HomeMy WebLinkAboutLOT 2, HARMONY COMMONS - FDP - FDP170018 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONS1
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
February 24, 2017
Cathy Mathis
TB Group
444 Mountain Ave
Berthoud, CO 80513
RE: Lot 2 Harmony Commons, PDP170004, 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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 02/21/2017
02/21/2017: The plat associated with the project is also replatting Lot 1. The
development agreement for this project will apply however to only Lot 2, since
no development plan is associated with Lot 1 at this time.
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 02/21/2017
02/21/2017: The Harmony Commons Hotel is dedicating by separate
document, easement for Emergency Access and Access, Utility, and Drainage.
These would presumably be completed prior to the finalization of these plans
and should be reflected on the development plans (especially the plat).
RESPONSE: To be addressed once the easements are recorded.
Comment Number: 4 Comment Originated: 02/21/2017
02/21/2017: There is offsite work on Outlot A, but this appears to be related to
the easement that exists on the property (utility). I won't require evidence of
permission from that property owner as a result, and will presume the developer
is coordinating with that property owner accordingly.
RESPONSE: Acknowledged.
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Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/01/2017
02/01/2017: The project owes an additional $71 for TDRF PDP fee. Acreage
shown on TDRF sheet did not match the plat.
RESPONSE: Acknowledged.
Department: Forestry
Contact: Molly Roche, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 02/23/2017
02/23/2017:
If there are any existing trees within the project’s boundaries, please contact the
City Forester for an on-site meeting to obtain tree inventory and mitigation
information.
RESPONSE: This has been double-checked; there are no existing trees within the
project’s boundaries.
Comment Number: 2 Comment Originated: 02/23/2017
02/23/2017:
Please show locations of any stop signs and street lights. Identify these fixtures
with a distinct symbol. Provide proper tree separation as follows:
Stop Signs: 20 feet from sign
Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees
RESPONSE: No stop signs or street lights exist within the boundaries of this
project.
Comment Number: 3 Comment Originated: 02/23/2017
02/23/2017:
Please show locations of any water or sewer service/main lines on the
landscape plan. Please adjust street tree locations to provide for proper
tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between shrubs and public water, sanitary, and storm sewer lines
RESPONSE: All trees and shrubs have been moved to the correct distance from
public water, sanitary, and storm sewer main lines (10’ and 6’, respectively).
Comment Number: 4 Comment Originated: 02/23/2017
02/23/2017:
Please reduce the number of Fastigiate Norway Spruce on the Landscape
Plans. According to LUC 3.2.1, Tree Species Diversity should not exceed 33%
when there are between 20 and 39 trees on site. There are 25 trees proposed
on these plans, therefore Fastigiate Norway Spruce exceeds this diversity
requirement by 11%. Forestry suggests using ‘Woodward’ Juniper, ‘Arnold
Sentinel’ Austrian Pine, or Iseli Fastigiate Spruce, as additional evergreen
species to incorporate on the plans.
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RESPONSE: The number of fastigiate norway spruce trees has been diminished. The
tree species diversity has been updated.
Department: Internal Services
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 02/21/2017
02/21/2017: Please schedule a pre-submittal meeting with Building Services
for this project. Pre-Submittal meetings assist the designer/builder by assuring,
early on in the design, that the new projects are on track to complying with all of
the adopted City codes and Standards listed below. The proposed project
should be in the early to mid-design stage for this meeting to be effective.
Applicants of new projects should email scarter@fcgov.com to schedule a
pre-submittal meeting. Applicants should be prepared to present site plans,
floor plans, and elevations and be able to discuss code issues of occupancy,
square footage and type of construction being proposed.
RESPONSE: Acknowledged.
Comment Number: 2 Comment Originated: 02/21/2017
02/21/2017: Adoption of the 2015 I-Codes is anticipated for April, 2017. Be
advised that permit applications submitted after the code adoption date will be
subject to the new codes and standards, as amended.
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 02/21/2017
02/21/2017: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the
fcgov.com/building web page to view them.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use: 2012 IECC commercial chapter.
RESPONSE: Acknowledged.
Department: Light And Power
Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/22/2017
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02/22/2017: Light & Power can serve this site with either 3-phase or single
phase power.
RESPONSE: Acknowledged.
Comment Number: 2 Comment Originated: 02/22/2017
02/22/2017: Development charges, electric Capacity Fee, Building Site
charges and any system modification charges necessary will apply to this
development.
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 02/22/2017
02/22/2017: As your project begins to move forward please contact Light and
Power Engineering to coordinate the streetlight, transformer and electric meter
locations, please show the locations on the utility plans. Transformers shall be
within 10' of a paved surface and have a minimum clearance of 8' from the front
and 3' around the sides and back.
RESPONSE: Proposed transformer location is shown.
Comment Number: 4 Comment Originated: 02/22/2017
02/22/2017: 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: Acknowledged.
Comment Number: 5 Comment Originated: 02/22/2017
02/22/2017: Streetlights will not be installed along the south side of Harmony
Rd. since there is no curb and gutter at this time.
RESPONSE: Acknowledged.
Comment Number: 6 Comment Originated: 02/22/2017
02/22/2017: 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.
RESPONSE: Acknowledged.
Department: PFA
Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 02/21/2017
02/21/2017: 2015 IFC CODE ADOPTION
The Poudre Fire Authority and the City of Fort Collins are in the process of
adopting the 2015 International Fire Code. Building plan reviews shall be
subject to the adopted version of the fire code in place at the time of plan review
submittal and permit application.
RESPONSE: Acknkowledged.
Comment Number: 2 Comment Originated: 02/21/2017
02/21/2017: WATER SUPPLY
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Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A hydrant is required within 300' of any Commercial Building as
measured along an approved path of vehicle travel. The hydrant located near
the southeast corner of the proposed building meets location requirements. If
the hydrant is not already existing, PFA is requesting the hydrant to be setback
another 1-2' from the drive to reduce potential for vehicle impact. If already in
place, disregard comment. Code language provided below.
> IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to
provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet
to the building.
CLEAR SPACE AROUND HYDRANTS
> IFC 507.5.5: A 3-foot clear space shall be maintained around the
circumference of fire hydrants except as otherwise required or approved.
RESPONSE: The hydrant is existing.
Comment Number: 3 Comment Originated: 02/21/2017
02/21/2017: AUTOMATIC FIRE SPRINKLER SYSTEM
The proposed plans indicate the building will be equipped with a fire sprinkler
system. The Fire Department Connection (FDC) will be required on the south
side (accessible side) of the building. Please contact Assistant Fire Marshal,
Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Code
language provided below.
RESPONSE: Acknowledged.
> IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of the FDC shall be approved by
the fire department.
RESPONSE: Acknowledged.
Comment Number: 4 Comment Originated: 02/21/2017
02/21/2017: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building, or
facility as measured by an approved route around the perimeter. The proposed
building is approximately 40' out of perimeter access; however, this condition is
considered acceptable with the installation of a fire sprinkler system.
RESPONSE: Acknowledged.
The private drive serving as a fire lane shall be dedicated as an Emergency
Access Easement (EAE) and be designed to standard fire lane specifications.
The plat indicates that certain portions of a prior EAE will need to be vacated
along with this dedication. Code language and fire lane specifications provided
below.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
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> Be designed as a flat, hard, all-weather driving surface capable of supporting
40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside.
> Be visible by painting and/or signage, and maintained unobstructed at all
times. Sign locations or red curbing should be labeled and detailed on final
plans.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix
D; FCLUC 3.6.2(B)2006 and Local Amendments.
RESPONSE: Acknowledged.
Comment Number: 5 Comment Originated: 02/21/2017
02/21/2017: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets along the EAE. Refer to LUCASS detail #1418
and #1419 for sign type. Appropriate directional arrows required on all signs.
Code language provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
RESPONSE: Acknowledged.
Comment Number: 6 Comment Originated: 02/21/2017
02/21/2017: PREMISE IDENTIFICATION & WAYFINDING (LOCAL
AMENDMENT)
Addresses shall be posted on each structure and where otherwise needed to
aid in wayfinding (eg. monument signage). Based upon the building address,
the street name may be required to be posted on one side of the building. Code
language provided below.
> IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is
plainly legible, visible from the street or road fronting the property, and posted
with a minimum of six-inch numerals on a contrasting background. Where
access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to
identify the structure.
> IFC 505.1.8: Buildings that are addressed on one street, but are accessible
from other streets, shall have the address numbers AND STREET NAME on
each side that is accessible form another street.
RESPONSE: Acknowledged.
Comment Number: 7 Comment Originated: 02/22/2017
02/22/2017: LANDSCAPE PLAN
According to the Landscape Plan (sheet 2), the established EAE shows
potential for being obstructed by several planned trees over the course of time.
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The required minimum overhead clearance shall be 14' for an approved fire
lane and this shall be observed along the entire EAE. Please verify that mature
growth will not significantly impact the fire lane or that tree encroachment into
the EAE will be mitigated with limbing to 14' in height.
RESPONSE: The trees will be pruned so that the required clearances can be met.
Department: Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/22/2017
02/22/2017: Regarding the south-facing plaza, has any consideration been
given to adding a seat wall in conjunction with the planter? Are there any other
opportunities to enhance the plaza as an informal gathering area with additional
seat walls or other amenities?
RESPONSE: A 1’-wide seating wall has been added in conjunction with the planter.
Comment Number: 2 Comment Originated: 02/22/2017
02/22/2017: With all the south-facing storefront windows, it appears that the
window overhangs do not extend off the wall sufficiently to offer any shading or
diffusion. Without some measure of shading, the heat gain in the building will
be very high contributing to a heavy cooling load.
RESPONSE: High performance glazing will be used with a higher solar heat gain coefficient (SHGC) to
control heat gain at the storefront.
Comment Number: 3 Comment Originated: 02/22/2017
02/22/2017: Has any consideration been given to using colored concrete or
pavers to help soften the expanse and reflectivity of the south-facing concrete?
RESPONSE: Brinkman would like to keep the concrete color consistent with Lots 2 and 3 since the
walkways and plazas are already poured.
Comment Number: 4 Comment Originated: 02/22/2017
02/22/2017: On the Site Plan, there is a tree grate that is not labeled. On the
Landscape Plan, this tree grate is labeled but there is no tree. Are there plans
for additional trees in grates within the plaza? With all the south-facing
store-fronts, trees in grates would be a good idea. It appears that two trees in
grates would help soften all the hardscape associated with the plaza. Please
clarify.
RESPONSE: A tree was added to the tree grate shown on the site plan. In addition, we have added a crab
tree and shrubs in the planting bed on the west side of the westernmost handicap parking stall.
Comment Number: 5 Comment Originated: 02/22/2017
02/22/2017: On the parking analysis, Harmony Commons could be considered a shopping center with a
minimum of 2 and a maximum of 5 spaces per 1,000 square feet of gross leasable area. This is probably
a better metric since the precise tenant mix cannot be known over the life of the center. Please provide
an analysis for Lots 2 – 5 but not Lot 6 which is the proposed hotel.
RESPONSE: A parking analysis has been provided.
Comment Number: 6 Comment Originated: 02/22/2017
02/22/2017: On the Landscape Plan, the three parking lot landscape end caps
on the west appear to not have a sufficient amount of shrubs to cover the beds
at maturity.
RESPONSE: More vegetation has been added to the three parking lot landscape
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end caps on the west side of the site to add more coverage at maturity.
Comment Number: 7 Comment Originated: 02/22/2017
02/22/2017: On the Landscape Plan, please provide a two to three letter
abbreviation for each species. Relying on symbols starts to break down in
shrub beds where the symbols overlap. Also, please be aware that when the
mylars are reproduced, the symbols tend to smudge and become illegible,
especially the smaller ones. Prints of the Final Landscape Plan need to be
used in the field when inspecting for final Certificate of Occupancy and having
each plant identified with abbreviations, in addition to the symbols, would be
very helpful.
RESPONSE: We enlarged the plant symbols in the legend so they read better. Let us know if that helps.
Comment Number: 8 Comment Originated: 02/22/2017
02/22/2017: Please label the five-foot north-south walk on the Landscape Plan.
RESPONSE: Walk labeled.
Comment Number: 9 Comment Originated: 02/22/2017
02/22/2017: Staff is concerned that the building appears to be a replicate of
Retail Building C on Lot Three, the adjoining lot to the east. Such repetitiveness
should be mitigated by adding new and distinctive characteristics that
differentiate the two buildings. With such high visibility along East Harmony
Road, it seems like Harmony Commons, overall, would benefit from buildings
that are not duplicative. Please consider adding components that break the
long horizontal roofline. Also, please consider creating variety among the
individual storefronts. As currently arrayed, there is little differentiation which
may make it difficult to make a distinction among the various tenants.
RESPONSE: The overall building mass is taller utilizing the wall construction as the mechanical screening
in lieu of separate screen walls setback from the building facade. The neighboring building is a 2-story
structure that will cap the development with a taller structure creating variation in building heights and
mass.
Comment Number: 10 Comment Originated: 02/22/2017
02/22/2017: On the Lighting Plan, counting up the CC’s, DD’s and FF’s, there
are 27 light fixtures around the building. It’s difficult to imagine that a building of
this size really needs that much illumination. Please explore options of reducing
the illumination where it may not be needed. One option would be to increase
the distance between fixtures. Another option would be to re-evaluate the north
elevation where illumination is not really needed except for the emergency
exiting. Also, it appears the illumination from the patios will likely add lighting to
this area but is not factored on the illuminance plan. This could result in
redundant lighting. Finally, if trees are to be planted in grates in the front plaza,
then the amount of illumination on the south elevation may be sufficiently
mitigated.
RESPONSE: Acknowledged.
Comment Number: 11 Comment Originated: 02/22/2017
02/22/2017: On the Lighting Plan, the ordering information on sheet 6 needs to
be added to sheet 7 on a per fixture basis.
RESPONSE: Acknowledged.
Comment Number: 12 Comment Originated: 02/22/2017
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02/22/2017: On the Lighting Plan, please provide data that indicates all fixtures
are “Dark Sky Compliant.”
RESPONSE: Acknowledged.
Comment Number: 13 Comment Originated: 02/24/2017
02/24/2017: In general, staff would like the applicant to consider finding ways to
encourage informal gathering in plaza. Please consider adding hardscape or moveable furniture to create
random opportunities for seasonal outdoor activities whether passive or active. It appears that project
would benefit a plaza that has potential to be enlivened. Perhaps a tenant would enjoy having a
front patio to draw interest.
RESPONSE: We can discuss this more, but we agree that seasonal planters and moveable furniture will
enliven the plaza.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 02/06/2017
02/06/2017: 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 and this being a larger common development, the
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: Erosion Control Report has been provided for the Final Plan submittal.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 02/22/2017
02/22/2017: Stormwater is ready for a hearing.
Comment Number: 3 Comment Originated: 02/22/2017
02/22/2017: The porous pavers near the trash enclosure may require additional
maintenance due to their proximity.
RESPONSE: Comment noted.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/22/2017
02/22/2017: 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
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RESPONSE: Acknowledged.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/22/2017
02/22/2017: Please provide more separation from the water main and the
porous pavers.
RESPONSE: We adjusted the water and as much separation as possible has now been provided.
This is dictated by the angle of the water crossing the sewer.
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/22/2017
02/22/2017: No Comments