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HomeMy WebLinkAboutHARMONY COMMONS HOTEL - PDP - PDP160027 - CORRESPONDENCE - (3)Comment Number: 13 Comment Originated: 09/14/2016 10/19/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 09/14/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Comment Number: 16 10/19/2016: There are text over text issues. See redlines. Topic: Landscape Plans Comment Number: 4 10/19/2016: There are line over text issues. See redlines. 09/13/2016: There are line over text issues. See redlines. Topic: Lighting Plan Comment Number: 7 10/19/2016: No comments. 09/13/2016: No comments. Topic: Site Plan Comment Originated: 10/19/2016 Comment Originated: 09/13/2016 Comment Originated: 09/13/2016 Comment Number: 14 Comment Originated: 10/19/2016 10/19/2016: There are line over text issues. See redlines. Comment Number: 15 Comment Originated: 10/19/2016 10/19/2016: Please remove 'Tract S Seventh Amendment To Harmony Technology Park Overall Development Plan" from the legal description. Department: Water -Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/13/2016 10/18/2016: Since the meter pit is within 5 feet from the building, this upsize does not seem to work with this configuration. 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. Comment Number: 3 Comment Originated: 10/18/2016 10/18/2016: Please provide 20 foot utility easements instead of 10 feet. Comment Number: 4 Comment Originated: 10/18/2016 10/18/2016: A conflict may exist between the sewer service and the storm sewer. Please check depth of sewer service. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@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. M Department: Stormwater Engineering Contact: Basil Harridan, 970-224-6035, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 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. Comment Number: 2 Comment Originated: 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. Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com Topic: General Comment Number: 6 09/09/2016 09/09/2016 Comment Originated: 10/18/2016 10/18/2016: Per discussions in the last project review meeting, the rain garden can not be over the existing storm sewer and within the existing drainage easement. Comment Number: 7 Comment Originated: 10/18/2016 10/18/2016: The court yard is over the drainage easement as well. No structures can be within the easement including retaining walls with a foundation. It appears that a hot tub and planters are within the easement as well. Comment Number: 8 Comment Originated: 10/18/2016 10/18/2016: The northern half of the hotel roof could be drained into the pavers and be included as a LID treated area. Department: Technical Services Contact: Jeff County, 970-221-6588, *county@fcgov.com Topic: Building Elevations Comment Number: 6 10/19/2016: No comments. 09/13/2016: No comments. Topic: Construction Drawings Comment Number: 11 Comment Originated: 09/13/2016 Comment Originated: 09/13/2016 10/19/2016: There are line over text issues. See redlines. 09/13/2016: There are line over text issues. See redlines. A Carried Over — 1.19/2016: Thank you for providing a cornice uetail. Staff remains concerned, however, that the two recesses elements (.5" + .5") only total 1" Given that this roof is 456" high, staff recommends that the cornice feature deeper elements so it is effective and truly qualifies as a distinctive top as called for in the standard. 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. Carried Over—10/19/2016: Thank you for acknowledging the need for rooftop mechanical screening. Please note that we attempt to resolve this by the time we record the Final Plan and I'm not sure how this timeframe coordinates with Design Development. Since the proposal is a franchise product, it seems that determining the height and mass of the rooftop HVAC would not be difficult to obtain. Screen walls and parapets, therefore, can be adjusted accordingly before recording final plans so there would no need for an Amendment during construction. Comment Number: 23 Comment Originated: 09/13/2016 09/13/2016: The Lighting Plan should indicate how all the fixtures comply with the Department of Energy � Lighting Facts for minimizing backlight, up -light and glare (B.U.G.). Please demonstrate how the proposed fixtures achieve a rating of B=1, U=0 and U=1. Carried Over—10//19/2016: On the Lighting Plan, the B.U.G. rating is not provided. Comment Number: 25 Comment Originated: 10/19/2016 The Site and Landscape Plans and the Architectural Elevations do not indicate the courtyard/retaining wall. All plans need to call out the extent of this feature and the various heights. Per the Architectural Elevations, be sure to label as Cultured Ledgestone. Comment Number: 26 Comment Originated: 10/19/2016 10/19/2016: Both north and south elevations are much improved and clarified. Staff is still concerned, however, about the two end elevations and the extent and height (36 feet) of the large, dark gray stucco walls. Staff recommends that these walls be treated with reveals placed at uniform intervals that match horizontal banding of one of the light stucco bands. These reveals need to be significant. For example, in order to be effective, staff recommends that these reveals be 4" — 6" in width and at least 4" in depth to ensure highly visible shadow lines, especially at the upper levels. Other solutions may be explored to mitigate the overall uniformity of these two walls. 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. Comment Number: 9 Comment Originated: 09/13/2016 09/13/2016: There appears to be an area of turf between the 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. Carried Over — 10119/2016: Thank you for providing five additional Evergreen Trees. The three Hoopsi Spruce and the three R.M. Juniper combined with Colorado Blue Spruce make for two nice clusters. The lone Fastigiate Spruce, however, appears solitary. Please consider adding two additional Fastigiate Norway Spruce in the native turf area, adjacent to the one shown, in order to gain the year-round color and aesthetic effect of clustering. 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. Given the mass and scale of the building, more architectural relief is needed, especially along the north and south elevations. The following comments are offered in order for the building to satisfy the requirements of Section 3.5.3(E). Carried Over—10/19/2016: Most comments have been addressed. The level of detail provided for round two dramatically exceeds that of round one. Carried Over—10/19/2016: Please indicate the extent (horizontal and vertical) of the north -facing, large metal trellis feature. It's difficult to ascertain the contribution this feature makes to the breaking up the wall plane and the roofline. Perhaps a detail, with dimensions, could be provided. Carried Over—10/19/2016: The response indicates that the ..."dark gray walls do not just have the 5' step beyond the first floor, but is also angled away from the building." This angle, and its degree, is not reflected in the building envelopes on the Site and Landscape Plans. Again, perhaps a detail, with dimensions could be provided so the full effect of this angling can be evaluated. 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. Department: Planning Serv,.,as Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.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 Development Plan, Seventh Amendment, calls for an eight -foot wide trail that connects Harmony Road to Timberwood Drive. (P.D.R. comment number 12.) Staff interprets this O.D.P. in such a way as to require the construction of this walkway along the west edge of Harmony Commons Hotel P.D.P., Lot Six. Comment Number: 2 Comment Originated: 09/13/2016 09/13/2016: If the size of the building envelop precludes the installation of this trail, 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 the 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. Comments 1 & 2 Carried Over—10/19/2016: Staff has corresponded with Mark Melchi of MAVD regarding construction and potential cost -sharing of this north -south path. Mr. Melchi indicates that he is aware of the alignment of this path, as shown on Harmony Technology Park O.D.P., 7th Amendment. He further acknowledges that the path alignment generally coincides with the shared lot lines between Lots 6 and 7, and he is preparing a response. In terms of design, it appears that this path will be eight feet wide, approximately 175 feet in length (the entire west property line of Lot 6) and constructed out of concrete. Until Staff is confident that all the parties agree as to the ultimate disposition of this path, Staff is reluctant to proceed to public hearing. Comment Number: 5 Comment Originated: 09/13/2016 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 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. Carried Over—10/19/2016: The Landscape Plan and the south building elevation are not consistent. The Landscape Plan continues to show three doors between the Storefront and the Courtyard but the south building elevation does not. If there are such doors, they will need to be enhanced with a decorative weather protection overhang. Please reconcile. 5 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/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FI NAL_17June2016.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov. com/uti lities/business/bu i lders-and-developers. Comment Number: 6 Comment Originated: 10/06/2016 10/06/2016: No change on behalf of Light & Power since round I. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 10/12/2016 10/12/2016: FIRE LANES The limits of the fire lane are not fully indicated on the plans. It is unclear if the fire lane on the north side of the building includes the drive aisle under the canopy or if the fire lane stops on either side. The 20' private drive on the north side of the property should be included in the Emergency Access Easement. The limits of the EAE are typically shown on the replat and site plan. Comment Number: 5 Comment Originated: 10/18/2016 10/18/2016: AUTOTURN EXHIBIT An AutoTurn exhibit is requested showing full turning movements of fire apparatus on the west side of the building. Comment Number: 6 Comment Originated: 10/18/2016 10/18/2016: 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. 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. 4 adjust tree quant]LIcs used if necessary to meet this standard. I nis applies to all trees used on the project as a percentage of each species. Add total trees and list percentage used of total trees in the column. Comment Number: 2 Comment Originated: 09/16/2016 10/19/2016: Swamp White Oak is not adapted to the soils in Fort Collins and will not survive long term. Use another canopy shade tree in its place such as Bur Oak or Chinquapin Oak. Comment Number: 3 Comment Originated: 09/16/2016 10/19/2016: If there are any City street lights show their location on the landscape plan and provide LUC 3.2.1 K separation distances. 40 feet between tree and light for canopy shade trees 15 feet between tree and light for ornamental trees. Comment Number: 4 Comment Originated: 10/19/2016 10/19/2016: If there are existing trees contact the City Forester for an on -site meeting to obtain tree inventory and mitigation information. Comment Number: 5 Comment Originated: 10/19/2016 10/19/2016: It appears that the street trees just to the east of the project entry off of Timberwood Drive are a bit compressed. The closest tree to the entry may also cause some site distance conflict. Evaluate using only two street trees in this section. Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.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. 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. 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. 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: hftp://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf 3 Comment Number: 4 Comment Originated: 09/13/2016 10/19/2016: The response indicates the changing of the radii to 15' though the curve table data doesn't indicate this and it's shown still as 10'. 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'. Comment Number: 6 Comment Originated: 09/13/2016 10/19/2016: Letter(s) of intent from the lot owner(s) of Harmony Commons 1, 2, 3 and 7 should be received prior to hearing with the work occurring on those lots as part of this project (and their associated easements as applicable). 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. 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. 10/18/2016: Updates to lighting plan noted. See comments from Current Planning for further instruction. Comment Number: 6 Comment Originated: 10/18/2016 10/18/2016: Landscape plan updates look good and specifically the addition of 5 gallon deciduous and evergreen shrubs to be planted. Staff highly suggest keeping a very close eye on installation so that 5 gallon shrubs are indeed installed according to approved plans (and not 1 or 2 gallon shrubs used as last minute and/or lower cost solutions). This will help avoid any potential zoning violations down the road. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 09/16/2016 10/19/2016: In the Plant List add a column or separate table that records the percentage of each tree species used. Review LUC 3.2.1 D 3 minimum species diversity and K Fort of 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 October 21, 2016 Spirit Hospitality 4836 S College Ave Suite 11 Fort Collins, CO 80526 RE: Harmony Commons Hotel, PDP160027, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 ortshepard@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/13/2016 10/19/2016: The easement dedication and vacation document provided is appreciated for clarification. I'm not seeing the second of two vacation of easement? 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). Comment Number: 3 Comment Originated: 09/13/2016 10/19/2016: The timing of this (with perhaps input from Brinkman and/or MAVD) needs to be verified by all three parties and the City prior to a public hearing. 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.