HomeMy WebLinkAboutHOME2 SUITES AT HARMONY VILLAGE - PDP - PDP150031 - CORRESPONDENCE - REVISIONS7200 South Alton Way, Suite C400, Centennial, CO 80112
303-740-9393 x Fax: 303-721-9019 x www.jrengineering.com
January 20, 2016
Community Development and Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
Re: JR Engineering Home2 Suites at Harmony Village: Response to City Review
Comments, PDP150031, Round Number 1
To whom it may concern:
This letter is in response to your comments dated January 8, 2016 for the Home2 Suites at
Harmony Village – Preliminary Development Plan.
January 8, 2016 – City Round 1 Review Comments
January 20, 2016 - JR Engineering Response to Comments
Comment Number: JR Planning/LA.
Comment Number: JR Engineering
Comment Number: Phillips Architects
Comment Summary:
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/06/2016
01/06/2016: In general, the Site Plan looks to be in very good shape. Two
minor comments are offered for purposes of clarity: (1.) Please indicate the
location of the porte cochere columns. (2.) Please indicate the extent of the
patio fencing on the north side. Revised as requested.
Comment Number: 2 Comment Originated: 01/06/2016
01/06/2016: On the Landscape Plan, please add one additional Bosnian Pine
to the cluster of two along the west property line so there is a total of three for
better screening and symmetry. Revised as requested.
Comment Number: 3 Comment Originated: 01/06/2016
01/06/2016: On the Landscape Plan, staff is concerned there are no other
Evergreen Trees indicated besides along the west property line. Staff
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Community Development and Neighborhood Service January 20, 2016
recommends adding Iseli Fastigiate Spruce (Columnar Spruce) to various other
areas for year-round color. Columnar Spruce and Pine added to Landscape Plan as requested.
Comment Number: 4 Comment Originated: 01/06/2016
01/06/2016: Staff remains concerned about the overall architectural character
of the building. The use of E.I.F.S. (in various colors) seems excessive. This
heavy use of this material creates an appearance that is very flat and without
any three-dimensionality. With the exception of the overhang along the east
elevation, and a portion of the north elevation, both limited to the first floor only,
the building lacks shadow lines, reveals, recesses and projections, balconies,
varying parapet heights or step-backs on the upper floors. Staff is concerned
that the building lacks the detail to satisfy the criteria of Section 3.5.3 of the
Land Use Code. In particular, the rear half of the north and south elevations
appear featureless. Staff makes the following recommendations in order to add
features that help mitigate the over-emphasis on colored EIFS, repetitive
roofline and the overall horizontality of the building. Building materials updated as requested.
Comment Number: 5 Comment Originated: 01/06/2016
01/06/2016: The building would benefit from more generous use of the
sandstone to add texture, especially along the east elevation. The sandstone
must be carried across the full length of the east elevation, including the vertical
element that is colored EIFS 4, up to the top of the first floor. Otherwise the
vertical element appears monolithic. We have added Sandstone on the base up
to the second floor on East elevation.
Comment Number: 6 Comment Originated: 01/06/2016
01/06/2016: Or, the vertical element could be modulated by wider and deeper
reveals that are meaningful and create real shadow lines versus being merely
expansion joints. We have updated the tower Reveals to be 4”x4” as you suggested.
Comment Number: 7 Comment Originated: 01/06/2016
01/06/2016: Along the east elevation, to the right of the vertical element, the
impact of the sandstone is somewhat obscured by the porte cochere and the
Exposed Steel Columns and Beams feature. To enhance the effectiveness of
the sandstone, the height of the stone must be raised to the top of the second
floor along the east elevation. Sandstone has been raised up to the second floor
together with the columns.
Comment Number: 8 Comment Originated: 01/06/2016
01/06/2016: Along the east elevation, to the left of the vertical element, there is
an odd-looking fence. What is the purpose of a fence along the front of a hotel?
The door behind this fence is unadorned. Since this door is along the front,
Staff recommends treating this door with an overhang that is at a smaller scale
but reflects the overhang at the main entrance. We have replaced the fence with a stone base
to enclose the outdoor dining area and we have add a canopy on top of the door.
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Community Development and Neighborhood Service January 20, 2016
Comment Number: 9 Comment Originated: 01/06/2016
01/06/2016: Has any consideration been given to adding various window
details? As shown, the windows contribute to the flatness of the building and
lack depth. Please consider adding trim and detail, sills, lintels, etc. to the
windows to help break up the uniform surfaces. Perhaps the top floor windows
could be enhanced with a slight arch that introduces a new geometric form.
Perhaps the upper level windows can be further recessed allowing for an upper
story overhang. We have replaced the fence with a stone base to enclose the outdoor dining area
and we have add a canopy on top of the door.
Comment Number: 10 Comment Originated: 01/06/2016
01/06/2016: The roofline does not comply with requirement that commercial
buildings feature a distinctive top such as a sloping roof with overhangs and
brackets, stepped parapets, mansard, faux mansard, or cornice treatments. As
proposed, it appears that compliance relies on the Aluminum Coping. Without
a detail, it is difficult to assess the depth of this building component and how this
feature rises to the level of being a cornice treatment. The top of the building
needs to be further designed in order to comply with the standard. If a cornice
treatment is selected, please provide a detail so that the depth of the cornice
elements can be evaluated. We have updated the top Cornice to be 4”x 4” depth to create more
shadow on the top of the building.
Comment Number: 11 Comment Originated: 01/06/2016
01/06/2016: Where the façade plane is recessed, could a roofline break also
occur? As mentioned, the roofline is repetitive and lacking any interesting
element that relieves the horizontality. Roofline and façade planes have been accentuated and broken
up, so as to provide more interesting horizontal elements.
Comment Number: 12 Comment Originated: 01/06/2016
01/06/2016: As mentioned, Staff is concerned that the rear half of the north and
south elevations are featureless. A perspective is needed. It is difficult to
assess the extent of the recess that occurs midway along both the north and
south elevations. Noted. Please see perspective on shadows analysis.
Comment Number: 13 Comment Originated: 01/06/2016
01/06/2016: Staff advises that current mix of materials be evaluated and
consider introducing a new material to enrich the palette. We have added Sandstone as a new material
for finishes.
Comment Number: 14 Comment Originated: 01/06/2016
01/06/2016: More information is needed regarding the Cube or the Beacon.
Without more detail, it appears that this feature violates the prohibition on
building illumination per Section 3.5.3(E)(9). If found to be allowed, please
provide information about the extent of the illumination such as the light source,
watts, lumens, Kelvin temperature, etc. Staff may need a sample of the
“Laminated Frosted Glazing” to assess its opacity.Please see new color sheet with Beacon information.
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Community Development and Neighborhood Service January 20, 2016
Department: Engineering Development Review
Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/05/2016
01/05/2016: As there are no proposed changes to the public infrastructure no
DCP will be required for development of the site.
JR Noted.
Comment Number: 2 Comment Originated: 01/05/2016
01/05/2016: Please submit letters of intent from adjacent property owner(s)
indicating that they will be providing the project with offsite construction
easements.
JR provided. (Texas Roadhouse Holdings LLC & Colorado Timberline “Cinemark”)
Comment Number: 3 Comment Originated: 01/05/2016
01/05/2016: Please revise general construction note 19 and drainage note D2.
JR revised construction note 19 and drainage note D2.
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/06/2016
01/06/2016: Two of the shrubs are not on the City's approved plant list
(http://www.fcgov.com/forestry/plant_list.pdf): Froebel Spirea and Snowbelle
Mockorange. Please replace with approved plants. These are acceptable for Fort Collins climate.
Comment Number: 2 Comment Originated: 01/06/2016
01/06/2016: In regard to LED light fixtures, IDA (International Dark-Sky
Association) recommends using lighting that has a color temperature of no
more than 3000 Kelvins in order to limit the amount of blue light in the night
environment, as blue light brightens the night sky more than any other color of
light. Both LED and metal halide fixtures contain large amounts of blue light in
their spectrum, and exposure to blue light at night has been shown to harm
human health and endanger wildlife. Please also consider fixtures with dimming
capabilities so that light levels can be adjusted as needed. Light fixture schedule now indicates 3000K.
A general note has been provided and cut-sheets have been updated on drawings to indicate
3000K.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 (These Comments are for Future Information, no action needed at this time.)
Comment Originated: 01/05/2016
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Community Development and Neighborhood Service January 20, 2016
01/05/2016:
Building Permit Pre-Submittal Meeting:
Pre-Submittal meetings are required to assist the designer/builder by assuring,
early on in the design,
that the new commercial or multi-family projects are on track to complying with
all of the adopted City
codes and Standards listed below. The proposed project should be in the early
to mid-design stage for
this meeting to be effective and is typically scheduled after the Current Planning
conceptual review
meeting. Applicants of new commercial or multi-family projects are advised to
call 416-2341 to schedule
a pre-submittal meeting. Applicants should be prepared to present site plans,
floor plans, and elevations
and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the
fcgov.com web page to view them.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi-family and Condominiums 3 stories max: 2012 IECC residential
chapter.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial
chapter.
Home2 suites – project specific concerns:
1. Fire-sprinkler systems are required. A new code amendment effective in
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Community Development and Neighborhood Service January 20, 2016
2014 will require a full NFPA-13 sprinkler system and not allow a 13-R system.
2. Bedroom egress windows required below 4th floor for rooms not provided
with 2 exits.
3. All windows above the 1st floor require minimum sill height of 24”
4. Building code and State statute CRS 9-5 requires project provide accessible
units.
5. Upgraded insulation is required for buildings using electric heat or cooling.
6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min.
if building located within 1000ft to train tracks.
7. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are
required.
8. Special combustion safety requirements for natural draft gas appliances.
9. Low VOC interior finishes.
10. The south wall 5ft from property line must be 1-hour with 25% openings max.
Phillips Noted. JR Noted.
Department: Light And Power
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 6 Comment Originated: 01/08/2016
01/08/2016: The Poudre Fire Authority will need 100 psi of water pressure to
the top floor for the fire sprinkler system. Be sure that the power needed for the
water pump is included in the sizing calculation for the electrical transformer. At time of Final, it is noted
that the additional power needed for the fire suppression water pump will need to be included in the
calculations for the transformer sizing.
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/06/2016
01/06/2016: It is suggested to locate transformer closer to a driveable area.
Right now drawings show transformer located right at 10' of driveable path. It is
recommended to locate a little closer to avoid any possible future damage to
landscaping. Ensure clearance requirements of 8 feet frontal and 3 feet
side/rear of transformer is met. Transformer has been relocated and shown with clearance on plans.
Comment Number: 2 Comment Originated: 01/06/2016
01/06/2016: New development and system modification charges may apply. A
link to our online electric fee estimator is below.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees/electric-development-fee-estimator?id=3 Phillips Noted. JR Noted.
Comment Number: 3 Comment Originated: 01/06/2016
01/06/2016: To provide proper transformer sizing, please provide a one line
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Community Development and Neighborhood Service January 20, 2016
diagram and a Commercial Service Form (C-1) form to Light and Power
Engineering. The C-1 form can be found at the link below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Phillips Noted. JR Noted.
Comment Number: 4 Comment Originated: 01/06/2016
01/06/2016: Please contact Todd Vedder with Light & Power Engineering
Department if you have any questions at 970.224.6152. Please reference our
Electric Construction, Policies Practices & Procedures to ensure requirements
and policies are met. http://www.fcgov.com/utilities/business/builders-and-developers Phillips Noted. JR
Noted.
Comment Number: 5 Comment Originated: 01/06/2016
01/06/2016: In order for final design to be completed and construction to begin
the following will need to be submitted to Light & Power: Approved plat, site
plan, utility plan, landscape plan, one-line diagram, C-1 form and AutoCAD
drawings for the site plan and utility plan. Invoice must be paid 100% before
construction.
JR Noted.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 01/03/2016
01/03/2016: FIRE DEPARTMENT CONNECTION
The FDC is to be visible and shall be located on the north facing side of the
building, near the NW corner so that the 100' distance to a fire hydrant can be
maintained.
JR updated and labeled FDC located on the NW corner of the building.
Comment Number: 2 Comment Originated: 01/03/2016
01/03/2016: MARKING
No Parking - Fire Lane signage will be required along the length of the fire lane.
Provide sign detail and locations on future plan sets. Refer to IFC Appendix
D103.6 for sign details. Code language provided below.
> IFC503.3: Where required by the fire code official, approved signs or other
approved notices that include the words NO PARKING - FIRE LANE shall be
provided for fire apparatus access roads to identify such roads or prohibit the
obstruction thereof. The means by which fire lanes are designated shall be
maintained in a clean and legible condition at all times ad be replaced or
repaired when necessary to provide adequate visibility.
> IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
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Community Development and Neighborhood Service January 20, 2016
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
JR added signage in both directions. “No Parking – Fire Lane“ & “North Sidewalk a Part of Fire
Lane”, R7-12”w x 18”h type.
Comment Number: 3 Comment Originated: 01/03/2016
01/03/2016: TURNING RADII
It is unclear if required turning movements for fire apparatus have been fully
achieved. Further information or auto-turn movement requested. Code language
provided below.
> IFC 503.2.4 and Local Amendments: The required turning radii of a fire
apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside.
JR included fire lane turning radius exhibit with this submittal. This exhibit shows proposed radii
adequate to make necessary movements. Northwest intersection radii increased to provide ease of
access. Northeast (northern) curb converted to striped median nose to accommodate fire truck
turning radius as shown on included exhibit.
Comment Number: 4 Comment Originated: 01/03/2016
01/03/2016: PARAPET WALL HEIGHT
What is the wall height from roof to top of parapet?
Comment Number: 5 Comment Originated: 01/03/2016
01/03/2016: SIDE WALK
Is the side walk on the north side of the EAE structurally rated to 40 tons?
JR structural details to be added at time of final construction documents. Yes, the northern walk
will accommodated the necessary fire apparatus loading.
Comment Number: 6 Comment Originated: 01/07/2016
01/07/2016: FIRE LANE
The access drive on the east side of the building is showing an island/median
with a 19' outside drive aisle. The minimum fire lane width is typically 20'
however the aerial apparatus requirement is 30'. Earlier discussions regarding
aerial access vs. high rise provisions took into account good access on the
east side of the building. If this condition is to change, a reassessment may be
warranted. Also verify that the island is not encroaching on an existing
easement.
JR revised this outside drive aisle to be 20’. Understanding aerial access is to take place from the
southeast and northern drive lane, access has been provided per discussions. Verified, the
aforementioned island does not encroach on an existing easement.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 12/28/2015
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Community Development and Neighborhood Service January 20, 2016
12/28/2015: Noted response to expect erosion control materials (Erosion
Control Escrow Calc, Report and Plan) at time of FDP.
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 the erosion control section, or if there are any questions
please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
JR noted.
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: Construction Drawings
Comment Number: 5 Comment Originated: 01/06/2016
01/06/2016: Please revise the LID Surface Drainage Plan to be more detailed
with respect to isolating individual LID areas and identifying the tributary area to
each. Also expand LID table to include individual LID areas and address run-on
ratios for the proposed pervious paver areas. As shown, it appears the paver
area at the west end of the site is well in excess of the 3:1 maximum run-on ratio
and may need to be revised.
JR revised. The LID surface drainage plan shows revised basins, directly correlating to the LID
tributary areas. LID table expanded per the example provided by the city. Run-on ratios included for
the proposed pervious paver areas. Paver areas revised, so that run-on ratios are met.
Comment Number: 6 Comment Originated: 01/06/2016
01/06/2016: Please add a detail for the gravel sump in the gravel well
infiltration basin. This will need to be designed to be deep enough to get below
the native impermeable clay layer to increase infiltration capacity in this area.
JR revised. Sheet 8 – grading plan, detail added for clarification. Any additional details to be added
at time of final construction plans.
Comment Number: 7 Comment Originated: 01/06/2016
01/06/2016: Please check and label cross slopes on the northern access drive.
It appears this area may be too flat to drain adequately as designed.
JR revised. Cross slope label added (2.22%), however due to additional pavers the length of the
crowned roadway section has significantly decreased.
Comment Number: 8 Comment Originated: 01/06/2016
01/06/2016: Please show grading and and add a detail for the proposed
retaining walls adjacent to the bio-swale.
JR revised. Sheet 8 – grading plan, section A-A added for clarification. Additional top of wall &
bottom of wall elevations added to plans. Final construction details to be added at time of final
construction plans.
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Community Development and Neighborhood Service January 20, 2016
Topic: Drainage Report
Comment Number: 2 Comment Originated: 01/06/2016
01/06/2016: The methodology used to calculate the c-values and idf
information does not follow City criteria. Please revise calculations accordingly.
JR revised. Report calculations and drainage maps reflect runoff based on City of Fort Collins C-
value and idf tables. Methodology section of the drainage report has also been revised.
Comment Number: 3 Comment Originated: 01/06/2016
01/06/2016: Please verify this site is in conformance with the drainage
assumptions for the Harmony Village PUD and include this information in the
drainage report write-up.
JR verified and confirmed in report.
Comment Number: 4 Comment Originated: 01/06/2016
01/06/2016: Please include calculations for required volumes for proposed
bio-retention areas based on the area that is draining to each.
JR LID basin volume calculations included in the drainage report. The proposed conditions
drainage basins revised to show basins delineated in a fashion such that tributary areas can be
determined by evaluating the summed basin areas.
Comment Number: 9 Comment Originated: 01/06/2016
01/06/2016: Please add calculations to show the proposed bio-retention areas
are in conformance with Colorado Revised Statute §37-92-602 (8).
Spreadsheets are available upon request.
JR verified and calculations provided. City provided spreadsheets included in the drainage report.
Topic: General
Comment Number: 10 Comment Originated: 01/06/2016
01/06/2016: Please see redlines for additional minor comments.
JR revised.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 5 Comment Originated: 01/04/2016
01/04/2016: Please clean up the fuzzy around the text. See redlines. Elevation text updated with better
resolution.
Comment Number: 6 Comment Originated: 01/04/2016
01/04/2016: Please correct the project name as marked. These do not match the rest of the plans. See
redlines. See redlines. Project updated to “HOME2 SUITES AT HARMONY VILLAGE”
Comment Number: 7 Comment Originated: 01/04/2016
01/04/2016: Please add a sheet title & sheet number to both sheets. See redlines. Arch drawings are a
different package than the civil drawings and we are using a different title block.
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Community Development and Neighborhood Service January 20, 2016
Comment Number: 8 Comment Originated: 01/04/2016
01/04/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Text has
been updated in elevations.
Topic: Construction Drawings
Comment Number: 11 Comment Originated: 01/04/2016
01/04/2016: Please correct the project name as marked. These do not match
the rest of the plans. See redlines.
JR revised. Full name revised to match all sheet references. Updated per redlines.
Comment Number: 12 Comment Originated: 01/04/2016
01/04/2016: Please correct the sub-title as marked. See redlines.
JR revised. Sub-title updated per redlines.
Comment Number: 13 Comment Originated: 01/04/2016
01/04/2016: The titles in the sheet index do not match the titles on the noted
sheets. See redlines.
JR revised. Sheet index revised to match sheet titles at top of sheets per redlines.
Comment Number: 14 Comment Originated: 01/04/2016
01/04/2016: Please provide the Benchmark Statement in the EXACT format
shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED
= NAVD88 - X.XX’.
JR revised. Two matching benchmarks included.
Comment Number: 15 Comment Originated: 01/04/2016
01/04/2016: All benchmark statements must match on all sheets.
JR revised. Two matching benchmarks included.
Comment Number: 16 Comment Originated: 01/04/2016
01/04/2016: There are line over text issues. See redlines.
JR revised. Drafting revised, text masking updated per redlines.
Comment Number: 17 Comment Originated: 01/04/2016
01/04/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines.
JR revised. Drafting revised, text masking updated per redlines.
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Community Development and Neighborhood Service January 20, 2016
Comment Number: 18 Comment Originated: 01/04/2016
01/04/2016: Please clean up the fuzzy text on sheets 12 & 14. See redlines.
JR noted. The three details with fuzzy text on sheet 12 have been replaced. Details on sheet 14
appear legible. Print quality verified prior to re-submittal.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 01/04/2016
01/04/2016: There are line over text issues. See redlines. Corrected.
Comment Number: 3 Comment Originated: 01/04/2016
01/04/2016: Please remove "Project Site Plan" from the titles of sheets 4 & 5.
See redlines. Corrected.
Comment Number: 4 Comment Originated: 01/04/2016
01/04/2016: Please correct the project name on sheets 4 & 5. These do not
match the rest of the plans. See redlines. Corrected.
Topic: Lighting Plan
Comment Number: 9 Comment Originated: 01/04/2016
01/04/2016: Please correct the project name as marked. These do not match
the rest of the plans. See redlines. Project updated to “HOME2 SUITES AT HARMONY VILLAGE”
Comment Number: 10 Comment Originated: 01/04/2016
01/04/2016: The sheet titles & sheet numbers do not match the index on sheet
1 of 10. See redlines. Arch drawings are a different package than civil drawings and a different title
block.
Topic: Site Plan
Comment Number: 1 Comment Originated: 01/04/2016
01/04/2016: No comments.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/06/2016
01/06/2016: The southbound drive aisle from Harmony past the canopy
entrance seems a bit narrow, and drivers may be confused about whether to
stay to the right or left of the island. This may require some striping and/or
signage. JR revised the easterly drive aisle next to the parking area to be 20-feet in width and the
island will stay in line with the rest of the islands. The only bulge in the drive occurs at Texas
Roadhouse, but the rest of the businesses aisles, including ours, are aligned.
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Community Development and Neighborhood Service January 20, 2016
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/05/2016
01/05/2016: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Noted. Will be provided at Final.
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 01/06/2016
01/06/2016: The City does not support a 3" tap. Please revise the water
service to show a 4" tap with gate valve and a 4"x3" reducer.
JR revised to show 4” tap w/ 4’x3” reducer as requested.
Comment Number: 2 Comment Originated: 01/06/2016
01/06/2016: Will the fire line be 6" or 8"? The Utility Plan calls out both.
JR revised labels to 8” line.
Comment Number: 3 Comment Originated: 01/06/2016
01/06/2016: Please call out abandonment of existing fire hydrant lead at the
main and tap configuration for the relocated hydrant.
JR added abandonment label to correlate with the relocated fire hydrant.
Comment Number: 4 Comment Originated: 01/06/2016
01/06/2016: The proposed 3" meter pit is shown as a small circular manhole,
when in fact it will be a large rectangular vault. Please show this to scale and
ensure it will fit in the area it is proposed to be located in.
JR revised. Rectangular vault drawn to scale.
Comment Number: 5 Comment Originated: 01/06/2016
01/06/2016: Many of the water details in the Utility Plans are for smaller than 3"
water services or do not apply to this project. Please remove the unnecessary
details and add the details that are needed for this project.
JR revised. Details now correlate with larger water service size.
Topic: General
Comment Number: 6 Comment Originated: 01/06/2016
01/06/2016: Please see Utility Plans for additional minor comments.
JR revised per redlines.
Page 14 of 14
Community Development and Neighborhood Service January 20, 2016
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/05/2016
01/05/2016: The signature block for Planning needs to be corrected. It is a
signature block for the Director of Community Development and Neighborhood
Services. Corrected
Comment Number: 2 Comment Originated: 01/05/2016
01/05/2016: Please show elevations of the trash/recycling enclosure. This
should include the walk-in access as well as gates. Provided as separate sheet.
Comment Number: 3 Comment Originated: 01/05/2016
01/05/2016: Structures over 40ft in height require a Shadow Analysis. Where
is the shadow analysis for this project? Shadow Analysis provided with this resubmittal.
Comment Number: 4 Comment Originated: 01/05/2016
01/05/2016: The landscape islands on the east side are missing trees. Need
to add trees to these landscape islands. One tree has been added to the island on our property.
Comment Number: 5 Comment Originated: 01/05/2016
01/05/2016: Where are the enclosed bicycle spaces? The site plan shows 12
fixed spaces but the table on the cover sheet states there are only 11. (The
required number of spaces is one space per four units. Of this total, no less
than 60% must be enclosed with the balance being in fixed outdoor racks. Bike parking has been revised
Comment Number: 6 Comment Originated: 01/05/2016
01/05/2016: Signs are not approved with the PDP or FP. Signs are reviewed
and approved through separate sign permits. Signage is going to be in a separated
Permit application.
Comment Number: 7 Comment Originated: 01/05/2016
01/05/2016: Is there any lighting on the building? If so please include these in
the lighting plan. Additional building lighting has been provided on the resubmitted lighting plan.
Comment Number: 8 Comment Originated: 01/05/2016
01/05/2016: Lighting fixture TYPE B&C are showing a possible 4000K light
source. It appears it is also available in a 3000K. Please state that the 3000K
source is the type available. Lighting specifications have been change to read 3000K.
Comment Number: 9 Comment Originated: 01/05/2016
01/05/2016: Are the PTAC Grills flush with the building walls? Yes.
If you have any questions regarding our responses, please do not hesitate to contact me at (970)-
491-9888 or kmerritt@jrengineering.com. .
Sincerely, JR Engineering, LLC
Ken Merritt, APA, RLA
On Behalf of East Avenue Development LLC