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HomeMy WebLinkAboutHARMONY 23 - PDP - PDP160031 - CORRESPONDENCE - REVISIONS (3)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 December 10, 2016 Brent Cooper RIPLEY DESIGN, INC. 419 CANYON AVE, STE 200 Fort Collins, CO 80521 RE: Harmony 23, PDP160031, 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. RESPONSES 2/22/2017 PLANNING RESPONSE: Ripley Design Inc. CIVIL RESPONSE: TST, Inc. ARCHITECTURE RESPONSE: VFLA Architects TRAFFIC RESPONSE: Delich Associates DEVELOPER RESPONSE: Harmony 23, LLC ENVIRONMENTAL RESPONSE: David Steinmann LIGHTING RESPONSE: APS, Inc. Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 2 Comment Originated: 10/21/2016 12/09/16: Curb and gutter will be permitted in this location. 10/21/2016: We are not sure if there should be curb and gutter along this section of Harmony. We are going to discuss this more internally and will let you know what the direction on this will be. Response: Curb and gutter is shown along Harmony Road in this submittal. 2 Comment Number: 7 Comment Originated: 10/21/2016 12/06/16: The footprint of the shelter/deck is not labeled as a building envelope and is therefore not excluded from easement area. 10/21/2016: On the plat you are going to want to exclude out the two areas where the shelters and decks are shown on the site plan. If not done now you would need to do an easement vacation of the area in which those are to be placed before you would be able to get a building permit. Response: The shelter now has a building envelope around it to exclude it from the blanket esmt. Comment Number: 11 Comment Originated: 10/21/2016 12/06/2016: This comment will be retained until all necessary letters/easements have been received and reviewed by Katie Andrews. 10/21/2016: Letters of intent for off-site easements and ROW will be needed prior to hearing. I don’t know what all these will be yet -- we need to see what utilities and infrastructure this project will be constructing (water, sewer, storm, roads, and relocations). Response: All intent letters have been submitted at this time. Comment Number: 12 Comment Originated: 10/21/2016 12/06/2016: This comment will be retained until the necessary letters/easements have been received and reviewed by Katie Andrews. 10/21/2016: Letters of intent from the ditch companies for the work being shown (improvements and crossings) will be needed prior to hearing. Response: All letters have been submitted at this time. Comment Number: 20 Comment Originated: 10/21/2016 12/09/2016: The EB Left onto Hacienda Drive is shorter than LCUASS standards require. We realize that this lane is constrained by the left at the intersection and that it is only an interim lane; however, documentation of this variance is required and you'll need to submit a variance request for this design. 10/21/2016: Once we get the striping plans figured out we will check the turn lane design and distances. Response: A variance request will be submitted separately. Comment Number: 22 Comment Originated: 10/21/2016 12/06/2016: Emergency access driveway should be concrete to the back of walk/ROW with rollover curb. 10/21/2016: We are working on establishing a standard design for emergency accessway with PFA. Once we have the final design direction on that I will provide you with direction on the materials and design required. Response: The access drive is concrete past the walk/ROW, and rollover curb has been added along Harmony at the access point. Comment Number: 23 Comment Originated: 12/06/2016 12/09/2016: The meandering sidewalk is required by the Harmony Corridor plan and will therefore be accepted. However, the sidewalk needs to be set back at least 10 feet from the curb in all locations per LCUASS standards (the Harmony Corridor Plan calls for 30' but with curb and gutter this can be reduced). If there is a significant barrier to meeting this requirement, please submit a variance request letter. Response: The sidewalk is setback at least 10’ from the curb at all points along Harmony Road. No variance request is required. 3 Comment Number: 24 Comment Originated: 12/06/2016 12/06/2016: Lift Station Plans: please remove the entirety of the existing asphalt access road to the edge of asphalt. Response: This has been removed on the lift station plans Comment Number: 25 Comment Originated: 12/06/2016 12/06/2016: Lift Station Plans: please label the new access road as interim - the access to the lift station will need to be taken from H25 development, rather than Strauss Cabin, when it develops. Response: This has been labeled on the lift station plans Comment Number: 26 Comment Originated: 12/06/2016 12/06/2016: Please include the new interim lift station access road on the H23 Strauss Cabin plan/profile sheets. Response: This has been added. Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/21/2016 12/6/16: Based on the current plan submitted showing 366 du, 7,200 sq foot club house and 24.9 acres the project owes an additional $1,202.50 in TDRFees for the PDP. 10/21/2016: Per the Harmony Corridor Plan pg. 18 the 8 foot wide sidewalk along Harmony should be located 30 feet from the edge of the road where possible. Response: This comment is addressed under Engineering Development Review. With a curb and gutter, the 30’ can be reduced to 10 (as per LUCAS standards). The sidewalk meets this 10’ minimum requirement at the closest point to the curb. The majority of the walk is significantly further away from the curb along Harmony. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/19/2016 12/06/2016: Thank you for providing the letter of intent and plans for realignment of the Box Elder Ditch. Please provide the response from the US Army Corps of Engineers verifying that this action is exempt from the Corps' requirements once it is received. 10/19/2016: The ECS and planning objectives both note that the Box Elder Ditch will be relocated by the ditch company prior to construction of this project. A letter of intent from the ditch company regarding this action is required prior to hearing. If the project is approved and proceeds to construction, documentation confirming the relocation of the ditch is required. If the ditch is to be relocated by any entity other than the ditch company, additional US Army Corps of 4 Engineers, State Historic Preservation Office, and City of Fort Collins requirements will apply. Response: This Army Corps letter has been included with this submittal. Comment Number: 2 Comment Originated: 10/19/2016 12/06/2016: Prior to hearing, please provide verification that the proposed constructed wetlands (beyond what is required for mitigation) can be realistically and legally created on the site. This could be in the form of documentation from the State Engineer or a letter outlining the steps that have been taken to secure water rights and meet any other state or federal requirements. 10/19/2016: The ECS identified a 411 sf wetland that will need to be either protected or mitigated with this project. If pursuing mitigation, as noted in the planning objectives, on-site mitigation will make the most sense for this project. If this project is approved, a wetland mitigation and monitoring plan will be required prior to construction. Pretreatment of stormwater runoff is required prior to entering a wetland mitigation area. However, given the amount of new wetland area proposed with this project, there may be some flexibility in how that is accomplished. Please arrange a meeting with Dan Mogen (Stormwater) and myself to discuss further. Response: The 411 sf of wetland will be mitigated in the northern detention pond. Constructed wetlands (for LID) are no longer a part of the design, so a water quality berm has been added to the pond prior to the mitigated wetland to provide pretreatment. A wetland mitigation and monitoring plan will be submitted prior to construction. Comment Number: 6 Comment Originated: 10/19/2016 12/06/2016: This note still needs to be added to the Overall Grading Plans. (this can be added at the time of Final Plan, if needed) 10/19/2016: Please add the following statement to the notes on any sheets of the site, landscape, photometric and utility plans that show the Habitat Buffer: ¿The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone.¿ This will help preserve the intention behind the buffer zones and the natural features into the future. Response: This note has been added to the grading sheets Comment Number: 7 Comment Originated: 10/19/2016 12/06/2016: This still needs to be updates on sheet 17 of the utility plan set (drainage plan). (this can be corrected at the time of Final Plan, if needed) 10/19/2016: Please update the signature block on the Utility Plans from "Natural Resources" to "Environmental Planner." Response: This has been changed Department: Forestry Contact: Molly Roche, mroche@fcgov.com Topic: Landscape Plans 5 Comment Number: 3 Comment Originated: 12/08/2016 12/08/2016: For the next submittal, please include the Plant List with trees labeled on the landscape plans. Response: Plant list with trees now added Comment Number: 4 Comment Originated: 12/08/2016 12/08/2016: Please use the City of Fort Collins Street Tree notes, which are available through the project planner or the City Forester. Response: Note added. Comment Number: 5 Comment Originated: 12/08/2016 12/08/2016: Street Tree Comments: Staff is still coordinating internally on the special Cottonwood-based approach in this area, with respect to Code standards and typical street tree selection (which does not include cottonwoods.) Additional comments will be forthcoming to reconcile this approach. Response: Thank you for the update. Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 2 Comment Originated: 10/19/2016 10/19/2016: Provide for the LUC 3.2.1 standards on the final landscape plan. Response: Noted. Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/06/2016 12/06/2016: Light & Power does not currently have electric facilities readily available; although there are plans to extend a duct bank to Strauss Cabin Road in 2017. There are existing spare conduits within Harmony Road that could be utilized for some of the electric demand, but conduit and primary cable will need to be installed along Strauss Cabin in order to serve this area. Response: Noted. Comment Number: 2 Comment Originated: 12/06/2016 12/06/2016: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Response: Noted. Comment Number: 3 Comment Originated: 12/06/2016 12/06/2016: Multi family buildings are treated as commercial services; 6 therefore a(C 1) form must be filled out and submitted to Light & Power Engineering along with a one-line diagram. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Response: A C-1 form will be submitted separately Comment Number: 4 Comment Originated: 12/06/2016 12/06/2016: 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. Response: Meetings have occurred and street lights, transformers and electric meter are being shown on the utility plan. Comment Number: 5 Comment Originated: 12/06/2016 12/06/2016: Transformers must have a minimum clearance of 8' from the front and 3' around the back and sides. Response: Noted Comment Number: 6 Comment Originated: 12/06/2016 12/06/2016: 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/ElectricServiceStandar ds_FINAL_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. Response: Noted Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 11 Comment Originated: 12/08/2016 12/08/2016: FIRE LANE GRADE AT HARMONY CONNECTION Please note the slope of the fire lane connection to Harmony Road. Response: We have used a 10% max slope on the fire access road. Comment Number: 12 Comment Originated: 12/08/2016 12/08/2016: FIRE LANE SIGNAGE Fire lane signage, as shown on the utility plan, will be required at a few additional locations: > North & West of Bldg. L. > South of Bldg. B. > Very South end of development (at Dog Park). > "Emergency Access Only" should be posted on both sides of the fire only access gate if the current, proposed sign locations are not sufficient. This appears to be problematic for anyone who may miss the sign on Harmony Rd and attempts this turn. > Also be advised that the need for other sign locations may be identified at 7 time of final inspection. Response: Signs have been added at these locations. Comment Number: 13 Comment Originated: 12/08/2016 12/08/2016: TURNING MOVEMENT SOUTH END The project team will provide an AutoTurn exhibit at a later date. Please pay particular attention to the 180 degree turnaround at the far South end as it appears to be problematic upon initial review. Response: AutoTurn has been run successfully and an exhibit will be submitted separately. Comment Number: 14 Comment Originated: 12/08/2016 12/08/2016: GATE DESIGN A gate design will need to be submitted for review and approval by time of FDP. Response: Gate design will be submitted for PFA approval. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: Building Elevations Comment Number: 15 Comment Originated: 12/06/2016 12/06/2016: This location is different than most multifamily neighborhood locations in the city. It is located in its own river valley landscape setting that is not part of any cityscape or neighborhood. Even when the east side of Strauss Cabin develops, this site will still be a landscape oriented area with the horizontal line of the valley wall as backdrop. The responsive design development reflecting prior comments is appreciated. Question: Add labels to elevations to match letters on site plan? Response: The building “type” numbers have been changed to be coordinated with the building letters shown on the site and landscape plans. Comment Number: 16 Comment Originated: 12/06/2016 12/06/2016: Please consider distinguishing building doorways more clearly. This should be part of the variation among buildings. E.g., front doors on the 4-plexes, and patio doors on the big buildings, have very minimal definition. The trim, detail, and depth need closer attention throughout. Flat, thin exterior surfaces have been a negative aspect of some recent multifamily buildings that can be avoided with detailed attention. Response: The building doorways have been accented with parapets rising above the main roof line. The visual impact of the patio doors have been minimized to help avoid confusion with the main building entries. There is significant articulation in the wall planes as a result of the protruding decks and walk-in closets that help distinguish this project from some recent multifamily projects that have generated some negative reactions in regards to cementitious siding panels. Furthermore, the cementitious product being used on this project will be installed in a horizontal lap pattern which will help give it more substance and depth. The 8 windows will have trim to compliment the clean massing of the stucco and lap siding forms of the buildings Comment Number: 7 Comment Originated: 10/19/2016 10/19/2016: Landscape Plan – Larger trees are needed around the buildings. Ornamental trees as shown would emphasize the massiveness and dominance of the buildings in the landscape setting. Evergreen trees would be appropriate on the north side of buildings along Harmony – Douglas-Fir or Spruce – consistent with being slightly more upland above the valley floor. Can the trees along Harmony be established as shown, vis a vis easements? A few additional cottonwoods to form some denser clumps for a more naturalistic effect as opposed to all individual specimens widely spaced which would normally be appropriate. Response: Thank you for the suggestion. See updated landscape plan for changes. Comment Number: 8 Comment Originated: 10/19/2016 10/19/2016: From Excel, Gas Service: A gas main Line will come from Strauss/Rock Creek Drive; and needs an easement. Response: We are in the process of obtaining this esmt across the FCRID and Larimer County parcels. Topic: Landscape Plans Comment Number: 14 Comment Originated: 12/06/2016 12/06/2016: Integrate a 4-foot fence into the landscaping to screen the corner parking from the street corner year round. Prevent the large parking lots from visually detracting from the naturalistic corner landscape. The fence could be designed with offsets to complement the lawn area and internal view from the internal project area as well as the external view. (Make the fence a complementary addition to the landscaping – a backdrop for plantings and a visual block of cars.) Response: Noted – fence added in the corner to screen parking. Topic: Site Plan Comment Number: 9 Comment Originated: 12/06/2016 12/06/2016: Angle the parking in the entry circle. Response: Noted and adjusted Comment Number: 10 Comment Originated: 12/06/2016 12/06/2016: South road – complete the street like design with sidewalks on both sides extending to the western drive aisle. Response: Sidewalks have been extended in this area as requested. Comment Number: 11 Comment Originated: 12/06/2016 12/06/2016: Question: who does the SW parking serve? There are large stretches not faced with walkways, and not clearly associated with buildings. The parking lots serve as the pedestrian access, similar to large commercial/institutional parking lots. Response: This lot serves the buildings surrounding it. Our thinking is that a walk in front of the cars (in the large island) would not serve the purpose of getting people to the buildings. It would go mostly unutilized, and we feel would be much more beneficial as attractive landscaped area. 9 Comment Number: 12 Comment Originated: 12/06/2016 12/06/2016: Some walkway adjustments: Meandering walk: separation from Harmony is more important than meander. Ease the meanders for more distance from the roadway. This is similar to the Engineering comment about staying 30 feet away from the roadway where possible. Adjust the walk between Buildings H and I per the meeting. There is no convenient way to walk out of building J to the north and east. Response: The walk along Harmony now reflects revisions from a meeting with Clark. The radius of the walk between H and I has been increased as it joins the Straus Cabin sidewalk. Building J has a strong connection north to Harmony via a walk that meanders around the detention/natural area. It connects east to Strauss Cabin Road along its south side via the entry drive. Another east-west walk connection was analyzed north of Building J, but was determined infeasible due to steep grades into the detention area, and steep grades coming up from the Strauss Cabin sidewalk to cover the Boxelder Ditch. Comment Number: 17 Comment Originated: 12/10/2016 12/10/2016: Connecting Walkways, as defined, are required for buildings O and P. i.e., walkways should simply connect the breezeway to the street sidewalk. Understood that culverts will be needed similar to the walkway that is provided BETWEEN the buildings. Response: These connections have been made. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 7 Comment Originated: 10/19/2016 12/06/2016: Agreed that water rights are not needed for the 411sf of mitigated wetlands; however, water rights are required for the constructed wetlands over and above that mitigation requirement. Please provide documentation that the appropriate steps are being taken to secure any rights, permits, etc. needed for the wetland expansion prior to proceeding to P&Z hearing. 10/19/2016: Water rights are required for a constructed wetland; please show that water right requirements are being met. If these wetlands are considered mitigation, water quality treatment must be provided before runoff reaches the wetlands; that is, the wetlands can not be used for water quality or Low Impact Development if they are considered to be mitigation. Response: We are mitigating the 411 sf of wetland in the north detention pond, but will not be moving forward with any constructed wetlands for H23. Comment Number: 9 Comment Originated: 10/19/2016 12/06/2016: Issues are still seen - will review in person at 12/7 meeting. 10/19/2016: Please see redlines and review calculations for proposed detention volumes and elevations. Response – issues have been address. Drainage attenuation may require further explaination via email/phone call. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 10 Comment Number: 1 Comment Originated: 10/11/2016 12/06/2016: Acknowledge note will look for the comments below to be addressed during FDP. 10/11/2016: 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; an Erosion Control Plan, an 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 Response: the plan, report and escrow are being submitted at this time. Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 3 Comment Originated: 10/17/2016 12/02/2016: Thank you for adding the boundaries. I can see that the boundaries them, but they are too indistinct, and hard to follow. Please make them stand out more. 10/17/2016: On the Site Plan, please include the floodplain boundaries and label them appropriately. Response: Linetypes have been adjusted. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 9 Comment Originated: 12/06/2016 12/06/2016: Some of the sheet titles do not match the sheet index. See redlines. Response: Updated Topic: Construction Drawings Comment Number: 7 Comment Originated: 10/21/2016 12/07/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 10/21/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Text has been masked Comment Number: 10 Comment Originated: 12/07/2016 12/07/2016: There are line over text issues. See redlines. Response: This has been corrected Comment Number: 11 Comment Originated: 12/07/2016 11 12/07/2016: There is text that needs to be rotated 180°. See redlines. Response: This has been rotated Comment Number: 12 Comment Originated: 12/07/2016 12/07/2016: There are text over text issues. See redlines. Response: This has been corrected Comment Number: 13 Comment Originated: 12/07/2016 12/07/2016: There are match line issues. See redlines. Response: Match lines have been revised Topic: Landscape Plans Comment Number: 4 Comment Originated: 10/21/2016 12/06/2016: No comments. 10/21/2016: No comments. Response: Noted Topic: Lighting Plan Comment Number: 6 Comment Originated: 10/21/2016 12/07/2016: No comments. 10/21/2016: No comments. Response: Noted Topic: Plat Comment Number: 1 Comment Originated: 10/21/2016 12/06/2016: A full review will take place when the Plat is submitted following the City's submittal requirements. 10/21/2016: A full review will take place when the Plat is submitted following the City's submittal requirements. Response: Comments have been addressed. Comment Number: 2 Comment Originated: 10/21/2016 12/06/2016: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. 10/21/2016: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Response: Comments have been addressed. Topic: Site Plan Comment Number: 3 Comment Originated: 10/21/2016 12/06/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. 10/21/2016: Some of the sheet titles in the sheet index do not match the sheet 12 titles on the noted sheets. See redlines. Response: Sheet indexes updated. Comment Number: 8 Comment Originated: 12/06/2016 12/06/2016: There are line over text issues. See redlines. Response: This has been corrected. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/21/2016 12/9/2016: City of Fort Collins is working to prepare an estimate for the geometric improvements at Kechter and Strauss Cabin. 10/21/2016: We would like to set up a time to sit down and review phasing and implementation strategies for the improvement's on Strauss Cabin and Harmony Rd. The traffic study indicates needed geometric improvements at Kechter and Strauss Cabin, and we would like include this as part of our phasing discussion. Response: This is still being finalized, but I believe we are close to an agreement. Comment Number: 4 Comment Originated: 10/21/2016 12/9/2016: A pedestrian connection to the development to the West is desirable from a connectivity standard perspective. Response: Noted. Based on our previous response to a planning comment from last submittal, this connection was determined to not be reasonably feasible. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/17/2016 10/17/2016: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Response: Noted.