HomeMy WebLinkAboutHOME2 SUITES AT HARMONY VILLAGE - PDP - PDP150031 - SUBMITTAL DOCUMENTS - ROUND 1 -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
September 04, 2015
RE: Home2Suites - Preliminary Design Review, PDR150018, Round Number 1
JR Engineering Response to City Staff PDR Comments – December 14, 2015
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: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1. Comment Originated: 09/02/2015
09/02/2015: Please indicate with a diagram how the overall access and
circulation and fire access for the overall commercial center is not impeded with
the porte cochere. Pavement striping and directional arrows may be needed to
direct through traffic from unintentionally passing under the porte cochere.
Response: The Porte Cochere/Drop-Off lane and thru lane east of the Porte Cochere have been redesign
to now align with the thru lanes both to the north and south of the Hotel Site. Additionally we have defined
the Guest Drop-Off area with pervious concrete pavers to better identify the Hotel Drop-off area.
Comment Number: 2. Comment Originated: 09/02/2015
09/02/2015: The north-south walkway that connects to Texas Roadhouse and
Cinemark needs to be widened so it is more effective in achieving walkability
among the three uses. Seven feet is too narrow. This walkway must include
trees in grates or wells. In addition, this walkway should include features and
amenities for pedestrians traversing the shopping center.
Response: The east/west pedestrian walk on the north side of the hotel has been widened to 8 feet with
Tree grates and street trees placed at approximately 40 feet on center. The north/south pedestrian
Connection has been made as wide as possible while still allowing for adequate vehicular movement on the
east side of the hotel both north and south.
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Comment Number: 3. Comment Originated: 09/02/2015
09/02/2015: There does not appear to be a service court for deliveries of
supplies. Most hotels dedicate an area in the rear for service trucks. Is there a
designated loading zone?
Response: There is no dedicated loading zone on the hotel site. However deliveries will be made from
the west side of the hotel with trucks staging there deliveries from the 24 foot thru lane on the west side of
the hotel. Deliveries are typically made in the early AM hours of the day and should not disrupt Hotel
Guest Service or to the other nearby uses such as the Texas Roadhouse of Cinemark Theater
Comment Number: 4. Comment Originated: 09/02/2015
09/02/2015: The area devoted to the trash enclosure appears inadequate to
also provide for recycling containers. The applicant may not be aware that it is
a violation of a City Ordinance to discard cardboard into the waste stream. This
leads to a need to install the proper amount of recycling capacity. For
information regarding proper sizing of trash and recycling containers, please
contact Caroline Mitchell, Environmental Planner, 221-6288
Response: The Trash area has been redesigned to properly allow for Trash containers as well Cardboard
Recycling. Additionally an Enclosed Storage area has been added to the Trash Enclosure to better allow
for storage of Materials, and excess recycling of waste materials.
Comment Number: 5. Comment Originated: 09/02/2015
09/02/2015: Please be aware that the areas described as “Shrubs” will also
need to feature a mix of deciduous and evergreen trees. The westerly
landscape area will need to include a dense screen of a variety of plant material
to mitigate both the onsite and offsite parking lots. This planting of this area
should achieve approximately 75% opacity at maturity.
Response:The landscape plan has been revised to meet the City’s landscape standards related to the mix
of plant material and screening opacity.
Comment Number: 6. Comment Originated: 09/02/2015
09/02/2015: The narrative indicates that the hotel will be pet-friendly. To better
accommodate pets, the sidewalk loop should also include pedestrian-scaled
lighting, benches or seat walls and pet station (bag dispensers, trash containers
and the like). If the L.I.D. basins are not intended for dog walking, then, as
suggested, a continuous hedge or shrub border is recommended.
Response: A “Dog Station” has been added on both the east and west sides of the building near the guest
Entries. Additionally Parking lot Pole lighting has been added on both the north and west sides of the
Hotel in order to complement and add to the already existing site lighting on the east side of the hotel and
the building mounted lighting on the north side of the Cinemark Theater.
Comment Number: 7. Comment Originated: 09/02/2015
09/02/2015: A recent site inspection of Cinemark, in conjunction with a
proposed Minor Amendment, revealed four dead trees and eight trees in the
process of dying due to lack of water. Any existing trees on Lot 11A that are
dead or dying must be replaced with larger caliper trees to account for lost
maturity.
Response: Prior to the Resubmittal of the PDP a complete On/Off-Site Tree inspection will be
conducted with the City Forester in order to determine any necessary tree replacement and tree mitigation
quantities that may be needed to mitigate for any onsite trees that are dead or dying and trees that will
need to be removed in order to accommodate the proposed development of the property.
Comment Number: 8. Comment Originated: 09/02/2015
09/02/2015: The electrical transformer must be within ten feet of hard surface
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from one side and be screened with a solid enclosure meeting the
specifications of Light and Power or by dense landscaping.
Response: The proposed location of the Transformer has be identified on the PDP Site Plan and should
meet the City’s requirements for location to a hard surface and proper landscape screening.
Comment Number: 9. Comment Originated: 09/02/2015
09/02/2015: Please describe the details of the enhanced crosswalks. Will
these crosswalks be raised? Will there be use of different materials (colored
concrete, stamped concrete)?
Response: The “Enhanced Pedestrian Crosswalks” identified on the PDP Site Plan will be Scored and
Colored Concrete that will provide both color and texture contrast with the adjacent asphalt pavement and
the concrete pervious pavers.
Comment Number: 10. Comment Originated: 09/02/2015
09/02/2015: The patio on the north side would benefit from a low open fence or
screen wall to protect users from the vehicles using the 20-foot wide access
drive.
Response: A fence has been added to the North Patio area, see Architectural Elevations.
Comment Number: 11. Comment Originated: 09/02/2015
09/02/2015: While architectural elevations were not provided, online images
revealed a prototypical architectural character that appeared rather basic and
unadorned. To mitigate this, staff recommends that the selected masonry
material must be carried up the east elevation to at least the top of the second
floor. On the remaining elevations, the masonry may be terminated at the top of
the first floor. The columns of the porte cochere must be clad in matching
masonry. Staff recommends that locally sourced stone be selected as the
masonry material to firmly establish a sense of place and connection to the
region.
Response: See Architectural Elevations for the architects response to the above comments.
Comment Number: 12. Comment Originated: 09/02/2015
09/02/2015: Keep in mind that Section 3.5.3(E)(6) requires that the building
feature a distinctive recognizable top and that a flat wall not simply terminate at
a flat roof. A recognizable top may consist of cornice treatments, sloping roof
with overhangs and brackets, stepped parapets and the like.
Response: See Architectural Elevations for the architects response to Section 3.5.3E-6
Comment Number: 13. Comment Originated: 09/02/2015
09/02/2015: The online images indicate that the building is topped with an
illuminated cube feature. Please note that Section 3.5.3(E)(9) prohibits
illuminated translucent materials as building components.
Response: See Architectural Elevations for the architect response to Section 3.5.3E-9
Comment Number: 14. Comment Originated: 09/03/2015
09/03/2015: Along the north fire access lane, on the north side, please
consider a cross-section that includes 20 feet of drivable surface for fire
apparatus, a roll-over curb, and a concrete walk (minimum six feet) that is also
constructed and rated to support fire apparatus.
Response: Emergency Vehicle Access and apparatus staging has been coordinated with PFA.
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Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/01/2015
09/01/2015: Larimer County Road Impact Fees and Street Oversizing Fees
are due at the time of building permit. Please contact Matt Baker at 224-6108 if
you have any questions.
Response: Noted
Comment Number: 2 Comment Originated: 09/01/2015
09/01/2015: 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: Noted
Comment Number: 3 Comment Originated: 09/01/2015
09/01/2015: 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: Noted
Comment Number: 4 Comment Originated: 09/01/2015
09/01/2015: This project is responsible for dedicating any right-of-way and
easements that are necessary for this project. Information on the dedication
process can be found at: http://www.fcgov.com/engineering/devrev.php
Response: Noted
Comment Number: 5 Comment Originated: 09/01/2015
09/01/2015: Utility plans will be required and a Development Agreement will be
recorded once the project is finalized
Response: Noted
Comment Number: 6 Comment Originated: 09/01/2015
09/01/2015: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
Response: Noted
Department: Environmental Planning
Contact: Kelly Kimple, , kkimple@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/01/2015
09/01/2015: 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 low-water use
plants and grasses in your landscaping or re-landscaping and reduce bluegrass
lawns as much as possible.
Response: Noted
Comment Number: 2 Comment Originated: 09/01/2015
09/01/2015: The applicant should make note of Article 3.2.1(C) that requires
developments to submit a landscape and tree protection plan, and if receiving
water service from the City, an irrigation plan, that: "...(4) protects significant
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trees, natural systems, and habitat, and (5) enhances the pedestrian
environment". Note that a significant tree is defined as a tree having DBH
(Diameter at Breast Height) of six inches or more. If any of the trees within this
site have a DBH of greater than six inches, a review of the trees shall be
conducted with Tim Buchanan, City Forester (970-221-6361,
tbuchanan@fcgov.com) to determine the status of the existing trees and any
mitigation requirements that could result from the proposed development.
Response: A tree mitigation plan will be provide at the time of resubmittal of the PDP to the City.
Comment Number: 3 Comment Originated: 09/01/2015
09/01/2015: Our city has an established identity as a forward-thinking
community that cares about the quality of life it offers its citizens and has many
sustainability programs and goals that may benefit your project. Of particular
interest may be the:
1. ClimateWise program: http://www.fcgov.com/climatewise/
2. Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP):
http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf,
contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com
3. Green Building and the Climate Action Plan:
http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-
416-4238 or traeker@fcgov.com
4. Nature in the City Strategic Plan:
http://www.fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Lindsay Ex at 970-221-6767 or
lex@fcgov.com
Please consider the City’s sustainability goals and ways for your development
to engage with these efforts.
Response: Noted
Department: Light And Power
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/31/2015
08/31/2015: There is existing three phase and single phase primary service
available on the southwest corner of the lot.
Response: Noted
Comment Number: 2 Comment Originated: 08/31/2015
08/31/2015: New development charges and electrical capacity charges will
apply. A link to our online electric development fee estimator is below.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees/electric-development-fee-estimator?id=3
Response: Noted
Comment Number: 3 Comment Originated: 08/31/2015
08/31/2015: A commercial service information form (C-1) will have to be filled
out for all commercial services. Also please review the Light & Power's Electric
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Construction Policies Practices & Procedures guidelines to reference our
standard electrical requirements to include transformer clearances and meter
requirements. A link for both of these documents is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Response: Noted
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 08/26/2015
08/26/2015: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system
evaluation (TEST) after the core/shell but prior to final build out. For the
purposes of this section, fire walls shall not be used to define separate
buildings. Where adequate radio coverage cannot be established within a
building, public-safety radio amplification systems shall be designed and
installed in accordance with criteria established by the Poudre Fire Authority.
Poudre Fire Authority Bureau Admin Policy #07-01
Response: Noted
Comment Number: 2 Comment Originated: 08/26/2015
08/26/2015: ROOF ACCESS
> IFC 504.3: New buildings four or more stories in height shall be provided with
a stairway to the roof. Stairway access to the roof shall be in accordance with
IFC 1009.12. Such stairways shall be marked at street and floor levels with a
sign indicating that the stairway continues to the roof.
Response: Noted
Comment Number: 3 Comment Originated: 08/26/2015
08/26/2015: FIRE STANDPIPE SYSTEM
IFC Sections 905 and 913: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 or the 2012
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. The
standpipe system shall be capable of supplying at minimum of 100 psi to the
top habitable floor. An approved fire pump may be required to achieve this
minimum pressure. Buildings equipped with standpipes are required to have a
hydrant within 100 feet of the Fire Department Connection.
Response: Noted
Comment Number: 4 Comment Originated: 08/26/2015
08/26/2015: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. The existing hydrant on the west side of the building may be
relocated to an approved location but may not be removed. Hydrant spacing
within the commercial complex, although sparse within the core of the site,
currently meets minimum standards for distance and separation. A hydrant is
still required within 100' of the FDC for any building equipped with a standpipe
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system (See comment #5 below). The location of the FDC is typically on the
front of the building (See comment #8 below) but in this case Assistant Fire
Marshal, Joe Jaramillo believes we can locate the FDC on the west side of the
building and meet the 100' distance requirement to the hydrant.
> IFC 508.1 and Appendix B: 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.
Response: Noted
Comment Number: 5 Comment Originated: 08/26/2015
08/26/2015: HYDRANT FOR STANDPIPE SYSTEMS
2012 IFC 507.1.1: Buildings equipped with a standpipe system installed in
accordance with Section 905 shall have a fire hydrant within 100 feet of the fire
department connections. Exception: The distance shall be permitted to exceed
100 feet where approved by the fire code official.
Response: Noted
Comment Number: 6 Comment Originated: 08/26/2015
08/26/2015: FIRE LANES
Fire access is required to within 150' of all exterior portions of the first floor.
Buildings over 30' in height have additional fire access requirements. The site
plan appears to be taking these requirements under consideration with the
proposed Emergency Access Easement on the north side of the building,
however that fire lane is required to be 30' in width (by local amendment),
positioned no closer than 15' from the building. Deviations from these
measurements require special approval. The EAE needs to be continuous and
connect to the public way. Code language and fire lane specifications provided
below to aid in future planning:
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building
or portion of a building hereafter constructed or moved into or within the
jurisdiction. The fire apparatus access road shall comply with the requirements
of this section and shall extend to within 150 feet of all portions of the facility and
all portions of the exterior walls of the first story of the building as measured by
an approved route around the exterior of the building or facility. When any
portion of the facility or any portion of an exterior wall of the first story of the
building is located more than 150 feet from fire apparatus access, the fire code
official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED
> IFC D105.1: Where the vertical distance between the grade plane and the
highest roof surface exceeds 30 feet, approved aerial fire apparatus access
roads shall be provided. For purposes of this section, the highest roof surface
shall be determined by measurement to the eave of a pitched roof, the
intersection of the roof to the exterior wall, or the top of parapet walls, whichever
is greater.
AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH
> IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire
apparatus access roads shall have a minimum unobstructed width of 30 feet,
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exclusive of shoulders, in the immediate vicinity of the building or portion
thereof.
AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING
2012 IFC D105.3: At least one of the required access routes meeting this
condition shall be located within a minimum of 15 feet and a maximum of 30
feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
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.
> 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.
> Additional access requirements exist for buildings greater than 30' in height.
Refer to Appendix D of the 2012 IFC or contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix
D; FCLUC 3.6.2(B)2006 and Local Amendments.
Response: Noted
Comment Number: 7 Comment Originated: 08/26/2015
08/26/2015: AUTOMATIC FIRE SPRINKLER SYSTEM
This building will require a full NFPA13 automatic fire sprinkler system under a
separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any
fire sprinkler related questions at 970-416-2868.
Response: Noted
Comment Number: 8 Comment Originated: 08/26/2015
08/26/2015: FIRE ALARM AND DETECTION SYSTEMS (Group R-1)
Fire alarm systems and smoke alarms shall be installed in Group R-1
occupancies as required in Sections 907.2.8.1 through 907.2.8.3
Response: Noted
Comment Number: 7 Comment Originated: 09/02/2015
09/02/2015: HAZARDOUS MATERIALS
A list of hazardous materials and quantities shall be provided no later than at
time of building permit outlining pool chemistry and on-site, chemical storage.
MSDS sheets are required as part of the submittal.
Response: Noted
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Comment Number: 8 Comment Originated: 09/02/2015
09/02/2015: FDC
> IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of the FDC shall be approved by
the fire department.
Response: Noted
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 08/24/2015
08/24/2015: 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; Erosion Control Plan,
Erosion Control Report, and an Escrow / Security Calculation. If you need
clarification concerning this section, or if there are any questions please contact
Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
Response: A full Erosion Control Plan will be provided at the time the Final Utility Plans are submitted to
the City.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 09/01/2015
09/01/2015: 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. 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: Noted
Comment Number: 3 Comment Originated: 09/01/2015
09/01/2015: If there is an increase in imperviousness greater than 1000 square
feet 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. If there is
less than 1,000 square feet of new impervious area on an existing development,
a drainage letter along with a grading plan should be sufficient to document the
existing and proposed drainage patterns. If there is less than 1,000 but more
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than 350 square feet of new impervious area; a site grading and erosion control
plan is required instead of a complete construction plan set.
Response: Noted
Comment Number: 4 Comment Originated: 09/01/2015
09/01/2015: Detention for the site has been provided by the downstream
detention ponds as indicated in the memo. However, this design was done
using outdated rainfall. The design for this site will need to show that sufficient
capacity exists downstream if the site runoff is higher than the assumed runoff or
additional detention volume will be required to make up the difference.
Response: Noted
Comment Number: 5 Comment Originated: 09/01/2015
09/01/2015: 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-f
orms-guidelines-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: Noted
Comment Number: 6 Comment Originated: 09/01/2015
09/01/2015: Low Impact Development (LID) requirements are required on all
new or redeveloping property which includes sites required to be brought into
compliance with the Land Use Code. 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. Standard operating procedures (SOPs) for all onsite
drainage facilities will be included as part of the Development Agreement.
More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im
pact-development
Response: Noted
Comment Number: 7 Comment Originated: 09/01/2015
09/01/2015: The city wide Stormwater development fee (PIF) is $7,817/acre
($0.1795 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 at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-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: Noted
Comment Number: 8 Comment Originated: 09/01/2015
09/01/2015: The design of this site must conform to the drainage basin design
of the McClellands Creek Master Drainage Plan as well the Fort Collins
Stormwater Criteria Manual.
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Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/01/2015
09/01/2015: This site was assumed to be retail with the original approval of
Harmony Village PUD. An extended stay hotel will produce very similar traffic
volumes (within a few %) of the approved retail. Therefore, no further
anticipated traffic analysis is likely needed.
Response: Noted
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 09/01/2015
09/01/2015: Existing water and sewer mains in the vicinity include 8-inch water
and sewer mains along the western property boundary.
Response: Noted
Comment Number: 2 Comment Originated: 09/01/2015
09/01/2015: It appears water, sewer, and fire stubs were provided per the
original Harmony Village PUD plans. The developer will need to verify whether
these stubs were actually installed. If a different tap size is needed from what
was stubbed out, the existing service(s) will need to be abandoned at the main.
Response: Noted
Comment Number: 3 Comment Originated: 09/01/2015
09/01/2015: The sewer modeling appears to show the hotel impacts on the
existing sewer system are acceptable. Please submit the sanitary sewer
modeling with the Utility Plan submittal.
Response: Noted
Comment Number: 4 Comment Originated: 09/01/2015
09/01/2015: The water conservation standards for landscape and irrigation will
apply. Information on these requirements can be found at:
http://www.fcgov.com/standards
Response: Noted
Comment Number: 5 Comment Originated: 09/01/2015
09/01/2015: Development fees and water rights will be due at building permit.
Response: Noted
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/25/2015
08/25/2015: The sidewalk needs to connect to the existing sidewalk on each of
the abutting properties.
Response: Noted
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Comment Number: 2 Comment Originated: 08/25/2015
08/25/2015: The trash enclosure needs a walk-in access separate from the
main service gate.
Response: A Walk-In Gate will be provided on the north side of the Trash enclosure.
Comment Number: 3 Comment Originated: 08/25/2015
08/25/2015: Structures over 40ft in height require a shadow analysis
Response: A Shadow Analysis will be submitted at the time the PDP Resubmittal is made.
Comment Number: 4 Comment Originated: 08/25/2015
08/25/2015: The landscaped areas will need to include tree stocking.
Response: A Tree Stocking Summery will be provided at the time of the PDP Resubmittal after the existing
Tree analysis has been conducted with the City Forester.
Comment Number: 5 Comment Originated: 08/25/2015
08/25/2015: Add a tree to the landscape island on the east side of the building
and on the north property line.
Response: Noted
Comment Number: 6 Comment Originated: 08/26/2015
08/26/2015: The project is required to provide both covered and fixed bicycle
spaces.
Response: Noted