HomeMy WebLinkAboutHARMONY 23 - FDP - FDP170010 - CORRESPONDENCE - REVISIONSCommunity 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 31, 2017
Brent Cooper
RIPLEY DESIGN, INC.
419 CANYON AVE, STE 200
Fort Collins, CO 80521
RE: Harmony 23, FDP170010, 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com.
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: 1 Comment Originated: 03/28/2017
03/28/2017: Please remove the flared sections of concrete from the
emergency access – this has been a standard solution used in the City to
prevent the access from looking like a public/accessible driveway.
Response: Flared sections have been removed.
Comment Number: 2 Comment Originated: 03/28/2017
03/28/2017: What type of emergency access gate is being used? The gate
should not swing over the public sidewalk.
Response: The Utility Plan notes the type of gate to be used (“PFA approved emergency
access gate with 2-17’ swing gates & knox lock.”) and gate will be unable to reach
public sidewalk.
Comment Number: 3 Comment Originated: 03/28/2017
03/28/2017: The LCUASS maximum drive slope of 8% in the fire lane is being
exceeded. A variance request to the standard may be considered.
Response: PFA has approved clearance. Variance to be submitted separately.
Comment Number: 4 Comment Originated: 03/28/2017
03/28/2017: Please include a centerline profile and cross-sections for Harmony
Road so that it is clear how the frontage improvements are tying into the existing
infrastructure.
Response: This has been added. Please note the highpoint in Harmony is in the center of the eastbound
lane and this is where the “centerline profile” was taken from.
Comment Number: 5 Comment Originated: 03/28/2017
03/28/2017: Please clarify/show on the plans that the flowline across the private
driveways (where the private streets intersect with the public arterials) is
separate from the concrete/asphalt interface.
Response: Flowline added.
Comment Number: 6 Comment Originated: 03/28/2017
03/28/2017: Please label sidewalk and parkway widths as well as
ROW/easements on horizontal control plan sheets.
Response: Additional width labels have been added.
Comment Number: 7 Comment Originated: 03/28/2017
03/28/2017: Please label internal streets as private throughout the utility plan
set.
Response: Notes have been added clarifying that all on-site streets are private.
Comment Number: 8 Comment Originated: 03/28/2017
03/28/2017: The key maps seem to be off on some sheets in the set– please
double check and adjust.
Response: Onsite key map updated. Offsite keymap noted as such.
Comment Number: 9 Comment Originated: 03/28/2017
03/28/2017: Please see redlines that will be sent in PDF format by Friday 3/31.
Response: PDF comments have been addressed.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/28/2017
03/28/2017: Thank you for responding to 12/6/16 request for letter from the US
Army Corps of Engineers verifying that the intent and plans for realignment of
the Box Elder Ditch is exempt from the Corps' requirements e.g. Section 404(f)
of the Clean Water Act. The letter from the Department of the Army dated
November 21, 2016 (No. NWO-2016-02331-DEN), was received. Note the
letter also stated the following: “Although a Department of the Army permit will
not be required for these activities, this does not eliminate the requirements that
other applicable federal, state, tribal and local permits are obtained if needed.”
Response: Noted. The realignment of the Box Elder ditch has been completed.
Comment Number: 2 Comment Originated: 03/28/2017
03/28/2017: Acknowledgment: previously proposed constructed wetlands
(beyond what is required for mitigation) are to be included in Low Impact
Development (LID) requirements that have been moved across the street and
combined with the Harmony and I-25 South – Weitzel Pit project area plans.
Note: this LID agreement would be in addition to the environmental mitigation
and buffering requirements already necessary for the Harmony and I-25 South -
Weitzel Pit project site.
Response: Noted. The H25 ODP mylars have been revised and approved with the new note stating:
“Development of this Overall Development Plan shall include the implementation of the required Low Impact
Development capture volume, as per the City of Fort Collins criteria, that has been calculated with the
approved Final Drainage Report for Harmony 23, but not established within the boundary of that project.”
Comment Number: 3 Comment Originated: 03/28/2017
03/28/2017: It appears there will need to be at least two clearly delineated
natural habitat buffer zone (NHBZ) areas included on site, grading, utility and
landscape plans. See redlines provided. The specifics need to be included
prior to approval, DA and mylars to indicate the actual size and locations and
application of standard buffers versus averaged buffer(s) and/or application of
performance standards for these areas.
Response: NHBZ limits now clearly delineated in landscape set. The table described below has been
added for clarification of how limits were established.
Comment Number: 4 Comment Originated: 03/28/2017
03/28/2017: Please provide the following in a table on the site plan:
1) The total acreage required by a standard 50 ft buffer zone for the ditch and
the standard 50 ft buffer zone for the wetlands that are less than 1/3 acre in size.
2) The total acreage of the proposed natural habitat buffer zone(s).
3) The difference if any among the two calculations.
Clarification and redlines provided at Staff Review meeting Wednesday,
3/29/17.
Response: Table and sheet added for clarification.
Comment Number: 5 Comment Originated: 03/28/2017
03/28/2017: Clarify the “top of bank” line for the ditch and the outside edge line
for the wetlands and delineate and label them on site, grading, utility and
landscape plans. Top of bank refers to the topographical break in slope
between the bank and the surrounding terrain. When a break in slope cannot be
found, the outer limits of vegetation shall demark the top of bank. Currently it is
not clear on the site plan where the line labeled “natural area 50’ buffer offset” is
being measured from in all sheets where NHBZ from the ditch is shown. In
addition a standard buffer, at a minimum, of 50 ft needs to be drawn around the
wetlands. Bottom line: clarification needed.
Response: Top of Bank now more clearly delineated on NHBZ sheet.
Comment Number: 6 Comment Originated: 03/28/2017
03/28/2017: In redlines see proposed areas to be delineated for NHBZ North
and NHBZ South.
Response: Noted and extents now shown on NHBZ sheet
Comment Number: 7 Comment Originated: 03/28/2017
03/28/2017: Nice addition of the walkway and overlook shelter located near the
protected wetlands area (NHBZ North). Providing access such as this is in line
with goals from the Nature in the City Strategic Plan and helping people access
nature including nature viewing opportunities.
Response: Applicable notes added to each specific seed mix on the details sheets.
Comment Number: 8 Comment Originated: 03/28/2017
03/28/2017: Within a Natural Habitat Buffer Zone, according to Article 3.4.1(E)
(1)(g), the City has the ability to determine if the existing landscaping within the
buffer zone is incompatible with the purposes of the buffer zone.
Response: Noted, we have proposed an updated seed mix that will allow for a continuous naturalistic
landscape aesthetic for the entire area that is to be seeded with the Native Mix. Within the areas that are
delineated as NHBZ, long-term maintenance as required for NHBZs.
Comment Number: 9 Comment Originated: 03/28/2017
03/28/2017: On current plans there is a sizeable amount of area to be seeded
with grasses, which is great as it is low water use long-term (e.g. once
established). Let’s discuss expectations for timing of seeding (e.g. appropriate
time of year), overall establishment timing and aesthetics.
Response: Yes, we can discuss the timing and aesthetics. As of right now in the development process, the
team is still determining and finalizing constructions schedules, so timing will be made more clear once we
understand the construction schedules and implications. We are happy to provide more detailed specs as
this process moves along i.e. closer time of issuing DCP.
Comment Number: 10 Comment Originated: 03/28/2017
03/28/2017: Much more detail needed for the specs for the wetland area and
NHBZ North including a cross-section of the area. This area has great potential
to be a finely designed site amenity and detention area including undulations
and more natural-like look, feel and function with co-benefits of providing
habitat, including native plants, supporting a variety of small urban wildlife
species including birds and pollinators.
Response: NHBZ area now delineated, and cross section is now provided. These areas will remain
undisturbed and a WMP will be supplied for the DA.
Comment Number: 11 Comment Originated: 03/28/2017
03/28/2017: Thank you for providing a photometric plan, however, portions
appear to be missing. Photometric plan for entire site needs to be submitted
with next round of Final Plan review. With respect to lighting, the City of Fort
Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and
natural features shall be protected from light spillage from off-site sources."
Thus, lighting from the parking areas or other site amenities shall not spill over
into natural habitat buffer areas.
Response: Corrected.
Comment Number: 12 Comment Originated: 03/28/2017
03/28/2017: Thank you for clearly identifying luminaire schedule and 3000K
CCT to be ordered for all fixtures as this supports City of Fort Collins efforts to
align with International Dark-Sky Association recommendations.
Response: Noted
Comment Number: 13 Comment Originated: 03/28/2017
03/28/2017: Once NHBZ area(s) are solidified, will need to delineate clearly on
the site, landscape, utility, grading, and storm sewer plans and with the note
that: the natural habitat buffer zone is meant to be maintained in a native
landscape. This will help preserve the intention behind the buffer zones and the
natural features into the future.
Response: These are now shown on the utility, grading, and storm profile sheets.
Response: These are now shown on the site and landscape plans.
Comment Number: 14 Comment Originated: 03/28/2017
03/28/2017: Need to clearly identify which cottonwood trees of each caliper
size ranging from caliper sizes 1 to 3 inches will be planted to ensure
compliance. This also makes it much easier for City staff when performing site
inspections prior to issuance of any Certificate of Occupancy.
Response: Plans now show the caliper sizes.
Comment Number: 15 Comment Originated: 03/28/2017
03/28/2017: Specify on seeding notes whether drill seed application rate is
being used and to double the rate if broadcast method is to be used.
Response: Details added.
Comment Number: 16 Comment Originated: 03/28/2017
03/28/2017: Add Seed Mix notes to landscape plans. For example:
a. SEED MIX TO BE ORDERED ACCORDING TO THAT ON APPROVED
PLANS AND THE GROUND SHALL BE CULTIVATED LIGHTLY THEN
SEEDED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER
ENTIRE AREA.
b. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL
PLANNER.
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. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN 1 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.
e. 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.
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 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT
GROWTH.
h. SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY-PERCENT TOTAL COVER IS REACHED WITH NO LARGER
THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED
ESTABLISHED BY CITY PLANNING SERVICES.
Response: Seed mix notes added to each seed.
Comment Number: 17 Comment Originated: 03/28/2017
03/28/2017: Update tree removal and bird nesting note 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.
Response: Updated.
Comment Number: 18 Comment Originated: 03/28/2017
03/28/2017: Another formal round of Final Plan review is needed.
Response: Noted.
Comment Number: 19 Comment Originated: 03/28/2017
03/28/2017: If the proposed project is approved, then, prior to issuance of DCP
Environmental Planning needs to receive and accept/approve the following:
1) Wetland mitigation and monitoring plan detailing how the wetland will be
protected during construction, enhanced with plantings, and monitored to reach
success criteria.
2) Weed Management Plan for Natural Habitat Buffer Zone(s) to be included in
DA.
3) Security (escrow, bond or letter of credit) for NHBZ areas calculated at 125%
of the total estimate for materials and labor.
Response: Noted. We are submitting drafts of: the Wetlands Mitigation Plan, and a WMP for the NHBZ and
Wetland area. Once these items are finalized, we will submit the final versions to be included in the DA. We
are in the process of coordinating the escrow with the Contractor who will provide the estimates – we will also
provide this information as it become available closer to DCP.
Comment Number: 20 Comment Originated: 03/29/2017
03/29/2017: Per discussion during Staff Review 3/29/17, Environmental
Planning wants to have items included in the letter suggested by Dan Mogen
and to be submitted with this project to codify the LID arrangement between
interested parties for Harmony 23 project site and the site across the road,
Harmony and I-25 South/Weitzel Pit project area. Any and all LID requirements
that are being shifted from the Harmony 23 site to the Harmony/I-25 South
Weitzel Pit site are and would be entirely in addition to the environmental
protection and mitigation requirements already estimated and needed for that
proposed Harmony and I-25 South Weitzel Pit project site. Thus, the LID
requirements, most likely in the form of wetland acreage, would need to be
added to the already existing wetland mitigation acreage requirements for the
Harmony and I-25 South site. It is best that all parties understand this,
specifically, and that there is a recorded and binding agreement to that effect.
Response: The H25 ODP mylars have been revised and approved with the new note stating: “Development
of this Overall Development Plan shall include the implementation of the required Low Impact Development
capture volume, as per the City of Fort Collins criteria, that has been calculated with the approved Final
Drainage Report for Harmony 23, but not established within the boundary of that project.” If the revised
mylars are not sufficient to document this arrangement, a letter can be provided.
Comment Number: 21 Comment Originated: 03/29/2017
03/29/2017: After the Staff Review meeting 3/29/17, the Applicants informed
me that they plan to move the 411sf wetland from the northeast corner of the
proposed project site. This is a change from plans proposed prior to Hearing.
This is not an issue as long as it can be clearly shown and demonstrated that
the hydrology, vegetation, and soils for the proposed new location for the 411sf
wetlands on the southern portion of the property (mitigation is 1:1) have a very
high likelihood of being successful longterm. Included in the design and plan for
the mitigated wetland area must be detailed wetland design specs; in these
specs, Staff highly encourage saving the soils from the existing 411sf wetland
and using that to start the wetlands in the new location. If no one on the existing
design team have experience designing wetlands, Staff highly suggest
consulting with a qualified ecological and/or wetland consultant with experience
in design and construction of successful mitigated wetlands. These details will
be imperative to the ability for Environmental Planning to sign off on a Final
Plan. The higher level of design detail that is included when plans are submitted,
the potentially fewer rounds of review that are needed in this Final Plan stage.
FYI.
Response: The wetland will now remain in the north-east portion of the site. We have a wetland consultant on
board who we are working closely with to ensure the success of the mitigated wetland.
Response: We have chosen to keep the wetland in the northeast detention pond as proposed at the Hearing.
Existing wetland soils will be stockpiled for reuse in the mitigated wetland area.
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 6 Comment Originated: 03/30/2017
03/30/2017:
3/30/2017:
Plant Schedule
- Please include Minimum Species Diversity percentages. See Land Use Code
3.2.1.
- It appears that not all trees shown in the Plant Schedule are labeled on the
Landscape Plans. Please label Cottonwoods and any others that are not
labeled.
Tree Selection
- Royal Red Maples and Newport Plums tend to have higher early mortality and
decline problems. Forestry recommends using an alternate species in place of
these two. Please also note that Maples are particularly sensitive to use in
parking lot islands and peninsulas.
Response: Cottonwoods are being called out for caliper sizes per each individual plant, and the legend
indicates which of the tree symbols represent cottonwoods. It has helped the drawing remain uncluttered.
Comment Number: 7 Comment Originated: 03/30/2017
03/30/2017:
3/30/2017:
Some Cottonwoods shown in back of the sidewalk along Harmony and Strauss
Cabin should be located around 10’ distance in back of walk.
Response: Noted and adjusted
Comment Number: 8 Comment Originated: 03/30/2017
03/30/2017:
3/30/2017:
Please review the proposed native mix shown in the parkway along Strauss
Cabin and Harmony with City Planner, Clark Mapes. The standard for parkways
between sidewalk and curb is irrigated turf. Regardless of the mix selected,
pop-up spray irrigation must still be installed.
Response: We are now specifying a Kentucky blue grass mix along that parkway. It will be irrigated.
Department: Light And Power
Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/28/2017
03/28/2017: Light & Power does not currently have electric facilities available
to this location. Ultimately there will be connections from the west on the south
side of Harmony Rd. and also from the south on the west side of Strauss Cabin
Rd. - which will ultimately create a 'loop' that can feed the development from
either direction.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 03/28/2017
03/28/2017: At first, Light & Power anticipates feeding this development from
the south - extending facilities across the FCRID and along the frontage of
Strauss Cabin Rd.
Response: Acknowledged.
Comment Number: 3 Comment Originated: 03/28/2017
03/28/2017: Development charges, electric Capacity Fee, Building Site
charges and any system modification charges necessary will apply to this
development.
Response: Acknowledged.
Comment Number: 4 Comment Originated: 03/28/2017
03/28/2017: Multi family buildings are treated as commercial services;
therefore a(C 1) form must be filled out and submitted to Light & Power
Engineering. All secondary electric service work is the responsibility of the
developer and their electrical consultant or contractor. Please provide a one
line diagram and a C-1 form to Light and Power Engineering. The C-1 form can
be found at:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Response: A one line diagram and C-1 form will be provided by the electrical engineer and submitted
separately.
Comment Number: 5 Comment Originated: 03/28/2017
03/28/2017: As your project continues through the planning stages, please
continue to coordinate with Light and Power Engineering for the streetlight,
transformer and electric meter locations, please show the locations on the utility
plans.
Response: Transformers, meters, and light locations were shown on the first final submittal. A streetlight
symbol has been added to the legend on the Utility Plan for clarity.
Comment Number: 6 Comment Originated: 03/28/2017
03/28/2017: Streetlights will be placed along public streets. A 40 feet
separation on both sides of the light is required between canopy trees and
streetlights. A 15 feet separation on both sides of the light is required between
ornamental trees and streetlights.
Response: Noted and adjusted
Comment Number: 7 Comment Originated: 03/28/2017
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_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our
fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
03/28/2017:
Response: Acknowledged
Department: PFA
Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 03/28/2017
03/28/2017: LANDSCAPE PLAN
The proposed Landscape Plan indicates that tree canopy diameters may
encroach on the fire lane over time. PFA would like to ensure the integrity of the
EAE remains as the trees mature and a canopy develops. The EAE shall be
maintained to 14' in height. This is mostly relevant through the parking areas,
where the EAE diminishes in width. This comment is aimed to preserve the
trees and the fire apparatus.
Response: Noted.
Comment Number: 2 Comment Originated: 03/28/2017
03/28/2017: AUTOTURN EXHIBIT
PFA would like to see an autoturn exhibit to confirm the EAE allows for fire
apparatus access throughout the site. The latest response from 12.8.2016
indicates an exhibit was submitted separately but PFA has not seen this
submittal. Please resubmit to Cal Sheesley @ csheesley@poudre-fire.org.
Response: This has been submitted and approved by PFA.
Comment Number: 3 Comment Originated: 03/28/2017
03/28/2017: SECURITY GATES
The security shown at the north west corner of the development at the
emergency access only portion of the EAE shall meet the requirements. Gate
details are still needed for final approval. Specific code language follows:
> IFC 503.6: The installation of security gates across a fire apparatus access
road shall be approved by the fire chief. Where security gates are installed, they
shall have an approved means of emergency operation. The security gates and
the emergency operation shall be maintained operational at all times.
> IFC D103.5: Gates securing fire apparatus access roads shall comply with all
of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one
person.
4. Gate components shall be maintained in an operative condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or
chain and padlock, unless they are capable of being opened by means of
forcible entry tools or when a key box containing the key(s) to the lock is
installed at the gate location.
7. Gate design and locking device specifications shall be submitted for
approval by the fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Response: This gate design has been discussed with PFA and the note has been revised.
Comment Number: 4 Comment Originated: 03/28/2017
03/28/2017: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Please update the utility and horizontal control
plans to reflect the same signage placement. There are some differences
between some of the plans. See LUCAS drawing #1418 and #1419 for specific
details.
A fire lane sign is still required at southern most area of EAE, just north of the
dog park area. Be advised, additional signage may be required at time of final
inspection.
Response: Signage placement has been corrected. This southern area was head-in
parking so no additional sign was needed. The southern area has been redesigned for this submittal, but
still has head-in parking in this area.
Comment Number: 5 Comment Originated: 03/29/2017
03/29/2017: HARMONY TRANSITION ONTO EAE
The applicant will need to present an exhibit and confirm that fire apparatus can
successfully negotiate this transition from Harmony to the declined EAE without
impact to vehicle undercarriage.
Response: This has been submitted and approved by PFA.
Comment Number: 6 Comment Originated: 03/29/2017
03/29/2017: HYDRANTS WITHIN 100' OF FDC
A fire hydrant is required within 100' of a FDC to any building equipped with a
standpipe system. As FDC Locations have not yet been indicated on the plans,
the applicant should understand that FDC placement may affect hydrant
placement for every 4-story building. Code language provided below.
> IFC Sections 507.5.1.1, 905, and 913: Standpipe systems shall be provided
in new buildings and structures in accordance with Section 905 or the 2012
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. The
standpipe system shall be capable of supplying a minimum of 100 psi to the top
habitable floor. An approved fire pump may be required to achieve this
minimum pressure. Buildings equipped with standpipes are required to have a
hydrant within 100 feet of the Fire Department Connection.
Response: FDC locations are now shown and hydrants are within 100 feet of the FDC’s for buildings in
excess of 30 feet.
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/28/2017
03/28/2017: From the Water and Sanitation Districts, Terry Farrill,
970.226.0186:
" The District will require an easement 150 feet, each side of the Boxelder ditch
from the Harmony Road ROW south to 15 feet south of the existing 24 inch
water line. An executed crossing agreement for a future water line is to be
submitted to the District.
Response: The ESMT area has been added to the plat and utility plans. I am working with Box Elder on a
crossing agreement for a future waterline, but at this time it is unknown whether they can provide this without
any design information.
Water facilities that cross under structures equal to or greater than 36 inches
are to be sleeved. Sleeves are to be extended to a length equal to the depth of
the facility from each side of the structure.
Response: Sleeves are shown for water crossings under structures 36” and larger.
Length of joint restraint for the lwater line lowering is to be id'ed and called out
on dwgs.
Response: Joint restraint lengths are now shown.
Fire hydrants to be removed are to be returned to the District. Abandonment
shall be in accord with District requirements.
Response: Notes have been added to the utility plan to cover this issue.
Who will own and be responsible for the underdrain? Need details to be
submitted.
Response: Underdrains for the residential units along the FCRID have been removed from the design. The
only underdrain remaining is for the public medians in Strauss Cabin and their alignment is not associated
with the SFCSD sanitary lines/trench.
Comment Number: 2 Comment Originated: 03/29/2017
03/29/2017: Landscape Plans: Just a few comments are shown, generally to
screen parking and add a few more trees to add depth to the groves in a few
spots, and to get a few Peachleaf Willow into the scene.
Response: Landscape plan has been updated as requested.
Comment Number: 3 Comment Originated: 03/29/2017
03/29/2017: Identify the fence between the northeast-most parking lot and the corner landscape area.
Response: Fence detail has been added.
Department: Stormwater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/16/2017
03/16/2017: 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: Modified details have been altered as requested.
Comment Number: 2 Comment Originated: 03/16/2017
03/16/2017: Please provide evidence that the detention basin is in compliance
with drain times per Colorado Revised Statute 37-92-602(8). More information
on this statute is available at http://tinyurl.com/RevisedStatuteMemo, and a
spreadsheet to show compliance is available for download at
http://tinyurl.com/ComplianceSpreadsheet. Please contact Dan Mogen at
(970)224-6192 or dmogen@fcgov.com with any questions about this
requirement or for assistance with the spreadsheet.
Response: Drain times are all under 72 hours. The north pond will be lined to ensure we are not exposing
groundwater in areas other than our mitigated wetland area.
Comment Number: 3 Comment Originated: 03/16/2017
03/16/2017: I understand this site will be releasing to the adjacent
Convenience Shopping Center site and that the allowable release rate is
addressed in the Convenience Shopping Center drainage report. Does this
report also address pass through flows in addition to the 4.5cfs release? These
pass through flows (9.7cfs) are significant as they more than double the
proposed release rate from this site.
Please include an agreement in this project's drainage report from the adjacent
property owner accepting these flows as well as the responsibility to meet Low
Impact Development (LID) requirements for the Harmony 23 project (please see
next comment).
Response: The allowance of pass-through flows, LID and any offsite detention will be covered by a letter from
the H25 ownership group once we have approvals on the drainage design.
Comment Number: 4 Comment Originated: 03/16/2017
03/16/2017: It is understood from previous conversations that LID requirements
for this project will be met on the adjacent Convenience Shopping Center site.
From these plans, it is unclear how this will be accomplished as this site is
proposed to outfall directly to the gravel ponds. Please explain/include in
agreement referenced in comment above that LID requirements for H23 site will
be met on H25 in addition to other mitigation requirements of that site.
Response: Please see previous response describing the notes added to the H25 ODP mylars. The H25
property is currently undergoing a complete redesign and the first phase will not have the same drainage
patterns as the previously submitted Convenience Shopping Center plans.
Comment Number: 5 Comment Originated: 03/16/2017
03/16/2017: Please include a depth gauge for the ponds as they are greater
than 4' in depth.
Response: Depth gauge approximate location and detail has been added to the set.
Comment Number: 6 Comment Originated: 03/16/2017
03/16/2017: Slopes along the western edge of the project are quite steep
(80+% in one instance) and appear to slope directly into proposed buildings
(i.e. A, B, and C). Slopes should be held to a maximum of 4:1 (25%). Please
review and revise.
Response: Steep slopes shown on the previous submittal were prior to working out the extended foundation
walls on the back side of the units and have been revised after discussions with Stormwater and Jesse
Schlam. The current submit has a maximum 2:1 slope behind the garages and erosion control blanket is
being added to all slopes greater than 3:1.
Comment Number: 7 Comment Originated: 03/16/2017
03/16/2017: Please label all proposed storm sewer as either public or private
on the plan and profiles.
Response: This has been added.
Comment Number: 8 Comment Originated: 03/16/2017
03/16/2017: Please review the Pond B orifice size shown on Sheet 68 for
consistency with the size calculated in the drainage report.
Response: This has been reviewed and corrected.
Comment Number: 10 Comment Originated: 03/29/2017
03/29/2017: Please see redlines (provided via pdf).
Response: Redlines have been addressed.
Comment Number: 11 Comment Originated: 03/30/2017
03/30/2017: Has phasing been considered for this project? Stormwater
infrastructure is typically required to be certified prior to releasing the first
building certificate of occupancy for multifamily projects. A phasing plan would
be needed and language would need to be included in the development
agreement if phasing is desired.
Response: The project will be completed in one phase. Discussions about getting a Temporary Certificate
of Occupancy are ongoing and exhibits may be submitted for inclusion with DA.
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 9 Comment Originated: 03/21/2017
03/21/2017: -Will need another round of review -- Current Erosion Control
Materials Submitted do not meet requirements. Please submit; an Erosion
Control Plan (Based upon the returned redlines), an Erosion Control Report
(based upon comments), and an Escrow / Security Calculation (with updated
quantities and control measures called out on the redlined erosion control plan).
Response: Redline comments have been addressed.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 7 Comment Originated: 03/30/2017
03/30/2017: There are line over text issues. See redlines.
Response: Corrected.
Comment Number: 8 Comment Originated: 03/30/2017
03/30/2017: There are match line issues. See redlines.
Response: These have been corrected.
Comment Number: 9 Comment Originated: 03/30/2017
03/30/2017: There are cut off text issues. See redlines.
Response: These have been fixed.
Topic: Landscape Plans
Comment Number: 4 Comment Originated: 03/29/2017
03/29/2017: There are line over text issues. See redlines.
Response: Noted
Comment Number: 5 Comment Originated: 03/29/2017
03/29/2017: There are text over text issues. See redlines.
Response: Noted
Comment Number: 6 Comment Originated: 03/29/2017
03/29/2017: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Response: Noted
Topic: Plat
Comment Number: 1 Comment Originated: 03/29/2017
03/29/2017: 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: Corrections have been made.
Topic: Site Plan
Comment Number: 2 Comment Originated: 03/29/2017
03/29/2017: 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: 3 Comment Originated: 03/29/2017
03/29/2017: There are line over text issues. See redlines.
Response: Noted
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/28/2017
03/28/2017: 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
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Response: Irrigation plan will be provided at time of submitting for building permit.
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/16/2017
03/16/2017: 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: These have been revised.
Comment Number: 2 Comment Originated: 03/16/2017
03/16/2017: This site includes water mains from both City of Fort Collins
Utilities and Fort Collins Loveland Water District. At points, it is not clear who
owns mains depicted in the plans. Please clarify throughout.
Response: Additional notes have been added. The only proposed FCLWD mains are under Strauss Cabin.
Comment Number: 3 Comment Originated: 03/16/2017
03/16/2017: The 12" main extension from Cinquefoil to the site needs to be
reviewed. There are points between the overall utility plan and water plan that
are not consistent (places call for 8" PVC, a callout for a temporary hydrant).
Please review and revise as necessary.
Response: Both the 12” and 8” offsite lines have been redesigned and corrected after further discussions with
the City.
Comment Number: 4 Comment Originated: 03/16/2017
03/16/2017: Please detail all ditch and utility crossings on the proposed water
mains. It will likely be beneficial to provide profile for the proposed main rather
than detailing each individually. Please note that steel casing needs to be
provided anywhere the main crosses under another pipe 24" or larger.
Response: Profiling and additional info on the crossings has been added.
Comment Number: 5 Comment Originated: 03/16/2017
03/16/2017: Please provide approval for the ditch crossings.
Response: Approvals will be provided when received.
Comment Number: 6 Comment Originated: 03/29/2017
03/29/2017: At the ditch crossings, please include valves for isolation 40' back
from each side of the lowering and encasement. Please also restrain the valves
on each side as well as the lowering.
Response: Valves and restraint notes have been added.
Comment Number: 7 Comment Originated: 03/29/2017
03/29/2017: Please use C900 Class DR14 pipe for the distribution system as
this area has higher pressures than those found elsewhere in Fort Collins.
Response: Note added to utility plans.
Comment Number: 8 Comment Originated: 03/29/2017
03/29/2017: Please include air release valves at all high points on the
proposed mains.
Response: Air release valves have been added.
Comment Number: 9 Comment Originated: 03/29/2017
03/29/2017: Please provide AWWA estimated flow calculations to justify the
proposed water service sizing.
Response: Estimated calculations are being provided with this submittal from PEC.
Comment Number: 10 Comment Originated: 03/29/2017
03/29/2017: Please provide additional detail on the water services. This
includes curb stop and meter pit locations. For fire services, material lengths,
bends, etc. need to be provided so there is adequate detail for construction
inspection.
Response: Additional detail has been added.
Department: Zoning
Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/28/2017
03/28/2017: Please provide a note on the site plan that the garage spaces will
only be credited to the minimum parking requirements if spaces are available to
dwelling occupants at no additional rental or purchased cost beyond the unit
rental rate or purchased price.
Response: Note added.
Comment Number: 2 Comment Originated: 03/28/2017
03/28/2017: A detail will need to be provided for the bicycle parking spaces
within the garage units, showing a depiction of placement within the space.
Response: See sheet 20 for an enlarged plan depicting the location of (2) ceiling mounted bike hooks
Comment Number: 3 Comment Originated: 03/28/2017
03/28/2017: Please provide a detail of the trash enclosure on the elevations
showing the separate pedestrian access.
Response: See sheet 20 for the trash enclosure elevations