Loading...
HomeMy WebLinkAboutBRICK STONE APARTMENTS ON HARMONY - PDP - PDP160019 - CORRESPONDENCE - REVISIONSPage 1 of 15 Communi ty Develop ment and Neighbor hood Services 281 North Colleg e Avenu e PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview July 22, 2016 Sam Coutts RIPLEY DESIGN, INC. 419 CANYON AVE, STE 200 Fort Collins, CO 80521 RE: Brick Stone Apartments on Harmony, PDP160019, 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, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Comment Responses: Ripley Design, Northern Engineering, Black Box, Owner Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/19/2016 07/19/2016: More discussion will be needed regarding the frontage improvements along Harmony Road. In accordance with Section 24-95 of the City Code, the Developer is responsible for constructing the local portion of public streets adjacent to the Property. This includes, curb, gutter, sidewalk, parkway and asphalt. The proposed turn lane will be the future third through lane on Harmony Road. Engineering recommends constructing the entire through lane. A payment in lieu would be due for portions of roadway that is not built in the ultimate configuration. Engineering would be interested in partnering with the Developer to continue the through lane west of the site, which would include modifying the existing driveway to 115 E. Harmony Road. In the long run this could save the Developer money by not having to pay for throw away improvements for the right turn lane transitions. Response: Brickstone Apartments will be extending Harmony Road to its ultimate design from the drive entrance of 115 E. Harmony Rd to the northeast corner of our project site. Page 2 of 15 Comment Number: 2 Comment Originated: 07/20/2016 07/20/2016: The pedestrian bridge across the Larimer County Ditch #2 should be constructed in the ultimate configuration, at the back of walk. Response: The walk across Larimer County Ditch #2 is an attached walk and there is a proposed parapet wall attached to the back of walk. Comment Number: 3 Comment Originated: 07/20/2016 07/20/2016: More details will be needed regarding the retaining wall at the pedestrian bridge. Response: More details will be provided when Final Plans are submitted Comment Number: 4 Comment Originated: 07/20/2016 07/20/2016: As mentioned above, the portions between stations 10+00 and 12+00 would not meet the local street portion requirements, as this portion of roadway is not built in the ultimate configuration. A payment in lieu would be collected for this portion of roadway. Response: Harmony Rd. is getting built to its ultimate configuration. Comment Number: 5 Comment Originated: 07/20/2016 07/20/2016: More detail is needed for the existing storm pipe under the existing driveway. What are the limits of the existing ditch along Harmony Road that will be piped? How will it connect to the pipe under the driveway? Response: That pipe is getting abandoned. An inlet has been sized to capture the equivalent of a local road along the north property line. Any additional flow will bypass the inlet and continue east towards Boardwalk Drive. Comment Number: 6 Comment Originated: 07/20/2016 07/20/2016: The cross sections for a 6 lane arterial (Harmony Road) include a 10' parkway and a 7' sidewalk. Please include the cross section for this roadway in the Utility Plans. Response: The sidewalk in front of 115 E. Harmony Rd is 8’ so Brickstone Apartment is proposing an 8’ sidewalk as well Comment Number: 7 Comment Originated: 07/20/2016 07/20/2016: Existing flow line slopes will be needed to the east and west of the site. We need to make sure the grade breaks are adequate where as it transitions to the existing grades. Response: Noted Comment Number: 8 Comment Originated: 07/20/2016 07/20/2016: Existing cross section slopes will be needed for the Harmony Road cross sections. Response: The existing surface is in the proposed cross section views Comment Number: 9 Comment Originated: 07/20/2016 07/20/2016: Minimum cross slopes for reconstruction is 1.5%. Please adjust. Response: Noted Comment Number: 10 Comment Originated: 07/20/2016 07/20/2016: The ROW shown in the cross sections is the existing ROW. Do you want this to be shown on here since the ROW line will change? Response: The ROW is now 18’ from the back of the flowline Department: Environmental Planning Page 3 of 15 Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/19/2016 07/19/2016: Thank you for providing an Ecological Characterization Study (ECS) as required by Land Use Code (LUC) Section 3.4.1 (D)(1), as the site is within five hundred feet (500 ft)) of known natural features (wetlands; Mail Creek Ditch; riparian habitat; Larimer Canal #2). Buffer standards range from fifty to one hundred feet (50 - 100 ft) for these features [LUC 3.4.1(E)]. Additionally, Environmental Planning Staff received and reviewed both the Geotechnical Engineering Report and Environmental Review documents submitted with this PDP application. Highlights to note from these reports: a. Overall site dominated by non-native vegetation (mostly grasses and forbes) but also native and non-native vegetation within the Mail Creek drainage and riparian areas (mostly trees and shrubs including maple, cottonwood, hackberry, willows, rabbitbrush); these areas may serve as important for breeding, nesting, foraging, migration, and shelter, or may provide benefits for other important life cycle events for a number of urban wildlife species. b. The willows and other woody vegetation associated with Mail Creek Ditch supports bank stability and dissipates energy of stormwater entering Mail Creek. c. Mail Creek feature supports seasonally and possibly permanently impounded water and a 0.037 acre forested and emergent fringe wetland area supporting hydric vegetation. d. U.S. Fish and Wildlife Service National Wetlands Inventory shows freshwater emergent wetlands and freshwater forested shrub wetlands associated with Mail Creek Ditch. e. Subsurface borings (5.5 ¿ 14.5 ft) showed soils consisting mostly of lean clay to clayey sand with silt, and groundwater was encountered in all test borings (depths ranging from 9 ¿ 18 ft); groundwater generally encountered at shallower depths on the western end of the property and at deeper depths to the east. Please provide the following in a table on the site plan: 1) The total acreage required by a standard 50 ft buffer zone for the Mail Creek Ditch and associated wetlands and riparian and forested habitat. 2) The total acreage of the proposed natural habitat buffer zone. Any clarification necessary and redlines will be provided at the Staff Review meeting this Wednesday, 7/20/16. Response: Table with total required and provided natural area buffer acreage provided. Separate natural area buffer plan created. Comment Number: 2 Comment Originated: 07/19/2016 07/19/2016: The “top of bank” line needs to be delineated and labeled on site, grading, utility and landscape plans. Top of bank refers to the topographical break in slope between the bank and the surrounding terrain. When a break in slope cannot be found, the outer limits of vegetation shall demark the top of bank. Currently it is not clear on the site plan where the line labeled “natural area 50’ buffer offset” is being measured from; clarification is needed. Response: Natural area buffer is offset from the edge of fringe wetlands as identified in ECS. Notes have been added to plan for clarity. Comment Number: 3 Comment Originated: 07/19/2016 07/19/2016: The Existing Conditions and Demolition Plan include several notes regarding the existing Larimer County Ditch #2 running north-south along the western portion of the property. Currently it is unclear how much of the existing structure and vegetation will remain or be altered. Let’s discuss details at the Staff Review meeting on Wednesday, 7/20/16. Response: Limits of disturbance are shown on plans. Per meeting w/ Page 4 of 15 Environmental Planning, notes have been added to support transplanting mature Rabbitbrush shrubs around existing structure. Comment Number: 4 Comment Originated: 07/19/2016 07/19/2016: There are two areas included on the Tree Mitigation Plan labeled #11 and #12, indicating stump sprouts and non-native willows and cottonwood sprouts and non- native willows, respectively. Please provide the acreage of each bubbled grove and clear identification of how each might be altered. Note LUC 3.2.1(C) and (F), which, in short, calls for consideration and appraisal of tree groves according to, but not limited to, factors such as: management of microclimate and drainage; visual screening; ecological value; shade; aesthetic. Response: Total existing acreage and acreage to be altered have been added to tree mitigation plan. Comment Number: 7 Comment Originated: 07/19/2016 07/19/2016: Is there a better way to improve walkability on the site and access to the space labeled “active recreation area” and the Natural Habitat Buffer Zone Area? Providing access to these amenities would be in line with goals from the Nature in the City Strategic Plan and helping City residents access nature. Response: Pedestrian bridge from southern walk to active recreation area has been added Comment Number: 8 Comment Originated: 07/19/2016 07/19/2016: Within the Natural Habitat Buffer Zone, according to Article 3.4.1(E)(1) (g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Additionally, the currently proposed 3-rail fence with wire mesh seems compatible with the Natural Habitat Buffer Zone, as it might aid in deterring domestic pets from disturbing wildlife in the buffer area. Please include details including colors and materials to be used for any and all proposed fencing for the site, including pictures. Response: Fence pictures, materials, colors, examples etc. will be provided for the Public Hearing Comment Number: 11 Comment Originated: 07/19/2016 07/19/2016: Add Environmental Planner signature to all utility plans showing the Natural Habitat Buffer Zone. Response: Please see the bottom signature line within the utility plan approval block at the bottom of each page. Comment Number: 12 Comment Originated: 07/19/2016 07/19/2016: Add the following statement to notes on all sheets showing the Natural Habitat Buffer Zone: Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone. Response: Notes added Response: This note has been added Comment Number: 13 Comment Originated: 07/19/2016 07/19/2016: Add the following note to the site, landscape, utility, grading, and storm sewer plans that: the natural habitat buffer zone is meant to be maintained in a native landscape. This will help preserve the intention behind the buffer zones and the natural features into the future. Response: Notes added Response: This note has been added Comment Number: 15 Comment Originated: 07/19/2016 07/19/2016: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens now and into the future. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be the: Page 5 of 15 1) ClimateWise program: fcgov.com/climatewise/ 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 5) Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com Please consider City sustainability goals and ways this development can engage with these efforts. Let me know if I can help connect you to these programs. Response: Noted. Topic: Landscape Plans Comment Number: 5 Comment Originated: 07/19/2016 07/19/2016: A detailed Landscape Plan, including proposed planting plan within the delineated Natural Habitat Buffer Zone, will be required and should including scientific names of all species proposed. Note the City of Fort Collins Land Use Code requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques [3.2.1E(3)]. This includes use of low- water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators; songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on planting plans in Natural Habitat Buffer Zone; the link is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Buffer zone plantings should include appropriate native vegetation, species diversity and variety in vertical structure. In addition, recommendations from the ECS include: a. Use of regionally approved or native species of trees and shrubs to offset vegetation impacts and mirror existing vegetation and habitat in adjacent areas. This may include planting of native trees similar to those presently occupying the parcel including crack or peachleaf willow and plains cottonwood, shrubs including rabbitbrush and native yucca and other approved ornamentals which provide benefits to both wildlife and visual aesthetic. b. Suggested replanting efforts be focused on improving the margins of the Mail Creek drainage with willow and cottonwood where riparian vegetation does not presently occur. Focusing replanting in these areas maximizes mitigation actions through addition of ecologically valuable vegetative species and improvement of overall ecological function of the riparian corridor by providing additional bank stabilization and armoring, energy dissipation, chemical and physical filtration, enhancement of wildlife habitat, and overall improved visual aesthetic. A detailed Landscape Plan, including planting plan intended for the Natural Habitat Buffer Zone will need to be submitted for review prior to Hearing and prior to Final Plan. Response: Natural area buffer landscape plans have been added to show detailed planting plans in the buffer area. Detailed landscape plans for the remainder of the site will be submitted at final. Comment Number: 6 Comment Originated: 07/19/2016 07/19/2016: Note that in approving the required Landscape Plan, the decision maker shall have the authority to determine the optimum placement and interrelationship of Page 6 of 15 required landscape plan elements such as trees, vegetation, turf, irrigation, screening, buffering and fencing, based on the following criteria outlined in LUC Section 3.2.1(H): 1) protecting existing trees, natural areas and features; 2) enhancing visual continuity within and between neighborhoods; 3) providing tree canopy cover; 4) creating visual interest year round; 5) complementing the architecture of a development; 6) providing screening of areas of low visual interest or visually intrusive site elements; 7) establishing an urban context within mixed-use developments; 8) providing privacy to residents and users; 9) conserving water; 10) avoiding reliance on excessive maintenance; 11) promoting compatibility and buffering between and among dissimilar land uses; 12) establishing spatial definition. More coniferous plantings can be included in current plans, especially along southern portion of the site, to aid in year-round screening. Additionally, will plantings be included in the courtyard areas? Response: Natural area buffer has been planted per recommendations made during site visits with Environmental Planning. Courtyards will have some plantings and will be coordinated at Final Plan. Comment Number: 14 Comment Originated: 07/19/2016 07/19/2016: Add the following note to the landscape plans: "All tree removal shown shall be completed outside of the songbird nesting season (Feb 1 - July 31) or a survey will be conducted of the trees to be removed to ensure that no active nests are present." Response: Note added Topic: Lighting Plan Comment Number: 9 Comment Originated: 07/19/2016 07/19/2016: Thank you for providing a photometric plan with this PDP submittal. It appears that current plans illustrate light spillage into the proposed Natural Habitat Buffer Zone. With respect to lighting, the City of Fort Collins LUC Section 3.2.4(D) (6) requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Lighting from parking areas or other site amenities shall not spill over and into buffer areas. Please update plans accordingly. Response: Pole lights have been substituted for lit bollards along southern walk to minimize light spillage into natural areas. Comment Number: 10 Comment Originated: 07/19/2016 07/19/2016: Regarding site lighting and light fixtures, please note that The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a corrected color temperature (CCT) of no more than 3000 degrees Kelvin, in order to limit the amount of blue light in the night environment. Blue light brightens the night sky and creates more glare 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, in part through influence on circadian rhythms. Therefore, use of warmer color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to fixtures with dimming capabilities. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: Noted. Response: Noted Page 7 of 15 Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/22/2016 07/22/2016: Please list percentages or state that minimum tree species diversity has been meet as described in LUC 3.2.1 D 3. Response: Tree species diversity chart located on sheet 9 Comment Number: 2 Comment Originated: 07/22/2016 07/22/2016: Are there any street lights along Harmony? If so please adjust street trees to meet the separation standard. Response: Street light locations will be coordinated at Final Plan and tree locations will be adjusted to meet separation requirements. Comment Number: 3 Comment Originated: 07/22/2016 07/22/2016: It is very important to have the street trees along Harmony and is a LUC requirement as well. Review approval of street tree locations near the water line along Harmony. Response: Tree locations will need to be negotiated with Engineering Department to see if they can remain in the ROW with the waterline. If they cannot, trees have been provided on south side of walk to mimic street tree feel. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/20/2016 07/20/2016: Light and Power has electric facilities at the northeast corner of the site that can be utilized to serve power to the site. Response: Noted Response: Noted Comment Number: 2 Comment Originated: 07/20/2016 07/20/2016: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me for an initial estimate of fees or visit our fee calculator at the following website for an estimate of charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-de velopment-fees Response: Noted. Comment Number: 3 Comment Originated: 07/20/2016 07/20/2016: Streetlight placement will need to be coordinated with Light & Power. Shaded trees are required to maintain 40 feet of separation clearances and ornamental trees are required to maintain 15 feet of separation clearances from street lights. A link to the City of Fort Collins street lighting requirements can be found below: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Street light locations will be coordinated at Final Plan level Response: Noted Comment Number: 4 Comment Originated: 07/20/2016 Page 8 of 15 07/20/2016: Transformer locations will need to be coordinated with Light & Power. Transformer must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Response: Response: The placement and clearance required are now met. Comment Number: 5 Comment Originated: 07/20/2016 07/20/2016: A commercial service information form (C-1 form) and a one line diagram for the commercial meter will need to be completed and submitted to Light & Power Engineering. A link to the C- form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Response: Noted Comment Number: 6 Comment Originated: 07/20/2016 07/20/2016: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Response: Noted Department: Outside Agencies Contact: Megan Harrity, , Topic: Plat Comment Number: 1 Comment Originated: 07/20/2016 07/20/2016: Larimer County. I have just one comment and that is with the dedication of the plat. The Title is Brick Stone... and the dedication is "Harmony Mixed Use" That's all. Thank you, Megan Harrity Subdivisions Larimer County Assessor 970-498-7065 mharrity@larimer.org Response: Noted Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/09/2016 07/09/2016: FIRE ACCESS: PERIMETER vs. AERIAL APARATUS > PERIMETER: General fire access (Perimeter Access) is required to within 150' of all portions of the building perimeter. The three, proposed fire lanes distributed around the site enable this requirement to be met, however a turnaround is required on the building's south side. This appears to be indicated on the plat but not otherwise labeled on the site plan. > AERIAL: Height access (Aerial Apparatus Access) requires fire lanes to be 30' in Page 9 of 15 width located within a range of 15 and 30 feet from the building. This has been achieved along a small portion of the building's north-central core as well as along the building's far east side. Aerial apparatus requirements have not otherwise been met. The proposed fire lane on the building's west side is shown at 28' in width and on what appears to be a steep, 9% slope. The proposed fire lane on the building's south side is shown on the plat at only 20' in width. The project team may benefit from exploring alternative means of code compliance as it relates to high rise provisions of the fire code, if prescriptive code compliance is not possible. Response: Site plan label has been updated to show turnaround on south side. South and west side fire lanes have expanded to 30’ wide. Western fire lane grade has been brought to 5% max Response: These slopes have been reduced to less than 5% Comment Number: 2 Comment Originated: 07/09/2016 07/09/2016: SLOPE As part of the 2015 IFC code adoption, apparatus operational limitations are currently being evaluated based on % slope. We will have definitive numbers to provide in the near future but in the meantime, the fire marshal considers slopes greater than 5-6% outside of our range to safely setup the aerial ladder and perform effective fire ground functions. As the west side fire lane appears to be approximately 9%, it exceeds our limits and ability to function. Further discussion on this topic will likely be needed. Response: The slopes here have been adjusted to be less than 5% Comment Number: 3 Comment Originated: 07/09/2016 07/09/2016: GRASS PAVERS Grass pavers as part of a fire lane are approved by the fire marshal on a case-by-case basis. They will not be permitted in an application involving the full-width of the fire lane as indicated on the site plan. With approval, they may be integrated into a design which includes a concrete "two-track" in areas where the fire lane is intended as a pass-through but not part of an area where setup and function is the priority. 7-20-16 : Per discussion at the today's city staff review meeting, The width of the fire lane may be reduced at the road junction so as to minimize the visual impact at Harmony Rd. A lane width of 16'-18' at this area would be sufficient as long as fire apparatus turning movements are still taken into account. Response: Noted Comment Number: 4 Comment Originated: 07/09/2016 07/09/2016: ROLL OVER CURBS Roll over curbs may be incorporated into the access design but vertical curbs are not allowed Response: Noted Comment Number: 5 Comment Originated: 07/19/2016 07/19/2016: FIRE LANE SIGNS The limits of the fire lane need to be identified with signage and/or red curbing, and with sign placement labeled on the plans. > 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 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. Response: Signs have been placed along the emergency access Comment Number: 6 Comment Originated: 07/20/2016 Page 10 of 15 07/20/2016: SECURITY GATES Gating of fire lanes requires approval of the fire marshal. Code language provided below. > IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. > IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless they are capable of being opened by means of forcible entry tools or when a key box containing the key(s) to the lock is installed at the gate location. 7. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Response: Noted. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: Building Elevations Comment Number: 6 Comment Originated: 07/19/2016 07/19/2016: Building elevations show in color and add color perspective renderings of buildings. Need more information on material call outs, design, color of materials and schedule. Elevator towers need more articulation. Window trim treatments need more depth. Elevation from Harmony should show more building treatments and articulation to break up massing. Response: Building elevations have been printed in color and perspectives added. Topic: General Comment Number: 1 Comment Originated: 07/19/2016 07/19/2016: All sheets: Please change project name from two separate names to a single name "Brickstone" Apartments on Harmony. Response: The applicant prefers to keep as two separate words. Comment Number: 4 Comment Originated: 07/19/2016 07/19/2016: Utility Plans: Need details for LID and inlet facilities, retaining walls, and other site features. Response: Details will be provided when Final Plans are submitted Comment Number: 7 Comment Originated: 07/22/2016 Page 11 of 15 07/22/2016: Based on extent of comments, another round of review is needed. Let me know if you want to have a pre-submittal coordination meeting? Topic: Landscape Plans Comment Number: 5 Comment Originated: 07/19/2016 07/19/2016: Buffer area landscape planting and mitigation needs to be included in PDP, not wait to Final. This can be shown on a separate plan sheet if needed to fully illustrate planting design, plant material schedules and types etc. Response: Natural area buffer landscape plans have been added to show detailed planting plans in the buffer area. Detailed landscape plans for the remainder of the site will be submitted at final. Topic: Lighting Plan Comment Number: 2 Comment Originated: 07/19/2016 07/19/2016: Change project title in sheet title block from Harmony Residential to Brickstone Apartments on Harmony. Need to show lighting fixture symbols in legend. Need to include lighting cut sheets for each fixture with all specs and pole heights etc. Light levels at property lines (show property lines) needs to be 0.0. In some cases it is above this level , see redlines. Response: Topic: Site Plan Comment Number: 3 Comment Originated: 07/19/2016 07/19/2016: Show and add symbol for Natural Areas Buffer zone. The dashed line is broken up and not well marked. How will the active recreation area be used? Response: Natural area buffer plan has been added to set for clarity, see sheet 4. Department: Stormwater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/11/2016 07/11/2016: The site disturbs more than 10,000 sq. ft. and in a sensitive area (close to Mail Creek and will require a large amount of fill and steep slopes), 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 does 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 Basil Hamdan 970-224-6035 or email @ bhamdan@fcgov.com Response: Erosion Control Plan, SWMP, and Escrow will all be submitted when Final Plans are submitted for the first time. Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 07/15/2016 07/15/2016: Please provide an easement for the outfall pipes. Response: A 10’ Easement has been delineated around the outfall pipes Comment Number: 3 Comment Originated: 07/15/2016 07/15/2016: Please show an easement for the off-site storm sewer proposed in the east access drive. Response: There is already an existing easement there Page 12 of 15 Comment Number: 4 Comment Originated: 07/15/2016 07/15/2016: For final, please provide profiles of the storm sewer system. Response: Plan and profiles will be provided with Final Plans Comment Number: 5 Comment Originated: 07/15/2016 07/15/2016: Developing sites are typically responsible for treating and detaining half of the street frontage. Please size the proposed turn lane inlet and system to pick up those flows from Basin OS.2. Response: The inlet has been sized to capture the equivalent of a local road all additional flow will bypass inlet and flow towards Boardwalk Ave. where it has historically gone Comment Number: 6 Comment Originated: 07/15/2016 07/15/2016: Please provide additional information on the 2-18" pipes that are proposed to be capped at Harmony. How was it determined that these pipes and the ditch along the south side of Harmony are abandoned? Response: According to the Utillity Plans from Fort Collins Supportive Housing, INC. (property to the east of Brickstone Apartments) these pipes are abandoned Comment Number: 7 Comment Originated: 07/15/2016 07/15/2016: Please provide additional information and grading on the eastern edge of the site. It appears that flows will enter the site from the existing access drive; however, this area is not accounted for in any basins. Also, what is preventing flows from Harmony going south on the access drive? Response: The drive entrance has been raised so no flow should be entering either of the drive entrances Comment Number: 8 Comment Originated: 07/15/2016 07/15/2016: Please document and justify the proposed slopes that are steeper than 4:1 in the drainage report. Response: Brickstone Apartments is not proposing any slopes greater than 4:1. Any slope greater than 4:1 is outside the limits of disturbance. Comment Number: 9 Comment Originated: 07/15/2016 07/15/2016: As Basin OS.4 is not being changed and is not being detained, please calculate the proposed site release on the basins that are being accounted for including Basin OS.3. Response: This has been done. Please see drainage calculations, Comment Number: 10 Comment Originated: 07/15/2016 07/15/2016: Please see redlined report and plans. Redlines must be returned prior to subsequent reviews. Response: Noted Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Drainage Report Comment Number: 12 Comment Originated: 07/19/2016 07/19/2016: In 1.C.2 of the Drainage Report, the erosion buffer is mentioned in the sentence about the floodway. I'm sure that is a mistake. Please correct the sentence. Response: This mistake has been changed Comment Number: 13 Comment Originated: 07/19/2016 07/19/2016: In 1.C.2 of the Drainage Report, please include language about the need for a no-rise certification along with the floodplain use permit for any work in Page 13 of 15 the floodway. Response: Language about a no-rise certification has been included Topic: Floodplain Comment Number: 11 Comment Originated: 07/19/2016 07/19/2016: On page C5.01 of the construction drawings, please include the x-sections associated with the 100-year floodway, with stationing and BFE's in the NAVD88 datum. Response: Still waiting on information from the city with regards to GIS/CAD information pertaining to the Mail Creek Floodway Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 17 Comment Originated: 07/19/2016 07/19/2016: No comments. Topic: Construction Drawings Comment Number: 18 Comment Originated: 07/19/2016 07/19/2016: The title needs to match the Subdivision Plat. See redlines. Response: Title has been updated Comment Number: 19 Comment Originated: 07/19/2016 07/19/2016: Please correct the equation value in the Benchmark Statement. See redlines. Response: Equation has been updated to 3.20’ Comment Number: 20 Comment Originated: 07/19/2016 07/19/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: Sheet Titles and match sheet callouts now Comment Number: 21 Comment Originated: 07/19/2016 07/19/2016: All benchmark statements must match on all sheets. Response: Benchmark Statements match Comment Number: 22 Comment Originated: 07/19/2016 07/19/2016: There are cut off text issues. See redlines. Response: Text cut off has been resolved Comment Number: 23 Comment Originated: 07/19/2016 07/19/2016: There are line over text issues. See redlines. Response: Line over text issues have been resolved Comment Number: 24 Comment Originated: 07/19/2016 07/19/2016: There are text over text issues. See redlines. Response: Text over text issues have been resolved Topic: Landscape Plans Comment Number: 15 Comment Originated: 07/19/2016 07/19/2016: No comments. Topic: Lighting Plan Comment Number: 16 Comment Originated: 07/19/2016 Page 14 of 15 07/19/2016: Please change the title as marked (Brick Stone Apartments On Harmony) to match other sheets in the plan set. See redlines. Response: Noted Topic: Plat Comment Number: 1 Comment Originated: 07/18/2016 07/18/2016: Please change the title in the Statement Of Ownership And Subdivision to match the main title. See redlines. Response: Statement of Ownership has been updated Comment Number: 2 Comment Originated: 07/18/2016 07/18/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Response: Monument Records have been provided Comment Number: 3 Comment Originated: 07/18/2016 07/18/2016: Please use larger text in the vicinity map. See redlines. Response: Larger text is now being utilized Comment Number: 4 Comment Originated: 07/18/2016 07/18/2016: Please label the Point Of Beginning. Response: Point of beginning now labeled Comment Number: 5 Comment Originated: 07/18/2016 07/18/2016: Please add bearings & distances as marked. See redlines. Response: Bearings and distances have been added Comment Number: 6 Comment Originated: 07/19/2016 07/19/2016: Please show right of way lines as a solid line. See redlines. Response: ROW line is solid now Comment Number: 7 Comment Originated: 07/19/2016 07/19/2016: Please use a larger text size for the lot lines. See redlines. Response: Lot lines have larger text now Comment Number: 8 Comment Originated: 07/19/2016 07/19/2016: Please show record distances as marked. See redlines. Response: Record distances have been updated Comment Number: 9 Comment Originated: 07/19/2016 07/19/2016: What is Outlot A? Who owns & maintains it? Response: It is open space Comment Number: 10 Comment Originated: 07/19/2016 07/19/2016: Per the County Assessor the set corner along the south boundary is the northwest corner of Lot 26, Fairway Estates. How did you arrive at the location? Response: It’s a tract in Fairway Estates 3rd Comment Number: 11 Comment Originated: 07/19/2016 07/19/2016: There are text over text issues. See redlines. Response: Text over text issues have been resolved Page 15 of 15 Comment Number: 12 Comment Originated: 07/19/2016 07/19/2016: Where does the Drainage & Emergency Access Easement change to a Drainage Easement? See redlines. Response: They don’t transition and are one and the same within the parking lots Topic: Site Plan Comment Number: 13 Comment Originated: 07/19/2016 07/19/2016: Please revise the legal description to match the legal description on the Subdivision Plat, or as suggested on sheet 1. See redlines. Response: Revised Comment Number: 14 Comment Originated: 07/19/2016 07/19/2016: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Response: Revised Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/19/2016 07/19/2016: Work with the Engineering team to determine the extents of the Roadway improvements at Harmony Rd. Response: Roadway improvements extend east all the way to the existing transition in front of 115 E. Harmony Road Topic: Traffic Impact Study Comment Number: 2 Comment Originated: 07/19/2016 07/19/2016: The submitted traffic study information has been reviewed and the conclusions accepted. Right turn lane is warranted for this development and will be the responsibility of the developer. Response: A right turn lane has been included with the Ultimate Design of Harmony Road Department: Transportation Planning Contact: Emma Belmont, 970-224-6197, ebelmont@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/19/2016 07/19/2016: A bus stop, including a bus pullout, will need to be accommodated on this site. The preferred location is the west side of this property. The stop shall be in compliance with the Transfort Bus Stop Design Standards, which includes design for the pullout, stop itself and the applicable patron amenities to be provided at the stop. This stop will need to be a type 3 stop and shall be located either within public right-of-way or in a Transit Easement. We will need to work with Traffic and Engineering to determine the exact location of the stop. Response: 32’x10’ concrete pad for type III bus stop has been located on western side of site. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/19/2016 Page 16 of 15 07/19/2016: 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 Response: Noted. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 07/20/2016 07/20/2016: Where are the enclosed bike spaces? Response: There is 1 enclosed bike space in each unit, 114 total. Comment Number: 1 Comment Originated: 07/20/2016 07/20/2016: The trash and recycling enclosure will need to be shown on the site or parking plan. Response: Trash and recycling enclosure has been added to parking plan.