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HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK, FIFTH FILING - BASIC DEVELOPMENT REVIEW - BDR150005 - CORRESPONDENCE - REVISIONSCommunity 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 November 04, 2015 Mark Malchi 2723 S State Suite 250 Ann Arbor, MI 48104 RE: Harmony Technology Park Fifth Filing-BDR, BDR150005, Round Number 1 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, Noah Beals, at 970-416-2313 or nbeals@fcgov.com. Comment Summary: Department: Planning Services Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/03/2015 08/03/2015: Please change the Planning signature block to Director of Community Development and Neighborhood Services. Response: Changed per note. Comment Number: 2 Comment Originated: 08/03/2015 08/03/2015: Where will sidewalk connections into the property from the public sidewalk along Harmony occur? Will it interfere with the proposed landscaping? Response: Future connections will be accommodated. Exact geometry is not yet set. General locations for connections do not have landscaping which will be in conflict. Comment Number: 3 Comment Originated: 08/03/2015 08/03/2015: Why isthere a section of sidwalk at the corner of Hamonry and Technology labeled future? Response: The sidewalk has been adjusted to only include the ultimate layout. Comment Number: 4 Comment Originated: 08/03/2015 08/03/2015: When will the landscaping be completed? We may need a financial guarantee in place before final approval. Response: Landscape improvements within the 80’ offset will be installed with road improvements. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/03/2015 08/03/2015: Please look to have the plans be named in a manner that doesn't use "Filing". Perhaps something like Harmony Technology Park Public Infrastructure Plans. Response: Plans are referenced as noted above. Comment Number: 2 Comment Originated: 08/03/2015 08/03/2015: Please provide turning templates for the Harmony Road/Technology Parkway and Technology Parkway/Timberwood Drive intersections in accordance with 8.2.8 of LCUASS. Response: Turning Templates provided with first submittal via email. Comment Number: 3 Comment Originated: 08/03/2015 08/03/2015: What is the expectation regarding the access onto Harmony Road from Technology Parkway until warrants are met for the signalization? Will full access occur for the time being before and uses are built between Harmony Road and Timberwood Drive? Or should it be closed off until development occurs? Response: (Delich) Comment Number: 4 Comment Originated: 08/03/2015 08/03/2015: Is the westernmost southbound vehicular lane on Technology Parkway intended to function as a second through lane that becomes a right turn lane? Previous striping for Harmony Technology First Filing showed right turn arrows along the entire stretch that gave an indication that it's a turn lane, would that be worth looking into here? Response: Lanes/Geometry for Tech Parkway were worked out and approved by Marc and Martina, prior to redesign of roadways Comment Number: 5 Comment Originated: 08/03/2015 08/03/2015: The northbound through lane of Technology Parkway across Harmony Road appears to be tracking into the outside lane at the entrance, which does not appear to have striping indicating that the through movement can cross here. It would seem that either the striping on the northside of Harmony needs to be revised to accept this through movement, or the movement needs to be directed to use the inside northbound lane, which would have concerns on having a full lane offset and not meet street standards. Response: : Lanes/Geometry for Tech Parkway were worked out and approved by Marc and Martina, prior to redesign of roadways. Comment Number: 6 Comment Originated: 08/03/2015 08/03/2015: The limits of development show that construction is occurring on Intel, which would require some sort of easement, letter from Intel for doing work that falls within their property. Additionally, easement would appear to be needed for construction and grading on both sides of Timberwood Drive. Response: MAVD will work with Intel on any letters required for tie-in to the existing Intel Drive and Intel sidewalk connection, that may be outside the platted ROW. Comment Number: 7 Comment Originated: 08/03/2015 08/03/2015: The plans should be showing the Technology Parkway/Harmony Road intersection related signal infrastructure that was designed and constructed with the Harmony Road and Technology Parkway Intersection (originally by Stantec in 2008). The plans should be indicating whether the project intends to utilize this signal infrastructure design with this BDR, thought I believe the information would need to be amended, as the signage reflects a single left at Technology Parkway to westbound Harmony Road, which is now planned for a double left. Response: (Delich) Comment Number: 8 Comment Originated: 08/03/2015 08/03/2015: Based on the signal pole location at the southeast corner of the intersection on the Harmony Road and Technology Parkway Intersection plans, the redesigned sidewalk to intersect further south is problematic as it forces pedestrians heading west along Harmony to make a u-turn type movement to get to the signal pole to cross either Harmony or Technology Parkway. The walk along Harmony Road east of Technology Parkway should curve to the north, not to the south in order to better connect to the specified signal pole location on the southeast corner of the intersection. Response: Walk has been revised to go north. Comment Number: 9 Comment Originated: 08/03/2015 08/03/2015: Please provide cross sections of Technology Parkway at 50 foot intervals. Response: Cross-sections have been provided for Technology Parkway, as requested. Please note that due to the widened sections for turn lanes and to allow for a 0.50% minimum flowline grade, several cross sections will show new pavement cross-slopes being below the normal 2% cross-slope. Comment Number: 10 Comment Originated: 08/03/2015 08/03/2015: Please provide verification on the intent of the median maintenance. Is MAVD agreeing to the ongoing irrigation and landscaping maintenance of the Technology Parkway median? The plans should be showing how irrigation is provided to the median and where the control box/backflow system is located. Response: (BHA) Comment Number: 11 Comment Originated: 08/03/2015 08/03/2015: The median design for Technology Parkway should use the successive vertical curb on vertical curb look (as was detailed on the PVH A-Wing plans) and not use the splash block design. Please revise the drawings to reflect the back-to-back curb design and provide the construction detail used for PVH A-Wing. Response: Per previous discussion, the project will match the existing median curb and gutter, rather than the stacked curb and gutter. Comment Number: 12 Comment Originated: 08/03/2015 08/03/2015: The use of spill curb instead of catch curb on the Technology Parkway median will be allowed with verification of both: a) The irrigation of the landscaping within the median will be done via drip irrigation and not utilize surface spray type irrigation, and b) The crown of the street is such that it does not direct drainage back to the median edge, which would be demonstrated by the providing of cross sections at 50 foot intervals. Response: Underdrain is provided in the median and cross-sections have been provided with this submittal. Comment Number: 13 Comment Originated: 08/03/2015 08/03/2015: Offsite design for Technology Parkway should be shown south of its proposed termination point a minimum distance of 500 feet. Response: Technology Parkway is now designed from Harmony Road south to the tie-in to existing Precision Drive/Technology Parkway. Comment Number: 14 Comment Originated: 08/03/2015 08/03/2015: The overall utility plan shows an existing vent pipe to remain at the new northwest corner of Timberwood Drive and Lady Moon Drive. Its location is in between the sidewalk and curb and should be moved outside of the right-of-way 2 feet behind future sidewalk. Response: The vent pipe is now called out to be relocated behind the walk. Comment Number: 15 Comment Originated: 08/03/2015 08/03/2015: Please provide additional spot elevations on Sheet C-019 as redlined. My check of the spot elevations looked fine for the most part, except a discrepancy along Technology Parkway midpoint at Timberwood Drive. Response: Please see intersection details for spots. Comment Number: 16 Comment Originated: 08/03/2015 08/03/2015: The culvert detail shown for the Harmony Road sidewalk needs to utilize a City detail such as Stormwater's D-12B. Among other items, the walk needs to transition to be 6 inches wider on both sides approaching the culvert on both directions. Response: Detail D-12B has been added to the set. Comment Number: 17 Comment Originated: 08/03/2015 08/03/2015: The grading behind the edge of pavement along Harmony Road is difficult to follow, but seems to imply both changing the grades along the combined irrigation ditch and drainage ditch, while also showing the combined ditch to remain. We need to verify what is occurring and whether work shown requires permission from the irrigation ditch user. Response: The developer of Banner Health (with permission of the previous owner/irrigation user at the Banner site) filled-in the existing irrigation ditch along the right turn lane that was installed with the Banner project. Therefore, the existing roadside ditch along the south side of Harmony Road will remain in its historic state to convey runoff east, as historically occurs. Grading provides for the old irrigation ditch being graded north as a safety overflow. Comment Number: 18 Comment Originated: 08/03/2015 08/03/2015: In general, on all the plans (civil, site and landscape plans) please ensure the property/right-of-way line is "boldly" shown and labelled. Response: Acknowledged. Comment Number: 19 Comment Originated: 08/03/2015 08/03/2015: We should verify the approach on a potential development agreement associated with this BDR, this would require input from Stormwater/Water as well as potentially Traffic Operations. Response: Acknowledged. Comment Number: 20 Comment Originated: 08/03/2015 08/03/2015: City internal question: Is the Technology Parkway median landscaping being reviewed by the appropriate streetscape team members? Response: N/A Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 21 Comment Originated: 08/05/2015 08/05/2015: The project owes $9,105 more for the TDRFees. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 08/13/2015 08/13/2015: Consider changing the three Russian Hawthorn located in the middle section of the median to a canopy shade tree. Catalpa or Espresso Coffeetree would be a good species to consider for these three trees. The narrower median width might not contain very well the spreading form of Russian Hawthorn. A larger vertical growing tree could be beneficial at this location. Response: The Hawthorns in the median have been changed to Skyrocket Columnar English Oak. Comment Number: 2 Comment Originated: 08/13/2015 08/13/2015: Contact Clark Mapes the head of the City Streetscape and Median team to find out how the median in Technology Parkway might be further reviewed by this team. Response: No additional comments received. Comment Number: 3 Comment Originated: 08/13/2015 08/13/2015: Please use the new City Planning Department landscape and project notes on the plans. These are available from Noah Beals in the Planning Department. Response: The notes have been updated. Comment Number: 4 Comment Originated: 08/13/2015 08/13/2015: A plant identified as QU GA is labeled but may not be recorded in the Plant List. Response: Gambel Oak has been added to the plant list. Comment Number: 5 Comment Originated: 08/13/2015 08/13/2015: Consider using Bur Oak in place of English Oak for better adaptability. There are 16 Bur Oak listed in the plant list but it appears on sheets 1 and 2 that they may not be used on the project. Response: Some tree species on the plan have been changed to Bur Oak and the plant list corrected. Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/03/2015 08/03/2015: Primary power is located along the South side of Harmony Rd. The electrical system will be installed as your development progresses. Response: Acknowledged. Comment Number: 2 Comment Originated: 08/03/2015 08/03/2015: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged. Comment Number: 3 Comment Originated: 08/13/2015 08/13/2015: Streetlighting will be designed and installed by FC Light & Power. Streetlights are required at major, arterial and local roadways. Since this project does not include platted lots and private roadways, it is not practical to design and install streetlights any place other than the intersections of Harmony Rd and Technology PKWY, Technology PKWY and Timberwood Dr. and Timberwood Dr. and Lady Moon Dr. Response: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/30/2015 07/30/2015: WATER SUPPLY > 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. As the spacing between hydrants in commercial areas shall not exceed 600'; the utility plan does not provide for this condition in all areas of the site at this time. Response: Acknowledged. No development is proposed at this time. Future development shall address hydrant spacing and provide internal hydrants, as may be required once development occurs. Recommendations (counter clockwise from NW corner of utility plan, Sheet no. C-014): > The Ex. hydrant now at Harmony and Technology Parkway should remain in this approximate location. > One additional hydrant needs to be added along Harmony Road, approximately midway between Technology Parkway and Ladymoon Dr. > The Ex. hydrant at Harmony Road and Ladymoon Dr. shall remain in place. > The Ex. hydrant on the east end of Timberwood Dr., currently shown as "to be removed," either needs to remain in this approximate area, or be relocated to the north side of Timberwood Dr. - but it needs to remain in this area. > The proposed hydrant, midway between Technology Parkway and Ladymoon Dr. is in a satisfactory location. > The proposed hydrant on the west end of Timberwood Dr. needs to be moved from the north to the south side of the road. > The proposed hydrant on Technology Parkway, currently shown south of Harmony and north of Timberwood Dr., may be omitted. Response: Hydrants have been relocated, as necessary for the new roadway improvements. Please contact me with any questions. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/03/2015 08/03/2015: No comments. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 07/31/2015 07/31/2015: Please change the title to Harmony Technology Park Infrastructure Improvements. See redlines. Response: Project title has been changed. Comment Number: 2 Comment Originated: 07/31/2015 07/31/2015: Add Harmony Technology Park, First Filing & Harmony Technology Park, Second Filing to the sub-title. See redlines. Response: No redlines were received. We will update prior to mylar, for this comment. Comment Number: 3 Comment Originated: 07/31/2015 07/31/2015: Please provide the following information in the EXACT format shown below. PROJECT DATUM: NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS DATUM) BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: NOTE: IF NAVD 88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 = NGVD29 UNADJUSTED + X.XX’. Response: Acknowledged and revised. Comment Number: 4 Comment Originated: 07/31/2015 07/31/2015: Lady Moon Drive should be 3 words. On most sheets Lady & Moon appear to be one word. Response: Acknowledged. Lady Moon will be shown with mylars. Comment Number: 5 Comment Originated: 07/31/2015 07/31/2015: There are text over text issues. See redlines. Response: Acknowledged. No redlines received, but text overlaps reviewed and corrected. Comment Number: 6 Comment Originated: 08/03/2015 08/03/2015: There is text that needs to be rotated 180 degrees. See redlines. Response: Acknowledged. No redlines received, but text overlaps reviewed and corrected. Comment Number: 7 Comment Originated: 08/03/2015 08/03/2015: There are line over text issues. See redlines. Response: Acknowledged. No redlines received. Topic: Site Plan Comment Number: 8 Comment Originated: 08/03/2015 08/03/2015: Please change the title to Harmony Technology Park Infrastructure Improvements. See redlines. Comment Number: 9 Comment Originated: 08/03/2015 08/03/2015: Add Harmony Technology Park, First Filing & Harmony Technology Park, Second Filing to the legal description. See redlines. Comment Number: 10 Comment Originated: 08/03/2015 08/03/2015: Please correct the matchline sheet numbers. See redlines. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/03/2015 08/03/2015: The purpose of the traffic study was to identify classifications for the internal road system. The identification of Harmony Tech Parkway and Timberwood as major collectors (without parking) is appropriate. Response: Acknowledged. Comment Number: 2 Comment Originated: 08/03/2015 08/03/2015: Another need from the traffic study was to determine the roadway geometrics of the roads above on approaches to intersections. The traffic study does not address this in the text, but based on the numbers in the study: The eastbound approach of Timberwood to Lady Moon should have a two lane approach (add right turn bay). The westbound approach of Timb erwood to Harmony Tech Parkway should have a two lane approach (add right turn bay). The southbound geometrics of Harmony Tech Parkway between Harmony and Timberwood should have the left lane track into the left turn lane at Timberwood. The right lane should track into the througth lane at Timberwood, and the right turn lane should develop with a pocket (bike lane to the left). Response: Lanes and Geometry have been worked out and approved by Marc and Martina, as shown in the revised plans. Comment Number: 3 Comment Originated: 08/03/2015 08/03/2015: The intersection at Harmony and Harmony Tech Parkway will be signalized when the development in HTP generates enough traffic that if a signal was there, it would be warranted. No actual counts will be needed, but estimated/calculated trip generation from the TIS will be used. IN THE INTERIM: once traffic starts to be generated on the south side of Harmony, the intersection needs to be restricted to double 3/4 (left ins allowed, no lefts out) through the use of an intersection median. Once development has build out enough to meet the warrant, the median can be removed and the signal installed. Response: (Delich). Comment Number: 4 Comment Originated: 08/03/2015 08/03/2015: The TIS notes a number of issues with the external road system that are not addressed with this BDR. As individual PDPs come in, specific TISs will be needed, and those proposals will need to meet City LOS standards, and other roads need to be evaluated for turn lanes (such as Rock Creek). Response: Acknowledged. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/03/2015 08/03/2015: Please revise the water main to reduce the two lowerings that cross under the smaller storm sewers that have the street inlets. Response: Due to the proposed storm sewers in Timberwood Drive, and considering the required cover over the pipes to finish grade of the roadways, coupled with the grading constraints to meet the future regional pond elevations, the waterline in Technology Parkway cannot be provided above the storm sewer and meet the necessary clearances from the storm sewer and provide the necessary cover over the waterline. Therefore, lowerings are provided for the project, as required. The City wants to minimize waterline lowerings to reduce the risk of main breaks and reduce maintenance. Response: Please see comment above.