HomeMy WebLinkAboutHARMONY COMMONS HOTEL - PDP - PDP160027 - SUBMITTAL DOCUMENTS - ROUND 1 -1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
RESPONSES TO CITY STAFF COMMENTS
June 17, 2016
Brian Shear
Shear Engineering
4836 S College Ave
Suite 12
Fort Collins, CO 80525
RE: Harmony Commons Hotel - Preliminary Design Review, PDR160007, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/15/2016
06/15/2016: Larimer County Road Impact Fees and Street Oversizing Fees
are due at the time of building permit. Please contact Matt Baker at 224-6108 if
you have any questions.
BD Response: Acknowledged
Comment Number: 2 Comment Originated: 06/15/2016
06/15/2016: The City's Transportation Development Review Fee (TDRF) is
due at the time of submittal. For additional information on these fees, please
see: http://www.fcgov.com/engineering/dev-review.php
BD Response: Acknowledged
Comment Number: 3 Comment Originated: 06/15/2016
06/15/2016: Any damaged curb, gutter and sidewalk existing prior to
construction, as well as streets, sidewalks, curbs and gutters, destroyed,
damaged or removed due to construction of this project, shall be replaced or
restored to City of Fort Collins standards at the Developer's expense prior to
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the acceptance of completed improvements and/or prior to the issuance of the
first Certificate of Occupancy.
BD Response: Acknowledged
Comment Number: 4 Comment Originated: 06/15/2016
06/15/2016: All public sidewalk, driveways and ramps existing or proposed
adjacent or within the site need to meet ADA standards, if they currently do not,
they will need to be reconstructed so that they do meet current ADA standards
as a part of this project. The existing driveway will need to be evaluated to
determine if the slopes and width will meet ADA requirements or if they need to
be reconstructed so that they do.
SE Response: Acknowledged
Comment Number: 5 Comment Originated: 06/15/2016
06/15/2016: Any public improvements must be designed and built in
accordance with the Larimer County Urban Area Street Standards (LCUASS).
They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
BD Response: Acknowledged. All improvements on lot 6 are private.
Comment Number: 6 Comment Originated: 06/15/2016
06/15/2016: This project is responsible for dedicating any right-of-way and
easements that are necessary or required by the City for this project.
Dedication of easements and rights-of-way on adjoining public streets have
already been provided by the master developer(s) and may only be applicable
for on-site utility and drainage needs. Information on the dedication process can
be found at: http://www.fcgov.com/engineering/devrev.php
SE Response: Acknowledged. We anticipate the dedication of several easements including
emergency access easement and access and utility easements.
We also anticipate vacating a portion of the Utility and Drainage easement located on the
southeast corner of Lot 6 due to the proposed hotels relative location to the northwest corner of
that easement.
We also anticipate vacating the entire Utility and Drainage easement located near the extreme
southwest corner of Lot 6. That easement was for a sewer services at the time of Harmony
Commons approvals. An optional sewer service for this project was coordinated and installed.
Comment Number: 7 Comment Originated: 06/15/2016
06/15/2016: Civil construction plans will be required.
SE Response: Acknowledged.
Comment Number: 8 Comment Originated: 06/15/2016
06/15/2016: A Development Agreement will be required and recorded once
the project is finalized with recordation costs paid for by the applicant. The City
will look to have language in this development agreement indicating that the
infrastructure for both Harmony Commons (identified in the Interwest plans) and
Harmony Technology Park Infrastructure Improvements (identified in the Aspen
Engineering plans) are completed and accepted prior to a C.O. for the project.
SE Response: Acknowledged & understood.
Comment Number: 9 Comment Originated: 06/15/2016
06/15/2016: As of January 1, 2015 all development plans are required to be on
the NAVD88 vertical datum. Please make your consultants aware of this, prior
to any surveying and/or design work. Contact Jeff County with additional
questions, thoughts, or concerns.
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SE Response: Acknowledged. However, Harmony Commons was approved on NAVD29
(unadjusted). This project is an extension of Harmony Commons and is designed on the same
datum as Harmony Commons. Therefore, we will maintain the NAVD29 (unadjusted) with this
project with clarification of the difference between the two datums on our Final Utility Plans.
Comment Number: 10 Comment Originated: 06/15/2016
06/15/2016: A Development Construction Permit (DCP) or excavation permit
will need to be obtained prior to starting any work on the site, for any public
improvements being constructed.
SE Response: Acknowledged
Comment Number: 11 Comment Originated: 06/15/2016
06/15/2016: With the City’s construction of the third lane for Harmony Road in
2007, the local street portion of pavement and subgrade along Harmony Road
is required from Harmony Commons for its abutting portion of Harmony Road.
With the recent entitlement of Harmony Commons (for lots 3, 4 and 5), the
abutting frontage of lots 3 & 4 was identified as requiring their portion of the
local street prior to a building permit for lots 3, 4, or 5. As Lot 6 does not abut
Harmony Road, but Lots 1 & 2 does abut, the developer and master owner
should be aware of the implications of whether Lot 6 should be identified as
sharing part of Lots 1 & 2’s abutting frontage responsibility for this local street
portion. Should the developer and master owner agree to not tag this Lot 6 to
the repay, the master owner’s acknowledgement of this may need to be
identified in the development agreement for this project.
SH/BD Response: Acknowledged & Understood
Comment Number: 12 Comment Originated: 06/15/2016
06/15/2016: LCUASS parking setbacks (Figure 19-6) apply and will need to
be followed depending on parking design.
SE Response: Acknowledged
Comment Number: 13 Comment Originated: 06/15/2016
06/15/2016: If not already aware, the developer of Banner Hospital constructed
a right turn lane at Harmony Road and Lady Moon abutting the overall Harmony
Commons project and that developer is eligible to seek reimbursement from the
overall Harmony Commons development as prescribed in 3.3.2(F)(2) of the
Land Use Code for its attributed portion of traffic utilizing this turn lane. The
developer of Lot 6 and/or the master owner of Harmony Commons may wish to
check with Matt Baker on the status of a potential reimbursement. The
development agreement for Banner that further describes this can be found
through the following link: http://citydocs.fcgov.com/?
cmd=convert&vid=51&docid=2156710&dt=DA-DEVELOPMENT+AGREEME
NT
SH/BD Response: Acknowledged
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/10/2016
06/10/2016: There are a few natural habitat features within 500 feet of this site
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(Intel detention pond, canal to the south, ponds across Harmony to the north).
However, as there are intervening parcels and roads between all of those
features and this property, the Ecological Characterization Study that would
normally be required is waived for this site. Please consider the use of native
plants and grasses to complement those natural features, in accordance with
Article 3.2.1 (E)(2)(3) of the Land Use Code.
BD Response: Acknowledged
Comment Number: 2 Comment Originated: 06/10/2016
06/10/2016: With respect to landscaping and design, the City of Fort Collins
Land Use Code, in Article 3.2.1 (E)(3), requires that you use low-water-use
plants and grasses in your landscaping or re-landscaping and reduce bluegrass
lawns as much as possible. Native and wildlife-friendly landscaping is
encouraged as well.
SD Response: Low water plants have been proposed and irrigated turf has been minimized.
Comment Number: 3 Comment Originated: 06/10/2016
06/10/2016: In regard to LED light fixtures, IDA (International Dark-Sky
Association) recommends using lighting that has a color temperature of no
more than 3000 degrees Kelvin 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 consider a warmer color
temperature (warm white, 3000K or less) for your LED light fixtures. Please
also consider fixtures with dimming capabilities so that light levels can be
adjusted as needed.
PBA Response: Acknowledged
Comment Number: 4 Comment Originated: 06/10/2016
06/10/2016: Our city has an established identity as a forward-thinking
community that cares about the quality of life it offers its citizens and has many
sustainability programs and goals that may benefit your project. Of particular
interest may be the:
1. ClimateWise program: 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: fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213
or jscharton@fcgov.com
Please consider the City's sustainability goals and ways for your development
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to engage with these efforts, and let me know if I can help connect you to these
programs.
BD Response: Acknowledged
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/14/2016
06/14/2016: Light & Power has existing electric facilities located along the
East side of Lady Moon Drive and along the South side of Harmony adjacent to
this development. Any relocation or modification to existing electric facilities will
be at the expense of the owner/developer. If Light & Power’s existing electric
facilities are to remain within the limits of the project they must be located within
a utility easement.
SE Response: Acknowledged
Comment Number: 2 Comment Originated: 06/14/2016
06/14/2016: 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-1 form is below: .
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
PBA Response: We are unable to provide the commercial service information form and one-line
diagram at this time as the project is still in the design development phase. We will have this
information available and complete the “C-1” form as the project progresses.
Comment Number: 3 Comment Originated: 06/14/2016
06/14/2016: Transformer location needs to be within 10’ of an asphalt surface
accessible by a line truck. A minimum clearance of 8’ must be maintained in
front of the transformer doors and a minimum of 3’ on the sides Transformer
and meter locations will need to be coordinated with Light & Power
Engineering. Certain building materials and or building design may require
more clearance. Please click on the following link for Electric Construction,
Policies, Practices and Procedures.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
SE Response: Acknowledged. Transformer is located on the West side of the building immediately
adjacent to the parking lot.
Comment Number: 4 Comment Originated: 06/14/2016
06/14/2016: Electric Capacity Fee and Building Site charges will apply to this
development. Please click on the following link for Estimated Light & Power
charges and the Light & Power Fee calculator.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
BD Response: Acknowledged
Comment Number: 5 Comment Originated: 06/14/2016
06/14/2016: 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.
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BD Response: Acknowledged
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 06/02/2016
06/02/2016: AUTOMATIC FIRE SPRINKLER SYSTEM
Local amendment does not allow an NFPA 13R in this application. This building
will require a NFPA13 automatic fire sprinkler system under a separate permit.
Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler
related questions at 970-416-2868.
PBA Response: Acknowledged
Comment Number: 2 Comment Originated: 06/02/2016
06/02/2016: FIRE STANDPIPE SYSTEM
> IFC Sections 905 and 913: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 or the 2012
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. The
standpipe system shall be capable of supplying at minimum of 100 psi to the
top habitable floor. An approved fire pump may be required to achieve this
minimum pressure. Buildings equipped with standpipes are required to have a
hydrant within 100 feet of the Fire Department Connection.
PBA Response: Acknowledged
Comment Number: 3 Comment Originated: 06/02/2016
06/02/16: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or
facility as measured by an approved route around the perimeter. All private
roads serving as fire lanes shall be dedicated as an Emergency Access
Easement (EAE) and be designed to standard fire lane specifications. In
addition, aerial apparatus access requirements are triggered for buildings in
excess of 30' in height. Code language and fire lane specifications provided
below.
SE Response: Acknowledged
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building
or portion of a building hereafter constructed or moved into or within the
jurisdiction. The fire apparatus access road shall comply with the requirements
of this section and shall extend to within 150 feet of all portions of the facility and
all portions of the exterior walls of the first story of the building as measured by
an approved route around the exterior of the building or facility. When any
portion of the facility or any portion of an exterior wall of the first story of the
building is located more than 150 feet from fire apparatus access, the fire code
official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
SE Response: Acknowledged
Comment Number: 4 Comment Originated: 06/02/2016
06/02/2016: FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to
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the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting
40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on
submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all
times.
> Additional access requirements exist for buildings greater than 30' in height.
Refer to Appendix D of the 2012 IFC or contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix
D; FCLUC 3.6.2(B)2006 and Local Amendments.
SE Response: Acknowledged
Comment Number: 5 Comment Originated: 06/02/2016
06/02/2016: AERIAL FIRE APPARATUS ACCESS ROADS
For structures exceeding 30' in height as defined by 2012 IFC Appendix D.
WHERE REQUIRED
> IFC D105.1: Where the vertical distance between the grade plane and the
highest roof surface exceeds 30 feet, approved aerial fire apparatus access
roads shall be provided. For purposes of this section, the highest roof surface
shall be determined by measurement to the eave of a pitched roof, the
intersection of the roof to the exterior wall, or the top of parapet walls, whichever
is greater.
WIDTH
> IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire
apparatus access roads shall have a minimum unobstructed width of 30 feet,
exclusive of shoulders, in the immediate vicinity of the building or portion
thereof.
PROXIMITY TO BUILDING
> IFC D105.3: At least one of the required access routes meeting this condition
shall be located within a minimum of 15 feet and a maximum of 30 feet from the
building, and shall be positioned parallel to one entire side of the building. The
side of the building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
SE Response: Acknowledged
Comment Number: 6 Comment Originated: 06/02/2016
06/02/2016: ROOF ACCESS
> IFC 504.3: New buildings four or more stories above grade plane, shall be
provided with a stairway to the roof. Stairway access to the roof shall be in
accordance with IFC 1009.13. See also IFC 1009.16. Such stairways shall be
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marked at street and floor levels with a sign indicating that the stairway
continues to the roof.
PBA Response: Acknowledged. The roof hatch is currently located in the West stairwell.
Comment Number: 7 Comment Originated: 06/02/2016
06/02/2016: FDC
> IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of the FDC shall be approved by
the fire department.
SE Response: Acknowledged
Comment Number: 8 Comment Originated: 06/02/2016
06/02/2016: HYDRANT FOR STANDPIPE SYSTEMS
> IFC 507.1.1: Buildings equipped with a standpipe system installed in
accordance with Section 905 shall have a fire hydrant within 100 feet of the fire
department connections. Exception: The distance shall be permitted to exceed
100 feet where approved by the fire code official.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to
provide 1,500 gpm at 20 psi residual pressure.
SE/PBA Response: Acknowledged
Comment Number: 9 Comment Originated: 06/02/2016
06/02/2016: FIRE PITS
Fire pits fueled by natural gas are allowed. Wood burning or smoke producing
fire pits are prohibited. Fire pits shall have a 10' separation to combustible
construction and/or vegetation. This distance is measured both horizontally and
vertically from the fire source.
SD Response: No fire pit is proposed for this project.
Comment Number: 10 Comment Originated: 06/02/2016
06/02/2016: HAZMAT
Information on pool chemical composition, storage and quantities will be
required at time of building permit.
PBA Response: Acknowledged
Comment Number: 11 Comment Originated: 06/02/2016
06/02/2016: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST
> IFC 510: New buildings require a fire department, emergency communication
system evaluation after the core/shell but prior to final build out. For the
purposes of this section, fire walls shall not be used to define separate
buildings. Where adequate radio coverage cannot be established within a
building, public-safety radio amplification systems shall be designed and
installed in accordance with criteria established by the Poudre Fire Authority.
PBA Response: Acknowledged
Comment Number: 12 Comment Originated: 06/07/2016
06/07/2016: PREMISE IDENTIFICATION
Unless this building is addressed off of Timberwood Dr., the numerical address
along with street name will need to be posted on the north and south sides of
the hotel. Please contact me with any questions. Code language provided
below.
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PBA Response: Acknowledged
> IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is
plainly legible, visible from the street or road fronting the property, and posted
with a minimum of six-inch numerals on a contrasting background. Where
access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to
identify the structure.
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/14/2016
06/14/2016: A hotel is considered a lodging establishment which is permitted in
the H-C zone subject to review by the Planning and Zoning Board (Type Two). It
is also considered to be a Secondary Use per Section 4.26(D)(2).
BD Response: Acknowledged
Comment Number: 2 Comment Originated: 06/14/2016
06/14/2016: Regarding being a secondary use, please note that the site is part
of Tract S of the Harmony Technology Park O.D.P. 7th Amendment which is
described as containing 24.71 acres. Within the O.D.P., Tract S is further
defined with the land uses to be divided as follows:
• Primary Uses 17.14 acres
• Secondary Uses 7.57 acres
SE Response: Acknowledged
The recently approved Harmony Commons Final Plan for Lots 3, 4 and 5
include 2.93 acres of secondary uses. Therefore, there are only 4.64 acres
remaining in Tract S that can be secondary uses.
BD Response: Acknowledged
Comment Number: 3 Comment Originated: 06/14/2016
06/14/2016: Staff is concerned about the 26 acre Harmony Commons
commercial center achieving overall design cohesiveness with unifying urban
design and architecture. The three buildings recently approved on Lots 3, 4 and
5 are distinctive in terms of design and use of high quality materials. The hotel,
therefore, is tasked with being designed with exterior materials that match, or
are complementary with, the exterior materials found
on the three buildings to the east. Please note that Section 3.5.3(E) requires
that any use of a corporate national prototype must be modified to comply with
neighborhood compatibility within the commercial center.
PBA Response: Acknowledged
Comment Number: 4 Comment Originated: 06/14/2016
06/14/2016: All four sides of the building must feature an equal measure of
architectural detail. Since Timberwood is a public street, the south elevation
must not be considered the back side but must include the same level of design
as the other three sides.
PBA Response: Acknowledged
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Comment Number: 5 Comment Originated: 06/14/2016
06/14/2016: A four story building must include a variety of materials. A
masonry base that extends at least to the full height of the first floor will be
required (and perhaps to a greater extent on the Harmony Road facing
elevation). Staff recommends the use of local stone (not cultured stone or other
concrete products) as native stone is of high quality and found on many
buildings within the Harmony Corridor. Or matching the brick on the two-story
building on Lot 5 may be appropriate.
PBA Response: Acknowledged
Comment Number: 6 Comment Originated: 06/14/2016
06/14/2016: Will there be a porte cochere? If so, then the columns must be
matching masonry to unify the front elevation.
PBA Response: Yes, and stone is used for the base and columns of this structure.
Comment Number: 7 Comment Originated: 06/14/2016
06/14/2016: The minimum required number of parking spaces is 0.5 spaces
per room and the maximum allowable number of spaces is 1 space per room.
PBA Response: Acknowledged. Per LUC Section 3.2.2(K)(2)(A) there are a minimum of 53 spaces
required, we are providing 65 spaces.
Comment Number: 8 Comment Originated: 06/14/2016
06/14/2016: Bicycle parking is required at a minimum ratio of one space per
four rooms with a further requirement that of this total number of spaces, no less
than 60% must be enclosed with the remainder being located in exterior fixed
racks. Be sure to distribute the bike parking among various areas such as the
employee entrance, main entrance and the outdoor patio area.
PBA Response: Acknowledged
Comment Number: 9 Comment Originated: 06/14/2016
06/14/2016: Staff anticipates that south side of the building will function as the
service side of the building that includes deliveries, trash and recycling
containers, HVAC equipment, utility meters and the like. As a result, the
landscaping along the south side of the site must be densely planted for
screening purposes. Screening may require an emphasis on a variety of
Evergreen trees. Where effective screening may not be possible with
landscaping, screen walls may be needed. The applicant is encouraged to also
use undulating earthen berms to achieve effective screening and enhance this
area.
SD Response: The south side of the building shows dense plantings, although restricted due to
utilities and easement.
Comment Number: 10 Comment Originated: 06/14/2016
06/14/2016: The last hotel that was just approved included a detached
out-building that contained maintenance equipment. Will this hotel feature a
similar structure? If so, please indicate.
PBA Response: No, but there will be a small, covered storage area within the trash enclosure.
Comment Number: 11 Comment Originated: 06/14/2016
06/14/2016: The east-west private drive will ultimately connect Lady Moon on
the east and Technology Parkway on the west. This drive must be designed
and extended to match the approved drive in Harmony Commons Final Plan,
Lots 3,4, and 5. This includes a 5-foot wide detached sidewalk and 6-foot wide
parkway and street trees.
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TBG Response: The east-west private drive will have a 5 foot parkway and a 6 foot walk that is
attached to the back of the parking stalls on the hotel side. See site plan. The remaining Lots 1
and 2 for Harmony Commons will have the same treatment when they are developed.
Comment Number: 12 Comment Originated: 06/14/2016
06/14/2016: Private connecting walkways will also be needed along the east
and west sides of the lot. Along the east property line, as with the north, the
connecting walkway must match that on Lot 5. Again, this is a 5-foot wide walk,
6-foot parkway with street trees. Along the west property line, the project will be
responsible for constructing its segment of the 8-foot wide north-south
bike/pedestrian path that connects Harmony Road to Timberwood as called for
on the O.D.P. The sidewalk along Timberwood Drive must meet the public local
street standard per LCUASS. All private walkways and public sidewalks must
be extended to the full extent of the lot.
TBG Response: The project has a network of private connecting walkways. Tree lawns and street
trees are provided on the north and south sides of the site. Due to the configuration of the lot,
various easements, and the length of the building, it is extremely challenging to fit a detached
sidewalk and tree lawn on the east side. The sidewalk on Timberwood is being constructed by
MAVD is planned to meet local public street standards.
Comment Number: 13 Comment Originated: 06/14/2016
06/14/2016: All site plan documents must indicate the road classification of the
adjoining public streets. Please note that Timberwood is a local street and
Lady Moon is a two-lane collector.
SE Response: Acknowledged. Timberwood Drive is labeled “Timberwood Drive (local)” on all
documents and Lady Moon Drive is labeled “Lady Moon Drive (two-lane collector)”.
Comment Number: 15 Comment Originated: 06/14/2016
06/14/2016: Please indicate the location of the outdoor patio or gathering area.
SD Response: The Patio/Courtyard area is shown on the South side of the building.
Comment Number: 16 Comment Originated: 06/14/2016
06/14/2016: For parking lots that exceed 100 spaces, 10% of the interior must
be in the form of landscape islands. There can no more than 15 spaces in a
row without such an island.
SE/PBA Response: Acknowledged. We show a maximum of 12 spaces in a row without an island.
Comment Number: 17 Comment Originated: 06/14/2016
06/14/2016: The parking lot light fixtures must match those approved for
Harmony Commons, Lots 3, 4, and 5. All building-mounted lighting must be fully
shielded and down directional. If there is a porte cochere, then under-canopy
lighting must be fully recessed so the light source does not protrude below the
deck. Up-lighting or floodlighting is prohibited. Illumination is not allowed to
spill over the property line. Because of the unique use of the site, staff
recommends that parking lot light fixtures be equipped with controls that allow
for dimming capability.
PBA Response: Acknowledged
Comment Number: 18 Comment Originated: 06/15/2016
06/15/2016: Please indicate the overall height. Normally, for buildings over 40
feet in height, a shadow analysis is required. In this case, however, it appears
that any shadowing would fall onto the private parking lot for the center and such
an analysis can be waived.
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PBA Response: Acknowledged
Comment Number: 19 Comment Originated: 06/15/2016
06/15/2016: Be sure that parapets are of sufficient height to block all portions
of all rooftop mechanical equipment but not too high to interfere with fire fighting
and roof access.
PBA Response: Acknowledged
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 06/06/2016
06/06/2016: This site is part of the Harmony Technology Park development and
must conform to the drainage design of the approved Harmony Technology
Park drainage plan as well the Fort Collins Stormwater Criteria Manual.
SE Response: Acknowledged
Comment Number: 3 Comment Originated: 06/06/2016
06/06/2016: Recently approved stormwater infrastructure to be built within
Timberwood Drive includes 2-5’x2’ RCB’s coming into Lot 6, with another 60”
RCP pipe aligned within the driveway to the east of the site and along
Timberwood Drive on the north side. This pipe is planned to connect to the
2-5’x2’ RCB’s. The design of this 60” pipe did not account for stormwater tie-in
from Lot 6. In addition, the master planned 100-yr flow of 10.4 cfs should be
maintained from this site. The “flow reduced to 7 cfs” remark on the approved
drainage plan is in regards to the assumed paver system at the site. The paver
system is not necessarily required nor will the runoff from the site be capped at
7 cfs.
SE Response: Acknowledged
Comment Number: 4 Comment Originated: 06/06/2016
06/06/2016: The master drainage design for this site also shows the extension
of a storm pipe in the roadway north of Lot 6. If that roadway is to be built with
this project, that storm pipe will also need to be built.
SE Response: Acknowledged. This project is coordinating closely with Interwest Consulting Group
and Brinkman Partners to accommodate this project and the remainder of the Harmony Commons
project north of Lot 6
Comment Number: 5 Comment Originated: 06/06/2016
06/06/2016: The proposed site plan for this project shows the proposed
building within very close proximity to the 2-5’x2’ RCB’s. Please plan to
maintain at least 10’ between the end of the box culverts and the building.
SE Response: Acknowledged
Comment Number: 6 Comment Originated: 06/06/2016
06/06/2016: A drainage report and construction plans are required and they
must be prepared by a Professional Engineer registered in the State of
Colorado. The drainage report must address the four-step process for
selecting structural BMPs. There is a final site inspection required when the
project is complete and the maintenance is handed over to an HOA or another
maintenance organization.
SE Response: Acknowledged
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Comment Number: 7 Comment Originated: 06/06/2016
06/06/2016: Low Impact Development (LID) requirements are required on all
new or redeveloping property which includes sites required to be brought into
compliance with the Land Use Code. These require a higher degree of water
quality treatment with one of the two following options:
a. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
b. 75% of all newly added or modified impervious area must be treated by LID
techniques.
SE Response: Acknowledged. Due to the building and parking lot relative size to the size of the
lot, this site is not set up well for LID strategies other than parking lot pavers. There is limited
space for incorporating rain gardens. Much of the site runoff is conveyed via underground storm
sewer. Therefore, pavers will be the primary LID strategy similar to the paver concept for Lots 1, 2
and 3, Harmony Commons. Refer to Final Drainage, Sediment/Erosion Control and Stormwater
Quality Report for LID calculations. Refer to Drainage Plan for limits of required paver area.
Comment Number: 8 Comment Originated: 06/06/2016
06/06/2016: Standard operating procedures (SOPs) for all onsite drainage
facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im
pact-development
SE Response: Acknowledged
Comment Number: 9 Comment Originated: 06/06/2016
06/06/2016: Per Colorado Revised Statute §37-92-602 (8) effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage,
including extended detention basins.
SE Response: Since this project contributes runoff to the regional pond 100 to the south, this
requirement should not be applied to this project.
Comment Number: 10 Comment Originated: 06/06/2016
06/06/2016: The 2016 city wide Stormwater development fee (PIF) is
$8,217/acre for new impervious area over 350 sq.-ft., and there is a
$1,045.00/acre review fee. No fee is charged for existing impervious area.
These fees are to be paid at the time each building permit is issued.
Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or contact Jean Pakech at 221-6375 for questions on fees.
There is also an erosion control escrow required before the Development
Construction permit is issued. The amount of the escrow is determined by the
design engineer, and is based on the site disturbance area, cost of the
measures, or a minimum amount in accordance with the Fort Collins
Stormwater Manual.
BD Response: Acknowledged
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Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 06/02/2016
06/02/2016: 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. Also, based upon
the area of disturbance State permits for stormwater will be required since the
site is over an acre. 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
SE Response: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/13/2016
06/13/2016: The City has moved to the NAVD88 vertical datum, and as of
January 1, 2015 all projects are required to be on NAVD88 datum.
SE Response: Acknowledged. However, Harmony Commons was approved on NAVD29
(unadjusted). This project is an extension of Harmony Commons and is designed on the same
datum as Harmony Commons.
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 06/14/2016
06/14/2016: As noted in the narrative modifications to the pedestrian
circulation are needed to ensure a strong pedestrian connection.
SE Response: Acknowledged
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 06/14/2016
06/14/2016: The conclusions reached in the traffic studies completed in
September 2015 and July 2015 are sufficient for this submittal from traffic
operations perspective.
BD Response: Acknowledged
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/06/2016
06/06/2016: Existing water mains in the vicinity include a 16-inch main in Lady
Moon, a 12-inch main in Technology Parkway, and a 12-inch main is currently
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under construction in Timberwood Drive.
SE Response: Acknowledged
Comment Number: 2 Comment Originated: 06/06/2016
06/06/2016: Recently approved waterline plans for this area show an 8-inch
stub into the property. This waterline will need to be extended to the northerly
property line for future extension. Please refer to the approved plan sets: HTP
Infrastructure Plans and Harmony Commons Lots 3, 4 & 5.
SE Response: Acknowledged
Comment Number: 3 Comment Originated: 06/06/2016
06/06/2016: This site is located within the South Fort Collins Sanitation District.
Please contact them for sanitary sewer requirements.
SE Response: Acknowledged
Comment Number: 4 Comment Originated: 06/06/2016
06/06/2016: The water conservation standards for landscape and irrigation will
apply. Information on these requirements can be found at:
http://www.fcgov.com/standards
SE Response: Acknowledged
Comment Number: 5 Comment Originated: 06/06/2016
06/06/2016: Development fees and water rights will be due at building permit.
BD Response: Acknowledged
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/14/2016
6/14/2016: LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers
per this section. Must include at least 1 van accessible space.
SE Response: Acknowledged
Comment Number: 2 Comment Originated: 06/14/2016
6/14/2016: LUC 3.2.2(C)(4)(b) Bicycle parking will be required as follows:
Lodging is based on rooms:
Lodging Establishments-1 per 4 units (60% enclosed, 40% fixed)
Please show these calculations in a table.
SE/PBA Response: See table included on Site Plan.
Comment Number: 3 Comment Originated: 06/14/2016
06/14/2016: LUC 3.2.2 (K)(2)(a) Parking requirements would be as follows:
Lodging Establishments min. 0.5/unit max. 1/unit
Please show these calculation in a table.
SE/PBA Response: See table included on Site Plan.
Comment Number: 4 Comment Originated: 06/14/2016
06/14/2016: LUC 3.2.2(L) Table A and B
Standard 90 degree parking stall is 19'x 9'
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Standard two way drive aisle is 24'
Standard one way drive aisle is 20'
SE/PBA Response: See table included on Site Plan.
Comment Number: 5 Comment Originated: 06/14/2016
06/14/2016: LUC 3.2.1 A landscape plan is required.
SE Response: Acknowledged
Comment Number: 6 Comment Originated: 06/14/2016
06/14/2016: A photometric plan is required. Light sources shall be concealed
and fully shielded and shall feature sharp cut-off capability so as to minimize
up-light, spill-light, glare and unnecessary diffusion on adjacent property.
PBA Response: Acknowledged
Comment Number: 7 Comment Originated: 06/14/2016
6/14/2016: LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be
screened from public view from both above and below by integrating it into
building and roof design to the maximum extent feasible.
PBA Response: Acknowledged
Comment Number: 8 Comment Originated: 06/14/2016
06/14/2016: LUC 3.2.5 All development shall provide adequately sized
conveniently located, accessible trash and recycling enclosures.
SE Response: Acknowledged
Comment Number: 9 Comment Originated: 06/14/2016
06/14/2016: LUC 3.2.2(J) A minimum average of entire landscaped setback
area is 5 ft along a property line. And 10 ft along Timberwood Drive.
SE Response: Acknowledged