HomeMy WebLinkAboutBRICK STONE APARTMENTS ON HARMONY - FDP - FDP170006 - CORRESPONDENCE - REVISIONSPage 1 of 12
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
March 03, 2017
Sam Coutts
RIPLEY DESIGN, INC.
419 CANYON AVE, STE 200
Fort Collins, CO 80521
RE: Brick Stone Apartments on Harmony, FDP170006, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com.
Comment Summary:
Comment Responses: Northern Engineering, Ripley Design, SEEC
Enterprises, Blackbox
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603,
mragasa@fcgov.com Topic: General
Comment Number: 1 Comment
Originated: 02/27/2017 02/27/2017: Please refer to redlines for various minor
clean on the Utility Plans.
Response: Redlines have been viewed and various corrections have been
made through out the plan set.
Comment Number: 2 Comment
Originated: 02/27/2017
02/27/2017: Various sheets in the Utility Plan call for the construction of the new
culvert box on Harmony Road. Please make sure the demolition plan reflects this
as well.
Response: The demolition plan now accurately reflects the complete
removal of the existing culvert underneath Harmony Road.
Comment Number: 3 Comment
Originated: 02/27/2017
02/27/2017: The sidewalk to the west of the property will need to be shown in
the demolition plan as well. I'm not sure why rollover curb and gutter is being
proposed in this location. A new driveway will need to be installed with this
development.
Please show lane widths and dimensions in this area as well.
Response: A Type III driveway has been designed for this location and the
associated detail has been added to the plan set. The existing sidewalk in
this area has also been called out to be removed on the Demo. Sheet.
Page 2 of 12
Comment Number: 4 Comment
Originated: 02/27/2017
02/27/2017: The structure wall and box culvert details will need to be included in
the Utility Plans.
Response: The structure wall details can be found within the Landscaping
Plans. As for the box culvert details these are still being worked on right
now and will not be a part of the Civil Utility Plans but instead be a separate
submittal.
Comment Number: 5 Comment
Originated: 02/27/2017
02/27/2017: A portion of emergency access easement is needed on the east of the
property. Currently the limits stop at the 15' Utility Easement.
Response: The emergency access easement has been extended east through
the 15’ Utility Easement.
Comment Number: 6 Comment
Originated: 02/27/2017
02/27/2017: Please show offsite easements to the east. Show the shared access
easements and any utility easements in the area that this project is utilizing.
Response: These easements can now be found within the Utility Plans.
Comment Number: 7 Comment
Originated: 02/27/2017
02/27/2017: What type of treatment is being used on the parkway area where the
emergency access easements are being proposed?
Response: There is a small portion of runoff that will not make it into Brick
Stone Apartments property but instead will stay in the private drive aisle and
flow south towards the Fort Collins Supportive Housing Subdivision detention
pond as it has been historically.
Comment Number: 8 Comment Originated: 02/27/2017
02/27/2017: Plans show the coordination of the relocation of the utility vaults.
Please show the final locations with this plan.
Response: These vaults have been called out to be relocated on the
demolition plan.
Comment Number: 9 Comment Originated: 02/27/2017
02/27/2017: There are two existing RCP on the north of the property in Harmony
Road. Are there any reasons why they can't be removed?
Response: The only reason we were not originally calling them to be
removed is because we had no idea if they were still in use or even what
their original purpose was. However, these pipes are now being called out to
be removed on the demolition plan.
Comment Number: 10 Comment Originated: 02/27/2017
02/27/2017: Please add the top of foundation note to the grading plan:
"The top of foundation elevations shown are the minimum elevations required for
protection from the 100-year storm."
Response: This note has been added to the grading plan.
Comment Number: 11 Comment Originated: 02/27/2017
02/27/2017: The maximum grades in the ROW is 4:1. Please adjust the parkway
grades along Harmony Road.
Response: The parkway along Harmony Road has been adjusted so that
there is no longer any 4:1 slopes in the parkway.
Page 3 of 12
Comment Number: 12 Comment Originated: 02/27/2017
02/27/2017: It appears that the flowline is not changing immediately to the west. I'm
not sure if this was intentional, but there is enough right of way to accommodate the
driveway and sidewalk to move further south. A 12' lane and a 6' bike lane will nee to
be maintained in this area.
Response: More detail and callouts have been added to this area to make it more
clear what is actually going on as well as the addition of a Type III driveway.
Comment Number: 13 Comment Originated: 02/27/2017
02/27/2017: Everything after STA 14+00 should be moved to Sheet C5.01 to be
consistent with the flowline limits.
Response: Everything after STA 14+00 has been moved to Sheet C5.01 and
C5.03 in order to be consistent with the flowline limits.
Comment Number: 14 Comment Originated: 02/27/2017
02/27/2017: Show the existing flowline slope to the east of the driveway.
Response: The existing flowline slope is now shown on the east of the driveway.
Comment Number: 15 Comment Originated: 02/27/2017
02/27/2017: Please show sidewalks in cross sections of Harmony Road.
Response: Sidewalks are now shown in the cross sections of Harmony Road.
Comment Number: 16 Comment Originated: 02/27/2017
02/27/2017: Please show cross section for STA 10+00 and 18+00.
Response: Cross Sections for STA 10+00 and 18+00 are now shown but those are
the areas we are tying into existing so nothing proposed will be seen in these
cross sections.
Comment Number: 17 Comment Originated: 02/27/2017
02/27/2017: Concrete limits need to be shown at the driveway. Plans show for a
saw cut into a portion of the driveway. Where is the asphalt to concrete transition?
Response: Concrete limits are now shown in the Horizontal Plan.
Comment Number: 18 Comment Originated: 02/27/2017
02/27/2017: Where is detail 702 (Modified Curb/Gutter/Sidewalk) being proposed?
Is this detail for on site only?
Response: This detail was intended for the roll over curbs along Harmony and
adjacent to the Emergency Access drives.
Comment Number: 19 Comment Originated: 02/27/2017
02/27/2017: Driveway with attached sidewalk detail is needed for the property to the
west.
Response: This detail has been added as well as an additional typical cross
section on the roadway sheets.
Comment Number: 20 Comment Originated: 03/01/2017
03/01/2017: Per the culvert meeting on 2/28, the following items were determined:
-The wing walls, including the foundations, need to be included in ROW
-An access easement is needed behind walls for maintenance of structure
-Do not fully connect a fence to the wing walks to allow access to the structure
-An attenuator is needed on the west end, not on the east end
-Design will need to be discussed at Engineering's Transportation Coordination
meeting when a design is complete. This can be done prior to a submittal.
Response: These are all still under works and currently being discussed.
Comment Number: 21 Comment Originated:
03/01/2017
Page 4 of 12
03/01/2017: More discussion is needed about Council's condition of having a
construction access off of Harmony Road. Maybe this is shown on the demolition
plan? Maybe on the erosion control sheet? It would need to be clearly noted
somewhere. We will also provide language in the Development Agreement and
discuss this further during the project's DCP Meeting.
Response: A phasing plan has not been included.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 4 Comment Originated:
02/27/2017
02/27/2017: Prior to issuance of Development Construction Permit (DCP) the
following will need to be approved and accepted by Environmental Planning:
A. Natural Habitat Buffer Zone (NHBZ) Monitoring Plan and Weed Management
Plan as prepared by a qualified ecological and/or natural resource management
professional.
B. Natural Habitat Buffer Zone (NHBZ) itemized estimate of costs of material
and labor for the NHBZ for Brick Stone Apartments project.
C. Security in the form of an escrow, letter of credit, or bond covering 125% of
the total cost of material and labor for installing and establishing the Natural
Habitat Buffer Zone (NHBZ).
Response: NHBZ Monitoring Plan and Weed Management Plan has been
provided to Environmental Planning for use in the DA. Security and cost
estimate will be provided prior to DCP meeting.
Comment Number: 5 Comment Originated:
02/27/2017
02/27/2017: The Natural Habitat Buffer Zone needs to be delineated and labeled
on the site, grading, utility, and
landscape plan.
Response: The Natural Habitat Buffer Zone is on all of our sheets and called
out on all of the ones that show the area.
Response: Plans updated.
Comment Number: 6 Comment Originated:
02/27/2017
02/27/2017: Add an Environmental Planner signature to all utility plans that show
the buffer zone.
Response: The Environmental Planner signature is the last line in the City of
Fort Collins Utility Plan Approval box found near the bottom right of each page.
Comment Number: 7 Comment Originated:
02/27/2017
02/27/2017: 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 included.
Response: Note added
Page 5 of 12
Comment Number: 8 Comment Originated:
02/27/2017
02/27/2017: Include a water budget chart with the next submittal that identifies
all hydrozones and total annual water use on the site, per LUC section
3.2.1(E)(3).
Response: Clarification notes added to water budget chart
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 02/27/2017
02/27/2017: Update the songbird nesting note on landscape plans to: "NO TREES
SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY
1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR
WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY
ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE
SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE
FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL
REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS
ON TREE REMOVAL AND CONSTRUCTION APPLY.”
Reminder: no tree removal or tree work (beyond healthy pruning) is to occur until a
Development Construction Permit (DCP) is issued for the approved project.
Response: Note updated
Comment Number: 3 Comment Originated: 02/27/2017
02/27/2017: Add Native Seed Mix notes to landscape plans.
a. NATIVE SEED SHALL BE ORDERED ACCORDING TO APPROVED PLANS. IF
CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS
APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER.
b. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH
APPROPRIATE HERBICIDE TO HELP CONTROL HERBACEOUS WEED
SPECIES. ONLY AFTER APPROPRIATE TIME PERIOD THEN APPLY NATIVE
SEED AS CALLED FOR ON APPROVED PLANS.
c. PRIOR TO SEEDING SOIL WILL BE AERATED AND SOIL AMENDMENTS
ADDED AS NECESSARY. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL
BE USED (STANDARD TURF OR AGRICULTURE SEEDING EQUIPMENT SHALL
NOT BE USED).
d. THE GROUND SHALL BE CULTIVATED LIGHTLY THEN SEEDED IN TWO
DIRECTIONS TO DISTRIBUTE SEED EVENTLY OVER ENTIRE AREA.
e. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION
RATE TO NO MORE THAN 1/2 INCH DEPTH. FOR BROADCAST SEEDING
INSTEAD OF DRILL SEEDING METHOD - DOUBLE SPECIFICIED APPLICATION
RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES
AND APPLICATION RATES.
f. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW
OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY
IRRIGATION UNTIL SEED IS ESTABLISHED. CONTRACTOR SHALL MONITOR
SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL,
GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER.
g. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A
NATURAL-LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN
NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6-8 INCHES IN
Page 6 of 12
HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
h. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY-PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN
6-INCH SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY
CITY ENVIRONMENTAL PLANNER.
Response: Per conversations with Environmental Planner, notes have
been updated and added.
Topic: Lighting Plan
Comment Number: 1 Comment Originated:
02/27/2017
02/27/2017: Regarding site lighting and light fixtures, clarify exactly which color
temperature is to be ordered and installed. All options are listed for the DSXB
LES. If 3000K or less are to be ordered and installed this needs to be explicit.
This significantly aids if/when enforcement issues arise post-construction.
Several departments within the City of Fort Collins have been working together
to address lighting issues; they are referred to as the City¿s Night Sky team.
Results of the team¿s work can currently be viewed on the City¿s Public
Records website in Resolution 2016-074, a summary of City of Fort Collins City
Council Intent and General Policy Regarding Night Sky Objectives. For further
information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Response: All exterior light fixtures will be 3000K. This will be explicitly noted
on the light fixture schedule on sheet E002.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1 Comment Originated:
03/03/2017
03/03/2017: 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 or visit the following website for an estimate of
charges and fees:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-
investment-de velopment-fees
Response: Noted.
Comment Number: 2 Comment Originated:
03/03/2017
03/03/2017: A commercial service information form (C-1 form) and a one line
diagram for the commercial meters will need to be completed and submitted to
Light
& Power Engineering. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-
developers/development- forms-guidelines-regulations
Response: This has been provided. We will update based on
comment #3.
Comment Number: 3 Comment Originated:
03/03/2017
03/03/2017: After reviewing the preliminary C-1 form, the secondary feeders
Page 7 of 12
proposed exceed Light and Power standards for secondary feeder size.
Maximum feeder size is 500 kcmil. Please look to reduce feeder size, if
possible, and update and resubmit the C-1 form. A link to our Electric Service
Standards is below for reference.
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: We will reduce our secondary feeders to be 500 kCM maximum.
Comment Number: 4 Comment Originated:
03/03/2017
03/03/2017:Preliminary C-1 form indicates (1) 2000 amp service and (1) 2500
amp service for the building. Light and Power can feed this building with a
single transformer, if desired. The plans currently show 2 proposed
transformer locations on each end of the building. Light and Power can also
place 2 transformers if desired. Further discussion is needed prior to final
design of the primary electrical system.
Response: It would be preferred to have two transformers as the banks of
meters are separated in two sections. The cost for us to feed them from
one location would be quite costly.
Comment Number: 5 Comment Originated:
03/03/2017
03/03/2017: Light & Power will need AutoCAD files of the approved site plan,
utility plans, and landscape drawings once approved.
Response: CAD files will be provided once drawings are approved
Comment Number: 6 Comment Originated:
03/03/2017
03/03/2017: 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: Terry Ferrill, ,
Topic: General
Comment Number: Comment Originated:
02/28/2017 02/28/2017: FCLW/SFCSD:
The Fort Collins -Loveland Water District and the South Fort Collins
Sanitation District have reviewed the above mentioned project and submit
the following comments:
The District requires meter pits in non-pedestrian, non-traffic areas.
Response: The meter pit is currently located in a landscaping island.
The profiles for the culvert and storm lines need to be submitted for all water line
crossings.
Response: There are four water line crossings associated with Brick Stone
Apartments. Two of these crossings are beneath the roof drain connections
which sit roughly 2’ below the proposed grade. However, based on the
assumption that the existing 12” waterline is 4.5’ below existing ground the
new services should be roughly 4’ below the roof drain connections
because we are filling that area. The roof drains have been designed but no
profile has been included with these Utility Plans. The existing 12” water
line will also be crossing near Inlet E13 and that crossing is shown in the
storm Profile for Storm Line E. The 12” water line will be crossing the new
Page 8 of 12
culvert and the crossings will be designed by others.
The District requires reduced principle Back-Flow-Prevention-Devices on the
fire line and domestic service line.
Response: Noted
Note A.13 on sheet C0.01 is in conflict with District requirements. The need for
the easterly proposed fire hydrant is not clear.
Response: Note A13 now reflects the District requirements. Brick Stone
Apartments is only proposing one fire hydrant near the north west corner of
the building. The western most hydrant was removed during this round of
design.
The District requires the signature block on the face page only. Will there be two
separate structures?
Response: Signature block is on face page and utility page.
The District does not allow any trees or extensive landscaping within I 0 feet of
District facilities. Further, the District may remove any tree canopies within I 0
feet of District facilities during maintenance or repair operations.
Response: City of Fort Collins requires street trees per the Land Use Code.
There are a number of trees located in the tree lawn on Harmony that
conflict with the 10’ separation. Fort Collins Forestry department has
offered the following negotiation for the street trees.
“Change the canopy shade trees to an ornamental tree species. Adjust
numbers if needed. City Forestry would agree to remove and replace any
of the street trees for future utility work that would impact the trees at City
Forestry expense.”
Per this comment, we now show ornamental trees in the ROW no closer
than 3 feet from the FCLWD water line.
Sheet LP4 references Note 16 on Sheet Sl - sheet SI needs to be submitted for
review.
Response: Site plan sheets have been routed with this review
The District will require another review due to the nature of the above comments.
Please do not hesitate t7o contact me at 226-3104, ext. 104, if you have any
questions or require additional information.
Terry Ferrill
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated:
02/28/2017
02/28/2017: FDC
The fire department connection will be required on the NW corner of the building,
visible from the street.
Response: We have added the fire bell to the NW corner of the building on
the building permit drawings.
> 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
Page 9 of 12
fire department vehicle access. The location of the FDC shall be approved by
the fire department.
Comment Number: 2 Comment Originated:
02/28/2017
02/28/2017: FIRE LANE SIGNS
Refer to PFA redlines. The limits of the fire lane shall be fully defined with
signage. Currently, three no parking signs are existing along the drive to the
east. One additional sign is shown at the entrance to the fire lane on the west
side of the building (on the Horizontal Control Plan). The fire lane signage plan
shall be amended as follows:
> A sign is required at the entry to the central plaza on the north side of the building.
> The central plaza sign and the sign on the west entry shall be revised to read:
"FIRE LANE - EMERGENCY ACCESS ONLY."
> Four additional signs are required to identify the fire lane on the south east side
of the building.
> These four signs shall read: "FIRE LANE - NO PARKING", as typical. See
minimum sign requirements below.
Response: All of these have been addressed and can be found on the
Horizontal Control Plan
> 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.
Comment Number: 3 Comment Originated:
02/28/2017
02/28/2017: ALTERNATIVE MEANS & METHODS
Where project size and scope and/or site constraints conflict with fire code
compliance, the intent of the fire code may be met via alternative means and
methods, upon approval of the fire marshal. As per IFC 104.8 & 104.9, the fire
marshal may allow this approach when perimeter access and aerial apparatus
access requirements cannot be met on the site plan. A written plan to meet
the intent of the code via alternative means and methods will need to be
submitted to Fire Marshal, Bob Poncelow for review and approval prior to
final plans approval.
Response: A letter has been sent to the Fire Marshal.
Comment Number: 4 Comment Originated:
03/02/2017
03/03/2017: ROUTINE FIRE ACCESS & STAGING
The project team will provide a floor plan to help determine the best location
for general fire apparatus response & staging to medical calls and all other
service calls.
Response: Staging and access locations are outlined on the letter to
the Fire Marshal. Any additional plans or diagrams that the Fire
Department requests will be supplied by the Architect.
Department: Planning Services
Contact: Pete Wray, 970-221-6754,
pwray@fcgov.com Topic: Building Elevations
Comment Number: 8 Comment Originated:
02/28/2017
02/28/2017: Update sheets to FDP level of detail from Hearing Plan set. Update
Page 10 of 12
project title, provide clear elevations and sketches on remaining pages.
Response: Completed. See revised sheets.
Topic: General
Comment Number: 1 Comment Originated:
02/28/2017 02/28/2017: Council Appeal Conditions:
On December 6, 2016, City Council considered the record on appeal and
testimony from the applicant and parties-in-interest in light of the applicable
Land Use Code standards. City Council upheld the Planning and Zoning
Board’s approval of the PDP, and to add the following conditions to the
Council’s approval of the Planning & Zoning Board's decision approving the
Brick Stone Apartments on Harmony, PDP
#160019:
1. Addition of a raised crosswalk on the shared access drive to improve
safety of pedestrians using the shared access drive;
2. Revised of the location of the stormwater discharge into Mail Creek so that
it is located on the Development parcel;
3. Use of temporary construction access during construction to prevent
impacts on the shared access drive; and
4. Addition of signing and lighting improvements taking into account the
impacts on the adjacent apartment project.
Response: Raised cross walk detail has been included. The stormwater
discharge into Mail Creek has also been relocated to be on the
Development parcel. A signage and striping plan has been included.
Response: 1. Raised crosswalk is being provided to line up with existing
ADA accessible loading zone, which connects to ADA path to the
neighboring apartments.
2. Stormwater discharge relocated.
3. Temporary construction access plan shall be provided prior to DCP. See
note 18 on sheet SI1.
4. Additional signage and lighting has been provided near shared access,
see site and lighting plans.
Comment Number: 9 Comment Originated:
03/03/2017
03/03/2017: Transfort bus shelter needs to be finalized with staff for agreed
option. Option one is to have applicant construct shelter, and Option 2 is pay fee
in lieu of.
Response: The applicant prefers option 2.
Topic: Landscape Plans
Comment Number: 3 Comment Originated:
02/28/2017 02/28/2017: Cover sheet and all other sheets - add City Forester
Required Street
Tree Notes box.
Response: Street tree note has been added to all sheets.
Comment Number: 4 Comment Originated: 02/28
/2017 02/28/2017: LP-6, LP-7: Complete planting call-outs as shown. See redline.
Response: Planting call outs updated.
Topic: Lighting Plan
Comment Number: 5 Comment Originated:
02/28/2017 02/28/2017: The PDP lighting plan sheet needs to be updated to FDP
Page 11 of 12
level of detail.
Need to show light levels along building frontage to Harmony. Show bold
property line, street name and other context. Enlarge lighting details, notes,
ordering table information to include what is being ordered, quantity, and
performance info for each fixture.
Need parking pole lighting fixture detail. what about building wall mounted fixtures?
Response: The photometric plan has been updated and the parking lot pole
base has been updated.
Comment Number: 7 Comment Originated:
02/28/2017 02/28/2017: Council condition to add lighting along entrance drive for
increased
safety. These can be building wall mounted fixtures that provide enough illumination
to enhance drive area.
Response: Wall mounted light fixtures have been added along the entry.
Topic: Site Plan
Comment Number: 2 Comment Originated:
02/28/2017 02/28/2017: S2: The Council condition for a raised crosswalk on
entrance drive
needs to be located away from car parking area, unless it can be aligned with HC
access in between parked cars on center island area. Your proposed location
ends where parked cars are. See redlines for potential preferred location. This
will affect other plan sheets.
Response: Raised crosswalk is being provided to line up with existing ADA
accessible loading zone, which connects to ADA path to the neighboring
apartments. See site plan.
Department: Stormwater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
Comment Number: 2 Comment Originated:
03/03/2017
03/03/2017: Please note that all City construction detail drawings are to be
used in their original, unaltered state. ANY modification(s) must be clearly
distinguished and all City logos/identifiers must be removed from the modified
detail. Detail drawings can be found in both .pdf and .dwg formats through the
links to “Construction Drawings” on www.fcgov.com/utility-development.
Response: Noted. All modified details have had their association with Fort
Collins or whomever removed.
Comment Number: 3 Comment Originated:
03/03/2017
03/03/2017: Please add the following note on the StormTech chambers on the
grading and utility plans:
Please refer to the erosion control plan sheets and report for temporary control
measures and construction sequencing that shall be used to prevent loading of
this drainage facility with sediment during construction.
Response: This note has been added to the appropriate sheets.
Comment Number: 4 Comment Originated:
03/03/2017
03/03/2017: Please include Stormwater Detail 56 for Quad Curb Inlet (should
replace Triple Inlet Detail for Inlet E13 per the Inlet Schedule).
Page 12 of 12
Response: Detail 56 has replaced the Triple Inlet.
Comment Number: 5 Comment Originated:
03/03/2017
03/03/2017: Please include detail for the proposed 5' Type R Inlets and 8 &
12" drain basins.
Response: CDOT type R inlet along with the 8”, 12”, and 24” Drain Basins
have been included.
Comment Number:
03/03/2017:
6 Comment Originated: 03/03/2017
Comment Number:
03/03/2017:
7 Comment Originated: 03/03/2017
Comment Number:
03/03/2017:
8 Comment Originated: 03/03/2017
Contact: Jesse Schlam, 970-218-2932,
jschlam@fcgov.com Topic: Erosion Control
Comment Number: 1 Comment Originated:
02/07/2017
02/07/2017: Current Erosion Control Materials Submitted do not meet
requirements. Please submit; an Erosion Control Plan (Based upon redlines),
an Erosion Control Report (Based upon comments from Returned Disk), and
an Escrow / Security Calculation (Recalculated based upon redlines and
comments returned on the Disk), this too like the report were never provided
during this round of comments). 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 redlines for the Report have been addressed to include
the Fort Collins Dust Prevention and Control Manual. The redlines for the
Erosion Control Plan have also been addressed and therefore the escrow
has also been updated.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 9 Comment Originated:
03/02/2017
03/02/2017: The sheet numbers does not match the sheet index on sheet S1.
See redlines.
Response: Completed. See revised sheets.
Comment Number: 10 Comment Originated:
03/02/2017 03/02/2017: Please change the titles as marked. See redlines.
Response: Completed. See revised sheets.
Topic: Construction Drawings
Comment Number: 11 Comment Originated: 03/03/2017
03/03/2017: Some of the sheet titles in the sheet index do not match the sheet titles
on the noted sheets. See redlines.
Page 13 of 12
Response: Noted. The index should now match the sheet titles
Comment Number: 12 Comment Originated: 03/03/2017
03/03/2017: Some of the easement descriptions shown are incorrect. If they are
going to stay on the plan, they should match what is shown on the Subdivision Plat.
Response: Easement Descriptions have been updated to match Plat
Comment Number: 13 Comment Originated: 03/03/2017
03/03/2017: There are line over text issues. See redlines.
Response: Noted
Comment Number: 14 Comment Originated: 03/03/2017
03/03/2017: There are text over text issues. See redlines.
Response: Noted
Comment Number: 15 Comment Originated: 03/03/2017
03/03/2017: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Response: Noted
Comment Number: 16 Comment Originated: 03/03/2017
03/03/2017: All benchmark statements must match on all sheets.
Response: Benchmark Statements now match on all sheets
Topic: Landscape Plans
Comment Number: 6 Comment Originated: 03/02/2017
03/02/2017: There are text over text issues. See redlines.
Response: Plans updated
Comment Number: 7 Comment Originated: 03/02/2017
03/02/2017: There are cut off text issues. See redlines.
Response: Plans updated
Topic: Lighting Plan
Comment Number: 8 Comment Originated: 03/02/2017
03/02/2017: The titles & sheet number does not match the sheet index on sheet S1.
See redlines.
Response: Electrical has updated their sheet names to match the landscape sheet
index. A new sheet LI12 – LIGHT FIXTURE SPECIFICATIONS has been added to
list.
Topic: Plat
Comment Number: 1 Comment Originated: 03/02/2017
03/02/2017: Please add "Easement Acceptance" to the Irrigation Company
signature block as marked. See redlines.
Response: This has been added.
Comment Number: 2 Comment Originated: 03/02/2017
03/02/2017: Please add new title commitment information if available. You could be
potentially liable for any documents recorded since this date.
Comment Number: 3 Comment Originated:
03/02/2017
03/02/2017: Please remove Note #6, unless it is needed. If needed, please add
the following Benchmark Statement in the EXACT format shown below.
Page 14 of 12
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE
FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED =
NAVD88
- X.XX’.
Response: Noted
Comment Number: 4 Comment Originated:
03/02/2017
03/02/2017: Please make changes on sheet 2 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: Noted
Topic: Site Plan
Comment Number: 5 Comment Originated:
03/02/2017 03/02/2017: Some of the sheet titles in the sheet index do not match
the sheet titles
on the noted sheets. See redlines.
Response: Plans updated
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820,
nhahn@fcgov.com Topic: General
Comment Number: 1 Comment Originated:
03/01/2017 03/01/2017: Please see redlines for signing and striping.
Response: I never saw any redlines for the signage and striping but I have
included a new Striping and Signage Plan that should help alleviate any
confusion had with the construction of East Harmony Road.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704,
eolson@fcgov.com Topic: General
Comment Number: 1 Comment Originated:
03/01/2017
03/01/2017: 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
Page 15 of 12
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Response: Noted. Irrigation plans will be submitted with the Building
department submittal.
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/27/2017
02/27/2017: If trash/recycling chutes are to be used, the chutes shall need to be
designed to have a large enough capacity to accommodate cardboard recycling.
Cardboard cannot be disposed of as trash and is illegal within the city of Fort
Collins. If assistance with appropriate sizing and design of trash enclosures is
needed please contact Caroline Mitchell #970-221-6288.
Response: Noted. There are dedicated recycling chutes adjacent to the
Trash chutes. Tenants will be able to take large format cardboard down to
the parking garage and access the recycling dumpster directly.
Comment Number: 2 Comment Originated: 02/27/2017
02/27/2017: Parking along the walls of the parking garage have little room to make a
complete turn out of the parking space.
Response: All parking will be assigned to residents to ensure only required
traffic down each isle. Owner acknowledges the tight turning movement, but will
ensure residents with larger vehicles do not get the end spots.