notes have been revised accordingly. Comment Number: 5 Comment Originated: 09/13/2016 09/13/2016: The drawings should provide more discernment between improvements being constructed by this development vs. the overall Harmony Commons and/or Harmony Technology Park developers, using different lineweights/linetypes, etc. R Acknowledged. The line weight to the north representing future development is lighter than the line weight used for this development. Line weight to the east representing development currently under construction is lighter than the line weight used for this development. Line weight to the south representing recently completed improvements is dashed and lighter that the line weight used for this development. Comment Number: 6 Comment Originated: 09/13/2016 09/13/2016: The plans should provide clear discernment on what infrastructure is being built within the boundary of the PDP/Lot 6 through the clear identification of the boundary of Lot 6 coordinated with the information requested on the previous comment. Work outside the boundary would require a letter(s) of intent from the offsite property owner(s) prior to a hearing with potential dedication of easements to the City needed prior to plan approval, based upon providing further information noted in Comment #2. R Shear: A letter of intent from offsite property owners will be provided if necessary. Easement dedications for offsite easements will be dedicated by separate document. Detailed documents will be completed and submitted after easements identified with this submittal are reviewed and approved. Comment Number: 7 Comment Originated: 09/13/2016 09/13/2016: The patch shown for the drive approach onto Timberwood Drive should be expanded to depict a patch that's 6 feet in lane width to encompass the entire bike lane. Please have Master Improvement Plan Construction Note #15 revised to reflect this, and also add the following note within this note: "Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards." K Fort Collins September 16, 2016 Spirit Hospitality 4836 S College Ave Suite 11 Fort Collins, CO 80526 RE: Harmony Commons Hotel, PDP160027, 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/developmentreview P�SPi� Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/13/2016 09/13/2016: Payment was made for 6 dedication of easements and 2 vacation of easements at $250 and $400 respectively per our Transportation Development Review Fee schedule, for a total of $2300. The recording of these 8 documents would also require the applicant to pay Larimer County Recording Fees which depending on the number of pages, for 8 documents would likely be an additional $200 to $300. Would the applicant want to consider a replat of the parcel instead? The cost to add a replat to the PDP appears to be $1,992 based on the fee schedule published here: (http://www.fcgov. com/developmentreview/pdf/deve lop m e ntreviewfeesch edu le_3.3. 10.pdf) Presuming all the dedications and vacations are within the PDP boundary, it would appear to be $500 to $600 in savings for City fees to do a replat vs. separate document dedications and vacations R Shear: Easement dedication and easement vacations will be by separate document. Detailed documents will be completed and submitted after easements identified with this submittal are reviewed and approved. Comment Number: 2 Comment Originated: 09/13/2016 09/13/2016: The plans don't appear to show/identify where the 6 dedication of easements and 2 vacation of easements are situated and should be indicated for review (whether done via replat or separate document). R Shear: An easement dedication and easement vacation exhibit is now provided in detail format with the Final Utility Plans for Lot 6, Harmony Commons. 1