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HomeMy WebLinkAboutLOT 1, HARMONY COMMONS - PDP - PDP170023 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1 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 June 23, 2017 Todd Parker Brinkman 3528 Precision Drive Fort Collins, CO 80528 RE: Harmony Commons Lot 1 - Office Building, PDR170009, Round Number 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: 1 Comment Originated: 06/23/2017 06/23/2017: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 06/23/2017 06/23/2017: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php RESPONSE: Acknowledged Comment Number: 3 Comment Originated: 06/23/2017 06/23/2017: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. RESPONSE: Acknowledged Comment Number: 4 Comment Originated: 06/23/2017 06/23/2017: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, 2 they will need to be reconstructed so that they do meet current ADA standards as a part of this project. RESPONSE: Acknowledged Comment Number: 5 Comment Originated: 06/23/2017 06/23/2017: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm RESPONSE: Acknowledged Comment Number: 6 Comment Originated: 06/23/2017 06/23/2017: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: All easements required already dedicated with the replat of Lots 1 and 2. Comment Number: 7 Comment Originated: 06/23/2017 06/23/2017: Utility plans will be required. RESPONSE: Acknowledged Comment Number: 8 Comment Originated: 06/23/2017 06/23/2017: A Development Agreement will be recorded once the project is finalized with recordation costs paid for by the applicant. RESPONSE: Acknowledged Comment Number: 9 Comment Originated: 06/23/2017 06/23/2017: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. RESPONSE: All of the Harmony Commons / Harmony Tech Park plans over the last couple of years have continued to use the old 29 datum. This is noted on the cover. Comment Number: 10 Comment Originated: 06/23/2017 06/23/2017: A Development Construction Permit (DCP) or excavation permit will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged Comment Number: 11 Comment Originated: 06/23/2017 06/23/2017: The above comments are more of the standard comments, with the following comments being site specific. RESPONSE: Acknowledged Comment Number: 12 Comment Originated: 06/23/2017 06/23/2017: Coordination with a letter of intent from MAVD is needed for the future trail along the west boundary of the site. RESPONSE: Acknowledged Comment Number: 13 Comment Originated: 06/23/2017 06/23/2017: Should portions of the development extend into Tract A abutting Harmony Road, permission with a letter of intent from MAVD would be required. RESPONSE: The only work in this area is the storm pipe and the sidewalk connections. The area is 3 already drainage and access easement – no permission is technically required for the improvements proposed. Comment Number: 14 Comment Originated: 06/23/2017 06/23/2017: A repay for the local street portion of pavement and subgrade is required for the property frontage along Harmony Road. RESPONSE: Acknowledged Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 5 Comment Originated: 06/20/2017 06/20/2017: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise program: fcgov.com/climatewise/, contact Heidi Wagner at970-416-2230 or climatewise@fcgov.com 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmitchell@fcgov.com 3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 06/20/2017 06/20/2017: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Links to documents that might be of help are available online are provided here. RESPONSE: Acknowledged. City of Fort Collins Natural Areas Department Native Plants List http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf City of Fort Collins Plant List: https://www.fcgov.com/forestry/plant_list.pdf Comment Number: 3 Comment Originated: 06/20/2017 06/20/2017: If trees are to be removed note LUC Section 3.2.1(C) requiring developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: ...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be 4 conducted with Tim Buchanan, City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. RESPONSE: There are no existing trees on-site. Comment Number: 4 Comment Originated: 06/20/2017 06/20/2017: This site plan and project design should be aligned with the Harmony Corridor Plan, including landscape elements outlined in that Plan. In addition it might be useful to also reference City of Fort Collins Streetscape Standards. RESPONSE: We have incorporated Bur Oak trees into the landscape plan. Links to online documents provided here: Harmony Corridor Plan: https://www.fcgov.com/planning/pdf/harmony-corridor-doc.pdf Harmony Corridor Standards and Guidelines: https://www.fcgov.com/planning/pdf/harmony-corridor-standards-doc.pdf Fort Collins Streetscape Standards: https://www.fcgov.com/planning/pdf/streetscape-doc.pdf Topic: Lighting Plan Comment Number: 2 Comment Originated: 06/20/2017 06/20/2017: In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ RESPONSE: Acknowledged, lighting is specified accordingly to match the existing Harmony Commons Development. Several departments within the City of Fort Collins have been working together to address this issue; 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. RESPONSE: Acknowledged. Department: Forestry Contact: Molly Roche, mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 06/22/2017 06/22/2017: If there are any existing trees on-site, please schedule a meeting with the City Forester to obtain tree inventory and mitigation information. RESPONSE: There are no existing trees on-site. Department: Light And Power Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com Topic: General 5 Comment Number: 1 Comment Originated: 06/20/2017 06/20/2017: Light & Power can serve this site with both single or 3-phase power. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 06/20/2017 06/20/2017: 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: 06/20/2017 06/20/2017: 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. ***NOTE*** Transformers must be within 10' of a hard/ paved surface and have minimum clearances of 8' from the front and 3' around the sides and back. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 06/20/2017 06/20/2017: COMMERCIAL SERVICES CUSTOMERS: 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: 06/20/2017 06/20/2017: 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. Comment Number: 6 Comment Originated: 06/21/2017 06/21/2017: Please reference Fort Collins Utilities design assistance program as well as other information regarding rebates and incentives at the following URL. http://www.fcgov.com/utilities/business/conserve/rebates-incentives/integrated- design-assistance RESPONSE: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/12/2017 06/12/2017: 2015 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins have adopted the 2015 International Fire Code. Building plan reviews shall be subject to the adopted 6 version of the fire code in place at the time of plan review submittal and permit application. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 06/12/2017 06/12/2017: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST > IFC 510: New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 06/12/2017 06/12/2017: FIRE LANES Fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (Harmony). A fire lane, in the form of a dedicated 26' wide, Emergency Access Easement has been provided onto Lot 1 in order to provide fire access. While approximately 100' of the building's north side remains out of access, as measured from points along the fire lane, installing an automatic fire sprinkler system is considered an acceptable measure to offset lack of access. Code language provided below. RESPONSE: Easements already dedicated with replat of 1 and 2. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 06/12/2017 06/12/2017: STRUCTURES EXCEEDING 30' IN HEIGHT In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The proposed site plan meets the code requirement for a 36' building. RESPONSE: Acknowledged. 26’ has been provided along the south elevation. Comment Number: 5 Comment Originated: 06/12/2017 06/12/2017: 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: 7 > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > 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. RESPONSE: Acknowledged. Comment Number: 6 Comment Originated: 06/12/2017 06/12/2017: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LUCASS detail #1418 & #1419 for sign type and placement. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. RESPONSE: Acknowledged. > 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: 7 Comment Originated: 06/12/2017 06/12/2017: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require a full NFPA 13 automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. RESPONSE: Acknowledged. Comment Number: 8 Comment Originated: 06/12/2017 06/12/2017: FDC The Fire Department Connection will need to be positioned on the south side of the building. Code language provided below. > 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 and the location labeled on Utility Plans. RESPONSE: Acknowledged. Comment Number: 9 Comment Originated: 06/12/2017 06/12/2017: WATER SUPPLY A hydrant is required within 300' of the building. The proposed hydrant on the landscaped, parking end-cap will meet this requirement. Code language provided below. RESPONSE: Acknowledged. 8 > IFC 507.5 and PFA Policy: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building. RESPONSE: Acknowledged. Comment Number: 10 Comment Originated: 06/12/2017 06/12/2017: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. If the building is addressed off of Harmony Rd, the address shall be posted on the north side of the building. On the south side of the building, both the address and full street name shall be posted per local amendment to the fire code. Code language provided below. RESPONSE: Acknowledged. > 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. RESPONSE: Acknowledged. > IFC 505.1.7: Buildings, either individually or part of a multi-building complex, that have fire lanes on sides other than the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. RESPONSE: Acknowledged. Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2017 06/21/2017: Please explore improving the front plaza along the entire length of the building to include opportunities for outdoor gathering. Although a Landscape Plan was not submitted, I assume shade trees, in grates, will be planted between the parking stalls and the building to create a visually interesting pleasing pedestrian environment as well as provide shading for the building. These trees should be accompanied by seat walls, planters and other features. As shown, the parked cars are close to the building and such a predominant presence contributes to the over dominance of the automobile. This proximity needs to be addressed to soften the impact of the parking. Please refer to City Comforts as a guide for improving this area to promote a pedestrian friendly environment. RESPONSE: We have added tree grates, seat walls and benches. We also made the sidewalk 8’ wide to allow for some distance between the car bumpers and pedestrians. Comment Number: 2 Comment Originated: 06/21/2017 06/21/2017: An area that could be enhanced for outdoor gathering and pedestrian activity is where the front plaza intersects with the north-south trail that is to be constructed along the west property line at the time of development of Lot 7. Where these two pedestrian features meet should be accented with landscape and hardscape features. Staff recommends that the bike rack be 9 located in this location but placed such that it does not interfere with the walkways and landscaping. RESPONSE: We have added some additional hardscape in this area, along with bike racks and benches. Comment Number: 3 Comment Originated: 06/21/2017 06/21/2017: The maximum amount of parking for a medical office building is 4.5 spaces per 1,000 square feet of gross floor area. There is an additional 20% bonus allowed since there is no parking allowed on Harmony Road. If parking exceeds these maximums, then please provide an analysis of Harmony Commons as a whole and how overall parking would not exceed allowable maximums. RESPONSE: We have 106 spaces, which is well under the maximum. Comment Number: 4 Comment Originated: 06/21/2017 06/21/2017: The architectural perspectives show a trash and recycling enclosure near the building yet the Site Plan show it located in the parking lot along the west property line. Staff prefers the location depicted on the Site Plan. Be sure the enclosure is properly sized to accommodate recycling containers. RESPONSE: The site plan is correct in showing the location of the trash enclosure. Comment Number: 5 Comment Originated: 06/21/2017 06/21/2017: At the time of submittal, the Landscape Plan should provide a sufficient amount of plant material along the north-south path so that it is tree-lined to enhance the pedestrian experience. Similarly, dense landscaping will be required along the south property line to screen the parking lot from the private east-west drive and to comply with the parking lot perimeter landscaping standards. RESPONSE: We have added Honeylocust and Bur Oaks at 30’ on center along the future pathway. We also have added grasses and Fastigiate Spruces along the south parking area Comment Number: 6 Comment Originated: 06/21/2017 06/21/2017: Also at the time of submittal, the Landscape Plan must include a healthy mix of Evergreen Trees to provide year-round interest. RESPONSE: We have 24 evergreen trees on the site. Comment Number: 7 Comment Originated: 06/21/2017 06/21/2017: It appears that the utility meters are located along the east elevation of the building. Please be sure to provide a screen wall or sufficient landscaping to filter out the view of these appurtenances. RESPONSE: We have upright evergreens to help screen the meters. Comment Number: 8 Comment Originated: 06/21/2017 Along the south elevation, are there any proposed window screens or other projecting elements to minimize heat gain? RESPONSE: We have designed overhangs to be incorporated into the building architecture at the east end. On the west end of the building a mix of transparent and opaque glazing will be utilized to reduce heat gain. Comment Number: 9 Comment Originated: 06/21/2017 06/21/2017: It appears that there is more masonry on the south elevation compared to the north elevation. Please explore carrying the masonry across the entire length of the north elevation and/or higher up on the wall. RESPONSE: We have explored the option of carrying the masonry further along the north façade and this is inconsistent with the architectural style and massing. There will be multiple stucco colors and scoring patterns used to designate massing on this façade. Comment Number: 10 Comment Originated: 06/21/2017 06/21/2017: With proximity to Harmony Road, be sure that all rooftop mechanical equipment is totally screened from view from the public roadway. 10 RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/08/2017 06/08/2017: 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 materials do not meet requirements. Please submit; an Erosion Control Plan, an Erosion Control Report, and an Escrow / Security Calculation. Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com RESPONSE: Acknowledged Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/20/2017 06/20/2017: This site is part of the Harmony Technology Park development and must conform to the drainage design of the approved Harmony Technology Park drainage plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: Acknowledged – a letter report is provided with the PDP as a full drainage report was submitted with the Lot 2 FCP. Comment Number: 3 Comment Originated: 06/20/2017 06/20/2017: Recently approved stormwater infrastructure to be built within Timberwood Drive includes 2-5¿x2¿ RCB¿s coming into Lot 6, with another 60¿ RCP pipe aligned within the driveway to the east of the site and along Timberwood Drive on the north side. This pipe is planned to connect to the 2-5¿x2¿ RCB¿s. The design of this 60¿ pipe did not account for stormwater tie-in from Lot 6. In addition, the master planned 100-yr flow of 10.4 cfs should be maintained from this site. The ¿flow reduced to 7 cfs¿ remark on the approved drainage plan is in regards to the assumed paver system at the site. The paver system is not necessarily required nor will the runoff from the site be capped at 7 cfs. RESPONSE: Acknowledged – please see drainage letter. This site conforms to the design of Lots 1-5 and replatted lots 1 and 2. Comment Number: 4 Comment Originated: 06/20/2017 06/20/2017: A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. There is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. RESPONSE: Acknowledged 11 Comment Number: 5 Comment Originated: 06/20/2017 06/20/2017: Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: RESPONSE: Acknowledged a. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b. 75% of all newly added or modified impervious area must be treated by LID techniques. Comment Number: 6 Comment Originated: 06/20/2017 06/20/2017: Standard operating procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-development RESPONSE: Acknowledged Comment Number: 7 Comment Originated: 06/20/2017 06/20/2017: Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. RESPONSE: Acknowledged Comment Number: 8 Comment Originated: 06/20/2017 06/20/2017: The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. RESPONSE: Acknowledged Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2017 06/16/2017: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior 12 to any surveying and/or design work. RESPONSE: All of the Harmony Commons / Harmony Tech Park plans over the last couple of years have continued to use the old 29 datum. This is noted on the cover. Comment Number: 2 Comment Originated: 06/16/2017 06/16/2017: If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. RESPONSE: This property is being platted with the Harmony Commons Second Filing plat. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/20/2017 06/20/2017: Existing water mains in the vicinity include a 16-inch main in Lady Moon, a 12-inch main in Technology Parkway, and a 12-inch main in Timberwood Drive. RESPONSE: We will use the proposed waterline on the Lot 2 FCP Plans. Comment Number: 2 Comment Originated: 06/20/2017 06/20/2017: Recently approved waterline plans for this area show an 8-inch stubs into the property. Please refer to the approved plan sets: HTP Infrastructure Plans, Harmony Commons Lots 3, 4 & 5, and Harmony Commons Hotel. RESPONSE: Acknowledged Comment Number: 3 Comment Originated: 06/20/2017 06/20/2017: This site is located within the South Fort Collins Sanitation District. Please contact them for sanitary sewer requirements. RESPONSE: Acknowledged: Comment Number: 4 Comment Originated: 06/20/2017 06/20/2017: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged: Comment Number: 5 Comment Originated: 06/20/2017 06/20/2017: Development fees and water rights will be due at building permit. RESPONSE: Acknowledged: Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/20/2017 06/20/2017: Site lighting shall be provided as per 3.2.4(C). A lighting plan is required, including photometrics and fixture cut sheets. Use of warmer color temperatures (3000 Kelvin) in sight lighting is preferred. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 06/20/2017 06/20/2017: All mechanical equipment, meters, conduit, vents and RTU's shall be screened from public view from both above and below by integrating it into 13 the building and roof design as per 3.5.1(I)(6). RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 06/20/2017 06/20/2017: The minimum bicycle parking is 1 space per 4,000 sq ft with 20% enclosed and 80% to have fixed bicycle racks per LUC 3.2.2(C) RESPONSE: We have provided 9 parking spaces for bike; 6 are required. Comment Number: 4 Comment Originated: 06/20/2017 06/20/2017: LUC 3.2.2(E)(4) Landscaped Islands. To the maximum extent feasible, landscaped islands with raised curbs shall be used to define parking lot entrances, the ends of all parking aisles and the location and pattern of primary internal access drives, and to provide pedestrian refuge areas and walkways. Parking lot interior landscaping required as part of LUC 3.2.1(E)(5) RESPONSE: We have landscape islands with raised curbs in the parking lot.