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Home My WebLink AboutPADS AT HARMONY - Filed CS-COMMENT SHEETS - 2007-11-28PROJECT COMMENT SHEET DATE: August 30, 2006 TO: Technical Services PROJECT PLANNER: Ted Shepard #26-06 PADS AT HARMONY — TYPE 11 Please return all comments to the project planner no later than the staff review meeting: September 20, 2006 Note - Please identify your redlines for future reference ❑ No Problems ❑ Problems or Concerns (see below, Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS —Plat —Site —Drainage Report —Other —Utility —Redline Utility —Landscape , or DMS) LOAN�p Aoy✓'" City of Fort Collins 6a Number. 35 Created: 6/27/2006 [6/27/061 Engineering staff believes that Snow Mesa should be dedicated as a public street meeting all City standards. Once accepted, the City would take over the maintenance responsibility for this street. In order to meet the intent of the Larimer County Urban Area Street Standards (LCUASS), which states that a public street shall terminate in a cul-de-sac, staff would encourage the use of a roundabout where Snow Mesa intersects the circulator drive. We feel that this would be the most ideal solution for providing the circulation and definition at the intersection. The roundabout should be designed to accommodate fire trucks and mobile homes. City staff does not believe that the existing pavement on Snow Mesa would meet our current standards, and it would be the applicant's responsibility to determine the existing pavement condition and cross-section if there is a desire to leave any pavement in place. Number: 36 Created: 6/27/2006 (6/27/06) The extent of the Harmony Road ROW dedication cannot be determined until a design is completed. Harmony School Shops has dedicated about 32 feet of ROW to the section line, and Bayer has dedicated about 40 feet. Your property will likely require something within the range of the adjacent properties. The easements necessary on the site will depend on the existing and proposed utilities and drainage. Harmony Rd. does not have a standard cross-section. All pedestrian use areas, if located outside public ROW, are to be placed in a dedicated public access easement. If you are able to functionally tie your design into existing adjacent sites, you do not need to provide the full 1,000 feet offstte design. The access to this property is intended to serve both the Harmony School Shoppes to the West and the Bayer property to the East The location of your proposed access is acceptable with regards to the plan, but we would not support the inclusion of any additional access points to the site, unless absolutely required by Poudre Fire Authority as a second point of Emergency Access. The concrete test section has been replaced. Number. 37 Created: 6/27/2006 [6/27/06] The design considerations that we would recommend for connectivity would be to ensure that access easements and emergency access easements are dedicated through the private drive. Additionally, coordinate with the adjacent property owners to the maximum extent possible to provide design solutions that work for all property owners. Staff is willing to assist in setting up the appropriate meetings with these owners. Department: PFA Issue Contact: Carle Dann Topic. Fire Number. 27 Created: 6/22/2006 16/22106] ACCESS: A fire lane is required. This fire lane shall be visible by painting and signage, and maintained unobstructed. 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: (1) Be designed as a Oat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. (2) Have appropriate maintenance agreements that are legally binding Page 3 Project Comments Sheet ia S City of Fort Collins Selected Departments Department: Date: September 22, 2006 Project: PADS AT HARMONY PDP - TPYE I Issue Contact: Marc Virata Topic: Construction drawings Number: 16 Created: 9/19/2006 (9/19/061 The spot elevations specified for the termination of the drive aisle into Harmony School Shops does not match the elevations called out on the Harmony School Shops plan, the proposed elevations are 6 inches lower than what Harmony School Shops shows. Number: 17 Created: 9/19/2006 [9/19/06] More information needs to be specified as to how sidewalk and curb and gutter of the new Snow Mesa street section ties into existing improvement within the mobile home community. Number: 22 Created: 9/19/2006 [9/19/06] The Snow Mesa Drive flowline profile should show the existing "flowline" of Snow Mesa to show how the project flowline grades ties into the existing. Number: 23 Created: 9/19/2006 [9/19/061 The Snow Mesa Drive flowline profile shows several vertical curve designs that fall short of standards. Number: 27 Created: 9/19/2006 [9/19/061 On the cross sections sheet please add right-of-way information on every cross section. Also, please add additional cross section across the Snow Mesa/Harmony intersection (10+00, 10+50, 11+00) to better understand how the intersection works. Number: 28 Created: 9/19/2006 [9/19/061 Eliminate the pavement thickness schedule information, or at least show the information for private areas only as pavement design information for public right-of-way is specified with the pavement design report. Number: 29 Created: 9/19/2006 [9/19/06) A concrete joint pattern detail is required for the roundabout. Number: 35 Signature Created: 9/20/2006 Date ` CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat k- Site Drainage Report Other_ Utility t' Redline Utility L'- Landscape Page i [9/201061 Ultimate Harmony Road designs need to be either done with the project or approved with the Bayer project prior to sign off on the construction drawings as verification that the setback defined on the Harmony Corridor Plan is being met and in addition, that the curb returns, signal poles, access ramps, and sidewalks for Snow Mesa Drive are in the proper location for the future widening. The curb return location on the northwest corner of the Harmony and Snow Mesa intersection doesn't appear to accommodate the future third through lane. Number: 37 Created: 9/20/2006 [9/20/061 Please ensure that an ultimate striping plan is provided along with the ultimate Harmony Road design and the interim striping includes the existing striping being tied into along the frontage of the property. Topic: General Number: 9 Created: 9/19/2006 [9/19/06] For the roundabout design the splitter islands need to be extended past the cross walks on the east and west movements to provide ped refuge. A splitter island also needs to be fully created on the north leg along with a crosswalk. - A cross Number: 10 Created: 9/19/2006 [9/19/061 The sidewalk along Harmony Road is intended for bicycles as well as pedestrians. Given that intention as specified in the Harmony Corridor plan, please eliminate the angular sidewalk designs and provide a smoother pathway. Number: 11 Created: 9/19/2006 [9/19/061 The retaining walls along the Harmony Road sidewalk are problematic if they are above the sidewalk grade (only the easternmost wall specifies top of wall/bottom of wall elevations) unless they are moved back 2' from the edge of walk in accordance with our sidewalk separation requirements. Are the retaining walls throughout the development all under 4'? Number: 12 Created: 9/19/2006 [9/19/061 The median on Snow Mesa heading out to Harmony Road needs to be extended past the crosswalk to provide pedestrian refuge as the crossing length of Snow Mesa exceeds crossing length distance requirements without a pedestrian refuge island. Number: 13 Created: 9/19/2006 [9/19/061 The amount of stacking provided for the right turn lane on southbound Snow Mesa falls short of standards and a variance request should be provided. Number: 14 Created: 9/19/2006 [9/19/061 The Harmony School Shops project incorporates a sidewalk along the north side of the drive aisle that connects to the property line. This project should ideally find a way to incorporate the sidewalk into its site design. Likewise a sidewalk is specified on one side of the drive aisle from Front Range Village to the property line. Again, how will the sidewalk system be continued onto this property? Number: 15 Created: 9/19/2006 [9/19/06] In general, the plans should be showing the designs of the Harmony School Shops and Front Range Village projects to ascertain how the project fits in context with the Page 2 two other projects. Also, how does the project fit with the mobile home park community to the north? Number: 18 Created: 9/19/2006 [9/19/06] There appears to be a small section of sidewalk that falls outside of the platted boundary at the northeast quadrant of the roundabout that should be in right-of-way or access easement. Number: 19 Created: 9/19/2006 [9/19/061 What sort of legal right is already in place or needs to be secured for the construction of Snow Mesa north of the platted boundary of the site? Number: 20 Created: 9/19/2006 [9/19/061 The additional widening of Harmony Road shows construction within Front Range Village property (until such time as the plat if filed for Front Range Village with additional Harmony Road right-of-way dedication). Number: 21 Created: 9/19/2006 (91191061 In conjunction with the two previous comments, letters of intent appear required from the mobile home park community and the Front Range Village developer for offsite construction. Number: 30 Created: 9/19/2006 [9/19/06] The interior of the roundabout may be landscaped only. The use of statues and other "art" won't be allowed as we do not wish to promote pedestrians from visiting the area. Number: 36 Created: 9/20/2006 (9/201061 The 80' setback requirement of the Harmony Corridor Plan appears to be adhered to east of Snow Mesa Drive, although there are several patios that encroach within the setback. The 80' setback west of Snow Mesa Drive I'm not clear on due to the lack of interim/ultimate striping information. I'll defer to Planning on whether the patio encroachments into the setback require some sort of modification, variance, etc. Number: 40 Created: 9/22/2006 [9/22/061 Our Pavement Management Engineer notes that the site has high swell soils and mitigation will be required in the pavement design for Snow Mesa. Topic: Plat Number: 26 Created: 9/1912006 [9/19/061 The 9' utility easement corridor is not being maintained along the west side of Snow Mesa with the building envelope #4 shown on the plans. Number: 39 Created: 9/22/2006 [9/22/061 Technical Services comments are attached with Engineering redlines. Page 3 Selected Issues Report (;1, of Pori Catlin% Date: 4/4/2008 PADS AT HARMONY PDP - TYPE I SELECTION CRITERIA: Status = All 6'II04.5 Department: Traffic Operations Issue Contact: Eric Bracke Topic: Traffic Number:2 Created:9111/2006 Pending [9/111061 1 have requested additional information regarding the saturation flow rates used for Harmony Road in the TIS. More to follow. Department: Transportation Planning Issue Contact: Kurt Ravenschlag Topic: General Number:31 Created:9/19/2006 Pending [9/19/06] Place any public sidewalk that is not in ROW in a Ped Access Easement (i.e. along Harmony Rd.) Number:32 Created:9/19/2006 Pending [9/19/06] Be sure to conveniently locate bike parking for all buildings. Number:33 Created:9/19/2006 Pending [9119/06] May want to locate HC parking in front of building containing medical office space. Number:34 Created:9/19/2006 Pending [9/19/06] Repeat engineering comment Vs: 9, 10 12, and 14 Page 1 PROJECT COMMENT SHEET r, DATE: August 30, 2006 TO: Engineering Pavement PROJECT PLANNER: Ted Shepard #26-06 PADS AT HARMONY - TYPE II Please return all comments to the project planner no later than the staff review meeting: September 20, 2006 Note - Please identify your redlines for future reference Q No Problems Problems or Concerns (see below, attached, or DMS) ,� : t I be R Pf o-W14 ; N 4e pac,e,.. ^4/ G!2 Z G Name (please CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape 6a C3tp of Fort Collins Citvof Fort Collins Current Planning DATE: August 30, 2006 TO: Engineering PROJECT COMMENT SHEET PROJECT PLANNER: Ted Shepard #26-06 PADS AT HARMONY — TYPE II Please return all comments to the project planner no later than the staff review meeting: September 20, 2006 Note - Please identify your redlines for future reference ❑ No Problems ❑ Problems or Concerns (see below, attached, or DMS) Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape City of Fort Collins Review Staff 281 N. College Avenue Fort Collins, CO 80521 Ref; Pads at Harmony Response to Comments Issues: Engineering #6 Standard utility plan submittal requirements will apply. Completed #7 Subdivision plat must be completed. Completed #8 Street oversizing fee will apply. Completed #9 Larimer County road impact fees will apply. Completed at time of building permit #10 Transportation Impact Study required at PDP Completed #11 Dedication of right of way for East Harmony Road. Completed- see plat #12 This development will be responsible for the repair and replacement of damaged curb, etc. if any exists. Future determination #13 Public Improvements built to LCUASS standards. Completed- see civil drawings #14 A Development Agreement will be required. Currently being finalized. #15 Development will be responsible for under -grounding of any existing overhead utility services that are property. Working with City staff on this issue. 1136 East Stuart Street, Suite 2040 Fort Collins, Co. 80525 ■ Phone: 970-472-8954 Fax: 970-472.8955 ■ iandimaoesafni.com ■ www.landimaaesinc.com ds P #16 Repayment of traffic signal. Working with City staff and adjoining property owners. #17 Development is responsible to repay improvements to Harmony Road. Working with City staff. #18 East Harmony Road is no longer a CDOT roadway. Understood. #19 Improvements to Snow Mesa Drive are necessary. Completed- see civil and site plans. Striping and necessary improvements have been designed with adjoining properties and a traffic circle proposed north of Harmony Road. Continuing to work with City staff. #20 A drive connection to property to the west. Completed- see site plan #26 Transportation Development Review Fees will apply to this project. Completed #34 Repay of traffic signal at Snow Mesa and Harmony Road. Working with City staff and adjoining property owners. #35 Dedication of Snow Mesa Drive as a public road. Completed- see plat. #36 Tieing right of way into Harmony School Shops and Bayer properties to the west and the east respectively. Completed- see plat. #37 Access easements and emergency access dedicated through private drive Completed- see plat and site plan. #27 A fire lane is required. Completed- see plat and site plan. #28 Fire hydrants must be the type approved by water district. Completed- see civil drawings. #29 Automatic fire sprinklers. Will be completed with architecture design. #31 Knox box to be mounted at each building. Will be completed with architecture design. #32 Address numerals shall be visible from street fronting the property. Working with City staff and will be completed with architecture design. #33 Commercial cooking and automatic fire extinguishing systems. Will be completed with architecture design. #21 Water quantity or quality detention. Working with City staff and the property owners to the east, but additional small detention ponds have been added within the Harmony Road bufferyard. See civil drawings. #23 Information on existing water/sewer mains has been provided previously. No additional comments. #24 Water main loop must be looped through the site from the Harmony School Shops to the Bayer site. Completed- see civil drawings. #25 Sewer connections to Harmony School Shops and to Harmony Mobile Home Park. Working with City staff and adjoining property owners. #1 Neighborhood sign district. Will be completed with or prior to architecture design. #2 Designation of Basic Industrial and Non -Retail Activity Center. Working with City staff and will be addressed with modification. #3 Need to plat property. Completed- see plat. #4 Light intrusion from a commercial center into the mobile home park. Working with City staff and adjoining property owners. The lighting design was conscious of the delicate nature necessary to satisfy the neighbors and City requirements. See narrative and lighting plan which is not able to take into account the existing mature cottonwoods and the additional landscaping being added by this development. #5 The two handicapped parking spaces should be moved closer to the building. Completed- see site plan. #1 Current Planning- Retail center and modification to Land Use Code. Working with City staff, adjoining property owners and will be addressed with modification proposal. #2 Current Planning- Parking limited to 5 spaces per 1000 s.f. of leasable area on eastern parcel designated as Neighborhood Commercial Shopping Center. Completed- Working further with staff to clarify necessary modifications. #3 Current Planning- Reluctant to support modification to the 80 foot setback along Harmony. Working with City staff. Lot depth and economics are the main issues with this modification. Please see Project Description for further details. #4 Current Planning- Connecting walkways along Harmony Road. Completed- see site plan. #5 Current Planning- Neighborhood meeting required. Completed. #6 Current Planning- Landscaping should provide screening for cars in bank drive thrus. Completed- Special attention was paid to bank drive thrus as well as service areas. Approximately 15% additional landscaping has been added due to modification to setback. #7 Current Planning- Architectural elevations Working with City staff and architects currently. 412.4gS5 RECEIVEI) w STAFF PROJECT REVIEW duN 3 0 nos V ME GINO CAMPANA BELLISIMO INC Date: 06/28/2006 3702 MANHATTAN AVE #201 FORT COLLINS, CO 80526 Staff has reviewed your submittal for HARMONY ROAD AND SNOW MESA DRIVE PRELIMINARY DESIGN REVIEW, and we offer the following comments: ISSUES: Department: Engineering Issue Contact: Dan DeLaughter Topic: General Number. 6 Created: 6/21/2006 [6/21/061 The standard utility plan submittal requirements will apply to this development. Number. 7 Created: 6/21/2006 [6121/06] A subdivision plat must be included as part of the PDP submittal documentation because this property has not previously been platted. Number. 8 Created: 6/21/2006 [6/21/061 Street oversizing fees will apply to this development request The fees are based on vehicle trip generation for the proposed land uses in the development plan. Please contact Matt Baker in Engineering at 224-6108 for detailed information on the fees. The fees will be collected at the time of issuance of building permits. Please note that, as with all fees, the Street Oversizing Fee may be adjusted on an annual basis. Number. 9 Created: 6/21/2006 [6/211061 The Larimer County Road Impact Fees will apply to development no this property. This fee is collected by the City of Fort Collins at the time of building permit issuance. Number 10 Created: 6/21/2006 16/21/061 A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your PDP submittal. Please contact Eric Bradte of the Traffic Operations Department at 224-6062, and Kurt Revenschlag of the Transportation Planning Department, at 416-2040, to determine what information will be needed in the TIS pertaining to Level of Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of transportation. Number. 11 Created: 6/21/2006 16/21/061 This property will have to dedicate additional street right-of-way (ROW) for East Harmony Rd. Also, the necessary easements (utility, drainage, emergency access, etc.) behind the ROW must be dedicated with the subdivision plat. Number. 12 Created: 6/21/2006 [6/21/061 This development will be responsible for the repair and replacement of any damaged curb, gutter, and sidewalk along its street frontages, if any exist. Number. 13 Created: 6/21/2006 [6/21/06] Any public improvements must be built according to the requirements set forth in the Larimer County Urban Area Street Standards (LCUASS). Please familiarize yourself with Page 1 Appendix Ell, the complete construction documentation. Checklist, in LCUASS as this development request will be subject to the requirements. Number: 14 Created: 6/21/2006 16/21/06] A Development Agreement (DA) and a Development Construction Permit (DCP) will be required for development on this property. Number. 1 S Created: 6/21/2006 [6/21/061 Development on this property will be responsible for the under -grounding of any existing overhead utility services that are along or on this property. An overhead utility line was moved to install the signal at the intersection. This project should underground or, at a minimum, provide conduit for future under -grounding. Number. 16 Created: 6/21/2006 (6/21/061 Development on this property will be responsible for a repay for the traffic signal that was recently installed at the intersection of Fast Harmony Road and Snow Mesa Drive. Number. 17 Created: 6/21/2006 [6121/06] Development on this property will be responsible for a repay for any necessary improvements to Harmony Road. This includes the dedication of ROW and the design and construction of the Improvements, plus the design of improvements for 1,000 feet off -site in both directions (east and west). Please coordinate with Stantec, the consulting engineer for Bayer Properties, as to how much of this design has been done so far. Number. 18 Created: 6/21/2006 16/21/06] East Harmony Road is no longer a Colorado Department of Transportation (COOT) roadway. The access control plan still applies, but it is now under the City of Fort Collins standards for design. Number. 19 Created: 6/21/2006 16/21/06] Improvements are needed to Snow Mesa Drive. Development on this property will be responsible for a reconfiguration of the access so that it works better, i.e. has an adequate left turn lane, a pedestrian crossing, and a pedestrian refuge if a median is used. Number. 20 Created: 6/21/2006 [6/21/06] A drive connection from the parking area in this development to the undeveloped property to the west is needed. Number. 26 Created: 6/21/2006 (6/21/061 Transportation Development Review Fees (TORF) will apply to this project and will be due at the time it is submitted for review. A TDRF application is available online at http:/twww.fcgov.com/engineering/dev-review.php Number: 34 Created: 6/27/2006 [6/27/06] The newly installed signal at Snow Mesa and Harmony was paid for by the Developer to the south. It is the applicants responsibility to determine whether or not a repay has been filed for the cost of the signal. The existing signal is intended to serve the existing conditions, but it may not be suitable to accommodate acceUdeccel lanes, landscaping and sidewalk necessary on your frontage. This will be a determination made when the project is submitted and we are able to review the design of Harmony. Page 2