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Home My WebLink AboutLOT 2, HARMONY COMMONS - PDP - PDP170004 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS• Fort Collins � February 24, 2017 970.221.6750 970.224.6134 - fax fcgov. com/de velopmentre view Cathy Mathis TB Group 444 Mountain Ave Berthoud, CO 80513 RE: Lot 2 Harmony Commons, PDP170004, Round Number 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 .�' J� ��.�5 W� c 4� o� �',- �J �`� Please see the following summary of comments from City staff antl 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 Summarv: Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata fcgov.com Topic: General Comment Number: 2 • Comment Originated: 02/21I2017 02121/2017: 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. RESPCNSE To be addressed at Final Comment Number: 3 Comment Originated: 02/21/2017 02121/2017: The Harmony Commons Hotel is tledicating by separate document, easement for Emergency Access and Access, Utility, antl Drainage. These would presumably be completed prior to the finalization of these plans and should be reflected on the development plans (especially the plat). �ESPONSE: To "�e addressed a? Firal Comment Number: 4 Comment Originated: 0212112017 02I2112017: There is offsite work on Outlot A, but this appears to be relatetl 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: To be ad�ressed at Fir�af • • Contact: Sheri Langenberger, 970-221-6573, slangenberger(a�fcgov.com Topic: General Comment Number: 1 Comment Originated: 0210112017 02/0112017: The project owes an additional $71 for TDRF PDP fee. Acreage shown on TDRF sheet did not match the plat. RESPONSE To be addressed at Final Department: Forestry Contact: Molly Roche, mroche a(�.fcqov.com Topic: Landscape Plans Comment Number: 1 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 antl 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: 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 s!gns or street lights exist w�ithir the boundaries of this project. Comment Number: 3 Comment Originated 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 s:orm sewer mdin iines (10 and 6' respectivelyj Comment Number: 4 Comment Originated 0212312017: 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 adtlitional evergreen species to incorporate on the plans. Comment Originated: 02/23/2017 02/23/2017 02123/2017 02/23/2017 2 • C� RESPONSE� ��_e ,� ��rr��:��r o' rastigiate r�� r��,r :w��.�c2 trrr5 h�� .:�� 1 ��,�vn�c'��,eC �I�e tree species d�ver��?�� r,�� een ��ndatcr7 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 02I21I2017: 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, antl elevations and be able to discuss code issues of occupancy, square footage antl type of construction being proposed. 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 antl standards, as amended. Comment Number: 3 Comment Originated: 02I21/2017 02/21/2017: Construction shall comply with atlopted 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 amentled by the State of Coloratlo 2014 National Electrical Code (NEC) as amended by the State of Coloratlo 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 & ICCIANSI 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. Department: Light And Power Contact: Coy Althoff, 970-224-6150, CAlthoffa(�,fcgov.com Topic: General Comment Number: 1 Comment Originated: 02I22/2017 3 • • 02/22/2017: Light & Power can serve this site with either 3-phase or single phase power. RESpONSE To be addressed at Final. Comment Number: 2 Comment Originated: 02/2212017 02122/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. RESPONSE To be addressed at Firai Comment Number: 3 Comment Originated 02/2212017: 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. RESPOf�SE� V4'e havE� �laced the trar�sfar�m�er farther wEst ?owards the back of c�;rb. Comment Number: 4 Comment Originated 02I2212017: 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.fcqov.com/utils-procedures/files/EnqWiki/WikiPdfs/C/C-1 Form.pdf RF_SPONSE To be addressetl at Final. Comment Number: 5 02/22/2017 02I22/2017 Comment Originated: 02/2212017 02I2212017: Streetlights will not be installed along the south side of Harmony Rd. since there is no curb and gutter at this time. RCS?ONSr AcknowledgeC 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:/Iwww.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar tls_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http:/lwww.fc4ov.com/utilities/business/builders-and-tlevelopers. RESPONSE To be addressed at Final Department: PFA Contact: Cal Sheesley, 970-416-2599, csheeslevC�a.poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 0212112017 0212112017: 2015 IFC CODE ADOPTION The Poutlre Fire Authority antl 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. RF_SFONSE To be addressed ai Final. Comment Number: 2 02/21/2017: WATER SUPPLY Comment Originated: 02/21/2017 4 • ! 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 builtling 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, tlisregard comment. Code language provided below. > IFC 507.5 antl PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provitle 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 requiretl or approved. RESFONSE To be addressed �t Final Comment Number: 3 Comment Originated: 02/21/2017 02I21I2017: 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 relatetl questions at 970-416-2868. Code language provided below. > IFC 912.2: Fire Department Connections shall be installetl 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 Ta be addressed at Finai Comment Number: 4 02121/2017: FIRE LANES Comment Originated: 02I21I2017 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. 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 stantlards 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. ! • > Be designetl 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 outsitle. > Be visible by painting andlor 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. RE5F��1S� To be addressed at Final. Comment Number: 5 0212112017: FIRE LANE SIGNS Comment Originated 02121/2017 The limits of the fire lane shall be fully defined. Fire lane sign locations shoultl 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 roatls shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum tlimension 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: To be addressetl at Final. Comment Number: 6 Comment Originated 02/21I2017: PREMISE IDENTIFICATION & WAYFINDING (LOCAL AMENDMENT) Addresses shall be posted on each structure and where otherwise needed to aid in wa�nding (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 usetl 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 To be addressed at Final. Comment Number: 7 Comment Originated 02/2212017: LANDSCAPE PLAN 02/21 /2017 02I22/2017 According to the Landscape Plan (sheet 2), the established EAE shows potential for being obstructed by several planned trees over the course of time. • • 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 �o that tne required c!earances can be met. Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard(a�fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/22I2017 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? RFcp��;SE� A 1�-��u��e seating wa(I has beer� adde� in conjunction �with the planter�. Comment Number: 2 Comment Originated: 02/22/2017 02122/2017: 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 Comment Number: 3 Comment Originated: 02122/2017 02/2212017: Has any consideration been given to using colored concrete or pavers to help soften the expanse and reflectivity of the south-facing concrete? R�SPONSE Brirkmar� wouid like to keep the concrete colar consistent with Lots 2 and 3 since the walkways and plazas are already poured. Comment Number: 4 Comment Originated: 02/2212017 02122/2017: 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. RESPOR�SE� !��, t��ee �r�as adue�l to tr�� re� �rate shov�w�n �� t"�e site p��ar� !n a�d�t�on �ae h��r� ande� a cr�k� tree and shrubs in t�e �lar�t!ng �e� or�. th� +rrest s�de of the ��r��estemmost handicap parking sta�l. Comment Number: 5 Comment Originated: 02/22/2017 02122I2017: 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 proposetl hotel. RESFONSE F, parking araiysis has beer �rev��dec� Comment Number: 6 Comment Originated: 02/22/2017 02122/2017: 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 betls at maturity. RESPONSE; More vegetation has been added to the three parking lot lantlscape entl ca�s on the west side of the site to add more coverage at maturity. 7 • • 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 'JUe enlarged the piant symbols in the legend so they reatl better Let us know if that helps. Comment Number: 8 Comment Originated; 02/22/2017 02122/2017: Please label the five-foot north-south walk on the Landscape Plan. R�SFONSE: Uvalk labeled. Comment Number: 9 Comment Originated: 02122/2017 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 Comment Number: 10 Comment Originated: 02122/2017 02122/2017: 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 adtl 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. RESP�NSE: To be addressed at Final. Comment Number: 11 Comment Originated: 02/22/2017 0212212017: On the Lighting Plan, the ordering information on sheet 6 needs to be added to sheet 7 on a per fixture basis. RESPONSE To be addressed at Final. Comment Number: 12 Comment Originated: 02122/2017 02/22/2017: On the Lighting Plan, please provide data that indicates all fixtures are "Dark Sky Compliant." RESPONSE: To be addressed at Final. Comment Number: 13 Comment Originated: 02/24/2017 � � 02I24/2017: In general, staff would like the applicant to consider finding ways to encourage informal gathering in plaza. Please consitler 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 at Final, 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 Originatetl: 0210612017 02106I2017: 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 untler 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 tlisturbance and this being a larger common development, the State permits for stormwater will be required since the site is over an acre. If you neetl clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam fcqov.com RESPONSE: To be addressed �t F�nai, Contact: Wes Lamarque, 970-416-2418, wlamarque(a�fcqov.com Topic: General Comment Number: 2 Comment Originated: 02122/2017 0212212017: Stormwater is reatly 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 To be addressed at Final. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson(�a.fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/22/2017 02122I2017: 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 ,fcQov.com RESPUNSE Acknow�edged. Department: Water-Wastewater Engineering 0 � � Contact: Wes Lamarque, 970-416-2418, wlamarque(a�fcqov.com Topic: General Comment Number: 1 Comment Originated: 02122/2017 02/2212017: Please provide more separation from the water main and the porous pavers. RESPONSE: To be adtlressetl at Final. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgowna,fcqov.com Topic: General Comment Number: 1 Comment Originated: 02/22I2017 02/22I2017: No Comments 10