HomeMy WebLinkAboutHARMONY TECHNOLOGY PARK, FIFTH FILING - BASIC DEVELOPMENT REVIEW - BDR150005 - CORRESPONDENCE - REVISIONS (3)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
November 30, 2015
Mark Malchi
2723 S State Suite 250
Ann Arbor, MI 48104
RE: Harmony Technology Park Infrastructure Improvements- BDR, BDR150005,
Round Number 2
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: 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: With the infrastructure, 2nd quarter 2016.
We will need financial guarantee before approval for both the landscaping in the
80ft buffer and the median.
Response: Acknowledged.
Comment Number: 5 Comment Originated: 11/23/2015
11/23/2015: The sign note needs to be revised to read. The last sentence
should read Sign design and location subject to separate review and approval
process. The sign note should be include on teh 2nd sheet.
Response: Changed per note.
Comment Number: 6 Comment Originated: 11/23/2015
11/23/2015: Please add a sheet index to the site and landscape set.
Response: Sheet index is now included in the site and landscape set.
Comment Number: 7 Comment Originated: 11/23/2015
11/23/2015: The site/landscape plan needs to show all of Timberwood and
LadyMoon.
Response: Changed per note.
Also include the a sheet for the interim condition for Harmony and Technology
intersection.
Comment Number: 8 Comment Originated: 11/23/2015
11/23/2015: Please add a note that states a sidewalk connection will occur in
compliance with the ODP.
Response: A note has been added.
Comment Number: 9 Comment Originated: 11/23/2015
11/23/2015: The plans need to show the irrigation taps for both the landscaping
in the median and the 80ft buffer area.
Response: Irrigation tap and backflow is now showing on the utility plans. Tap is in Technology Pkwy.
Comment Number: 10 Comment Originated: 11/23/2015
11/23/2015: As discussed the public sidewalks along the property are to be
installed with this project.
Response: Sidewalk shown as proposed north of Timberwood and east and west of Technology Parkway.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 08/03/2015
11/24/2015: John indicated he would email this.
Response: Revised Turning Templates have been submitted via email.
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.
Comment Number: 3 Comment Originated: 08/03/2015
11/24/2015: There didn't appear to be a response in the response letter, the
response just named the traffic consultant.
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: The “Harmony Technology Park Filing 5 Transportation Impact Study” dated July 2015,
analyzed the long range condition (Overall Development Plan). As such, the assumption was that if a
signal is warranted, it was in place. The signal warrant will be met at the Harmony/Technology intersection
based upon forecasts. Due to the traffic volumes on Harmony Road, it is not likely that there would be
many northbound left-turning vehicles at this intersection without the signal. MAVD is interested in having
this signal installed as soon as possible. When the commercial parcel is developed, as reflected in the
latest site plan, and Technology Parkway is extended to the south, the forecasted volumes will meet the
peak hour signal warrant in one peak hour. Whether the south leg of this intersection is closed until
development occurs is the City’s call.
Comment Number: 5 Comment Originated: 08/03/2015
11/24/2015: I'm okay with the design as shown provided that Traffic is OK, but
it seems that there would need to be some restriping occur at the north leg of
the intersection to accept the through movement coming from the south side of
the intersection.
Response: For the Ultimate Technology Pkwy Design only, striping northbound into HP is noted to be
removed. This will allow traffic to enter without conflict with the existing striping. Traffic was OK with this.
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
11/24/2015: The permission from Intel for work on their property is required
prior to approval of the plans.
Response: MAVD is working with Intel on an agreement to construct improvements and will provide to the
City as soon as possible. If an agreement cannot be secured construction will be limited to work within the
existing right-of-way.
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: Acknowledged.
Comment Number: 7 Comment Originated: 08/03/2015
11/24/2015: The response is unclear as the response only refers to the traffic
consultant.
Response: The signal design from 2008 was sent to Traffic for reference. The review discussion
mentioned the pole bases and possibly the locations may need to move. The current plans will show an
interim striping plan and a separate ultimate striping plan (sheet C-036), which shows the ultimate layout to
be used after warrant for signal is approved. Traffic Operations does not want a new signal design until
the signal is warranted.
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: The recommended geometry is dual northbound left-turn lanes at the Harmony/Technology
intersection. Use of the existing signal infrastructure should be evaluated by Fort Collins Traffic
Operations, since it will operate this signal.
Comment Number: 8 Comment Originated: 08/03/2015
11/24/2015:
The plans to me are still unclear with the intention on the north side of the
property abutting Harmony Road. While the sidewalk is now depicted to curve
to the north, the plans don't indicate the removal of an irrigation structure that is
situated under the sidewalk, a note on the plan indicates a drainage ditch is to
remain, which wouldn't seem to work with the proposed berming. The wattles
shown on the plans, if not illustrative, would be within the travel lanes of
eastbound Harmony Road. The plans should at least be showing existing
contours and spot elevations along Harmony Road as well. The indication of
berming by landscape architect is confusing as well, as the grading needs to be
specified on the civil plans.
Response: The grading along Harmony Road showing the drainage and berms is depicted on a new sheet
at the back of the plan set with “Grading Detail” including spots along the swale at 1”=30’. The sidewalk
will be constructed over the existing concrete ditch and the earthen ditch filled in downstream of the
crossing, as currently exists to the east and completed with the Banner project. Wattle symbols have been
scaled down.
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: The proposed sidewalk will match with the existing ramp constructed on the north side of the
proposed walk. There will be directional ramps north and west with the pole caisson in the middle. Please
refer to C-003 for view of intersection ramps.
Comment Number: 9 Comment Originated: 08/03/2015
11/24/2015: The cross sections aren't showing right-of-way lines on both sides
at all locations. In addition, the cross sections should be identifying curb and
gutter, sidewalk, and grading behind the sidewalk and/or curb and gutter. Note
that there are cross slopes that are substandard in the 12+50 area.
Response: The additional information has been included on the cross sections. Proposed ROW was also
added where needed. One section on each sheet is labeled with the typical slope on each side of the
sidewalk to demonstrate that grades past the walk shall slope up (or down, as applicable) at 4:1 to tie back
in to existing.
08/03/2015: Please provide cross sections of Technology Parkway at 50 foot
intervals.
Comment Number: 10 Comment Originated: 08/03/2015
11/24/2015: The response is unclear as it only refers to the planning consultant.
Response: A proposed 1.5” Irrigation tap and control box/backflow is provided for irrigation of the median
with drip system and the Harmony setback area. Maintenance will be by MAVD.
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: Yes MAVD has agreed to irrigate and maintain the median. Irrigation will be fed and controlled
from the 80’ buffer area adjacent to the median.
Comment Number: 11 Comment Originated: 08/03/2015
11/24/2015: It was not agreed to that the spill curb would be accepted. The
design of curb on curb must be provided as previously noted.
Response: Modified raised median detail has been added to the plans and the median curbs changed to
reflect the back to back curb and gutter. Splash block on existing north end of median to be removed and
new top level of curb/gutter to be constructed.
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.
Comment Number: 14 Comment Originated: 08/03/2015
11/24/2015: The response and the plans label it to be relocated (but not shown)
behind the sidewalk. This should be shown and indicated 2 feet behind the
sidewalk.
Response: New vent pipe location is shown and coordinate included for location 2’ behind sidewalk.
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.
Comment Number: 15 Comment Originated: 08/03/2015
11/24/2015: The flowline grade along Lady Moon on the south side of
Timberwood Drive with the widening of Timberwood results in a .45% grade
shown from elevation 12.32 to 12.22. The east side of Lady Moon Drive with the
existing driveway also needs to be shown for both this intersection detail and
the signing and striping in order to understand how the lanes align across the
intersection.
Response: The flowline slope can’t be changed since the flowline elevations must match to the existing
condition at each end to the new pan. It’s important to note that the 0.45% and 0.22% grade occurs in the
curb return,which outfalls to the existing concrete plan. The east side of the Timberwood Dr /Lady Moon
Dr intersection striping is now shown on the intersection detail and the Horizontal Control & Striping Plan.
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.
Comment Number: 16 Comment Originated: 08/03/2015
11/24/2015: While detail D-12B was added to the plan set, there is still the
detail on Sheet 5. Should it be removed?
Response: The D-12B detail is included for reference. The sheet C-005 detail provides the elevation
information for the culverts. The 6” horizontal transitions are included on all culvert crossings in plan view.
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.
Comment Number: 17 Comment Originated: 08/03/2015
11/24/2015: Carried over, in conjunction with a previous comment, the
information here is still difficult to follow and busy.
Response: The grading along Harmony Road showing the drainage and berms is now depicted on a new
sheet at the back of the plan set with “Grading Detail” including spots along the swale at 1”=30’. The ditch
user has filled in the downstream ditch. We will leave the concrete section in place and straddle the
existing concrete ditch structure with a concrete sidewalk culvert.
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.
Comment Number: 18 Comment Originated: 08/03/2015
11/24/2015: I would still characterized this as unaddressed on the landscape
plan. (Is there not an associated site plan with this?)
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: The property line / ROW is indicated with labels and a bold line on the site/landscape drawing.
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.
Response: MAVD has stated the fees were paid.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
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: Clark’s comments have been reviews and implemented to the extent possible given the limited
planting space existing outside utility clear zones.
Department: Light And Power
Contact: Coy Althoff, , CAlthoff@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/03/2015
08/03/2015: 3-phase primary power is located along the South side of
Harmony Rd. and along the East side of Lady Moon Dr. The electrical system
will be installed as your development progresses.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 08/03/2015
08/03/2015: New development and capacity charges will apply to this
development. Comment No. 6 includes a link to a fee estimator to aid in
determining the electrical utility costs for this project. Call Light and Power
Engineering if you need assistance with this. 21-6700.
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. Additionally, if curb and gutter will be
installed along Harmony Road, then streetlights will be installed along the South
side of Harmony Rd. No more streetlights will be installed in the median in this
area.
Response: Noted, Street lights are shown on Civil plans per the preliminary design provided to Aspen by
the City.
Comment Number: 4 Comment Originated: 11/24/2015
11/24/2015: Please provide a one line diagram and a C-1 form to Light and
Power Engineering. The C-1 form can be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Response: Noted- owner to provide as needed.
Comment Number: 5 Comment Originated: 11/24/2015
11/24/2015: Transformer locations shall be within 10' of a paved surface and
must have a minimum of an 8' clearance from the front side and a 3' clearance
around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the
sides and rear.)
Response: Noted.
Comment Number: 6 Comment Originated: 11/24/2015
11/24/2015: 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.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 2 Comment Originated: 11/24/2015
11/24/2015: HYDRANT PLACEMENT
Per the response letter to staff comments dated 11/04/2015, Hydrant spacing
and placement will be reviewed and possibly adjusted at future phases in the
development review process.
Response: Noted.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 2 Comment Originated: 11/24/2015
11/24/2015: 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
(Plan was generally comprehensive still have two minor redlines to address),
Erosion Control Report (Report will need to be produced I could not find a copy
with submitted materials), and an Escrow / Security Calculation (Escrow Calc
will need to be provided with the plan and report). 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
Response: Redlines addressed on plans. Final Drainage and Erosion Control Report submitted with
escrow calculated. Erosion Control Plan was submitted with the report, with a SWMP to follow (prior to
construction) for the improvements and to address comments above.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/03/2015
08/03/2015: No comments.
Response: Noted.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 07/31/2015
11/24/2015: This has not been corrected.
07/31/2015: Add Harmony Technology Park, First Filing & Harmony
Technology Park, Second Filing to the sub-title. See redlines.
Response: This has been adjusted on the site / landscape plan. Additional title info has been added to the
cover sheet.
Comment Number: 3 Comment Originated: 07/31/2015
11/24/2015: This has not been corrected.
Response: Format has been corrected.
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’.
Comment Number: 4 Comment Originated: 07/31/2015
11/24/2015: This has not been corrected.
Response: Lady Moon corrected on all sheets.
07/31/2015: Lady Moon Drive should be 3 words. On most sheets Lady &
Moon appear to be one word.
Comment Number: 6 Comment Originated: 08/03/2015
11/24/2015: There is text that needs to be rotated 180 degrees. See redlines.
Response: As discussed, station labels on the horizontal plan view and all other sheet-specific annotation
labels have been rotated as requested. Per discussion with Jeff, plan and profile sheets (which contain
globabl annotation) may remain as previously shown.
08/03/2015: There is text that needs to be rotated 180 degrees. See redlines.
Comment Number: 7 Comment Originated: 08/03/2015
11/24/2015: There are line over text issues. See redlines.
Response: Redlines of text overs corrected.
08/03/2015: There are line over text issues. See redlines.
Comment Number: 11 Comment Originated: 11/24/2015
11/24/2015: There is missing text on sheet C-034. See redlines.
Response: Sections on C-034 text is corrected.
Topic: Site Plan
Comment Number: 9 Comment Originated: 08/03/2015
11/24/2015: This has not been corrected.
08/03/2015: Add Harmony Technology Park, First Filing & Harmony
Technology Park, Second Filing to the legal description. See redlines.
Response: Corrected.
Comment Number: 10 Comment Originated: 08/03/2015
11/24/2015: There are still issues. See redlines.
08/03/2015: Please correct the matchline sheet numbers. See redlines.
Response: Matchline numbers have been corrected.
Comment Number: 12 Comment Originated: 11/24/2015
11/24/2015: There are line over text issues. See redlines.
Response: Line over text issues have been fixed.
Comment Number: 13 Comment Originated: 11/24/2015
11/24/2015: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Response: Acknowledged.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 08/03/2015
11/25/2015: It may help to create an interim layout and an ultimate layout for
Harmony Tech and Harmony Road intersection. The interim needs to show the
median restricting left turns out (this needs to go in when the road is built. The
interim striping needs to stripe out the northbound left turn lanes. The ultimate
needs to show signal pole locations etc., and receiving striping on the north side
of Harmony for lane alignment.
The median in Harmony to restrict turns needs to go in when the road is built.
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: The interim striping plan will be shown on the Horizontal Control, Signage and Striping Plan with
the two-left turns removed and a Double yellow along the east side of the left turn lanes. A new sheet is
added at the end of the plan set to show the Ultimate Design with two left turn lanes and a typical section.
Notation added to explain the Ultimate Design will not be implemented until warrant for signal is justified.
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). This
comment will remain as a reminder - especially at Rock Creek that all
geometric issues are not necessarily addressed.
Response: Noted. Per our discussion the interim design will be constructed with the plans.
Comment Number: 5 Comment Originated: 11/25/2015
11/25/2015: The City is changing the striping standards for collectors without
parkig to include a buffer between travel and bike lanes. This should be
adjusted on the plans - 11 ft travel lanes, 6 foot bike lanes, and a 3 ft buffer
(road width remains the same).
Response: The buffer strip is included on Timberwood as noted on the redlines. Per Traffic Operations,
buffer is not to be utilized for Technology Parkway.
Comment Number: 6 Comment Originated: 11/25/2015
11/25/2015: It's unclear whether the eastbound approach on Timberwood to
Ladymoon aligns with the access across the street for through traffic. Please
verify.
Response: A concept for redesign was presented and reviewed. It was ultimately decided that the
intersection striping previously proposed for Timberwood Drive is best left as is per email from Traffic
Operations dated 12/4/15.
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.
The City wants to minimize waterline lowerings to reduce the risk of main
breaks and reduce maintenance.
Response: As reviewed, the lowerings will be necessary and are unavoidable due to conflicts with storm
sewer.