HomeMy WebLinkAboutPVH HEALTH SYSTEMS, HARMONY CAMPUS - ODP - 32-98 - CORRESPONDENCE - REVISIONS (3)On walkway spines through parking lots, the sidewalks need to be moved to the outer
side to serve peds going to/from cars. Place landscaping in center or along access drive
aisle side (see notes on site plan to clarify).
Response: See bha response letter dated December 9, 1998.
using these buildings will be influenced as separate -populations upon the buildings going
into alarm condition.
Response: See bha response letter dated December 9, 1998.
Transportation Planning
Private loop road agreed to be as wide as City connector std @ 36' to allow for 2 10'
travel lanes and 2 8' bike lanes (bike lanes in lieu of on -street parking)
Response: See bha response letter dated December 9, 1998.
Need detail of enhanced crosswalks, enhanced crosswalks at Harmony/Timberline
intersection -only across Timberline exit at Harmony also need to be shown on all four
legs at Timberline/Timberwood intersection (connecting to dial project).
Response: Enhanced crosswalks are to be added at the Timberline/Timberwood
intersection only, as discussed with Tim Blandford.
Median noses need to be designed to serve as ped refuge areas.
Response: Modified.
Bike lanes on Timberline need to be 8' (shown 6')
Response: Modified.
Lighting plan was difficult to read(faded numbers in northwest area - please make sure
there are adequate lighting levels along ped walkway out to intersection of
Harmony/Timberline and the transit stop - if not, add ped-scale lighting.
Response: See bha response letter dated December 9, 1998.
Need detail of transit stop/shelter design.
Response: See bha response letter dated December 9, 1998.
Concerns remain about the. timing of the construction of Timberwood Drive and Snow
Mesa Street. These need to be constructed with this phase to provide connections to the
Wildwood development to the east and the Timber Creek PUD to the south..
Response: See bha response letter dated December 9, 1998.
Poudre Fire Authori
Fire apparatus access roads shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction 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 the fire apparatus access as measured by an approved
route around the exterior of the building or facility. This fire lane shall be visible by
painting and signage, and maintained unobstructed. A fire lane plan shall be submitted
for approval prior to installation. Any building not meeting this criteria shall be fire
sprinklered.
Note: Timberwood Drive shall be established and in place prior to issuance of certificate
of occupancy for any structure built.
Response: See bha response letter dated December 9, 1998
Fire hydrants are required with a maximum spacing of 600 feet along an approved
roadway. Each hydrant must be capable of delivering 1000 gallons of water per minute
at a residual pressure of 20 psi. Hydrants shall be of an approved type as defined by the
water department and fire department. No commercial building can be greater than 300
feet from a fire hydrant.
Response: OK.
Address numerals shall be visible from the street fronting the property and posted with a
minimum of 6 inch numerals on a contrasting background (Bronze numerals on brown
brick is not acceptable)
The MOB shall be addressed separately from the ACC
Response: See bha response letter dated December 9, 1998.
Proposed buildings shall be fire sprinkled.
The use of the MOB is totally different from the use of the ACC. Therefore, an area
separation wall will be required between these two uses so that the different populations
The right-of-way. for the unused entry. off of Timberline Road will need to be vacated..... _
Please coordinate this with Tim Blandford of the Engineering Department.
Response: OK
The site plan needs to indicate an enhanced pedestrian crossing of the Timberwood entry
from Timberline Road as well as the extension of the sidewalk to join the existing
sidewalk at Timber Creek PUD.
Response: OK
Please show a sidewalk on the eastem side of Snow Mesa Street on both the site and
landscape plans.
Response: See bha response letter dated December 9, 1998.
Street trees must be provided on both sides of the Snow Mesa Street entrance from
Harmony Road. Please show these on the landscape plan.
Response: See bha response letter dated December 9, 1998.
Please consider extending the berm adjacent to the service area to the north with
additional trees. This would enhance the buffering of the mechanical equipment located
there.
Response: See bha response letter dated December 9, 1998.
Thank you for a much better submittal or architectural elevations. One remaining.
comment concerns the screening of the rooftop mechanical equipment. Section
3.5.1(J)(5) requires that all rooftop mechanical equipment be screened from public view
by integrating it into the building and roof design to the maximum extent feasible. The
proposed screening clearly appears as an add -on. The screening should be integrated into
the overall design theme and architecture of the building. Please refer to Section
3.5.1(J)(2) of the Land Use Code where it states that "....no attention is (to be) attracted
to the functions by use of screening materials that are different from or inferior to the
principal materials of the building and landscape.
Response: See bha response letter dated December 9, 1998.
Streets
Response: See bha response letter dated December 9, 1998.
Your Response letter indicated that a trash compactor is to be located in the service area.
This is not shown on any of the plan sheets. Your letter also indicated that the
compactor will not be enclosed. Please refer to Section 3.5.1(J)(1)& (2) of the Land Use
Code which limits the location of this compactor to further than 20 feet away from any
public street, sidewalk or pedestrian way and requires that the visual and acoustic
impacts..... are fully contained and out of view....
Response: See bha response letter dated December 9, 1998.
The image analysis submitted as part of the building height review is of inadequate
quality. It is difficult to discern the foothills in the background in order to identify the
extent of the blockage of any views from Harmony Road. Please submit a better quality
rendition.
Response: See bha response letter dated December 9, 1998.
In scaling the width of the sidewalk adjacent to the private road, it appears to be 4 to 5
feet. Sidewalks are to be 6 feet in width.
Response: See bha response letter dated December 9, 1998.
Directional handicap ramps need to be used for the sidewalks at all intersections.
Response: Access ramps modified and added to drawings.
Stop signs should be provided on both the nor -them and southern legs of the intersection
of Timberwood Drive (and the private road on the north) and the entry from Timberline
Road.
Response: Stop signs added to drawings.
Please provide a further description of what an "enhanced" crosswalk will be. A detail of
these walkways must be provided.
Response: Crosswalk details have been added at the direction of Kathleen Reavis. See
Timberline details.
Response: Valves added.
Show water mains and services in storm sewer profiles. Provide a minimum of 18-
inches of vertical separation between water mains and all other utilities in profile views.
Indicate concrete joint encasement on larger storm sewer crossings.
Response: Utility crossings and joint encasement added to drawings.
Provide joint encasement detail on detail sheet.
Response: Detail added.
See site, landscape and utility plans for other comments.
Response: OK
In Response to the request to increase berm height:
It is our understanding that the planner/landscape architect has requested that the height
of berm above the water main be increased to 3 feet in a few areas. We can allow this
increase provided it is limited to "A few areas." Please provide info defining the extent
of theses areas.
Response: See bha response letter dated December 9, 1998.
Current Planning
Metal halide lighting is acceptable for highlighting the hospital logo. However, the light
needs to be highly directional to prevent any spillage outside of the logo boundaries.
Response: See bha response letter dated December 9, 1998.
The photometric plan is unreadable at the upper portion near Harmony Road. Please
resubmit a readable copy. This plan must show the effects of the on -site lighting off -site
for a minimum distance of 20 feet. Section 3.2.4 (D)(*) of the Land Use Code requires
that light levels measured 20 feet from the property line be limited to one -tenth (0.1) foot
candle as a result of the on -site lighting.
Response: See bha response letter dated December 9, 1998.
The Electric Site Plan indicates flag poles are planned near the water feature at the
entrance to the MOB. Theses are not shown on any other plan sheets. Please ensure the
various plan sheets are consistent.
Response:OK
Pothole Harmony Transmission main and electrical ducts along Harmony now in order to
finalize design. _
Response: Utilities have been potholed.
Move meter pit for proposed building out of sidewalk.
Response: Meter pit relocated.
Label all fittings, plugs, thrust blocks etc. on services and fire lines.
Response: Labels added.
Provide sizes for all sanitary sewer services and include their inverts when installed into
manholes in profile view.
Response: Future services removed from drawings, proposed services have been labeled.
Typically a sanitary sewer services is no larger than 6-inch. Is a 10-inch sanitary sewer
service needed???
Response: The size and use of the building requires a 8" service. This was discussed
with in the November 23, 1998 meeting with Roger Buffington and Jeff Hill. The
drawings have been adjusted to show an 8" line rather than a 10" line.
A 4-foot minimum cover is required over all sanitary sewer mains and services.
Response: OK
Provide a separate detail for each water main lowering showing the following
information:
Elevations of water main at beginning, lowered and ending positions.
Elevation of item being crossed (ie storm sewer, sanitary sewer, etc.)
Define which is a gravity block and which is a thrust block.
Response: Typical waterline lowering shown with the addition of the anchor block detail
as discussed with Roger Buffington and Jeff Hill in the November 23, 1998 meeting.
Show vaults for each Air Relief Valves in profile views. Reconfigure 12-inch water main
profiles in order to eliminate all unnecessary Air Relief Valves and bends when possible.
Response: Vaults shown and waterline reconfigured.
Place one valve between each fire hydrant.
Due to low slope and velocities, please provide a trickle pan for Swale C8
Response: Swale C8 is no longer required because this portion of the site will be built in
future phases.
Erosion/Sediment Control Comments
The intent appears to be to have outlet filters on all ponds (E.C. notes, sheet 9) — Please
show these on the plan, Sheet 8.
Response: We were not planning to use outlet filter protection for pond 393 because the
outlet elevation is 6 feet higher than the bottom of the pond in order to hold irrigation
water.
Your erosion control escrow calculations state that a dollar figure is no longer needed for
the installation of individual BMP's. While new specifications for erosion control will
probably be written this way, current specifications require a cost estimate for all BMP's
used. It id not necessary for you to do this on this project.; however, it may be advisable
to do a BMP estimate as it could be cheaper than the cost of reseeding/mulching you have
specified, and could save your client some money.
Response: We have decided not to do it for this project but will consider the BMP
estimates in the future.
Water/wastewater
Coordinate Landscape design with civil design. Include standard general notes pertaining
to separation distances and locates, on ALL sheets of the Landscape plan.
Response: See bha's response letter dated December 9, 1998.
Cathodic Protection test stations are to be moved by City crews. Correct all notes
pertaining to CP stations to read "Contact City of Fort Collins Utilities at 221-6681, 48
hours prior to relocation of CP test stations to coordinate relocation."
Response: Notes added.
Show and label all valves, access manholes and other items associated with Harmony
Transmission main in all views. Vault lids are not permitted in sidewalks.
Please provide full cross sections Harmony Road. Include cross slopes, flowline/EOA
elevations, ROW limits, medians, major utility crossings, etc. (Previous comment)
Response: OK
At this point in time, the City is requiring that double left turns be added on all four legs
of the Timberline Road/Harmony Road intersection. This will mean that the intersection
needs to be reconfigured. The City also will not allow for vehicles to shift 8 feet (plus or
minus) through the intersection. We may want to meet with Eric Bracke and possibly
Matt Baker to discuss this issue. I would suggest doing this after the centerline of
Harmony Road is determined .(Previous comment)
Response: OK
The median in Harmony Road needs to be designed to allow for pedestrian refuge.
Hence, it needs to be pulled into the crosswalks. (Previous comment)
Response: Modified
Stormwater
Please incorporate the site's SWMM analysis into the most recent Mclellands regional
SWMM model. The results of this incorporated model should be used to determine if
there are any downstream impacts due to the increased volume of runoff from the site. It
should be noted that the McCellands regional model is currently being revised by the
Master Planning department, which should be contacted for the best available
information.
Response: We have used the City recommended SWMM model and found that there are
not any downstream impacts.
Please provide approval letters from the irrigation company and CDOT for the proposed
changes along Harmony Road.
Response: We do not have these at this time.
Please provide orifice size calculations.
Response: They are provided on sheets 61 and 62 of the appendix and incorporated into
the spreadsheets.
Response: Modified
The sidewalk along Harmony Road will need to connect to the nearest improved
sidewalk network as per the Land Use Code and Transportation Planning standards.
(Previous comment)
Response: Modified
The sidewalk along Timberline Road will need to connect to the sidewalk to the south.
Response: Modified
You will need to acquire offsite easements and possibly ROW for the improvements to
the Harmony Road/Timberline Road intersection. (Previous comment)
Response: OK
Please provide stations and elevations at the noses and pc's of the medians in Harmony
Road. (Previous comment)
Response: The current (December 9, 1998) submission includes this information
Please show interim and ultimate improvements to Harmony Road. I would suggest
having two different sheets (1 for the interim/short range improvements and another sheet
for the long range/ultimate improvements). (Previous comment)
Response: OK
Please provide profiles of the North and South edges of the medians as well as
flowline/edge of asphalt profiles. (previous comment)
Response: A detail of the outflow median along Harmony is included as a supplement to
the profile and the 50' interval cross sections. The `glue down' curbed median along
Timberline will be applied to existing pavement so no curb flowline will be developed.
Please provide a separate signing and striping plan for Harmony Road. (Previous
comment)
Response: OK
Please -dedicate the appropriate amount of right-of-way (ROW) along Harmony Road to -
account for three 12 foot travel lanes, one 10 foot bike lane, one 12 foot right-
turn/deceleration/acceleration lane (State requirement) , and one 4 foot shoulder (State
requirement) , one ten foot parkway, and.one.7 foot sidewalk. _(Previously comment)
Response: The right-of-way shown on the City prepared "Harmony Road — Lemay Ave.
to I-25 Horizontal Alignment Plans" is the proposed ROW currently represented.
Please include the appropriate side slopes as stated in the SHAC. This includes,
beginning at the edge of asphalt, a 6:1 slope for 12 feet, 4:1 slope for 6 feet, and no
steeper than 3:1 slope thereafter. (Previous comment)
Response: OK
Please provide double left turns on Harmony Road (WB) and on Timberline Road (NB
and SB). (Previous comment)
Response: OK
Please provide a preliminary design of Harmony Road 1000 feet beyond the construction
limits. You will need to show interim and ultimate improvements. The design of
Harmony will need to meet the requirements stated in the new State Highway Access
Code. (Previous comment)
Response: In the interim condition we match existing pavement at the limits of the
property. We are not proposing a need for additional widening under interim conditions.
We have represented the Ultimate land configurations beyond the project limits.
You will need to revise the A -Line agreement with CDOT. I would suggest that ASAP,
since it is a lengthy process. (Previous comment)
Response: OK
You will need to apply for a State Highway Access Permit for the access on Harmony
Road as well as for Timberline Road. (Previous comment)
Response: OK
You will need to do intersection improvements to the intersection of Harmony Road and
Timberline Road to account for the required lane configurations needed. (Previous
comment)
Please provide enhanced crosswalks on all four legs of the Timberline Road/Harmony
Road intersection. Provide a detail of the crosswalks with dimensions, patterns, colors, _
etc. Talk with Kathleen Reavis regarding this. (Previous comment)
Response: Enhanced walked have been added to the Timberline/Timberwood
intersection only at the direction of Kathleen Reavis and Tim Blandford. See detail sheet.
At this time, the City is requiring that double left turns be added on all four legs of the
Timberline Road/Harmony Road intersection. This will mean that the intersection needs
to be reconfigured. The City also will not allow for vehicles to shift 8.5 feet (plus or
minus) through the intersection. We may want to meet with Eric Bracke and possibly
Matt Baker to discuss this issue. (Previous comment)
Response: Modified
The median in Timberline Road will need to be designed to allow for pedestrian refuge.
Hence, it needs to be pulled into the crosswalk. (Previous comment)
Response: Southbound left turning movements for trucks (WB-50) dictate the location
of the median nose on Timberline. We are currently unable to extend the median to
accommodate a refuge given the current intersection radii. We would be happy to meet
and review the templates to develop a best compromise between pedestrian movements
and truck movements.
Comments associated with Harmony Road
At this time, the State has not approved of the right-in/right-out access on harmony Road
or the full -movement access onto Harmony Road. (Previous comment)
Response: We are proposing the access to the City for their approval to then usher the
access through the State and FHWA.
If the State approves the right-in/right-out access, you will need to provide a right turn
lane with the appropriate amount of lane length, storage length, and taper length as stated
in the State Highway Access Code. (SHAG). (Previous comment)
Response: We have designed the access based on the most recent City comments
pertaining to Interim improvements to Harmony.
Response: See bha's response letter dated December 9, 1998.
There were no stations and elevations at the noses and pc's of the medians in Timberline
Road and in Harmony Road. (Previously requested)
Response: Modified.
There were no stations or elevations provided for the tapers, transitions, or pc's in the
roadway design of Timberline Road and Harmony Road. (Previously requested)
Response: The current (December 9, 1998) submission includes full detail.
No curb return profiles were provided. (Previously requested)
Response: The current (December 9, 1998) submission includes full detail.
Please provide profiles of the north and south edges of the medians as well as
flowline/edge of asphalt profiles. (Previously requested)
Response: A detail of the outflow median along Harmony is included as a supplement to
the profile and the 50' interval cross sections. The `glue down' curbed median along
Timberline will be applied to existing pavement so no curb flowline will be developed.
Please provide signing and striping plans for Harmony Road, Timberline Road.
(Previously requested)
Response: The current (December 9, 1998) submission includes this information
Please provide stations and elevations of the tapers and transitions along Timberline
Road. Keep in mind that redirect tapers for a speed limit of 40mph is 30:1. (Previous
comment)
Response: The current (December 9, 1998) submission includes full detail
Please provide full cross sections of Timberline Road. Include cross slopes, flowline
elevations, ROW limits, medians, major utility crossings, etc. (Previous comment)
Response: An east flowline profile and typical sections with corresponding stationing
have been provided. In the future we anticipate compositing our design of Timberline
(east side) with Harmony Village P.U.D. for a complete design of Timberline.
Response: Modified, -see details.
No angle points will be allowed in the medians and roadway. Refer to AASHTO for the
minimum radii required.
Response: Modified.
The sidewalk along Timberline Road needs to be a minimum of 7 feet per the City's
standards.
Response: Sidewalk modified after meeting with Tim Blandford November 30, 1998.
Shown as 7 feet North of Timberwood and 6 feet South of Timberwood.
Water will not be allowed to sheet -flow across the intersection of Timberwood Drive and
the private loop road. A suggestion would be to install inlets at the comers. (See the
relined utility plans)
Response: Inlets added and intersection regraded.
Show spot elevations at all intersections as per details D-18 and D-19.
Response: OK
No design, i.e. plan and profile sheets for Timberwood Drive and Snow Mesa Drive were
included in the plan set. Profiles need to be flowline profiles of both sides of the street.
Alignment will need to meet the City standards for a collector street. (Previously
requested)
Response: Timberwood Drive and Snow Mesa Drive will be designed with future phases
of this project as agreed to December 2, 1998 with the City.
The City will not allow for a full movement access onto Harmony Road at the mobile
home entrance and therefore the access will not be able to be constructed at this time per
Eric Bracke. Once the 2"d phase is constructed, that access can be opened. At the time
the 2"1 phase is constructed, we will determine if the traffic volume meet the warrants to
signalize that intersection. (previous comment)
Response: This intersection will not be built with phase 1 of the project.
The "loop road" will need to be 36 feet in width. This includes 28 feet of travel lanes and
two 6 foot bike lanes. The centerline radius will need to be designed at 240 feet.
Sidewalks maybe necessary if adequate pedestrian connections are not provided. Please
consult with Kathleen Reavis regarding the sidewalks and bike lanes. If these
ininprovements are not made the City cannot support the request for the right-in/right-out
access on Harmony Road. (Previous Comment)
General Comments for.the Utility -Plans, dated -Oct. 28. 199.8...
Please modify the General Notes and add the notes required by CDOT. Refer to the
checklist provided to you by Tess Jones. ( Previously requested)
Response: Notes added to cover sheet.
Please modify the Attorney's signature block to represent the current language.
(Previously requested)
Response: Modified.
Timberwood Drive will need to be dedicated ROW to the City and not a utility and
access easement. ( Previously requested)
Response: Timberwood Drive ROW will be dedicated with future phases when it is to
be constructed.
Snow Mesa needs to be dedicated ROW to the City and not a utility and access easement.
(Previously requested)
Response: Snow Mesa ROW will be dedicated with future phases when it is to be
constructed.
All offsite easements and ROW dedication documents must be submitted to the City prior
to going to the Planning and Zoning Board.
Response: OK
Please provide the City with the necessary documentation to vacate the portion of
Timberline Road ROW, as indicated on the plat, prior to going to the Planning and
Zoning Board.
Response: OK
The City will require the construction of Timberwood Drive from Timberline Road to
Wildwood Townhomes as stated in Section 3.6.3(E) of the Land Use Code and Section
24-95 of the city Code. Timberwood Drive will need to be constructed as a connector
street and will need to meet City standards. (Previously requested)
Response: Timberwood Drive will be constructed with future phases of PVHS as agreed
to with the City on December 2, 1998.
Please modify the access ramps at the Timberline Road/Harmony Road intersection and
the Timberline Road/Timberwood Drive intersection to include a directional ramp (as
found in the downtown area