HomeMy WebLinkAboutHARMONY COMMONS HOTEL - PDP - PDP160027 - CORRESPONDENCE -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
September 16, 2016
Spirit Hospitality
4836 S College Ave Suite 11
Fort Collins, CO 80526
RE: Harmony Commons Hotel, PDP160027, Round Number 1
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
09/13/2016: Payment was made for 6 dedication of easements and 2 vacation of
easements at $250 and $400 respectively per our Transportation Development
Review Fee schedule, for a total of $2300. The recording of these 8 documents
would also require the applicant to pay Larimer County Recording Fees which
depending on the number of pages, for 8 documents would likely be an additional
$200 to $300. Would the applicant want to consider a replat of the parcel instead?
The cost to add a replat to the PDP appears to be $1,992 based on the fee schedule
published here:
(http://www.fcgov.com/developmentreview/pdf/developmentreviewfeeschedule_3.3.
10.pdf) Presuming all the dedications and vacations are within the PDP boundary, it
would appear to be $500 to $600 in savings for City fees to do a replat vs. separate
document dedications and vacations.
Comment Number: 1 Comment Originated: 09/13/2016
09/13/2016: The plans don't appear to show/identify where the 6 dedication of
easements and 2 vacation of easements are situated and should be indicated for
review (whether done via replat or separate document).
Comment Number: 2 Comment Originated: 09/13/2016
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.
Page 1 of 14
09/13/2016: The ODP for the overall Harmony Technology Park (7th Amended)
shows the construction of a north-south bicycle/pedestrian path that would extend
from Harmony Road and abut the western boundary of the property out to
Timberwood Drive. The plans do not reflect this along the western boundary and
should ideally be constructed at this time from Harmony Road to Timberwood (with
this property being the first to abut the path) and coordinated between the overall
Harmony Commons developer and overall Harmony Technology Park master
developer. The construction of this path should include an access ramp out to
Timberwood Drive.
Comment Number: 3 Comment Originated: 09/13/2016
09/13/2016: The master improvements plan sheet on the civil set shows 10' radii
for the new driveway out to Timberwood Drive. Table 8-2 of LCUASS requires a 15'
driveway curb return radii to be installed instead of the 10'.
Comment Number: 4 Comment Originated: 09/13/2016
09/13/2016: The drawings should provide more discernment between
improvements being constructed by this development vs. the overall Harmony
Commons and/or Harmony Technology Park developers, using different
lineweights/linetypes, etc.
Comment Number: 5 Comment Originated: 09/13/2016
09/13/2016: The plans should provide clear discernment on what infrastructure is
being built within the boundary of the PDP/Lot 6 through the clear identification of the
boundary of Lot 6 coordinated with the information requested on the previous
comment. Work outside the boundary would require a letter(s) of intent from the
offsite property owner(s) prior to a hearing with potential dedication of easements to
the City needed prior to plan approval, based upon providing further information
noted in Comment #2.
Comment Number: 6 Comment Originated: 09/13/2016
09/13/2016: The patch shown for the drive approach onto Timberwood Drive should
be expanded to depict a patch that's 6 feet in lane width to encompass the entire
bikelane. Please have Master Improvement Plan Construction Note #15 revised to
reflect this, and also add the following note within this note: "Limits of street cut are
approximate. Final limits are to be determined in the field by the City Engineering
Inspector. All repairs to be in accordance with City street repair standards."
Comment Number: 7 Comment Originated: 09/13/2016
09/13/2016: Please remove Light & Power and Environmental Planning from the
signature block for the civil set.
Comment Number: 8 Comment Originated: 09/13/2016
09/13/2016: The provided land title survey appears to reflect the property as part of
Harmony Technology Park 2nd Filing, before it was replatted as Harmony
Commons.
Comment Number: 9 Comment Originated: 09/13/2016
09/13/2016: Please ensure a consistent title is used on all the documents/plans,
whether Fairfield Inn & Suites, or Lot 6, Harmony Commons.
Comment Number: 10 Comment Originated: 09/13/2016
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Page 2 of 14
09/09/2016: Thank you for providing a photometric plan, site luminaire schedule and
for selecting luminaires having a corrected color temperate of 3000K or less. Take
note of additional lighting plan comments from both Current Planning and Zoning.
Note lighting requirements will need to be met on-site and will be inspected (along
with other Zoning requirements) for compliance prior to issuance of Certificate of
Occupancy.
Staff request use of 3000K or less luminaires for all light fixtures due to City resident
complaints of both brightness and color of LED lighting in particular. Additionally,
selecting 3000K or less luminaires aligns with recommendations from both The
American Medical Association (AMA) and International Dark-Sky Association (IDA),
as blue light brightens the night sky and creates more glare than any other color of
light and has been shown to disrupt biological rhythms including sleep patterns. 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/
Comment Number: 1 Comment Originated: 09/09/2016
09/09/2016: 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 highly encouraged; plantings should include
appropriate native vegetation, species diversity and variety in vertical structure.
a. Suggest change from Ribes alpinum (Alpine currant) to: Ribes aureum (Golden
currant) and/or Ribes cereum (Wax currant) that are more adapted to City of Fort
Collins elevation(s) and regional climate.
b. Suggest change from Cornus alba (Red gnome dogwood) to a native shrub
perhaps: Cornus stolonifera (Red-osier dogwood), and/or Rosa woodsii (Woods
rose).
c. Suggest change from Prunus cisterna (Purple leaf plum) to: Prunus americana
(American plum).
d. Suggest addition of Sabina scopulorum (Rocky Mountain juniper).
Several resources are available to aid in appropriate native plant choices appropriate
for our City. For example, the Fort Collins Native Plants document available online
and published by the City of Fort Collins Natural Areas Department for guidance on
appropriate native plants for our CO Foothills and Plains ecotypes; the link is:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
As discussed during Staff Review meeting on 9/14/16, the following fruit-bearing
shrubs should not pose a problem to pedestrians, as the fruits will fall into the shrub
beds. These shrubs can grow to significant heights, thus, if there is concern of fruits
dropping, please have the licensed landscape architect compensate through design.
Additionally, if there is fruit dropping from native shrubs into walkways, this is an
issue on-site maintenance personnel can take care of through regular sweeping of
walkways.
Please have the licensed landscape architect contact myself or Planning Services
with questions or comments regarding above comments, prior to Hearing.
Comment Number: 2 Comment Originated: 09/09/2016
Page 3 of 14
09/09/2016: Our city has an established identity as a forward-thinking community
that cares about the quality of life it offers its citizens now and generations from
now. Thus, the City of Fort Collins has many sustainability programs and goals that
may benefit this project. Of particular interest may be the:
1) 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
2) ClimateWise program: fcgov.com/climatewise/
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.
Comment Number: 3 Comment Originated: 09/09/2016
Topic: Landscape Plans
09/14/2016: A detailed Landscape Plan will be required and should including
scientific names of all species proposed. Note that in approving the required
Landscape Plan, the decision maker shall have the authority to determine the
optimum placement and interrelationship of 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.
Cross-reference above with previous Environmental Planning comments regarding
landscape plans as well as Current Planning comments on landscape plans for this
project.
See the Colorado Native Plant Society "Suggested Native Plants for Gardening and
Landscape Use on the Front Range of Colorado" for further assistance in selecting
appropriate plants for this area. Link:
https://conps.org/wp-content/uploads/2015/05/Suggested-Native-Plants_0408.pdf
Comment Number: 4 Comment Originated: 09/14/2016
Page 4 of 14
09/14/2016: Please be aware, the creation or enforcement of covenants prohibiting
or limiting xeriscape or drought-tolerant landscapes, or that require primarily
turf-grass are prohibited by both the State of Colorado and the City of Fort Collins.
Comment Number: 5 Comment Originated: 09/14/2016
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Page 5 of 14
09/15/2016:
Building Permit Pre-Submittal Meeting:
Pre-Submittal meetings are required to assist the designer/builder by assuring, early
on in the design,
that the new commercial or multi-family projects are on track to complying with all of
the adopted City
codes and Standards listed below. The proposed project should be in the early to
mid-design stage for
this meeting to be effective and is typically scheduled after the Current Planning
conceptual review
meeting. Applicants of new commercial or multi-family projects are advised to call
416-2341 to schedule
a pre-submittal meeting. Applicants should be prepared to present site plans, floor
plans, and elevations
and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the fcgov.com
web page to view them.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter.
Harmony commons – project specific concerns:
1. Fire-sprinkler systems are required. A new code amendment effective in 2014 will
require a full NFPA-13 sprinkler system and not allow a 13-R system.
2. Bedroom egress windows required below 4th floor for 1 exit buildings.
3. All windows above the 1st floor require minimum sill height of 24”
4. Building code and State statute CRS 9-5 requires project provide accessible
units.
5. Upgraded insulation is required for buildings using electric heat or cooling.
6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if
building located within 1000ft to train tracks.
7. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are
required.
8. Special combustion safety requirements for natural draft gas appliances.
9. Low VOC interior finishes.
City of Fort Collins
Comment Number: 1 Comment Originated: 09/15/2016
Page 6 of 14
Building Services
Plan Review
416-2341
Department: Light And Power
Contact: Coy Althoff, , CAlthoff@fcgov.com
Topic: General
09/13/2016: Single and 3-phase power will be available along Timberwood Dr. Any
re-location or modification to the existing electric facilities will be at the expense of
the owner/ developer.
Comment Number: 1 Comment Originated: 09/13/2016
09/13/2016: Development charges, electric Capacity Fee, Building Site charges
and any system modification charges necessary will apply to this development.
Comment Number: 2 Comment Originated: 09/13/2016
09/13/2016: As your project begins to move forward please contact Light and Power
Engineering to coordinate the streetlight, transformer and electric meter locations,
please show the locations on the utility plans. Transformers shall be within 10' of a
paved surface with 8' minimum clearance from the front and 3' around the back and
sides of the unit.
Comment Number: 3 Comment Originated: 09/13/2016
09/13/2016: 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
Comment Number: 4 Comment Originated: 09/13/2016
09/13/2016: You may contact FCU Light & Power, project engineering if you have
questions. (970) 221-6700. You may reference Light & Power’s Electric Service
Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_F
INAL_17June2016.pdf
You may reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Comment Number: 5 Comment Originated: 09/13/2016
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Page 7 of 14
09/02/2016: FIRE ACCESS
Perimeter fire access requirements (to within 150' of all exterior portions of the
building) can be met at this site from the perimeter roads. Aerial access
requirements however, remain outstanding. By code, a 30' wide fire lane shall be
positioned within 15-30' from the long axis of the building. The proposed site plan
indicates a 26' fire lane located at 35' from the building in most areas. In such
circumstances when the site plan is unable to meet the prescriptive measure of the
code, the intent of the code shall be met via alternative means of compliance.
Code language provided below:
> IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to
accommodate the access requirements for aerial fire apparatus (ladder trucks),
required fire lanes shall be 30 foot wide minimum on at least one long side of the
building. 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.
Comment Number: 1 Comment Originated: 09/02/2016
9/02/2016: FIRE LANES
A fire lane is required. The limits of the fire lane shall be fully indicated on the plans.
Fire lanes on private property shall be labeled as Emergency Access Easements
and dedicated as EAE's by separate document and fire lane specifications shall
apply. An AutoTurn exhibit may be needed.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to 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 by separate
document.
> 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.
Sign locations or red curbing should be labeled and detailed on final plans.
> 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.
Comment Number: 2 Comment Originated: 09/02/2016
09/02/2016: FIRE LINE & FDC
> The fire line appears to be located under the building on the utility plan.
> The Fire Department Connection is required to be within 100' of the proposed
hydrant.
> Recommend relocating the FDC to the west side of the building.
Comment Number: 3 Comment Originated: 09/02/2016
09/14/2016: MISC.
The scale shown on the Utility Plan appears to be mislabeled at 1" = 40'.
Comment Number: 4 Comment Originated: 09/14/2016
Department: Planning Services
Page 8 of 14
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
09/13/2016: Staff is concerned about the lack of a north-south walkway on the west
side of Lot 6. As noted at the P.D.R., the Harmony Technology Park Overall
Development Plan, Seventh Amendment, calls for an eight-foot wide trail that
connects Harmony Road to Timberwood Drive. (P.D.R. comment number 12.)
Staff interprets this O.D.P. in such a way as to require the construction of this
walkway along the west edge of Harmony Commons Hotel P.D.P., Lot Six.
Comment Number: 1 Comment Originated: 09/13/2016
09/13/2016: If the size of the building envelop precludes the installation of this trail,
then the applicant may need to reduce the size of the building, lose a bay of parking
or obtain an off-site easement from the abutting property owner, Harmony
Technology Park LLC, in order to have the necessary land area for this walkway.
Or, perhaps another option would be to acquire additional land area from Harmony
Technology Park LLC by means of a Replat or a Non-Regulated Transfer or a
Boundary Line Adjustment. Or, if this trail is to become the sole responsibility of
future development, then another option would be to have Harmony Technology
Park LLC provide a performance bond, letter of credit or escrow for 125% of the
value of the trail for the length of the west property line of Lot Six. Or, perhaps one
solution that should be considered is narrowing the east-west axis of the building in
order to accommodate the necessary walkways. The issue of location and
responsibility for this trail must be resolved with this P.D.P.
Comment Number: 2 Comment Originated: 09/13/2016
09/13/2016: Staff is also concerned about the lack of a walkway on the east side of
the site along the private driveway. Please note that such a walkway (five-feet wide,
detached, with parkway and street trees) was required to be constructed with the
Final Plan for Lot Five. (P.D.R. comment number 12.) Section 3.2.2(C)(5) requires
that drive aisles leading to main entrances shall have walkways on both sides of the
drive aisle. Based on the response to this P.D.R. comment, it appears that not all
options have been fully explored such as an attached walk. Combined with the first
comment, the overall Harmony Commons commercial center is running the risk of
lacking connectivity in relation to the larger Harmony Technology Park. Again,
please see the first comment about either widening the site or narrowing the building
envelope in order to accommodate the required improvements.
Comment Number: 3 Comment Originated: 09/13/2016
09/13/2016: On the subject of connecting walkways, along the east-west drive aisle
along the north edge of the site, the ramp that ties the east-west walk to the
north-south route to the main entrance is off-set by about 17 feet. Why not shift this
to the east so that the north south route to the front door is direct and eliminate two
right angles?
Comment Number: 4 Comment Originated: 09/13/2016
09/13/2016: Continuing on the subject of connecting walkways, there are two doors
on the south elevation. Do either of these doors need a connecting walkway to
Timberwood? If not, then what is the purpose of these doors? Also, does the
courtyard enclosure need an exit? If so, please show and provide a walkway out to
the nearest sidewalk.
Comment Number: 5 Comment Originated: 09/13/2016
09/13/2016: On the Landscape Plan, there is a gap in the plant material along the
west property line. Please note that the parking lot edge needs to be landscaped
per Section 3.2.1(E) (4).
Comment Number: 6 Comment Originated: 09/13/2016
Page 9 of 14
09/13/2016: There are two landscape islands on the west side of the building that do
not have trees. One of these islands is labeled as containing an electrical facility
(transformer?). Staff recommends that the island feature a tree and that a new
location be found for the transformer in order to comply with interior parking lot
landscaping per Section 3.2.1(E)(5).
Comment Number: 7 Comment Originated: 09/13/2016
09/13/2016: The Plant List indicates that there are only three Evergreen Trees. For
a commercial development of this scale, additional Evergreen Trees will be
required.
Comment Number: 8 Comment Originated: 09/13/2016
09/13/2016: There appears to be an area of turf between the south elevation and
Timberwood Drive where additional Evergreen Trees can be planted. Other areas
should be considered as well. For example, framing the entrance with Evergreens
would reinforce that fact that guests are in Colorado.
Comment Number: 9 Comment Originated: 09/13/2016
09/13/2016: In general, the overall architectural character of the building lacks wall
plane recesses and projections causing the building to appear flat. The north and
south elevations are long and would benefit from additional horizontal relief. There
are no balconies, step backs, reveals or shadow lines. There are only two
materials. The use of five stucco colors may provide some degree of interest but
does not articulate the wall planes and does not add any three-dimensionality.
Given the mass and scale of the building, more architectural relief is needed,
especially along the north and south elevations. The following comments are
offered in order for the building to satisfy the requirements of Section 3.5.3(E).
Comment Number: 10 Comment Originated: 09/13/2016
09/13/2016: Please consider adding horizontal relief on the north elevation. To the
left of the entry features there is 80 feet of a continuous wall plane. To the right
there is about 85 feet. Combined there is 165 feet of flat wall. Has the architect
considered introducing a projecting module or a material change to address the
overall length of the building? Perhaps an exterior material from Banner Health or
Harmony Commons Lots 3,4 or 5 could be carried over.
Comment Number: 11 Comment Originated: 09/13/2016
09/13/2016: On the north elevation, the stone base must be carried across the
entire north wall. As noted at the P.D.R. (comment number five), the stone needs to
extend to the full height of the first floor. Otherwise, the building fails to comply with
have a distinct base.
Comment Number: 12 Comment Originated: 09/13/2016
09/13/2016: As mentioned, the facades appear flat and lacking recesses and
projections. Staff recommends that the windows be upgraded with more trim and
detail. Per the architectural elevations, the base of the windows acts as a
component of the HVAC system. Additional articulation would be gained by adding
lintels to all the windows on the upper two floors. Staff recommends that these
lintels be Ledge Brown Stone to match the stone being used on other portions of the
building. Please provide a detail that shows the material and dimensions of the
lintels. Otherwise, the building lacks a distinctive middle portion.
Comment Number: 13 Comment Originated: 09/13/2016
09/13/2016: Flat roofed commercial buildings are also required to have a distinctive
top and not just a metal coping system. While the metal canopy is found to be
distinctive, this feature occurs only along a portion of the north elevation. Will this
feature be matched along the south as well?
Comment Number: 14 Comment Originated: 09/13/2016
Page 10 of 14
09/13/2016: For those portions of the roof that are flat, a cornice will be required.
The cornice may be constructed out of stucco. Please provide a cornice detail that
shows the steps of the cornice and their dimensions. Otherwise, the building lacks
a distinctive top. Please consider adding a cornice to the porte cochere.
Comment Number: 15 Comment Originated: 09/13/2016
09/13/2016: At the time of preparation for the public hearing, a sample and material
board will be required.
Comment Number: 16 Comment Originated: 09/13/2016
09/13/2016: The elevations show four doors along the south (the Landscape Plan
shows three). These doors will need matching overhangs, projections, or other
feature otherwise they appear as flat doors on a flat wall and do not contribute to
articulating the building.
Comment Number: 17 Comment Originated: 09/13/2016
09/13/2016:Along the south elevation, the stone base must be carried across the
entire length of the wall.
Comment Number: 18 Comment Originated: 09/13/2016
09/13/2016: Please indicate the height of the building at the highest point.
Comment Number: 19 Comment Originated: 09/13/2016
09/13/2016: Please provide a scale on the elevations.
Comment Number: 20 Comment Originated: 09/13/2016
09/13/2016: Will HVAC systems be mounted on the roof? If so, please dash in the
height of the equipment and show how this equipment is to be screened. Will there
be a mechanical well or deck that is screened by parapet walls or will there be metal
screen walls? With regard to the most recent hotel to be entitled, the size and
height of the rooftop mechanical equipment came in larger and higher than
anticipated by the architect necessitating a last minute revision to the architectural
elevations. If rooftop equipment is installed and not screened, then remediation can
be difficult (roof penetrations) and expensive.
Comment Number: 21 Comment Originated: 09/13/2016
09/13/2016: All lighting under the deck of the porte cochere must be fully recessed
and lenses and fixtures must not protrude below the deck. Please add a note to the
Lighting Plan that the CC fixtures must be “Flush-Mount and Flat Lens.”
Comment Number: 22 Comment Originated: 09/13/2016
09/13/2016: The Lighting Plan should indicate how all the fixtures comply with the
Department of Energy – Lighting Facts for minimizing backlight, up-light and glare
(B.U.G.). Please demonstrate how the proposed fixtures achieve a rating of B=1,
U=0 and U=1.
Comment Number: 23 Comment Originated: 09/13/2016
09/13/2016: On the Luminaire Schedule, please add a “quantity” column for the
number of fixtures.
Comment Number: 24 Comment Originated: 09/13/2016
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
Page 11 of 14
09/09/2016: 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; revised Erosion Control Plan, revised
Erosion Control Report, and a revised 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.
Comment Number: 1 Comment Originated: 09/09/2016
09/09/2016: Please address all redlines on plans and report by FDP. Report will
need to be expanded at FDP to address all questions in the included checklist.
Comment Number: 2 Comment Originated: 09/09/2016
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
09/13/2016: Please clarify what is existing and proposed on the Utility Plans. This
includes the water and storm sewer infrastructure.
Comment Number: 3 Comment Originated: 09/13/2016
09/13/2016: The plan & profile for the storm sewer in the private drive looks to be
incomplete. Please revise.
Comment Number: 4 Comment Originated: 09/13/2016
09/13/2016: The porous paver system needs to be revised some in order to meet
the requirements. Specifically the run-on area ratio is being exceeded.
Also, some clarification is needed regarding the calculations.
Comment Number: 5 Comment Originated: 09/13/2016
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
09/13/2016: No comments.
Comment Number: 6 Comment Originated: 09/13/2016
Topic: Construction Drawings
09/13/2016: 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: 8 Comment Originated: 09/13/2016
Page 12 of 14
09/13/2016: Please correct the typo in the Basis Of Bearings. See redlines.
Comment Number: 9 Comment Originated: 09/13/2016
09/13/2016: All benchmark statements must match on all sheets.
Comment Number: 10 Comment Originated: 09/13/2016
09/13/2016: There are line over text issues. See redlines.
Comment Number: 11 Comment Originated: 09/13/2016
09/13/2016: 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.
Comment Number: 12 Comment Originated: 09/13/2016
09/14/2016: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 13 Comment Originated: 09/14/2016
Topic: Landscape Plans
09/13/2016: There are line over text issues. See redlines.
Comment Number: 4 Comment Originated: 09/13/2016
09/13/2016: 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.
Comment Number: 5 Comment Originated: 09/13/2016
Topic: Lighting Plan
09/13/2016: No comments.
Comment Number: 7 Comment Originated: 09/13/2016
Topic: Site Plan
09/13/2016: Some of the sheet titles in the sheet index do not match the sheet titles
on the noted sheets. See redlines.
Comment Number: 1 Comment Originated: 09/13/2016
09/13/2016: The address shown on the plans is incorrect. Lot 6 is addressed as
3520 Timberwood Drive, and Lot 7 is 3420. Please change or remove from the
plans.
Comment Number: 2 Comment Originated: 09/13/2016
09/13/2016: Some of the easement descriptions shown are incorrect, and some
easements platted are not shown. If they are going to stay on the plan, they should
match what is shown on the Subdivision Plat.
Comment Number: 3 Comment Originated: 09/13/2016
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com
Topic: General
09/13/2016: See redlines for improved pedestrian connections.
Comment Number: 1 Comment Originated: 09/13/2016
09/13/2016: Is there an opportunity to align accesses for driveways long the private
drive?
Comment Number: 2 Comment Originated: 09/13/2016
Department: Water-Wastewater Engineering
Page 13 of 14
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
09/13/2016: Please show the curb stop and meter pit on the utility plan for the
2-inch water service.
Comment Number: 1 Comment Originated: 09/13/2016
09/13/2016: Please provide a note on the Utility Plan that the service can be
upsized to a 3-inch after a minimum distance of 5 feet past the meter.
Comment Number: 2 Comment Originated: 09/13/2016
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
Topic: General
LUC 3.2.4(D)(8) Light levels measured twenty (20) feet beyond the property line of
the development site (adjacent to residential uses or public rights-of-way) shall not
exceed one-tenth (0.1) foot-candle as a direct result of the on-site lighting. The light
levels on the south property entrance appear to exceed this.
Comment Number: 1 Comment Originated: 09/13/2016
09/13/2016: The building appears to be over 40 ft in height. LUC 3.5(G)(1)(b)
Please provide shadow analysis that indicates, on the project development site plan,
the location of all shadows cast by the building or structure (with associated dates of
the year).
Comment Number: 2 Comment Originated: 09/13/2016
09/13/2016: LUC 3.2.5(C)(5) Trash and recycling areas must be enclosed so that
they are screened from public view. The enclosure shall be constructed of durable
materials such as masonry and shall be compatible with the structure to which it is
associated. Gates on the enclosures shall be constructed of metal or some other
comparable durable material, shall be painted to match the enclosure and shall be
properly maintained. Please provide detail and elevation of trash enclosure.
Comment Number: 3 Comment Originated: 09/13/2016
Page 14 of 14