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Home My WebLink AboutCAPSTONE COTTAGES - FDP - FDP150046 - CORRESPONDENCE - (4)Comment Number: 1 Comment Originated: 03/11/2016 03/11/2016: Based on the discussion on Wednesday, it sounds like the south side stop may be relocated if the sidewalk configuration is changed. If so please ensure that the stop area is connected to the sidewalk. I will need to review the stop again if changes are made. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson(a)fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/12/2016 01/12/2016: 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 Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals(a)fcgov.com Topic: General Comment Number: 3 Comment Originated: 01/13/2016 03/09/2016: Please place the streets in the parkway not behind the sidewalk. 01/13/2016: On sheet L5.0 Please include street trees along Duff Drive. Page 11 of 11 Comment Number: 36 Comment Originated: 03/10/2016 04/11/2016: This has not been corrected. The note needs to be exactly as shown in previous comment. 03/10/2016: Please change the name & note on all sheets showing International Boulevard to: International Boulevard (Final Name To Be Determined By City Council By Resolution). Please use this exact wording. See redlines. Topic: Plat Comment Number: 6 Comment Originated: 01/12/2016 04/11/2016: All reception numbers for documents recorded by separate document, must be added prior to producing mylars. 03/10/2016: All reception numbers for documents recorded by separate document, must be added prior to producing mylars. 01/12/2016: All reception numbers for documents recorded by separate document, must be added prior to producing mylars. Topic: Site Plan Comment Number: 9 Comment Originated: 01/12/2016 04/11/2016: This has not been corrected. The note needs to be exactly as shown in 01/12/2016 comment. 03/10/2016: The note needs to be exactly as shown in previous comment. 01/12/2016: Please change the name & note for the "Minor Arterial" to the following. International Boulevard (Final Name To Be Determined By City Council By Resolution). Please use this exact wording. See redlines. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson(oDfcgov.com Topic: General Comment Number: 2 Comment Originated: 01/13/2016 04/13/2016: 1 know this exists, and we discussed it at a meeting, but I still don't have a hard copy for the files. 01/13/2016: Can you provide a brief design report related to the roundabout? It would be helpful to have a summary document that bullets the key components, ICD, R values, truck turning templates, etc. We'll have striping comments at the design meeting on Thursday. Comment Number: 5 Comment Originated: 04/13/2016 04/13/2016: On sheet C937 for eastbound bike lane, please extend the solid bike lane stripe on the approach to 12th street to within 100 feet of the intersection. Just skip the last 100 feet. Comment Number: 6 Comment Originated: 04/13/2016 04/13/2016: 1 see the roundabout construction phasing plans. These should be for reference only, and ultimately work area traffic control plans will need to be submitted, reviewed and approved through the WATC permit process. Please contact Syl Mireles at 970-221-6815 or smireles@fcgov.com to begin planning for construction. Department: Transportation Planning Contact: Emma Belmont, 970-224-6197, ebelmont(dfcgov.com Topic: General Page 10 of 11 Comment Number: 16 Comment Originated: 01/12/2016 04/11/2016: There are line over text issues 03/10/2016: There are line over text issues 01/12/2016: There are line over text issues Comment Number: 17 See redlines. See redlines. See redlines. Comment Originated: 01/12/2016 04/11/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 03/10/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 01/12/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Topic: Construction Drawings Comment Number: 20 Comment Originated: 01/12/2016 04/12/2016: There are still some issues. See redlines. 03/10/2016: There are still some issues. See redlines. 01/12/2016: There are titles in the sheet index do not match the titles on the noted sheets. See redlines. Comment Number: 22 04/12/2016: There are line over text issues 03/11/2016: There are line over text issues 01/12/2016: There are line over text issues Comment Number: 23 Comment Originated: 01/12/2016 See redlines. See redlines. See redlines. Comment Originated: 01/12/2016 04/1212016: This has not been corrected. The note needs to be exactly as shown in 1/12/16 comment. 03/11/2016: Some sheet have this note shown incorrectly. The note needs to be exactly as shown in previous comment. 01/12/2016: Please change the name & note for the "Minor Arterial' to the following on all sheets showing the street. International Boulevard (Final Name To Be Determined By City Council By Resolution). Please use this exact wording. See redlines. Comment Number: 26 Comment Originated: 01/14/2016 04/12/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 03/11/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 01/14/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Comment Number: 30 Comment Originated: 01/14/2016 04/12/2016: There is text that needs to be rotated 180 degrees. See redlines. 03/11/2016: There is text that needs to be rotated 180 degrees. See redlines. 01 /14/2016: There is text that needs to be rotated 180 degrees. See redlines. Topic: Landscape Plans Comment Number: 12 Comment Originated: 01/12/2016 04/11/2016: This has not been corrected. The note needs to be exactly as shown in 01/12/2016 comment. 03/10/2016: The note needs to be exactly as shown in previous comment. 01/12/2016: Please change the name & note for the "Minor Arterial' to the following. International Boulevard (Final Name To Be Determined By City Council By Resolution). Please use this exact wording. See redlines. Topic: Lighting Plan Page 9 of 11 Comment Number: 10 Comment Originated: 04/12/2016 04/12/2016: STREET NAMES The proposed plan for street naming does not currently meet local standards. To be consistent with typical naming, each north -to -south drive should be named independently and east -to -west drive should be named independently. This would result in six unique street names being provided internal to the site. Ultimately, street naming will need to be approved by city GIS. Please contact Todd Reidenbach at 970-416-2483. Comment Number: 11 Comment Originated: 04/12/2016 04/12/2016: PRIVATE MAINTENANCE SIGN Please update private maintenance sign at four entry's to include fire hydrants and water utilities per engineering verbage. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamargue(a)jcgov.com Topic: General Comment Number: 14 Comment Originated: 03/09/2016 03/09/2016: The run-on area for the porous paver system is over the manufacturer recommended maximum by double. The concern is the maintenance and sustainability of these pavement systems may be compromised the the additional loading. Also, the sub -basins that drain onto the porous pavement may need some altering which may help reduce the run-on area. It appears that some of the roof tops that are planned to drain over the pavement system may not drain that way per the grading plan. Comment Number: 16 Comment Originated: 03/09/2016 04/13/2016: Reminder 03/09/2016: In Basin 14c, the private drive is designed to drain to the detention pond. The grading plan does not show a way for these flows to drain to the pond. Please revise. Comment Number: 17 Comment Originated: 03/09/2016 04/13/2016: Reminder 03/09/2016: Please provide and label all high point spot elevations for the grading around the structures. Comment Number: 21 Comment Originated: 03/11/2016 04/13/2016: Some of the rain gardens are on individual lots. These need to be in a drainage easement and maintained by the HOA. 03/11/2016: Please provide drainage easements for the rain gardens. Comment Number: 22 Comment Originated: 04/13/2016 04/13/2016: Please specify dimensions and type of riprap in the rain garden chase detail. Comment Number: 23 Comment Originated: 04/13/2016 04/13/2016: Please see other minor redlined comments. Department: Technical Services Contact: Jeff County, 970-221-6588, Icounty(r�fcgov.com Topic: Building Elevations Page 8 of 11 Comment Number: 6 Comment Originated: 01/12/2016 01/12/2016: Drawings show an electrical line along the north side of Lincoln, just south of the development. This needs to be double checked since our maps do not show any electrical on the north side of Lincoln, but rather on the south side. This could be telephone line since the drawings show telephone being feed in the area. Comment Number: 7 Comment Originated: 01/12/2016 01/12/2016: If any existing electrical lines need to be relocated to accommodate the round -a -bout, modification charges will apply. Comment Number: 8 Comment Originated: 01/12/2016 01/12/2016: Street lighting and electrical design will be done for the existing Lemay Ave. Once the new Lemay Ave is installed, modification charges will apply for the relocation of street lighting and electrical infrastructure. Comment Number: 9 Comment Originated: 01/12/2016 01/12/2016: Distinguish between City street lighting and private lighting on the landscape drawings. Some proposed City street lights are missing from the drawings. Contact Todd Vedder if a copy is needed for proposed street lighting. Local residential streets shall have one light at each intersection. If the intersection lights would exceed 320 feet apart on a straight street, mid -block lights shall be added so lights do not exceed 320 feet spacing. If the street has a curve, judgment shall be used to reduce the spacing to less than 320 feet. Shade trees are required to maintain 40 feet of clearance with street lights and ornamental trees are required to maintain 15 feet of clearance with street lights. (clearances is from the trunk of tree to light) Comment Number: 10 Comment Originated: 03/08/2016 03/08/2016: In regards to comment #5, it will be the responsibility of the developer/electrician to provide the secondary service from the transformer to the meter. This pertains to any single family attached units and where there is ore than one meter on a lot. Please contact Todd Vedder with any questions. Comment Number: 11 Comment Originated: 03/08/2016 03/08/2016: On sheet L2.0 there is a proposed street light on the northwest corner too close to an existing trees. Street lights need to maintain 40' separation from shaded trees and 15' separation from ornamental. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler(a)poudre-fire.orq Topic: General Comment Number: 8 Comment Originated: 04/12/2016 04/12/2016: FIRE LANE MARKING Additional No Parking - Fire Lane signage and red curbing is required per redlines. Refer to LUCASS detail 1418 for sign type and omit the language "by order of the Fire Marshal" and replace with directional arrows. Comment Number: 9 Comment Originated: 04/12/2016 04/12/2016: PRIVATE HYDRANTS A draft of the maintenance plan to address the private hydrant and utility infrastructure system has been submitted by Northern Engineering and is currently under review by the fire marshal. Page 7 of 11 Contact: Tim Buchanan, 970-221-6361, tbuchanan(cDfcgov.com Topic: Landscape Plans Comment Number: 27 Comment Originated: 03/08/2016 03/08/2016: The tree inventory and mitigation plan did not appear to the in the landscape plan set. Email this plan to the City Forester and also include the tree inventory and mitigation plan in the landscape plan. Comment Number: 28 Comment Originated: 03/08/2016 03/08/2016: Not all of the medians along Lincoln or new landscape area on the south side of Lincoln show up on the Landscape plan. Comment Number: 29 Comment Originated: 03/08/2016 03/08/2016: The locations of the Autumn Brilliance Serviceberry's closest to the round -about appear like they will cause a line of site problem for pedestrians crossing the street. Review and remove these from the plan if necessary. Comment Number: 30 Comment Originated: 03/08/2016 03/08/2016: To provide more tree diversity in the medians (not the round -about) explore the use of some Red Baron Crabapple or Chanticleer Pear. Department: Light And Power Contact: Todd Vedder, 970-224-6152, tvedder(a)fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/12/2016 01/12/2016: New development and system modification charges may apply. A link to our online electric fee estimator is below. hftp://www.fcgov. com/utilities/business/builders-and-developers/plant-investment-de velopment-fees/electric-development-fee-estimator?id=3 Comment Number: 2 Comment Originated: 01/12/2016 01/12/2016: Transformer and meter location needs to be coordinated with Light & Power. It is preferred to have the meters gained on one side of the building opposite from gas meters. Coordination is important since this is a congested site and power lines need to be separated by 10 feet from water lines and 3 feet from gas lines. Comment Number: 3 Comment Originated: 01/12/2016 01/12/2016: A C-1 form needs to be filled and a one -line diagram needs to be provided for the clubhouse in order to size the transformer properly. It is preferred to serve the clubhouse with single phase if possible. A link to a copy of our C-1 form is below. http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form. pdf Comment Number: 4 Comment Originated: 01/12/2016 01/12/2016: Please provide breaker panel sizing for each unit. Comment Number: 5 Comment Originated: 01/12/2016 01/12/2016: For any multifamily units, it will be the responsibility of the developer/electrician to provide the service from the transformer to the meter. Page 6 of 11 Comment Number: 546 Comment Originated: 03/09/2016 04/12/2016: The response of providing the stripe out area for the east median I don't think, necessarily addresses parks maintenance concerns with the largest median being the western median. We would want to get their weigh-in on this. 03/09/2016: At the last streetscape team meeting, it was brought up that Parks would want a pull out into the median along Lincoln west of the roundabout in order to better maintain the median. This does not appear to have been accounted for in the plans. Department: Environmental Planning Contact: Kelly Kimple, 970-416-2401, kkimple(aDfcgov.com Topic: General Comment Number: 1 Comment Originated: 01/11/2016 04/12/2016: This text still needs to be corrected. See redlines. 03/08/2016: On sheet L7.0 there is some text overlap in labeling the NHBZ. Please correct and also remove the redundant "the buffer zone", which comes after "the Natural Habitat Buffer Zone". The Natural Habitat Buffer Zone (NHBZ) will be referred to in the Development Agreement and will be used for purposes of the DA, future inspections, and for evaluating the overall establishment of the wetland and buffer; therefore, it should be labeled consistently and clearly on all plans. 01/11/2016: On all plans showing the mitigation wetland and associated buffer, please label more clearly to indicate the entire upland area around the wetland is the NHBZ. A logical boundary would be the gray -dashed existing stormdrain line. Please also provide a table of the area of the mitigation wetland, as well as the buffer. Comment Number: 3 Comment Originated: 01/11/2016 04/12/2016: As outlined in an email to Linda Ripley dated 3/3/16, the City will require a security for both the wetland creation and monitoring, as well as installation and establishment of the NHBZ around the compensatory wetland. The securities can be in the form of a letter of credit, bond letter, or escrow (cash or check), and are due at the time of DCP. Also, Environmental Planning did receive the monitoring plan Cedar Creek submitted, however, it does not include information on the mitigation plan and a cost estimate. Steve Long with Cedar Creek indicated that he would talk to Ripley Design Inc., about the cost estimate. The City will need two separate cost estimates; one for construction of the mitigation wetland and monitoring, and another for installation and establishment of the NHBZ, including labor, irrigation, materials, weed management and monitoring. It would be helpful too if Cedar Creek could include further detail in their monitoring plan regarding the project site, existing wetland conditions, wetland impacts, mitigation concept plan and map, timetable for construction of the compensatory wetland, as well as the cost and probability of success for the new wetland. Here's a link to a good example of a more complete wetland mitigation and monitoring plan: https://www-static. bou ldercolorado. gov/docs/bcc_wetland_mitigation_plan-1-20130 7051635. pdf 01/11/2016: As discussed, a mitigation and monitoring plan will need to be finalized to indicate how the wetlands will be installed and monitored to ensure success. This document will be attached to the development agreement. A letter of credit to ensure the wetlands and buffer can be replaced, should the success criteria not be met, will be required. Department: Forestry Page 5 of 11 Comment Number: 231 Comment Originated: 04/12/2016 04/12/2016: With the edge of pavement profiles provided for review, I'm seeing concerns of access ramps that would not meet the no more than 2% cross slope intersecting the public street. Please look at C920 for the access ramp at the northwest leg of the roundabout (2.35%) and C922 for the access ramp at the southwest leg of the roundabout (2.56%). In looking further at C933, the cross slope checks at the northwest length (2.5%), southwest leg (4.15%) and southeast leg (3.6) of the International/private drive appear to exceed 2%. Topic: General Comment Number: 525 Comment Originated: 01/13/2016 04/12/2016: 1 did not see this referenced on the site/landscape plans. In checking with PFA, they would want to see that the "Begin Private Maintenance" sign also discern that the fire hydrant/water system is part of this. It would seem the best approach is to have the sign itself be revised to "Begin Private Maintenance (Roads, Water/Sewer, Fire Hydrants)" 03/09/2016: 1 did find the detail for this on C706 of the civil, on sheet C200 please have the references refer to the detail.. I'm not sure I'm finding it being referenced on the site and landscape plans, but should be added as well. 01/13/2016: Carrying forward a PDP comment as unresolved, looking to have "Being Private Maintenance" informational signs at the entrances to the site off of the public streets. A detail should be added to the civil detail sheets, and their locations referencing the detail should be shown on the site/landscape and civil plans. Comment Number: 530 Comment Originated: 03/09/2016 04/12/2016: Carried over for reference, this language has been added to the working development agreement draft. 03/09/2016: We've received comments from the business property owners to the east (who have also contacted Larimer County, being not in City limits) regarding construction build -out of the project. They are looking to have the following occur with the construction of the project: "A barrier installed at the ends of Webster and Duff (and Link if necessary) prohibiting vehicle and pedestrian access through the FCBA subdivision. Perhaps a 4� orange fence across that entire area would work." �No Construction Access sign installed at Lincoln and Link." The City is OK with their requests and would want to verify if the Developer is amenable to these items, and their placing in the development agreement. Larimer County Engineering has indicated support of the items listed above as well, and with the second item occurring outside City limits, they are OK with the following input: "County is fine with a 6No Construction Access6sign being installed at Lincoln and Link, We would expect the Developer to install it. The sign should conform to MUTCD requirements and mounting posts need to meet break away requirements. They should also be required to obtain utility locates before installing the posts. We would not require it to be on plans. But if City requires it to be on the plans, it is not necessary for me to sign the sheet. Any questions at the time of installation can be directed to Bill Gleiforst, Larimer County Traffic Operations Manager at (970) 498-5707. There are no County permits required for the installation. " Page 4 of 11 Comment Number: 220 Comment Originated: 01/13/2016 04/12/2016: I'm still finding a few discrepancies between the spot elevation sheets and the flowine plan and profiles. West side of International just south of Duff (spot elevations wouldn't appear to be correct), south side of Webster east of International showing a 5.5% when no flowline profile grades exceed 2.65%. I'm still wondering if there's ADA issues with cross slopes at access ramps (beyond #206), Along Duff Drive across the driveway has a 4.3%, north side of Webster at International shows a 3.9%. In general are the access ramps being checked for not exceeding 2% along public rights -of -way? 03/09/2016: With the spot elevations not provided, some general concerns: On the west leg of Duff and International (C516) along Duff, the flowline grades shown on the spot elevations do not coincide with the plan and profile deisgn (grades of 5% and 20% when the plan and profile show in the .5 to 2% range,) Flowline grades shown on International's spot elevations also do not match the International flowline plan and profile (2.3% instead of .6%). Along Lincoln in front of South Clubhouse Drive the grades within the flowine are at .3% below the .5%, similarly along International at Cottage Drive, flowline grades fall below .5% There appear to be exceed of 2% cross slope for ADA at access ramps, such as crossing Webster at International, also at Cottage Drive at International, and the midblock private drive at Duff Drive. 01/13/2016: Intersection spot elevations are needed for the public streets intersections in accordance with Figure 7-27 and 7-28 of LCUASS. Comment Number: 265 Comment Originated: 01/13/2016 04/12/2016: 1 didn't see this in my submittal, if by chance it was provided to Martina/Traffic Ops, that's fine, I would just like to have a copy of it for our records. 03/09/2016: Can the report "Lincoln & International Roundabout Design Criteria and Calculation Package" please be signed and stamped as a document we can retain for the project? 01/13/2016: I'm presuming a report on the parameters used for the design of the roundabout will be provided and further discussion will occur on the Thursday morning meeting. Turning templates for emergency and WB-50 vehicles should be provided in the report, and how does a WB-67 track through the intersection? Comment Number: 206 Comment Originated: 03/09/2016 04/12/2016: There appears to still be the issue of the cross slope for the access ramps exceeding 2%. 03/09/2016: On sheet C507, there's a concern with a grade break exceeding .4% from 4.79% to 2.75% and 4.22% to 2.75% in the flowlines of Duff east of "International". Additionally, the cross slopes at the access ramps here would exceed 2% and not result in an ADA compliant crossing. Comment Number: 242 Comment Originated: 03/09/2016 04/12/2016: These three cross sections don't appear to be showing accurate information and not clear. 03/09/2016: STA 42+50, STA 43+00 and STA 43+50 should be showing the additional pavement widening that's being proposed along the north side of Lincoln Avenue. There should be a 4 foot recycled asphalt shoulder past the edge of pavement to help contain the new asphalt and provide some shy distance for the bikelane edge. Behind the shoulder should be 4:1 grading to tie back into existing. Page 3 of 11 Topic: Site Plan Comment Number: 2 Comment Originated: 03/08/2016 03/08/2016: SP 1: General Notes #5, change duplex to "two-family". Comment Number: 4 Comment Originated: 03/08/2016 03/08/2016: SP2/SP3: Project approved for 201 units and plan now shows 202. aAd line to describe extra unit is part of maintenance building. Comment Number: 14 Comment Originated: 04/12/2016 04/12/2016: SP1 - Update general notes to include any new language from word file provided. Add description for two family unit in legend. Comment Number: 15 Comment Originated: 04/12/2016 04/12/2016: SP2-SP4 - Show sidewalk lines see redlines. IN residential unit summary table, add line description for extra unit (202) that is part of maintenance building. Comment Number: 16 Comment Originated: 04/12/2016 04/12/2016: SP5 - show edge of pavement on Lincoln sidewalk at bollard. Comment Number: 17 Comment Originated: 04/12/2016 04/12/2016: SP6 - add details for other building types. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirataPfcaov.com Topic: Construction Drawings Comment Number: 205 Comment Originated: 01/13/2016 04/12/2016: Carried over for reference, with the understanding that an offsite easement will be obtained from the property owner to the north. 03/09/2016: The response indicates the grading has been revised to be within right-of-way or within a grading easement. Is a grading easement specifically being identified as the grading plans don't appear to depict an easement. The grades within right-of-way are not meeting at least a 4:1 slope however and would need to be revised (which would likely then require the grading easement). The cross section at 31+50 again shows the need for some sort of grading easement from the property owner to the east. 01/13/2016: The cross sections for Duff Drive show grading past the platted right-of-way for Duff Drive along the north and would require an offsite grading easement. Note that the right-of-way from STA 27+50 on is not depicted for the north side as well as the south side east of the new minor arterial. Offside grading easement might be needed for the south side of Duff Drive east of this property. Page 2 of 11 Fort Collins April 15, 2016 Linda Ripley RIPLEY DESIGN INC. 401 WEST MOUNTAIN AVE Fort Collins, CO 80521 RE: Capstone Cottages, FDP150046, Round Number 3 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/developmentrevlew 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, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray(ZDfcgov.com Topic: Building Elevations Comment Number: 21 Comment Originated: 04/12/2016 04/12/2016: Need building elevations for clubhouse. Topic: General Comment Number: 22 Comment Originated: 04/13/2016 04/13/2016: Utility Plans - see redlines for sidewalk connections. Comment Number: 23 Comment Originated: 04/15/2016 04/15/2016: After the 3rd round of FDP review, staff is prepared to allow an informal PDF round of review prior to mylars. Please coordinate with me to get new routing sheet for remaining staff with comments. I will set a 2 week review depending on when we get submittal package. the actual time needed for review will depend on accuracy of revised plans. Topic: Landscape Plans Comment Number: 7 Comment Originated: 03/09/2016 03/09/2016: 1-7: 1 am not sure what the 4 blank rectangles are in the median? Comment Number: 18 Comment Originated: 04/12/2016 04/12/2016: L1 - Update Forestry Notes all pages with file provided. Comment Number: 19 Comment Originated: 04/12/2016 04/12/2016: L2, L3 - Sidewalk connections see redline. Comment Number: 20 Comment Originated: 04/12/2016 04/12/2016: L10, L14 - Update notes per file provided. Page 1 of 11