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HomeMy WebLinkAboutFAITH FAMILY HOSPITALITY TRANSITIONAL HOUSE - PDP - PDP160044 - CORRESPONDENCE - REVISIONS01/04/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: All text masked. See sheet A1.1 Department: Water -Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/30/2016 12/30/2016: It does not appear that there are any proposed changes to water or sewer services. Please advise if this changes. Response: Noted, this is correct. Comment Number: 2 Comment Originated: 12/30/2016 12/30/2016: Has the sewer service(s) been located? There may not be proposed changes; however, its location may have impacts on the proposed pavers and dry well, and the service(s) need to be located. It is likely that the service(s) tie to the sanitary main in the alley. There is a manhole behind 321 and it is shown to be relatively shallow at 4.4' deep. The TV report for this main shows a tap in the direction of this property 87.8' north of the manhole. It also shows capped wyes at 4.6' and 83.1'. It is also possible that the service(s) tie to the sanitary main in Sherwood. From the manhole in front of these lots, the TV report shows there is a tap in the direction of this property 50.4' north of the manhole. Hopefully this information will be helpful in located the service(s); please let me know if I can assist with any additional information. If the existing service(s) are clay, it is recommended to update the service(s) to PVC as a part of this project. This would replace the clay services that are susceptible to more issues than PVC prior to the paving of the alley and placement of the paver parking lot and save from potential future repairs that would be made more difficult and costly by the addition of pavements. If the service(s) are to be under the paver parking lot, it is worth considering insulation in this area due to the shallow depth beneath the paver cross section. Response: A 4" PVC sanitary sewer service was located and there is no conflict with the paver system. See utility plan for location. Department: Zoning Contact: Ryan Boehle, 970-416-24019 rboehle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/30/2016 12/30/2016: One parking space needs to be designated for handicap use and be designated as a van accessible space, and must be 8' wide and have an 8' wide access aisle. Response: Southeast parking stall updated to meet these standards. See sheet A1.1 Comment Number: 2 Comment Originated: 12/30/2016 12/30/2016: A trash enclosure needs to be designated on the drawings, and be designed to allow a walk-in access separate from the main service gates. Response: Trash enclosure coordinated with Gallegos Sanitation and shown on Site Plan, see sheet A1.1. ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX'. Response: The benchmark statement now matches the above format. Comment Number: 10 Comment Originated: 01/04/2017: Please change the legal description as marked. See redlines. Response: The legal description has been updated as marked. Comment Number: 11 Comment Originated: 01/04/2017: All benchmark statements must match on all sheets. Response: The benchmark statement now match on all sheets. Comment Number: 12 Comment Originated: 01/04/2017: There are line over text issues. See redlines. Response: Line over text issues have been resolved. Comment Number: 13 Comment Originated: 01 /04/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: All applicable text has been masked. Comment Number: 14 Comment Originated: 01/04/2017: The Horizontal Control Plan (Sheet 4 C2.0) is numbered incorrectly. Response: The Horizontal Control Plan is now labeled properly. Comment Number: 15 Comment Originated: 01/04/2017: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that this be done by adding property corner values to each sheet, or showing the property corner values on the horizontal control plans and adding a note to each sheet with coordinate values. Response: The coordinates of the property corners have been added. 01/04/2017 01/04/2017 01/04/2017 01/04/2017 01/04/2017 01/04/2017 Comment Number: 16 Comment Originated: 01/04/2017 01/04/2017: There are sheet numbering issues. See redlines. Response: The sheet number issues have been resolved. Topic: Landscape Plans Comment Number: 4 Comment Originated: 01/04/2017 01/04/2017: There are line over text issues. See redlines. Response: Line over text issues corrected. See sheet A1.2 Topic: Site Plan Comment Number: 1 Comment Originated: 01/04/2017 01/04/2017: Please add a legal description for the project property. Response: Legal description added, see sheet A1.1 Comment Number: 2 Comment Originated: 01/04/2017 01/04/2017: There are line over text issues. See redlines. Response: Line over text issues corrected. See sheet A1.1 Comment Number: 3 Comment Originated: 01/04/2017 Response: This note was added to the requested sheets. Comment Number: 6 Comment Originated: 12/23/2016 12/23/2016: In the Drainage Report, in the 2nd paragraph of I.B, discuss the site's location within the City -regulated 100-year Old Town Basin floodplain. Response: The site's location within the 100-year Old Town Basin floodplain has been discussed in the drainage plan. Comment Number: 7 Comment Originated: 12/23/2016 12/23/2016: In the Drainage Report, reference the FEMA FIRM Panel #, and include a copy with the site highlighted or outlined. Response: The FEMA FIRM Panel has been added to the drainage report. Comment Number: 8 Comment Originated: 12/23/2016 12/23/2016: In the Drainage Report, describe the buildings location within the floodplain, and its proposed use. Response: The building location with the floodplain has been added to the drainage report. Comment Number: 9 Comment Originated: 12/23/2016 12/23/2016: Please be reminded that if the existing buildings are remodeled, a floodplain use permit will be required. If the cost of the remodel is equal to or greater than 50% of the value of the existing structures (land costs are not included in the valuation), the building will have to be brought into compliance with the safety requirements of the City's floodplain regulations. Response: Noted — this will be evaluated when cost of remodel is known. Department: Technical Services Contact: Jeff County, 970-221-6588, *county Cfcgov.com Topic: Building Elevations Comment Number: 5 Comment Originated: 01/04/2017 01/04/2017: There are text over text issues. See redlines. Response: Text over text issues fixed. See sheets A5.1, A5.2, A5.3 Comment Number: 6 Comment Originated: 01/04/2017 01/04/2017: There are line over text issues. See redlines. Response: Text over line issues fixed. See sheets A5.1, A5.2, A5.3. Topic: Construction Drawings Comment Number: 7 Comment Originated: 01/04/2017 01/04/2017: The titles need to match the other plan sets. Response: The title is now consistent with the other plan sets. Comment Number: 8 Comment Originated: 01/04/2017 01/04/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: The sheet titles now match the sheet index. Comment Number: 9 Comment Originated: 01/04/2017 01/04/2017: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION Magnolia and Olive. While it is relatively clear that runoff from the southern portion of the alley is routed to Magnolia thru the proposed curb and gutter, it is not clear what happens in the northern portion of the alley where the proposed paving stops. It is important to show that runoff from this northern section is properly routed and will not cause adverse impact to adjacent properties. Response: Drainage calculations for the alley have been added to the rational method spreadsheets. See Section IV of the drainage report for discussion on alley drainage and its effect on adjacent properties. Contact: Jesse Schlam, 970-218-2932, 1schiam@fcgov.com Topic: Erosion Control Comment Number: 10 Comment Originated: 12/27/2016 12/27/2016: The site disturbs more than 10,000 sq. ft., therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; an Erosion Control Plan (Based upon redlines), an Erosion Control Report (Based upon redline comments), and an Escrow / Security Calculation (Not submitted). If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ ischlam@fcgov.com Response: The Erosion Control Plan and Report have been updated per comments. Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 1 Comment Originated: 12/23/2016 12/23/2016: On the Site Plan, show the floodway boundary and label the floodway and the flood fringe. Response: F000dway and flood fringe shown and labeled on site plan. See sheet Al Comment Number: 2 Comment Originated: 12/23/2016 12/23/2016: On the Site Plan, add a note stating that Critical Facilities, as defined in Section 10-16 of City Code, are prohibited. Response: Note added. See sheet A1.1 Comment Number: 3 Comment Originated: 12/23/2016 12/23/2016: On Sheets C3.0, C4.0 and C5.0 of the Utility Plans, add a note stating that a floodplain use permit will be required before beginning any construction activities (remodel the existing building, driveways, sidewalks, parking lot, utility work, landscaping, etc.) in the City -regulated 100-year floodplain. Response: This note was added to the requested sheets. Comment Number: 4 Comment Originated: 12/23/2016 12/23/2016: On Sheets C3.0, C4.0 and C5.0 of the Utility Plans, add a note stating that a no -rise certification will be required before beginning any work (driveways, sidewalks, utility work, landscaping, etc.) in the City -regulated 100-year floodway. Response: This note was added to the requested sheets. Comment Number: 5 Comment Originated: 12/23/2016 12/23/2016: On Sheets C3.0, C4.0 and C5.0 of the Utility Plans, add a note stating that storage of equipment and materials is not allowed within the 100-year floodway. Comment Number: 10 Comment Originated: 01/03/2017 01 /03/2017: The following comments relate to changes/edits to project drawings: Response: See individual comments for responses. Comment Number: 11 Comment Originated: 01/03/2017 01 /03/2017: Please provide a project data table on the site plan. See electronic example of the types of information that should be presented on this drawing: Response: Data table provided. See sheet A1.1 Comment Number: 12 Comment Originated: 01/03/2017 01/03/2017: Please add the standard City site plan and landscaping notes to each respective drawing. An electronic copy of these notes will be emailed with the final comment letter. Response: City standard site plan and landscape plan notes added. See sheets A1.1 & A1.2 Comment Number: 13 Comment Originated: 01/03/2017 01/03/2017: On the site plan, please dimension and label the following dimensions: - Setback from the front property line to the closest point on the building or front porch. - Setback from the alley to the nearest parking stall. - Side setbacks from side property lines to the nearest building walls. - Width of the two front driveways and the southern walkway leading to the primary front entrance. Response: Dimensions added. See sheet A1.1 Comment Number: 14 Comment Originated: 01/03/2017 01/03/2017: Please update the landscape plan to include the information from the on -site tree audit with the City foresters. Please label each tree (or number with a corresponding table) the species, size, condition, and mitigation value for each tree, and that each tree will be protected in place. Response: Information from on -site tree audit added to Landscape Plan. See sheet A1.2 Comment Number: 16 Comment Originated: 01/03/2017 01/03/2017: Add a note/arrow on the site plan that the alley from the northern property line to Magnolia Street is to be paved as part of the project. Response: Note / arrow added to site plan. See sheet A1.1 Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcqov.com Topic: General Comment Number: 11 Comment Originated: 12/30/2016 12/30/2016: Please see redlined plans and drainage report. Response: The redlines from the Utility Plan and drainage report have been Addressed. Comment Number: 12 Comment Originated: 12/30/2016 12/30/2016: For final, the depth required to reach well -draining soils will need to be specified for the dry well. Response: The dry well is to be 8' deep due to the well -draining soils being below the water table. The infiltration calculations in Appendix B were based on an 3/10/17 email from Soilogic (attached). Comment Number: 13 Comment Originated: 01/05/2017 01/05/2017: Please document the change in runoff due to the proposed alley paving and provide discussion of how runoff from the alley will reach either Comment Number: 4 Comment Originated: 01/03/2017 01/03/2017: For the modification request relating to group home maximum number of residents and separation requirements, please specify an exact number of maximum residents (excluding supervisors/staff). For the group home separation distance, please provide any information on the name of the other nearby group home, its number of residents, and the population served. Part of staff6s analysis of the modification request will likely include if/how the types of group home residents and services differ, their on -site or nearby management services and practices, and the recent history of the two sites6 concurrent operation. Response: See modification request for this detailed information (information within floor area modification) Comment Number: 5 Comment Originated: 01/03/2017 01/03/2017: Although there is no bike parking requirement for group homes, what is your experience with families and bike usage? Does it make sense to provide indoor or outdoor bike storage space for residents? Response: Enclosed bike storage will be provided in existing shed on -site. Comment Number: 6 Comment Originated: 01/03/2017 01/03/2017: Information should be provided on the maximum number of adult driving residents per family. Parking rates are determined by the number of on -site employees or managers, and the number of driving adults. Its likely the 6-8 spaces currently shown meet this requirement, but we will need to verify once the number of driving adults is known. Response: This is addressed in the modification request. There are seven families with 50% of guests having vehicles, requiring 4 parking spaces for guests and one for resident manager for total of 5. 8 parking stalls have been provided. Comment Number: 7 Comment Originated: 01/03/2017 01/03/2017: One parking space must be designated for handicap use. This stall dimension must be a minimum of 13-feet wide and marked with a sign. Given the necessary stall dimensions and need to provide a space as close as possible to accessible entrances, it likely makes the most sense to designate the southeast driveway as the handicap parking spot. Response: Southeast parking space designated and sized for ADA parking. See Sheet A1.1 Comment Number: 8 Comment Originated: 01/03/2017 01/03/2017: If the rear parking area remains its current size of 6 spaces or more, a rear setback of 5-feet from the alley is required. Adjustments will also be needed to meet parking lot perimeter screening. Landscaping should be placed in front of each stall for its full length to help block headlights and within the 5-foot setback area between the alley and parking stalls. Response: 5'-0" setback provided. Landscaping added to bring design into compliance. See sheets A1.1 & A1.2 Comment Number: 9 Comment Originated: 01/03/2017 01 /03/2017: Repeat comment with Environmental Planning: Identify on the site plan the location of any existing outdoor lighting or any newly -proposed lighting. If new lighting or light fixtures are proposed, we will need catalog cut -sheets of the light fixture details. All light fixtures must fully -shield the light source and be down -directional. Response: Existing lighting locations identified. No new lighting, only relocated due to existing fence being moved 4'-0". > 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: Noted, the fire sprinkler system is existing, and the on -site use isn't changing. Comment Number: 3 Comment Originated: 12/29/2016 12/29/2016: WAYFINDING As previously indicated in prior conversations, it's critical that police, fire, and ambulance personal are able to quickly and efficiently locate individuals in the event of an emergency. With 7 families in residence, it's still unclear how this problem will be mitigated. A plan will need to be submitted to PFA for review and approval. This plan my include a system of wayfinding signs directing personnel to the correct entrance or entrances, or it may include an operational component involving on -site staff. In any event, the operational plan or means of wayfinding will need to be dependable and consistent so as to be reliable for any call to 911. Further details are required. Response: Plan is being developed and will be submitted to PFA for review and approval. Comment Number: 4 Comment Originated: 12/29/2016 12/29/2016: GATING It's not clear if or how gating will control access to different parts of the facility but should they be in the path of fire access, they may need to be fitted with an approved lock, such as a Knox Padlock. Additional information is requested. Response: The front of the building is accessible (no gates present). The gates in the backyard fence will only have latches, not locks. Department: Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcqov.com Topic: General Comment Number: 1 Comment Originated: 01/03/2017 01/03/2017: Please edit the modification request narrative for floor area to include the specific requirement for maximum floor area permitted (7,600 sf on a 19,000 lot), and the current size of the structure (listed as 8,974 sf on the application). Response: Modification request edited to reflect this. Comment Number: 2 Comment Originated: 01/03/2017 01/03/2017: Verify what amount of the building square footage falls on the rear half of the lot so the rear lot floor area ratio can be found. There is a Land Use Code requirement that would limit the size of a new structure to 33% of the size of the rear half of the lot, or 3,135 sf. If the existing building exceeds this size on the rear half, a separate modification request for this standard must also be submitted. Response: The rear lot floor area ration is acceptable, no modification request required. See chart sheet A1.1 for Rear Lot FAR Comment Number: 3 Comment Originated: 01/03/2017 01/03/2017: Verify the height of the building walls and eaves at their closest points to the side lot lines. This information is needed to determine if a modification is required for maximum wall height at the side lot setbacks. If the existing building is located at the 5-foot side yard setback, the maximum building height is limited to 18-ft in height. Response: A very limited area encroaches on the maximum wall height at the side lot setback. This information will be included in the modification request. Response: The sidewalk chase is to be reconstructed using Fort Collins Detail D-1013. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fc-qov.com Topic: General Comment Number: 1 Comment Originated: 01/03/2017 01/03/2017: If the applicant anticipates any changes to the existing electric services then electric development and system modification charges may apply. Please contact Light and Power Engineering if changes are anticipated. Response: Noted Comment Number: 2 Comment Originated: 01/03/2017 01/03/2017: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov,com/utilities/business/builders-and-developers Response: Noted Department: Outside Agencies Contact: Ryan Mounce, 970-224-6186, rmounce@fcqov.com Topic: General Comment Number: 1 Comment Originated: 01/03/2017 01/03/2017: Note from Don Kapperman, Comcast, 970-567-0245: Applicant will need to place 2" conduit from house out to Comcast pedestal for service (see attachment). Response: A note has been added to sheet C2.0 to place 2" conduit for telephone service. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 12/29/2016 12/29/2016: GENERAL FIRE ACCESS Perimeter fire access is required to within 150ft of all exterior portions of the facility. Perimeter access is lacking by approximately 100ft; however, as it is equipped with a fire sprinkler system and sprinkler heads are being upgraded to a quick reaction type, the out of access condition is considered acceptable. Please note: A two inch copper fire line is noted on the plans. Fire supply lines are typically 4" or 6" and hydraulic calculations will need to support the 2" line. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Response: Noted, the fire sprinkler system is existing, and the on -site use isn't changing. Comment Number: 2 Comment Originated: 12/29/2016 12/29/2016: WATER SUPPLY There are hydrants to the north and south of the facility on Sherwood meeting minimum hydrant location requirements, however it is unknown if those meet required flow specifications. It's the responsibility of the applicant to verify volume and pressure. Code Language provided below: city engineers. Per 2/23/17 email from Mark Ragasa (attached). The roll-over curb now matches LCUASS Detail 702 Comment Number: 11 Comment Originated: 01/03/2017 01/03/2017: How will the proposed alley flowline tie into the existing flowline in South Sherwood Street? Will the new driveway be reconstructed? Response: The access to the alley will be reconstructed to match the flowline of the alley. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, rverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/28/2016 12/28/2016: Please add all relevant standard notes to the site and landscape plans. City of Fort Collins standard notes can be found here: http://www.fcgov.com/developmentreview/pdf/C FC-Standard-Notes. pdf In particular, please add the Site Plan Notes, Tree Protection Notes, General Landscape Notes, and Floodplain and Floodway Notes. Response: All relevant standard notes have been added to the site and landscape plans. See sheets A1.1 & A1.2. Comment Number: 2 Comment Originated: 12/28/2016 12/28/2016: Please add the following note to the site plan, horizontal control plan, grading plan, and drainage and erosion control plan: "All existing trees to be protected in place." Response: Note added to site plan. See sheet A1.1, C2.0, C3.0, and C4.0. Comment Number: 3 Comment Originated: 12/28/2016 12/28/2016: Is any new exterior lighting proposed as part of this project? If so, please provide a photometric plan and manufacturer cut sheets for all proposed light fixtures. Staff recommends LED light fixtures with a color temperature of 3000 degrees Kelvin or less, and light fixtures must be full -cutoff and down -directional. Response: No new lighting proposed. Existing lighting on a current fence will be relocated to new fence approx.. 4'-6" away. Department: Forestry Contact: Molly Roche, , mroche@fcqov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 01/05/2017 01 /04/2017: Please include Tree Inventory information (species, size, and condition) on the Landscape Plans. Response: Tree Inventory information provided. See sheet A1.2. Department: Internal Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/03/2017 01/03/2017: Comment from Clint Wood, Streets, 970-416-2173: Repair existing sidewalk chase and curb to LCUASS standards (NE corner of parcel #2). to overhang into the public ROW. If this is needed for parking numbers, the driveway will need to be expanded. If it will not be used, the driveway will need to be removed. Response: The existing parking spot in the northeast corner is to be expanded and the access to remain. Comment Number: 4 Comment Originated: 01/03/2017 01/03/2017: Setback requirements for public alleys will need to be a minimum of 3' from the ROW. It appears that the first parking setback is less than 3'. Please adjust the parking lot design to meet this minimum setback requirement. Response: The parking lot design has been modified. See sheet A1.1 & civil drawings for new parking lot layout. Comment Number: 5 Comment Originated: 01/03/2017 01/03/2017: Per the Land Use Code, all overhead utilities must be undergrounded. If this can't be done, a modification of standard is needed and utility conduits will need to be provided. Response: The existing overhead utilities appear to be already undergrounded, if not the overhead utilities will need to be undergrounded. Per 3/15/17 email from Mark Ragasa (attached) if the utilities are already undergrounded no other actions are required. Comment Number: 6 Comment Originated: 01/03/2017 01/03/2017: Please label all ROW lines clearly. Response: All ROW lines have been clearly label on the Site and Utility Plans. Comment Number: 7 Comment Originated: 01/03/2017 01/03/2017: The existing sidewalk chase along South Sherwood Street currently does not meet City standards. This sidewalk chase may need to be replaced to meet standards. Response: The sidewalk chase is to be reconstructed using Fort Collins Detail D-10B. Comment Number: 8 Comment Originated: 01/03/2017 01/03/2017: Please provide spot elevations at the dry well, the swale and the chase to ensure that drainage is being adequately conveyed. Response: Spot elevations have been added to the dry well, swale, and chase. Comment Number: 9 Comment Originated: 01/03/2017 01/03/2017: Please work with Stormwater to determine what the requirements will be for the proposed drywell. This may need to be within a drainage easement. Response: Per Dan Mogen at the comment review meeting, a drainage easement will not be needed for the proposed drywell. Comment Number: 10 Comment Originated: 01/03/2017 01/03/2017: The alley design will need more work. Minimum flowlines are 0.5%. Minimum cross slopes are 2%. The rollover cur b and gutter that needs to be used is LCUASS Detail 702. The alley should be designed to accommodate a 20' cross section from back of curb to back of curb (concrete border). Currently only a 15' cross section is being proposed. Response: The alley design has been updated with a minimum flowline slope of 0.5%, a minimum cross -slope of 1.5%, and a cross section of 19'. The variances from the comment have been approved by Fort Collins 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 January 26, 2017 Annette Zacharias FAITH FAMILY HOSPITALITY 300 E OAK ST Fort Collins, CO 80524 RE: Faith Family Hospitality Transitional House, PDP160044, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/03/2017 01/03/2017: Please refer to redlines for various Utility Plan comments and cleanup. Response: The redlines from the Utility Plan have been addressed. Comment Number: 2 Comment Originated: 01/03/2017 01/03/2017: Will the project be proposing to replat the property? This project is responsible for dedicating the required easements needed for this site. A 9' Utility Easement along South Sherwood Street and an 8' Utility Easement along the alley are required. Also, plans show a fire service crossing lot lines. A utility easement is needed for this to occur. Response: The property will not be replated. A 9' Utility Easement along South Sherwood Street and an 8" Utility Easement along the alley will be dedicated per separate document. A utility easement will also be dedicated for the fire service line crossing the property line. (See attached legal descriptions.) Comment Number: 3 Comment Originated: 01/03/2017 01/03/2017: Will vehicles be using the existing driveway at the northeast portion of the project? Currently a driveway exists, however the existing driveway isn't deep enough. Vehicles parked within that paved service appear