HomeMy WebLinkAboutHARMONY & I-25 - ODP - ODP140001 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWHarmony and I – 25 ODP Submittal Response to PDR Comments
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Harmony and I-25 ODP Submittal
April 30th, 2014
Planner: Clark Mapes
Comment Summary:
Department: Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/10/2013
The site is located in an area designated by the Harmony Corridor Plan (as amended in 2006)
as “Basic Industrial Non-retail Employment Activity Center.” In addition, the plan further defines
the area as “Special Urban Design Opportunity – Gateway Development with orientation to
natural character.”
Response: Acknowledged
Comment Number: 2 Comment Originated: 09/10/2013
Primary land uses must occupy no less than 75% of the total gross area of the O.D.P. Primary
uses are listed in the Harmony Corridor Plan as:
• Research facilities, testing laboratories, offices and other facilities for research and
development.
• Industrial uses.
• Hospitals, clinics, nursing and personal care facilities.
• Regional, national or international headquarters of a services-producing organization.
• Vocational, business or private schools and universities.
• Professional offices.
• Finance, insurance, and real estate services.
• Other uses of similar character as determined by the Planning and Zoning Board.
Response: Acknowledged
Comment Number: 3 Comment Originated: 09/10/2013
Secondary uses must occupy no more than 25% of the O.D.P. Secondary uses are listed in
the Harmony Corridor Plan as:
• Hotels/motels.
• Sit-down restaurants.
• Neighborhood Convenience Shopping Center.
• Athletic clubs.
• Single family and multi-family housing.
• Accessory buildings and uses as defined in the Land Use Code.
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Response: Acknowledged
Comment Number: 4 Comment Originated: 09/10/2013
There is no indication, at this stage, as to how primary and secondary uses are divided up so
that there is compliance with the required primary-to-secondary uses ratio. This data is needed
In order for the O.D.P. to comply with the criteria of Section 2.3.2(H)(1) which requires that the
uses indicated on the Plan be consistent with the permitted uses listed in the Harmony Corridor
(H-C) zone district.
Response: A table on the ODP lists the land uses as Primary and Secondary.
Comment Number: 5 Comment Originated: 09/10/2013
The O.D.P. relies upon areas that are presently inundated with water as a result of past gravel
mining. Indicating these uses on what are presently water surfaces may not be consistent with
the requirements of the City of Fort Collins Floodplain Administration and Stormwater Utility.
Please note that Section 2.3.2(H)(6) requires that an O.D.P. be consistent with the appropriate
(Poudre River) Drainage Basin Master Plan. If this standard cannot be achieved, then the
intention to have more than 25% of the developable land (not water) may require a Modification
of Standard which is subject to the review criteria of Section 2.8.2.
Response: The ODP presented shows “Limits of Development” area that is located outside
of the floodway. The ODP drainage plan complies with the Poudre River Basin Master Plan.
Comment Number: 6 Comment Originated: 09/10/2013
The narrative indicates that “Destination Retail” and the map indicate that “Big Box Retail” may
be potential land uses within the O.D.P. Please note that large-format; free-standing retail
stores are not permitted in the Basic Industrial Non-retail Employment Activity Center in the H-C
zone. The only retail permitted must be contained within a Convenience Shopping Center. If
large-format retail is desired, it can only be allowed via the Addition of a Permitted Use
process in accordance with Section 1.3.4.
Response: The land uses have been revised with this ODP to be consistent with the HC
zoning.
Comment Number: 7 Comment Originated: 09/10/2013
A Convenience Shopping Center is specifically defined in the Land Use Code. It must consist
of seven or fewer acres with four or more business establishments with separate exterior
entrances located within a complex which is planned, developed and managed as a single
unit. The definition continues with a list of allowable uses. Please refer to Section 5.1.2 of the
Land Use Code.
Response: Acknowledged
Comment Number: 8 Comment Originated: 09/10/2013
Offices are permitted in the H-C zone and Basic Industrial area a primary use.
Response: Acknowledged.
Comment Number: 9 Comment Originated: 09/10/2013
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The term “Commercial” is a little too vague for purposes of an O.D.P. This term should be
replaced with uses that comply with the definition of a Convenience Shopping Center. There
should be a clear distinction between the permitted secondary uses in the Basic Industrial area
as noted above and those uses that are a subset of a Convenience Shopping Center.
Combined, these uses cannot exceed 25% of the O.D.P.
Response: The land uses have been revised with this ODP to be consistent with the HC
zoning.
Comment Number: 10 Comment Originated: 09/10/2013
Please note that “Residential” in the H-C zone must have a minimum required density of seven
dwelling units per gross acre. Depending on the size of the residential development, there
may be a requirement for two distinct housing types. If single family housing is planned, then
an equal amount of multi-family units must also be provided.
Response: Residential has not been included in this ODP.
Comment Number: 11 Comment Originated: 09/10/2013
Of the proposed residential units, at least 90% must be located within ¼ mile of a park (public
or private), a central development feature or open space.
Response: Residential has not been included in this ODP.
Comment Number: 12 Comment Originated: 09/10/2013
Any development along Harmony Road must be setback from the future edge of pavement by
no less than 80 feet. Within the setback area, there must be undulating berms, a meandering
eight-foot wide sidewalk, and a planting emphasis of a variety of Oak trees. The City Forester
has a list of preferred species of Oak that do well in our area.
Response: The area for this setback has been set aside in this ODP, and it will be designed
as part of the first PDP submittal.
Comment Number: 13 Comment Originated: 09/10/2013
Maximum building height in the H C district is 6 stories; however, height at this location is of
concern and may not be an area where the full 6 story height is appropriate, given the proximity
to the Poudre River Wall and the site's relative isolation from the overall corridor. Any height
proposed over 40 feet will require a height analysis, to evaluate the potential impact on views
and shadowing/shading. Please refer to Section 3.5.1(G) for the criteria associated with the
height analysis.
Response: Acknowledged
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/11/2013
09/11/2013: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time
Harmony and I – 25 ODP Submittal Response to PDR Comments
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of building permit. Please contact Matt Baker at 224-6108 if you have any questions.
Response: Acknowledged
Comment Number: 2 Comment Originated: 09/11/2013
09/11/2013: The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response: Acknowledged
Comment Number: 3 Comment Originated: 09/11/2013
09/11/2013: Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of
this project, shall be replaced or restored to City of Fort Collins standards at the Developer's
expense prior to the acceptance of completed improvements and/or prior to the issuance of
the first Certificate of Occupancy.
Response: Acknowledged
Comment Number: 4 Comment Originated: 09/11/2013
09/11/2013: Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a
scoping meeting and determine if a traffic study is needed for this project. In addition, please
contact Transportation Planning for their requirements as well.
Response: Matt Delich coordinated with Ward Stanford for the TIS requirements for the
ODP.
Comment Number: 5 Comment Originated: 09/11/2013
09/11/2013: Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Acknowledged
Comment Number: 6 Comment Originated: 09/11/2013
09/11/2013: Utility plans will be required and a Development Agreement will be recorded once
the project is finalized.
Response: Acknowledged
Comment Number: 7 Comment Originated: 09/11/2013
09/11/2013: This project will require a Development Construction Permit (DCP) prior to starting
any work on site.
Response: Acknowledged
Comment Number: 8 Comment Originated: 09/11/2013
09/11/2013: This project is responsible for dedicating any right-of-way and easements that are
necessary for this project. Right of Way dedications include Strauss Cabin Road, Kechter
Road and may include Harmony Road. Utility easements needed to be dedicated adjacent to
Harmony and Strauss Cabin along with any easements required for access, utilities, drainage
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within the site.
Response: Acknowledged
Comment Number: 9 Comment Originated: 09/11/2013
09/11/2013: This site is adjacent to CDOT Right of Way along I-25 and Harmony Road is
governed by an access control plan. The access control plan needs to be followed and
implemented with this project and changes proposed to the access control plan will require
City Council approval. Need to accommodate the edge or right of way identified in the
Environmental Overview Study (EOS).
Response: The Harmony Corridor Access Plan, dated March 1995, notes Harmony and CR 7
as a “known future signal”. This ODP recognizes that criterion. If there is a different Access
Control Plan for this area, please provide the title and where we can obtain a copy, same
with the EOS.
Comment Number: 10 Comment Originated: 09/11/2013
09/11/2013: Further information from the TIS including proposed and existing traffic needs to be
considered in the final decision for intersection spacing, proposed access locations, road
classification, turn lane lengths, sight distance on Harmony and Kechter, etc. There is a
specific concern with potential left turn lengths and configuration for WB Harmony making left
turns into the projects proposed middle access (existing frontage road).
Response: The TIS includes discussion related to the existing Harmony and Strauss Cabin
Road intersection only. The ODP presented does not contemplate an access (or
intersection) at the Frontage Road intersection at this time.
Comment Number: 11 Comment Originated: 09/11/2013
09/11/2013: Strauss Cabin Road is considered a Minor Arterial and will need to be designed
and constructed adjacent to this property and off-site as needed to accommodate the needs of
this project. Strauss Cabin is a Minor Arterial on the Master Street Plan and is eligible for
reimbursement for the cost difference between the arterial section and local street section.
Response: Acknowledged
Comment Number: 12 Comment Originated: 09/11/2013
09/11/2013: Harmony Road is considered a 6-lane Arterial and will need to be designed and
constructed adjacent to this property and off-site as needed to accommodate the needs of this
project. Harmony Road is a 6-lane Arterial on the Master Street Plan and is eligible for
reimbursement for the cost difference between the arterial section and local street section.
Response: Acknowledged
Comment Number: 13 Comment Originated: 09/11/2013
09/11/2013: Kechter is considered a Minor Arterial and will need to be designed and
constructed adjacent to this property and off-site as needed to accommodate the needs of this
project. Kechter Road is a Minor Arterial on the Master Street Plan and is eligible for
reimbursement for the cost difference between the arterial section and local street section.
Harmony and I – 25 ODP Submittal Response to PDR Comments
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Response: The Limits of Development in the presented ODP do not reach Kechter Road.
Comment Number: 14 Comment Originated: 09/11/2013
09/11/2013: Internal streets and drives not shown on the Master Street Plan as well as roadway
improvements necessitated by the project such as right turn lanes, double lefts, non-required
medians, etc are not eligible for street oversizing reimbursement and will be the full cost of the
development.
Response: Acknowledged
Comment Number: 15 Comment Originated: 09/11/2013
09/11/2013: The internal drives, if only serving the center (a situation where Strauss Cabin
through traffic is not pushed to this roadway due to design of Strauss Cabin that would make
this path the most attractive for through traffic from the highway or north), could be a private
drive and not a public street. Having this as a private drive would allow more flexibility on the
x-section design and use of space associated with the drive. Private drives can be named, so
the adjacent uses could still be addressed off of this drive.
Response: Acknowledged. The internal drives may be private drives, but this decision in
unknown at this point. Does this need to be determined prior to final approval of the ODP?
Comment Number: 16 Comment Originated: 09/11/2013
09/11/2013: If culverts are to be built under Harmony, Kechter, etc. with wing walls than
additional right of way needs to be dedicated around these wing walls.
Response: Acknowledged
Comment Number: 17 Comment Originated: 09/11/2013
09/11/2013: Intersection spacing on Strauss Cabin and Kechter Road will need to meet the
Minor Arterial Spacing requirements.
Response: Acknowledged
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/11/2013
09/11/2013: ODP - From an ODP perspective, according to Section 2.3.2(H)(3)(5) of the Land
Use Code, "the overall development plan shall show the general location and approximate
size of all natural areas, habitats and features within its boundaries and shall indicate the
applicant's proposed rough estimate of the natural area buffer zones as required pursuant to
Section 3.4.1(E)." The plans will need to include approximate buffer zones for…, e.g., the
Poudre River, the ditch, eagles nests, and any other wetlands or natural features present on the
site.
Response: These have been included in the ODP Plan and Statement of Planning
Objectives.
Harmony and I – 25 ODP Submittal Response to PDR Comments
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Comment Number: 2 Comment Originated: 09/11/2013
09/11/2013: ODP - Please include a note on the ODP that indicates something similar to the
following, “This Overall Development Plan shows the general location and approximate size of
all natural areas, habitats, and features within its boundaries and the proposed rough estimate
of the natural area buffer zone as required by Land Use Code Section 3.4.1(E). Detailed
mapping of a site’s natural areas, habitats, and features will be provided at the time of individual
PDP submittals. General buffer zones shown on this ODP may be reduced or enlarged by the
decision maker during the PDP process.”
Response: The note has been added to the ODP Plans.
Comment Number: 3 Comment Originated: 09/11/2013
09/11/2013: ODP and PDP - it would be good to have a discussion about the value of the
man-made ponds, even without a PDP, as the Land Use Code requires that the ecological
value of a site be protected, and if it is not protected, then it shall be restored or replaced (see
Section 3.4.1(C)).
Response: Noted, this discussion has begun with City staff and we look forward to
continuing the discussion.
Comment Number: 4 Comment Originated: 09/11/2013
09/11/2013: PDP - Even though the applicants are indicating proposed buffer areas, an
Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500
feet of a known natural habitat (ditches, open water, Poudre Valley Wall). Please note the buffer
zone standards range from 50 - 100' for these features, as identified in Section 3.4.1(E) of the
Land Use Code, as you proceed with your site design process.
Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the
PDP submittal.
Response: Acknowledged
Comment Number: 5 Comment Originated: 09/11/2013
09/11/2013: PDP - Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the
ability to determine if the existing landscaping within the buffer zone is incompatible with the
purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation
and identifies potential restoration options. If it is determined to be insufficient, then restoration
and mitigation measures will be required.
Response: Acknowledged
Comment Number: 6 Comment Originated: 09/11/2013
09/11/2013: PDP - With respect to lighting, the City of Fort Collins Land Use Code, in Article
3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage
from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill
over to the buffer areas.
Response: Acknowledged
Harmony and I – 25 ODP Submittal Response to PDR Comments
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Comment Number: 7 Comment Originated: 09/11/2013
09/11/2013: PDP - With respect to landscaping and design, the City of Fort Collins Land Use
Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your
landscaping or re landscaping and reduce bluegrass lawns as much as possible.
Response: Acknowledged
Comment Number: 8 Comment Originated: 09/11/2013
09/11/2013: PDP - The applicant should make note of Article 3.2.1(C) that requires
developments to submit plans that "...(4) protects significant trees, natural systems, and
habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height)
of six inches or more. As several of the trees within this site may have a DBH of greater than
six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221
6361) to determine the status of the existing trees and any mitigation requirements that could
result from the proposed development.
Response: Acknowledged
Comment Number: 9 Comment Originated: 09/11/2013
09/11/2013: PDP - Please be aware, the creation or enforcement of covenants that prohibit or
limit 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.
Response: Acknowledged
Department: Light And Power
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/10/2013
09/10/2013: Fort Collins Light and Power will serve the site. Electric development charges will
apply; an estimator for these charges is available at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-
fees/electric-development-fee-estimator?id=3.
Response: Acknowledged
Comment Number: 2 Comment Originated: 09/10/2013
09/10/2013: All meter and transformer locations will need to be coordinated with Light and
Power Engineering, 970-221-6700.
Response: Acknowledged
Comment Number: 3 Comment Originated: 09/10/2013
09/10/2013: Shade trees need to maintain 40 feet of clearance on all streetlights and
ornamental trees need to maintain 15 feet of clearance on streetlights
Response: Acknowledged. This will be implemented at the PDP stage of design.
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Comment Number: 4 Comment Originated: 09/10/2013
09/10/2013: C-1 forms and 1-line diagrams will need to be submitted for all commercial
buildings. The C-1 form is available at
http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf.
Response: Acknowledged. This will be implemented at the PDP stage of design.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 09/11/2013
09/11/2013: EMERGENCY ACCESS
At a minimum, two points of emergency access into the development shall be required. As this
rule applies to the submitted plans:
(1) both proposed access points are off of Harmony and in close proximity to one another. This
plan would be only sufficient to allow development in the northern portion of the site. If
development of the southern portion of the site were to proceed, the two Harmony Rd
connections would no longer be sufficient and a minimum of one more point of access would
be required.
Response: Acknowledged. The first phase of this development (likely to be 7 acres near the
Harmony/Strauss Cabin intersection) would likely utilize two accesses off of Strauss Cabin
Road and not any accesses off of Harmony.
(2) Due to the potential 4000 CFS impact to the east Harmony Rd. connection during a flood
event, it is my understanding that this access point to Harmony Rd. is not currently feasible. As
such, an alternative means of access would be required.
Response: Acknowledged. Access from Harmony Road at the Frontage Road intersection is
not being contemplated to be used or improved at this time.
Emergency Access Road Standards to be met in all areas of the development.
Response: Acknowledged
Comment Number: 2 Comment Originated: 09/11/2013
09/11/2013: WATER SUPPLY
Fire hydrants must be the type approved by the water district having jurisdiction and the Fire
Department. Hydrant spacing and flow must meet minimum requirements based on type of
occupancy.
Response: Acknowledged. This will be implemented at the PDP stage of design.
COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure,
spaced not further than 300 feet to the building, on 600-foot centers thereafter.
2006 International Fire Code 508.1 and Appendix B
Response: Acknowledged. This will be implemented at the PDP stage of design.
Harmony and I – 25 ODP Submittal Response to PDR Comments
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RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm
at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers
thereafter. Outside the Urban Growth Area, hydrants to provide 500 gpm at 20 psi residual
pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter.
2006 International Fire Code 508.1 and Appendix B
Response: Acknowledged. Residential land uses are not proposed as part of the ODP.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/10/2013
09/10/2013: Stormwater comments:
Floodplain Comments:
1. This site is in the FEMA-designated Poudre River 100-year floodplain and floodway and
Poudre River 500-year floodplain. Please note that the floodway linework on the PDR drawing
is not the 0.5 foot floodway and therefore, additional area is included in the floodway.
Response: Acknowledged. The ODP drawings now show the half-foot floodway line and the
“Limits of Development” as shown on the ODP are outside of that line.
2. Please see Chapter 10 of City Code for applicable floodplain regulations that apply to this
property.
Response: Acknowledged.
3. A CLOMR must be approved by FEMA prior to any work beginning in the floodway.
Response: Acknowledged. Work in the floodway is not being proposed at this time.
4. A LOMR must be approved by FEMA before any building permits can be issued for any
structures in the existing floodway. Any building permits issued prior to the approved LOMR
for areas of the existing flood fringe, must meet all requirements of Chapter 10 of City Code.
Response: Acknowledged. Work or building of structures in the floodway is not proposed.
5. Please see CLOMR comments from October 22, 2007. Additional comments will be given
based on design changes or other situations/conditions that have arisen since that time.
Response: We are not proposing any work in the floodway at this time and do not propose
to do a CLOMR at this time.
6. Coordination for the crossing of Harmony Road must be included in any CLOMR/LOMR
analysis. Harmony Road must be protected from any erosion/damage due to water flowing
down and into a capture channel or flow running parallel to the road in the capture channel.
Response: Acknowledged.
7. Critical facilities, including at-risk population critical facilities (schools, daycare facilities,
Harmony and I – 25 ODP Submittal Response to PDR Comments
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nursing homes, etc.), essential service critical facilities (fire, police, hospitals, urgent care,
surgery centers, communication hubs, etc.) and hazardous materials facilities (gas stations,
storage facilities, etc.) and government services (including public universities or higher
education institutions) are prohibited in the 100-year floodplain. Essential Service and At-Risk
Population critical facilities are also prohibited in the 500-year floodplain. These categories are
part of the new State regulations for categorizing critical facilities. Chapter 10 of City Code will
be changing by the end of the year to reflect these redefined categories. Contact Marsha
Hilmes-Robinson for a complete definition of critical facilities.
Response: There are no critical facilities, essential service critical facilities, haz material
facilities, government services, or residential land uses are proposed in this ODP.
8. No new structures or additions are allowed in the floodway.
Response: Acknowledged.
9. Residential or mixed-use structures and additions are prohibited in the 100-year floodplain.
Response: There are no critical facilities, essential service critical facilities, haz material
facilities, government services, or residential land uses are proposed in this ODP.
10. Any structures built in the floodplain must obtain approval of an Emergency Response and
Preparedness Plan (ERPP). Please see City Code Section 10-48 for details.
Response: Acknowledged. This will be implemented at the PDP stage of design.
11.Floatable materials including storage of equipment, overnight fleet vehicles, etc. are
prohibited in the 100-year floodplain. Dumpsters, bike racks, benches, etc. must be secured
to not float.
Response: Acknowledged. This will be implemented at the PDP stage of design.
12.Any non-residential structures or additions built in the 100-year floodplain must have their
lowest floor and all electrical, mechanical and HVAC elevated or floodproofed 2 ft. above the
100-year flood elevation.
Response: Acknowledged. The overall grading plan shown in the “Limits of Development”
area for the ODP show roadways and building area elevations at least 2’ above BFE’s.
Comment Number: 2 Comment Originated: 09/10/2013
09/10/2013: 13. The existing structures, if they remain and are remodeled, are subject to the
substantial improvement requirements.
Response: Acknowledged.
14. Land that was previously removed from the floodplain via the FEMA LOMR-Fill process
while in the County is still subject to the freeboard requirement (2 ft freeboard) and any other
provisions of the original LOMR-Fill. Also, since it is still designated as being in the 500-year
floodplain, the prohibition of at-risk population and essential service critical facilities still
applies.
Response: Acknowledged.
15. The previous LOMR-Fill included fill in the 0.5 foot floodway. This violation must be
resolved (i.e. removal of all of the fill in the floodway) before any future structures will be
permitted on the fill.
Harmony and I – 25 ODP Submittal Response to PDR Comments
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Response: Acknowledged. We understand that the violation fill in the floodway will need to
be removed prior to ODP approval.
16. Items to note from the submitted PDR plan - the 0.5 foot floodway is not included; there are
proposed uses that are not permitted in the 100-year flood fringe (residential, hotel, C-store
Gas Station); 4000 cfs cannot be sent over Kechter Rd onto adjacent properties - not all the
flow goes that way now; bridges will be required to span the Stormwater channel to get to
proposed development sites; the connection to Harmony with flooding overtopping Harmony
will be problematic; the stormwater channel will require a very comprehensive detailed design
to ensure its stability; CDOT may be needing more ROW on the west-side of I-25 and thus
encroach into the area shown as part of the channel.
Response: The ODP now shows the 0.5’ floodway line and all “Limits of Development” are
outside of that line. Land uses not allowed in the 100-yr floodplain are not proposed. Also, it
is understood that the 4000 cfs that flows through the site will inundate both Kechter road
and I25. We understand that if this development gets to the point where we are designing a
channelized approach to the flood, then there will be perimeter roadway design
considerations. Lastly, the schematic, future CDOT ROW information has been provided to
us by CDOT and we don’t believe that the future ROW will impact the overall site
development as the arrangement of the channel and land uses can be shifted to account for
the CDOT future ROW.
17. Please call to arrange a meeting to discuss the floodplain issues in more detail, including
modeling efforts, FEMA process, City review process, project phasing, timing of construction,
critical facilities regulation, etc.
Response: TST has had a couple of meetings with Stormwater staff since the PDR was
submitted and reviewed.
18. The floodplain permit fees are being proposed to change. This includes the fees charged
for modeling reviews. The first two reviews will be included in the initial fee. Subsequent
reviews will be charged separately. Each structure built in the floodplain will require a separate
floodplain use permit and applicable fee.
Response: Acknowledged
19. For any structures requiring a floodplain use permit, a FEMA elevation certificate will be
required prior to issuance of the Certificate of Occupancy.
Response: Acknowledged
20. Please see the Floodplain Review Checklists for items to be included on the plans and
drainage reports.
Response: The 50% Development Review Submittal Checklist was reviewed in preparing for
the ODP Drainage Report and we believe we have satisfied its requirements.
21. As necessary, please consult the following FEMA Technical Bulletins:
¿ 4-93-Elevator Installation
¿ 6-93-Below-Grade Parking Requirements
¿ 2-08-Flood-Resistant Materials Requirements
Harmony and I – 25 ODP Submittal Response to PDR Comments
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¿ 3-93-Non-Residential Floodproofing -- Requirements and Certification
Response: Noted
22. The floodplain forms and review checklists, and FEMA Technical Bulletins are available on
our website at http://www.fcgov.com/stormwater/fp-forms.php
Response: Noted
23. The Floodplain admin contact for this project is Marsha Hilmes-Robinson, 224-6036,
mhilmesrobinson@fcgov.com. The Stormwater Master-Planning contact is Mark Kempton, 416-
2233, mkempton@fcgov.com.
Response: Noted
Comment Number: 3 Comment Originated: 09/10/2013
09/10/2013: Applicant Questions
Drainage
1.The City has performed a preliminary analysis of the overtopping at Harmony Road and has
formulated some conceptual alternatives to mitigate the situation. At this time, the City does not
have any formal plans to construct improvements to the road to either convey or mitigate the
overtopping flows. CDOT's plans for this section of Harmony Road, within the context of the
North I 25 widening project may also affect any future design scenarios for this location.
Response: Acknowledged
Access and Roadways
3. Any fill in the floodway will require a hydraulic analysis which may include a CLOMR submittal
to FEMA to prove no rise in water surfaces in the floodway. There may also be public safety
constraints associated with placing an access road directly in the 100-year floodway for the
Poudre River.
Response: Acknowledged
Floodplain
1. There are currently no cooperative agreements between CDOT and the City of Fort Collins
regarding the Poudre river 100-year floodplain. The City is however in contact with CDOT and
surrounding communities regarding the impacts of the CDOT project to the 100-year floodplain
in this area. Discussions on potential ways to mitigate the 4,000 cfs spill have been ongoing,
but these discussions are very preliminary at this time.
Response: Acknowledged
2. The future impacts to the floodplain are unknown at this time. Future investigations may
involve trying to mitigate the 4,000 cfs spill to 0 cfs or somewhere in between.
Response: Acknowledged
3. The ongoing RiskMAP process is currently in the Hydrology phase. The revised hydrology
for the river will be submitted to FEMA this week for review. It is unknown at this time if the flows
have changed or remained the same at this location. It is anticipated that revised Hydraulics
and Floodplain Mapping will be completed in Summer 2014. The CDOT I25 project has
generated an Existing Conditions analysis that has updated the split flows at the Poudre River
and I25. This analysis may or may not be available from CDOT.
Harmony and I – 25 ODP Submittal Response to PDR Comments
Page 14
Response: Acknowledged
Comment Number: 4 Comment Originated: 09/10/2013
Stormwater Development Review Comments:
1. A drainage report, erosion control report, and construction plans are required and they must
be prepared by a Professional Engineer registered in Colorado. The drainage report must
address the four-step process for selecting structural BMPs. Standard operating procedures
(SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and
there is a final site inspection required when the project is complete and the maintenance is
handed over to an HOA or another maintenance organization. The erosion control report
requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of
the Fort Collins Amendments. If you need clarification concerning this section, please contact
the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
Response: Acknowledged. Items such as the BMP selection, SOP guidelines, specific LID
implementations will be provided at the time of PDP design.
2. The standard detention requirement is to have onsite detention for the runoff volume
difference between the 100 year developed inflow rate and the 2 year historic release rate.
However this site proposal with a 4000 cfs channel and two ponds may be able to have a
different release rate depending on the outfall capacity and how direct the connection is to the
Poudre River. If a higher release rate is desired; downstream easements will be required.
Response: The ODP drainage report follows this requirement.
3. Fifty percent of the site runoff is required to be treated using the standard water quality
treatment as described in the Fort Collins Stormwater Manual, Volume 3 – Best Management
Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guideline
s-regulations/stormwater-criteria) Extended detention is the usual method selected for water
quality treatment; however the use of any of the BMPs is encouraged.
Response: The existing ponds are proposed to be utilized for stormwater detention and
water quality.
4. Low Impact Development (LID) requirements went into effect March 11, 2013. These
require a higher degree of water quality treatment for 50% of the new impervious area and 25%
of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or
bhamdan@fcgov.com for more information. There is also more information on the EPA web
site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=.gde_4605732_member_219392996.
LID design information can be found on the City’s web site at:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines
-regulations/stormwater-criteria.
Response: These requirements have been acknowledged and generally addressed in the
ODP drainage report.
Harmony and I – 25 ODP Submittal Response to PDR Comments
Page 15
Comment Number: 5 Comment Originated: 09/10/2013
09/10/2013: 5. There was discussion in past conceptual reviews of the outfall for the site but
its location, size and pipe material were unknown at that time. The previous project engineer
indicated the outfall which does go under I-25 is being considered and that the pipes may need
to be increased in size. If the pipe outfall size is increased the effect of the increased flows will
need to be followed to the Poudre River and would require offsite easements. The previous
project did not provide information on the outfall path into the Poudre River. I have supplied
aerial maps for discussion of this outfall.
Response: The outfall to the Poudre River is shown in an exhibit in the drainage report. The
outfall is not being proposed to be changed in location or size at this point in time.
6. The irrigation companies will need to approve the construction plans. The contact
information for the two ditches on the property is:
Response: Thank you!
BOX ELDER DITCH COMPANY
Leslie Thompson, Superintendent - 482-3067
Don Kehn, President - 493-0103
Gene Fischer, Attorney - 482-4710
NORTH POUDRE IRRIGATION COMPANY
Boxelder, Buckeye Lateral, Clark Lake, Cowan Lateral, Fossil Creek
Inlet and Outlet, Munroe Gravity Ditch,North Poudre Canal, Park Creek Lateral
Steve Smith, Operations Manager - 568-3612
Gary Simpson, President - (970) 834-2467
Sharon Seaworth, Office Mgr - 568-3612
7. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new
impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No
fee is charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-
fees or contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion
control escrow required before the Development Construction permit is issued. The amount of
the escrow is determined by the design engineer, and is based on the site disturbance area,
cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater
Manual.
Response: Acknowledged.
8. The design of this site must conform to the drainage basin design of the Cache la Poudre
River Master Drainageway Plan as well the Fort Collins Stormwater Manual.
Response: Acknowledged.
Department: Transportation Planning
Harmony and I – 25 ODP Submittal Response to PDR Comments
Page 16
Contact: Emma McArdle, 970-224-6197, emcardle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/09/2013
09/09/2013: Transfort anticipates serving this section of Harmony in the near future. Serving
this particular site would be done 1 of 2 ways: 1) Transfort buses heading east on Harmony
would turn south on Strauss Cabin Rd, then east on the first street, then north across Harmony
Road into the Harmony Park and Ride facility; or 2) Transfort buses would continue east on
Harmony Road then take a left into the Harmony Park and Ride facility, requiring anyone
coming from your site to cross Harmony Road to access transit services. This will depend on:
if the streets in your proposed development are private or public, the level of interest in having
transit service, and the ability to cross Harmony Road safely. If we went south into your site we
would require a bus stop of approximately 20' wide by 12' deep adjacent to the sidewalk.
We also have interest in an underpass somewhere in the vicinity of this site, but that would
need more discussion.
Response: Thank you, as we proceed to the PDP stage we will coordinate with Transfort.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/09/2013
09/09/2013: Water and wastewater services for this site are provided by the Fort
Collins-Loveland Water District and the South Fort Collins Sanitation District. The Districts can
be contacted at (970) 226-3104.
Response: Acknowledged
Department: Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/10/2013
09/10/2013: no comments (Planning pretty much covered everything for this level of plan
submittal).
Response: Acknowledged