HomeMy WebLinkAboutBRICK STONE APARTMENTS ON HARMONY - FDP - FDP170006 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSPage 1 of 13
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 09, 20
Sam Coutts
RIPLEY DESIGN, INC.
419 CANYON AVE, STE 200
Fort Collins, CO 80521
RE: Brick Stone Apartments on Harmony, PDP160019, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions
about any comments, you may contact the individual commenter or direct your
questions through the Project Planner, 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
09/06/2016: The limits of removal for the driveway to the west should be
shown on the Utility Plans. Plans will need to show limits of removal and the
design to extend the 3rd through lane/right turn lane.
Response: The removal of the west driveway is now shown.
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: The existing driveway modifications are now shown on the
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plans. The right turn lane extends the entire width along the frontage of the
project site.
Comment Number: 7 Comment Originated:
07/20/2016
09/06/2016: Portions of the new flowline exceeds the minimum grade breaks. See
redlines.
Response: Flowlines now meet city code.
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: The existing flowline slopes are now shown on the street sheets. The proposed right
turn lane is tying in to existing at the west and the east. Comment Number: 8 Comment
Originated: 07/20/2016
09/06/2016: How are you transitioning the exiting pavement to the proposed
pavement? Show limits of removal or adjust slopes. See redlines.
Response: The limits are now shown in the existing conditions and demo plan. The
right turn lane is tying in to the existing elevations along Harmony Rd.
07/20/2016: Existing cross section slopes will be needed for the Harmony Road
cross sections.
Response: The existing cross sections are shown in the street sheets.
Comment Number: 9 Comment Originated: 07/20/2016
09/06/2016: There are two portions that do not meet the minimum 1.5% cross
slope.
Response: This has been updated and the minimum cross slopes are being met.
07/20/2016: Minimum cross slopes for reconstruction is 1.5%. Please adjust.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 16 Comment Originated: 09/06/2016
09/06/2016: In the Natural Buffer Area Table: clarification requested on calculations
listed for areas labeled as “required” standard 50 foot buffer area, “provided” buffer
area, and “difference.” There appears to be a portion on the west side of the plan
that was not included in calculations. Let’s discuss in detail and view redlines
together during Staff Review meeting on 9/7/16.
Response: Hatching and notes included to clarify how buffer was calculated and
defined per meeting on 9/16/16
Comment Number: 17 Comment Originated: 09/06/2016
09/06/2016: Include the Limits of Development line for the portion of the site plan
that is to the west of the Larimer Canal Ditch #2.
Response: LOD added, the only disturbance in that area will be new landscape,
grading will not change. See landscape plans
Comment Number: 18 Comment Originated: 09/06/2016
09/06/2016: Clarification requested on entire natural habitat buffer zone delineation
that will be included on the site, grading, utility and landscape plans. Let’s discuss in
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detail and view redlines together during Staff Review meeting on 9/7/16.
Response: Hatching and notes included to clarify how buffer was calculated and
defined per meeting on 9/16/16
Comment Number: 19 Comment Originated: 09/06/2016
09/06/2016: Clarify on the shrub and willow grove mitigation plan and/or the
landscape plan:
a. A conservative estimate of square footage that will be provided by both shrubs
and trees planted within the natural habitat buffer zone.
b. Areas where rabbitbrush will be displaced and identified areas on the plans where
the displaced shrubs can be relocated within the natural habitat buffer zone or
elsewhere on site.
Response: Hatching and notes included to clarify number of shrubs being removed
and number of shrubs being added per meeting on 9/16/16.
Comment Number: 20 Comment Originated: 09/06/2016
09/06/2016: Ensure the “edge of fringe wetlands” line remains delineated and
labeled on site, grading, utility and landscape plans.
Response: Edge of fringe wetlands is shown and labeled on all plans
Comment Number: 21 Comment Originated: 09/06/2016
09/06/2016: Currently the existing Larimer County Ditch #2 running north-south
along the western portion of the property is not shown as included within the
delineated natural habitat buffer zone, however, it does add to the ecological value
on site and can be included in the buffer zone.
Response: Larimer County Ditch #2 has been added to the buffer area calculations.
See natural area buffer plan.
Comment Number: 22 Comment Originated: 09/06/2016
09/06/2016: The planting plan shown within the natural habitat buffer zone is robust
in density and species diversity. A few notes:
a. The overall species diversity included in plans will be a nice complement to
existing vegetation along Mail Creek Ditch and will greatly increase overall
biodiversity and thus ecological value on the site; thank you for including a myriad of
species native to this area.
b. The addition of both Salix amygdaloides (peachleaf willow) and Salix exigua
(coyote willow) should do well within this natural habitat buffer zone. Currently
unclear where the peachleaf willow will be planted.
c. Nice addition of Asclepias syriaca (common milkweed) to the dryland native seed
mix; this plant should do well in the natural habitat buffer zone as it has already been
observed along the Larimer County #2 ditch on the western portion of the project
site. Suggest addition of more forbs to dryland seed mix (see next comment).
Response: Native seed mix has been updated per meeting on 9/16/16
Comment Number: 23 Comment Originated: 09/06/2016
09/06/2016: City Staff highly suggest adding more forbs, and specifically wildflower
species, to the dryland native seed mix perhaps: H. villosa (hairy goldenaster); E.
asperum (wallflower); L. punctate (dotted gayfeather); L. lewisii (blue flax); V. Americana
(American vetch); C. tinctoria (Plains coreopsis); P. angustifolius (blue lupine); S.
coccinea (blood sage); R. columnifera (Mexican hat). This will aid in more rapid
establishment, help the native plants outcompete weed species, add to the site
aesthetic while in bloom, and provide nutritional resources for local pollinator species.
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Response: Native seed mix has been updated per meeting on 9/16/16
Comment Number: 24 Comment Originated: 09/06/2016
09/06/2016: Currently on proposed plans approximately 36% of the canopy tree
species to be used onsite are Gleditsia spp. (honey locust), including shademaster,
skyline and imperial varieties. City Staff request a redistribution of canopy tree species
diversity through decrease in Gleditsia spp. (honey locust) and corresponding increase
in perhaps G. dioica (Kentucky coffee tree), Q. macrocarpa (Burr oak), T. cordata
(Littleleaf linden), and/or C. occidentalis (Hackberry) for the following reasons:
a. While honey locust trees are hard and urbanadapted, they are often overused in
urban landscapes.
b. Often honey locust varieties sold are cultivated to be seedless and thornless thus
decreasing their value to wildlife in providing food or cover.
c. There is a desire long-term to avoid over reliance on any one species making up the
urban forest tree canopy in anticipation of drastic reductions due to pest species, for
example those expected in the next 2-5 years due to Emerald Ash Borer (currently ash
trees make up 20% or more of total urban tree canopy).
Response: Species diversity requirement has been met
Comment Number: 25 Comment Originated: 09/06/2016
09/06/2016: Nice addition of the pedestrian bridge. This provides more access to the space
labeled “active recreation area” and the Natural Habitat Buffer Zone Area. Providing access
to these amenities is in line with goals from the Nature in the City Strategic Plan and helping
City resident access nature. For Final Plan provide further details on colors and materials
for the bridge.
Response: See Site Plan Note #17 on cover page.
Comment Number: 26 Comment Originated: 09/06/2016
09/06/2016: Current plans illustrate light spillage into the proposed Natural Habitat Buffer
Zone. Environmental Planning Staff acknowledges the need for safety on site. 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." Let’s
discuss further during Staff Review meeting 9/7/16.
Response: Updated photometric is provided. An asymmetrical light pattern has been given
to the bollards to prevent light spillage in the buffer.
Comment Number: 2 Comment Originated: 09/06/2016
09/06/2016: 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 and has been shown to
influence circadian rhythms. By Final Plan include catalog cutsheets that clearly identify
which luminaires shall be ordered and installed.
Response: Bollard light temperatures are now shown at 3000K.
Topic: Landscape Plans
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 has been added to Natural Area Buffer Notes on sheet LP10
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Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 07/22/2016
09/08/2016:
Continued:
Thank you for listing percentages. The percentage of skyrocket juniper is 23% but the
standard for projects with more than 60 trees is 15%. Evaluate using other upright
junipers to meet the standard. The project may want to consider the cultivars Taylor
and or Woodward if a narrow cultivar of juniper is needed.
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: Taylor junipers have been added to lower species diversity percentages
Comment Number: 2 Comment Originated: 07/22/2016
09/08/2016:
Continued:
Thanks for addressing this at final plan. 07/22/2016:
Are there any street lights along Harmony? If so please adjust street trees to meet the
separation standard.
Response: Street lights now shown on plans, trees have been adjusted accordingly.
Comment Number: 3 Comment Originated: 07/22/2016
09/08/2016:
Continued:
If needed to help facilitate a determination on this question consider setting a meeting with
Forestry, the City Planner, Landscape Architect and representative from
Engineering/Utilities.
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: Street lights now shown
Comment Number: 4 Comment Originated: 09/08/2016
09/08/2016:
Provide for 8 upsized mitigation trees. Clearly identify the mitigation trees in the plant
schedule and with direct labels.
Response: Mitigation trees have been labeled on Sheets LP6 and LP7 as well as delineated
in the plant schedule
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 08/31/2016
08/31/2016:
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
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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.
Brickstone – 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
Building Services
Plan Review
416-2341
Response: Noted
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.
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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
Comment Number: 3 Comment Originated: 07/20/2016
09/07/2016: It has been determined that street lights will need to be placed along
the frontage of the property along E Harmony Rd. See redlines of the landscape
plan for approximate street light placement. Street lights will be placed at
approximately 118ft to meet code. Please adjust the street trees accordingly with
clearances described below:
Response: Street lights are now shown and trees have been placed accordingly.
07/20/2016: Street light 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
Comment Number: 4 Comment Originated: 07/20/2016
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: Transformers are within 10 ft of a drivable surface and they have the
proper clearance.
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
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
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.
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Thank you,
Megan Harrity
Subdivisions Larimer County Assessor
970-498-7065
mharrity@larimer.org
Response: Done
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 4 Comment Originated: 07/09/2016
07/09/2016: ROLL OVER CURBS
Roll over curbs may be incorporated into the fire department access points along
Harmony but vertical curbs are not allowed. I wasn't able to locate this intent in the
access design.
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. I wasn't able to locate information on the
plan showing sign placement.
> 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 are now called out on horizontal plan
Comment Number: 7 Comment Originated: 09/07/2016
09/07/2016: TWO-TRACK DESIGN
A recent fire department policy change now calls for two, 6' wide concrete paths
flanking a 4' wide grasscete (or other similar product), for a total width of 16'.
Response: The concrete paths are now 6’ wide.
Comment Number: 8 Comment Originated: 09/07/2016
09/07/2016: FDC - LOCATION REMINDER
> IFC 507.5.1.1: 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 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.
Comment Number: 9 Comment Originated: 09/07/2016
09/07/2016: CENTRAL COURTYARD ON NORTH SIDE
The subgrade parking structure needs to be engineered to support 40 tons at this
location.
Response: Noted
Comment Number: 10 Comment Originated: 09/07/2016
09/07/2016: ALTERNATIVE MEANS OF COMPLIANCE
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The recent grade changes and increase in fire lane widths have improved fire
access along the original points planned in the first submittal. Perimeter access
requirements have now been met for this site and aerial apparatus access has been
met at certain points. The fire marshal remains concerned, however that a
significant portion of the building still does not meet aerial access. Access
deficiencies remain in the SW portion of the building and along the North side. At this
time, the FM would like the project team to consider alternative means for meeting
the code requirement.
Response: We have had discussions with the fire marshal and have altered the design
to meet requirements by adding firewalls, pressurized stair towers, upgraded sprinklers,
etc.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2016
07/19/2016: All sheets for Hearing set: Please change project name to "Bricks
Stone" Apartments on Harmony.
Response: All sheets now read “Brick Stone Apartments on Harmony”
Comment Number: 8 Comment Originated: 09/09/2016
09/09/2016: Utility Plans for Hearing set: Title Block all sheets change name to
"Brick Stone" Apartments on Harmony. C401 - show bus stop pad.
Response: C401 has bus stop pad labeled.
Topic: Plat
Comment Number: 10 Comment Originated: 09/09/2016
09/09/2016: Plat for Hearing set - change title name to "Brick Stone".
Response: Done
Topic: Site Plan
Comment Number: 9 Comment Originated: 09/09/2016
09/09/2016: Site Plan- Hearing set - rearrange sheet number sequence as:
S1 - Cover
S2 - Site Plan
S3 - Parking
LP4 - Landscape Plan
LP5 - Natural Area Buffer Plan
LP6 - Natural Area Buffer Landscape
LP7 - Natural Area Buffer Landscape
LP8 - Tree Mitigation Plan
LP9 - Landscape Notes and Details
10 - Lighting Plan
AE11 - Building Elevations
AE12 - Building Perspectives
AE13 - Building Perspectives
Response: Sheets have been rearranged and renumbered
Department: Stormwater Engineering
Contact: Basil Hamdan & Jesse Schlam, ,
Topic: Erosion Control
Comment Number: 1 Comment Originated: 07/11/2016
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08/26/2016: Repeat, will look for materials at time of FDP
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 was submitted.
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 07/15/2016
09/06/2016: Please extend easement to property line on eastern outfall. 20' is the
standard easement width; however, the proposed 10' easement appears to be
acceptable in this case.
07/15/2016: Please provide an easement for the outfall pipes.
Response: Easements are 10’ and extend 10’ pass the outfall pipes.
Comment Number: 3 Comment Originated: 07/15/2016
09/06/2016: Understood that an easement exists. Please show said easement for
final.
07/15/2016: Please show an easement for the off-site storm sewer proposed in the
east access drive.
Response: The storm sewer is no longer located in the drive aisle. It is now within
the projects utility easement along the private drive aisle.
Comment Number: 4 Comment Originated: 07/15/2016
09/06/2016: Noted that this will be provided.
07/15/2016: For final, please provide profiles of the storm sewer system.
Response: Profiles are now included.
Comment Number: 5 Comment Originated: 07/15/2016
09/07/2016: Repeat. Please size the proposed inlet to capture flows from Basins
OS.1 and OS.2 (portion that is along the frontage).
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 in Harmony Rd. was sized to capture OS.1, OS.2, and E.2.
Brick Stone will be treating and detaining basins OS.1 and E.2 but will be bypassing
OS.2 through the underground Stormtech chambers.
Comment Number: 8 Comment Originated: 07/15/2016
09/06/2016: Repeat. There are multiple locations with proposed slopes of 3:1;
please see redlines.
07/15/2016: Please document and justify the proposed slopes that are steeper than
4:1 in the drainage report.
Response: The existing grade along the southern side of the project site has slopes
as great as 2:1. In order to minimize our limits of disturbance slopes along the
southern side of the site will be 3:1 in order to tie into existing quicker than a 4:1
slope. An erosion blanket has been called out on the Erosion Plan. There are
several structural walls to help mitigate the amount of 3:1 slopes being proposed but
understand that we are tying into steep existing slopes.
Comment Number: 10 Comment Originated: 07/15/2016
09/06/2016: Please see updates.
07/15/2016: Please see redlined report and plans. Redlines must be returned prior
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to subsequent reviews.
Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com
Topic: Floodplain
Comment Number: 14 Comment Originated: 09/01/2016
09/01/2016: On the Plat, in addition to be being dedicated as Open Space, please
dedicate Outlot A as a drainage and utility easement.
Response: Done
Comment Number: 15 Comment Originated: 09/01/2016
09/01/2016: Also on the Plat, we would like the area between the Larimer #2
easement and the west property line dedicated as an access easement.
Response: Done
Comment Number: 16 Comment Originated: 09/08/2016
09/08/2016: In Section I.A.4 of the Preliminary Drainage Report, the ditch along
Harmony is discussed. It is actually an old lateral that used to be a part of the New
Mercer Ditch system. It has not been used in years.
Response: Brick Stone will be removing this ditch anyways and will be bypassing a
good amount of the Harmony Road Flow through our underground systems. Please
see Drainage Report for a more in depth analysis of these flows.
Comment Number: 17 Comment Originated: 09/08/2016
09/08/2016: On Sheet C5.01, the Drainage Exhibit, of the Construction Drawings,
there is a detail drawing in the lower left corner that is not needed in this plan set.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 36 Comment Originated:
09/06/2016 09/06/2016: There are line over text issues. See redlines.
Response: Noted
Comment Number: 37 Comment Originated: 09/06/2016
09/06/2016: There are text over text issues. See redlines.
Response: Noted
Topic: Construction Drawings
Comment Number: 18 Comment Originated:
07/19/2016
09/06/2016: Please change the word "Brickstone" to 2 words "Brick Stone" in the
title. This will match all other plan titles.
07/19/2016: The title needs to match the Subdivision Plat. See redlines.
Response: It is now two words
Comment Number: 20 Comment Originated: 07/19/2016
09/06/2016: This has not been corrected.
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: Noted
Comment Number: 22 Comment Originated: 07/19/2016
09/06/2016: There are cut off text issues. See redlines.
07/19/2016: There are cut off text issues. See redlines.
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Response: Noted
Comment Number: 23 Comment Originated: 07/19/2016
09/06/2016: There are line over text issues. See redlines.
07/19/2016: There are line over text issues. See redlines.
Response: Noted
Topic: Landscape Plans
Comment Number: 34 Comment Originated:
09/06/2016 09/06/2016: There are line over text issues. See redlines.
Response: Plans updated
Comment Number: 35 Comment Originated: 09/06/2016
09/06/2016: There are text over text issues. See redlines.
Response: Plans updated
Topic: Plat
Comment Number: 2 Comment Originated:
07/18/2016
09/06/2016: The monument record for the northwest corner of section 1, does not
match what is shown on the plat.
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: Done
Comment Number: 9 Comment Originated: 07/19/2016
09/06/2016: Please change this to "Tract A".
Response: Done
07/19/2016: What is Outlot A? Who owns & maintains
it?
Comment Number: 10CommentOriginated:07/19/2016
09/06/2016: The response does not answer the question asked. Please call John
Von Nieda to discuss.
Response: Revision made
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?
Comment Number: 26 Comment Originated: 09/06/2016
09/06/2016: Please change the word "Brickstone" to 2 words "Brick Stone" in the
title. This will match all other plan titles.
Response: Done
Comment Number: 27 Comment Originated: 09/06/2016
09/06/2016: Are there any Lienholders for this property? If so, please add a
signature block. If not, please add a note stating there are none, and include
response in written comments.
Response: No lienholder
Comment Number: 28 Comment Originated: 09/06/2016
09/06/2016: Please add new title commitment information as available.
Response: Ok
Comment Number: 29 Comment Originated: 09/06/2016
09/06/2016: There is an Emergency Access Easement with the dimension crossed
out and changed in handwriting. See redlines.
Page 13 of 13
Response: Done
Comment Number: 30 Comment Originated: 09/06/2016
09/06/2016: There are spelling issues. See redlines.
Response: Done
Comment Number: 31 Comment Originated: 09/06/2016
09/06/2016: Please add the property line that was drawn in. See redlines.
Response: Done
Comment Number: 32 Comment Originated: 09/06/2016
09/06/2016: Please verify that all surrounding properties are correctly labeled with
"Unplatted" or the subdivision name. This includes properties across right of ways.
See redlines.
Response: Done
Comment Number: 33 Comment Originated: 09/06/2016
09/06/2016: Please remove the off-site line to the east of the property, or show as a
dashed line and label as "Mail Creek buffer zone limits". See redlines.
Response: Done
Topic: Site Plan
Comment Number: 14 Comment Originated: 07/19/2016
09/06/2016: This has not been completely corrected.
Response: Plans updated to match plat
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.
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.
Comment Number: 3 Comment Originated: 09/06/2016
09/06/2016: U turns are currently permitted at the intersection of Harmony Road
and College Avenue. If that traffic movement becomes problematic the City of Fort
Collins reserves the right to prohibit the U turn at the intersection.
Response: Noted. Traffic Addendum has been provided to show alternative routes
in the scenario of a U turn becoming prohibited.
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.
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
Page 14 of 13
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: Plans show a 10’x32’ concrete pad for a Type 3 stop per Transfort Bus Stop
Design Standards. It is adjacent to a bike lane and merge/turn lane, so no pull out is
required.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2016
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
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
Topic: Lighting Plan
Comment Number: 1 Comment Originated: 09/07/2016
09/07/2016: Please show the foot-candle levels 20 feet beyond the east property
line. Because the use to the east is a residential use, you may not exceed .1 foot
candle as a direct result of on-site lighting.
Response: Updated photometric is provided. Light levels are at or below .1 foot
candles past the property line.
Topic: Site Plan
Comment Number: 1 Comment Originated: 07/20/2016
09/07/2016: Simply stating the bike parking is provided in each unit does not meet
the standard. This will need to be a dedicated bike parking space in each unit. An
extra closet near the front door? I will need to see a floor plan of the one and two
bedroom units showing compliance. 07/20/2016: Where are the enclosed bike
spaces?
Response: Separate 11”x17” Exhibit B has been provided digitally on CD and
included as part of this submittal to show locations of interior bike storage.
Comment Number: 2 Comment Originated: 09/07/2016
09/07/2016: 188 parking spaces only requires 6 handicap parking spaces. You are
providing 8?
Response: 6 handicap spaces are now provided