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Home My WebLink AboutTHE DISTRICT @ CAMPUS WEST - PDP - PDP120003 - SUBMITTAL DOCUMENTS - ROUND 2 - REVISIONSFebruary 29, 2012 Mr. Ted Shepard City of Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80521 Dear Ted, Responses to City staff comments for The District at Campus West, PDP120003, Round Number 1 follow. In addition to the revised drawings we have included one set of color rendering perspective views. These have also been provided on a CD for your use. If you need more printed copies please let us know. If you have any questions regarding these responses or any other issues related to this project, please feel free to contact us. Linda Ripley, Ripley Design Inc. responses in red 970-224-5828 Nick Haws, Northern Engineering responses in blue 970-221-4158 Comment Summary: Department: Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/19/2012 02/19/2012: Building Two contains two distinct uses, dwelling units and structured parking. Therefore, it is a mixed-use building and would be subject to the build-to line requirements per Section 3.5.3 rather than the residential setback requirements of Section 3.5.2. The same could be said for Building One as it contains the clubhouse and amenities in addition to dwelling units. Perhaps the leasing office could be added in order to strengthen the mix. Therefore, as with Building Two, Building One is subject to the build-to line and not the setback line. Building Three, however, appears to contain dwelling units only and, therefore, would be subject to the setback standards and the proposed Modification to Section 3.5.2. Our understanding is that Buildings One and Two meet Section 3.5.2 because they are considered Mixed- Use Buildings. Building Three will still require a Modification for Setbacks along Bluebell Street, Plum Street and Aster Street. The Modification Requests have been revised accordingly. Comment Number: 2 Comment Originated: 02/19/2012 02/19/2012: Regarding the Request for Modification for Building Three to Section 3.5.2, it appears that the most valid justification is the equal-to-or-better-than criterion of Section 2.8.2(H) (1). In your analysis, under justification number four, regarding the invisible right-of-way line, this justification should be moved under the aforementioned criterion. The Modification Request has been revised. Comment Number: 3 Comment Originated: 02/19/2012 02/19/2012: On the site plan, a connection to the north is indicated at the north terminus of the access drive to the parking structure. This connection is laudable. Could you please provide information as to what this connection ties into on the Sunstone side of the property line. The attached sketch shows the relationship between the existing and proposed pedestrian connection between the Sunstone Condominiums and the District project. So far we have been unsuccessful in our attempts to contact the Sunstone Condominium Association. Department: Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 4 Comment Originated: 02/19/2012 02/19/2012: Current Planning supports the adjustments to the widths of parkways and sidewalks offered by Engineering. Acknowledged. Comment Number: 5 Comment Originated: 02/19/2012 02/19/2012: On the landscape plan, please label the "Enhanced Transit Stop Pull-in." Label has been added. Comment Number: 6 Comment Originated: 02/19/2012 02/19/2012: On the architectural elevations, in order to match the project narrative with the character elevations, please provide a cornice detail, with dimensions. Cornice detail has been provided. Comment Number: 7 Comment Originated: 02/19/2012 02/19/2012: On the architectural elevations, it is unclear as to the exterior material for the ground floor elevation for Building Two. Is this material to be different from stone? The proposed material for the clubhouse portion of building one will be either synthetic or real stone, but will look different than the stone veneer on the rest of the building in both color and pattern. Comment Number: 8 Comment Originated: 02/19/2012 02/19/2012: On the architectural elevations, please indicate the depth of the balconies. Staff would be concerned if these balconies were merely of the "Juliet" variety. The balconies are approximately 3 feet in width. Comment Number: 9 Comment Originated: 02/19/2012 02/19/2012: Staff is concerned about the present depiction of the north character elevation of the parking structure. In the middle, there is a considerable gap in the deployment of masonry. The use of the masonry materials should be consistent across the entire north elevation. And, there appears to be no cornice treatment. Please note that Section 3.5.3(D)(6) requires the structure to have a recognizable top. Masonry treatment is now consistent on the north side of the garage. The stone veneer is left off of the ground floor where there is now a simple railing proposed. The first six feet of the north side of the parking garage will be screened by the adjacent fence. The cornice treatment is consistent on all sides of the building. In addition the visual quality of the north elevation is softened by existing mature trees and as well as proposed new trees planted on the north side of the building. Please see the perspective views of the parking garage as seen from Bluebell Street and from Sunstone Condominiums. Comment Number: 10 Comment Originated: 02/19/2012 02/19/2012: Based on the Lighting Plan, there appears to be no lighting on the top deck of the parking structure, unless the top deck is covered. If covered, then there are no lighting issues. If uncovered, however, the lighting details need to be provided. Such lighting must be strategically located to avoid light spillover to the north. House-side shields may be needed. We have included the lighting for the top deck of the parking structure. We have also included a calculation for the ground level north of the structure for light spill over verification. Comment Number: 11 Comment Originated: 02/19/2012 02/19/2012: On the Lighting Plan, on sheet 7 of 10, please provide a schedule for the specifications of the proposed fixtures. Also, please note that the photometric plan must be calibrated such that the light loss factor is 1.00. If not done so already, this may require re-submitting the photometric so that it is properly calibrated. We have included a light fixture schedule on our plans as requested. We have changed the light loss factor to 1.0 as requested. On the light fixtures types LNR3 and LNR2 we have a light loss factor less than 1.0 because we only have a IES file for the type LNR4 48” fixture. These type LNR lights are LED and the lumens cannot be adjusted for different lengths of fixtures, i.e. LNR3 is a 36” version of type LNR4 and LNR2 is a 24” version so we have had to change the light loss factor to simulate the different lengths. Comment Number: 12 Comment Originated: 02/19/2012 02/19/2012:The request for four-bedroom units per Section 3.8.16 is acceptable. Acknowledged. Comment Number: 13 Comment Originated: 02/19/2012 02/19/2012: Significant progress has been made since the early submittal from 2011. The submittal documents are very organized and complete. Please refer to the redlined plan set for other minor comments. Acknowledged. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 02/15/2012 02/15/2012: The variance requests regarding the street grade, cross slope, and pipe cover concerns are undergoing evaluation at this time and a response will be provided separately. Please note however that the last review for the previous iteration of the project had brought up the potential of using concrete streets as an option to help mitigate some of these concerns (including on Plum Street itself) and may need to be explored with this project. It is understood that the variance requests listed above necessitate further discussion, and that additional information will need to be provided in order to make a final determination. The Applicant also acknowledges that portions of concrete streets, alternative pipe materials, and other similar measures may be necessary to mitigate grade and cover issues. The type of information and detail necessary to fully evaluate these issues typically comes during Final design, as this level of engineering is not required at PDP. Again, the Applicant understands that there are potential cost implications associated with alternative construction means and methods. Therefore, even though it is not a requirement for PDP, the design team will continue to work with City Engineering Staff to provide additional detail necessary to evaluate the “vertical” variance requests. This on-going effort will likely span across the public hearing on the PDP, and may not conclude until Final Plans have been submitted. Comment Number: 6 Comment Originated: 02/15/2012 02/15/2012: A profile of the north flowline of Plum Street should be provided to ascertain flowline grade and general drainage for the area along Plum Street. It was identified in the previous iteration that concerns regarding drainage exist, including the grade across Bluebell Street which appears to be at about .3% across the intersection. Intersection detail spot elevations should also be provided for this analysis on Plum with Aster and Bluebell. This is now provided on Sheet C502. Similar to the response to Comment Number: 5, above, additional evaluation needs to occur, particularly at the intersection of Bluebell Street. Comment Number: 9 Comment Originated: 02/15/2012 02/15/2012: The bus bay design does not meet the standard prescribed in detail 711 of LCUASS. The width of the bus bay from the face of curb to the flowline of Plum Street is required per this standard to be 11 feet when 9 feet appears to be provided. Additionally, the transition lengths leading in and out from the through movement of Plum Street is required to be 60 feet but are in effect 24 feet here. This item should be documented in a variance request; if this design is agreed to by Transit, then I suspect the modified design would be viewed favorably. (I noticed Transfort's comments in the system, it appear they will require some changes to the transition lengths, I'm still pending a response from them on the bus bay width). The bus bay design has been revised per Transfort Comment Number: 1. The bus bay width was originally coordinated with Kathleen Walker and Jerediah Burianek with Transfort. Once the bus bay configuration has been thoroughly vetted and informally approved by City Staff, an engineering variance request will be submitted to document the site-specific design solution. Topic: Easements Comment Number: 3 Comment Originated: 02/15/2012 02/15/2012: The legal descriptions for right-of-way vacation to Columbine Street and Daisy Street should not include the areas along which right-of-way dedication is needed along Plum Street. Per a meeting with Jeff County and John von Nieda on 02/23/2012, it appears that there is still some uncertainty as to where the southern boundary on these two vacations should be drawn. The exhibits and legal descriptions will be revised, as necessary, pending a final decision on this issue. Topic: General Comment Number: 4 Comment Originated: 02/15/2012 02/15/2012: The variance requests regarding the parkway/sidewalk dimensions are undergoing evaluation at this time and a response will be provided separately. Please note however that PFA has concerns with the neckdown width of Bluebell which may leave an official response to Bluebell's streetscape design on hold for now. The parkway and sidewalk dimensions have been revised per Sheri Langenberger’s variance request response letter dated February 27, 2012. Bluebell Street has been modified after meeting with PFA on 02/23/2012. The streetscape design for Bluebell will be very similar to City Park Ave. Comment Number: 7 Comment Originated: 02/15/2012 02/15/2012: Encroachment permits for the private utility lines that cross right-of-way would ultimately need to be issued from Engineering Inspection. Acknowledged. Comment Number: 8 Comment Originated: 02/15/2012 02/15/2012: With the reconstruction of Aster Street, an access ramp should be provided facing south that allows for promoting the crossing of Plum Street. This appears to have been provided in the previous application submittal. The requested access ramp has been added. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 10 Comment Originated: 02/15/2012 02/15/2012: Building 3 indicates a trash and compactor on the east elevation. Is this then needing a driveway cut off of Aster Street to facilitate this operation, as one does not appear to be specified. A curb cut has been provided. Topic: Plat Comment Number: 1 Comment Originated: 02/15/2012 02/15/2012: The plat language (certificate of dedication, maintenance guarantee, etc.) has since been updated. Please update the language as attached (this can be emailed as well). The plat language has been updated to the current City standards. Comment Number: 2 Comment Originated: 02/15/2012 02/15/2012: The plat should indicate the intention with the ordinances to vacate Columbine Street and Daisy Street that within the ordinance language these area would be retained as access, drainage and utility easements by the City. Upon complete removal of the roadways and underlying utilities, an action to vacate the easements may then be processed. The plat now contains additional language to this effect. We are open to further refinement and suggestions. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/03/2012 02/03/2012: No comments. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 02/15/2012 02/15/2012: The District at Campus West Forestry Comments 2-15-12 These Forestry comments are offered: 1. The applicant should contact the City Forester for a second walk through for a review of the existing trees now shown to be retained. This review could determine if there will be any construction impacts that would limit proposed tree retention or if any tree qualities need further review. On-site review was conducted 2-27-12. 2. Tree condition information reviewed in the first walk through can be added to the inventory and mitigation table. Due to the number of trees, tree conditions were not noted during the first walk through. Only tree mitigation requirements were noted. 3. Tree Selection Choices: a. Tower Popular unfortunately is prone to many insect and diseases. This vulnerability has resulted in a rating of do not plant the Front Range Recommended Tree List. Swedish Columnar Aspen could be a good substitution for the Tower Popular. Swedish Columnar Aspen has been substituted for Tower Popular. b. Lanceleaf Cotton woods are used along the north perimeter in the 10 foot bed by rather high buildings. Lanceleaf cottonwood has a large mature size and broader mature canopy. In this smaller area near the buildings Crimson spire Oak could be a good choice. It’s tight pyramidal form could function in this area. Lanceleaf Cottonwoods have been removed and Crimson Spire Oaks have been added as suggested. c. European Fastigiate Hornbeam has a good shape for the north perimeter bed. Some designers prefer to use smaller quantities in anticipation of the occasional freeze damage that may occur. Since conifer trees are not used in the north perimeter bed perhaps one of the upright cultivars of Rocky Mountain Juniper could be considered in this area. European Fastigiate Hornbeam is used in smaller quantities. The applicant prefers to not use evergreen trees in the narrow space on the north for visibility and security reasons. d. In the narrow parkway along Bluebell the more upright growing Ivory Silk Tree Lilac would require less pruning than the broader Thornless Cockspur Hawthorn. This change is preferred by Forestry. Since Bluebell Street has been widened and the street light removed, we can now use taller street trees which can be limbed up in the future and not interfere with pedestrian circulation. A combination of Skyline and Shademaster Honeylocust are proposed. c. If incorporating a red flowering crabapple with a narrower crown form is to be considered in certain areas, particularly close to buildings, to contrast with the Spring Snow Crabs than Red Barron or Thunderchild are cultivars to consider. Red Baron crabapples have been incorporated. 4. Placing trees along the north perimeter as far away from the buildings as possible will help reduce pruning and other conflicts. Explore planting tree close to the property line to help provide separation. Acknowledged. 5. Please add the following landscape note: • The soil in all landscape areas, including parkways and medians, shall be thoroughly loosened to a depth of not less than eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all landscape areas to a depth of at least six (6) inches by tilling, discing or other suitable method, at a rate of at least three (3) cubic yards of soil amendment per one thousand (1,000) square feet of landscape area. Note has been added. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/06/2012 02/06/2012: The developer will need to coordinate power requirements and electric utility charges with Light & Power Engineering (970-221-6700). Acknowledged. Comment Number: 2 Comment Originated: 02/06/2012 02/06/2012: Light & Power Engineering will need a 1-line diagram of each electric service in order to design the electric utility system. Acknowledged. Comment Number: 3 Comment Originated: 02/06/2012 02/06/2012: Due to the existing 8" SS along the east side of City Park Ave., Light & Power facilities will need to be installed under the roadway. The developer will be responsible for asphalt repairs as necessary. It is kindly requested that Light & Power provide a rough estimate for this item as soon as practicable. Comment Number: 4 Comment Originated: 02/06/2012 02/06/2012: It appears that building #1 is planned to have two electric services. It is believed that to accommodate this, a firewall is required to isolate the two electric systems. Please confirm this with the Ft. Collins Building Inspection department. Acknowledged. Comment Number: 5 Comment Originated: 02/06/2012 02/06/2012: Light & Power Electric Construction Practices and Procedures require that all electric meters shall be located for easy access 24-7 by Utility personnel. It is generally regarded that this means the meters should be outdoors. If outdoor metering is not practical, they may be indoors provided that the builder provides a Knox Box (keyed to the Light & Power key), containing the key(s) necessary to access the meters. Meter access shall not require utility personnel to obtain permission or an escort. Acknowledged. Comment Number: 6 Comment Originated: 02/06/2012 02/06/2012: The street light shown on the N. side of Plum St. (appx. 35 ft. E. of City Park Ave. will not be located as shown. It is planned to be 65 ft. farther east than where shown. The street tree locations need to be adjusted to provide required clearances (40 ft. if a shade tree, 15 ft. if an ornamental tree). Street light has been moved and street trees adjusted. Comment Number: 7 Comment Originated: 02/06/2012 02/06/2012: The method of metering the electricity for the fire pump needs to be coordinated with Light & Power Engineering early in the building design process. Acknowledged. Department: PFA Contact: Ron Gonzales, 970-221-6635, rgonzales@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 02/10/2012 02/10/2012: This will be a fully fire sprinklered (NFPA 13) project due to reduced access. Acknowledged. Comment Number: 2 Comment Originated: 02/10/2012 02/10/2012: Buildings 4 or more stories in height require a standpipe system. This system shall provide a minimum of 100 psi at the highest point of the system. Therefore, a properly sized UL listed fire pump will be required to augment the additional pressure required of the highest standpipe of each edifice. One master pump will suffice for the campus provided the volumes and pressures are available. Acknowledged. Comment Number: 3 Comment Originated: 02/10/2012 02/10/2012: The PFA anticipates conflict with other vehicles utilizing the Emergency Accessment Easement; i.e. trash and garage traffic. The proposed EAE has been deleted. Comment Number: 4 Comment Originated: 02/10/2012 02/10/2012: The building address for each one is required to be visible from the street fronting the property. Minimum 6-inch numerals are required to be posted on a contrasting background for visibility. Acknowledged. Comment Number: 5 Comment Originated: 02/10/2012 02/10/2012: The water supply for this project will be 1500 gpm at 20 psi; with hydrant spacing of 300 feet to the building and on 600 foot centers thereafter. These distances are to be measured as the hose would lay, not as the crow flies. Acknowledged. Comment Number: 6 Comment Originated: 02/10/2012 02/10/2012: Because calcium hypochlorite > 50% = a Class 3 oxidizer, the normal quantity limit is 10 Lbs. However, because this product is utilized for swimming pool maintenance quantity limit is increased to no more than 200 lbs maximum when storage containers and the manner of storage is approved. Please provide a storage plan for approval if 11-200 lbs is to be stored, or 10 lbs will be the limit without an approved plan. It is anticipated that no more than 10 lbs. of calcium hypochlorite will be stored on site. If more is needed, a storage plan will be provided. Comment Number: 7 Comment Originated: 02/10/2012 02/10/2012: All fire appurtenances shown in the courtyards, including the bar-b-q area shall be at least 10 feet away from any combustible surfaces; and there shall not be any wood or charcoal allowed to be stored and/or burned. Wood is problematic for storage, embers, cooling, disposal of hot embers in ash, and the production of smoke. All fire appliances shall only be gas-fired, with natural gas preferred over propane. The barbeque grills are located four feet from a masonry wall. Is this acceptable? All fire appliances shall be gas-fired. Comment Number: 8 Comment Originated: 02/16/2012 02/16/2012: Because this project is a multi-story, multi-family comples it is imperative that the fire department standard width of 30-feet for a 3 or more story edifice be provided throughout. Please contact Ron Gonzales, Assistant Fire Marshal of the Poudre Fire Authority at 970-219-5316 if further details are needed. The design of Bluebell Street has been revised pursuant to a meeting with PFA on 02/23/2012. Please note the request to prohibit parking on the east side of Bluebell. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/14/2012 02/14/2012: Staff is still reviewing the HCRAS modeling provided for the water surface elevation comparison in Plum Street. No major concerns are anticipated and the City concurs with the design assumptions and design criteria. Acknowledged. Comment Number: 2 Comment Originated: 02/14/2012 02/14/2012: The planters which have 2 feet of quantity detention depth are draining through the media which may burden the media and increase clogging. The extra detention depth should have its own outlet works to avoid draining through the media. Agreed. Additional consideration and detail will be forthcoming with the Final Plan submittal. Comment Number: 3 Comment Originated: 02/14/2012 02/14/2012: All of the drainage infrastructure, SOPs, etc. that is being designed by others will need to be reviewed and accepted during the final compliance stage and before signing of mylars. Acknowledged. Comment Number: 4 Comment Originated: 02/16/2012 02/16/2012: At final there will be many drainage design details that will need to be designed and reviewed including the outlet works for the detention planters, proportionate area to the detention planters, and the parking garage detention system. Agreed. Additional consideration and detail will be forthcoming with the Final Plan submittal. Comment Number: 5 Comment Originated: 02/16/2012 02/16/2012: Drainage easements are required for the planter detention areas. The detention area in the parking garage will be discussed in the development agreement. The City is still deciding what the best options are for securing perpetual compliance for the garage detention. We welcome any suggestions from the applicant. Following initial discussions with legal counsel, Private Drainage Easements are now shown on the preliminary plat. There will likely be additional refinement as this issue is discussed further. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 16 Comment Originated: 02/17/2012 02/17/2012: There is a line over text issue on sheet 10 of 10. This has been corrected. Topic: Construction Drawings Comment Number: 17 Comment Originated: 02/17/2012 02/17/2012: Please add benchmark descriptions to sheet C000. The benchmark descriptions have been added to Sheet C000. Comment Number: 18 Comment Originated: 02/17/2012 02/17/2012: Please remove "preliminary" from the titleblock on all sheets. The word “Preliminary” has been removed from the titleblock on all sheets. Comment Number: 19 Comment Originated: 02/17/2012 02/17/2012: The title of sheet C502 doesn't match the sheet index. This has been corrected. (Please note, “Typical Roadway Sections” is now Sheet C504). Comment Number: 20 Comment Originated: 02/17/2012 02/17/2012: There are line over text issues on sheets C100, C101, C200, C201, C301 & C500. These have been corrected. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 21 Comment Originated: 02/17/2012 02/17/2012: There is some confusion with the coordinate control on sheet C000. It doesn't match the information shown on the subdivision plat. Sheet C000 now matches the Plat. Topic: Easements Comment Number: 22 Comment Originated: 02/17/2012 02/17/2012: Both ROW vacations do not close. These have been corrected. Comment Number: 23 Comment Originated: 02/17/2012 02/17/2012: Please add a basis of bearings statement to the Daisy Street ROW vacation. The requested statement has been added. Topic: Landscape Plans Comment Number: 14 Comment Originated: 02/17/2012 02/17/2012: There are line over text issues on sheet 4 of 10. These have been corrected. Topic: Lighting Plan Comment Number: 15 Comment Originated: 02/17/2012 02/17/2012: There are many line over text & text over text issues on all plans. The line over text areas have been corrected on the Light Plan sheets. Topic: Plat Comment Number: 1 Comment Originated: 02/17/2012 02/17/2012: The subdivision plat boundaries & legals close. Acknowledged. Comment Number: 2 Comment Originated: 02/17/2012 02/17/2012: Please add the redlined distance on Bluebell Street along the north boundary lines. The requested distance has been added. Comment Number: 3 Comment Originated: 02/17/2012 02/17/2012: Please address the controlling monuments. The controlling monuments have been addressed. Comment Number: 4 Comment Originated: 02/17/2012 02/17/2012: Please add a total square footage/acreage. Total acreage has been added to the Plat. Comment Number: 5 Comment Originated: 02/17/2012 02/17/2012: Are there any lienholders? If so, please add the signature block. Ownership, lienholders, and the like will be confirmed during the Final Plan phase prior to printing mylars to ensure that the most current and correction information is listed. Comment Number: 6 Comment Originated: 02/17/2012 02/17/2012: Please show how the street right of ways were dedicated. Please see the listing under “Existing Right-of-Way Documents” on Sheet 2 of 3. Comment Number: 7 Comment Originated: 02/17/2012 02/17/2012: Please remove "Plat of" from the titleblocks & borders. The requested change has been made. Comment Number: 8 Comment Originated: 02/17/2012 02/17/2012: Please provide current monument records for all public corners show on this plat. Current copies of the monument records have been provided with the re-submittal. Comment Number: 9 Comment Originated: 02/17/2012 02/17/2012: Please change "A Tract" to "Tracts" in the legal description. The requested change has been made. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Plat Comment Number: 10 Comment Originated: 02/17/2012 02/17/2012: If the easement in block 2(Rec. # 95042342) was not dedicated to the City of Fort Collins, it can not be vacated by this plat. This is a City of Fort Collins Utility Easement. Topic: Site Plan Comment Number: 11 Comment Originated: 02/17/2012 02/17/2012: Please change "A Tract" to "Tracts" on sheet 1 of 10. Change has been made. Comment Number: 12 Comment Originated: 02/17/2012 02/17/2012: Please add a total square footage/acreage to sheet 1 of 10. Total square footage has been added. Comment Number: 13 Comment Originated: 02/17/2012 02/17/2012: There are line over text issues on sheet 2 of 10. Line over text has been corrected. Department: Transportation Planning Contact: Emma McArdle, 970-221-6197, emcardle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/07/2012 02/07/2012: "Enhanced Transit Stop" - The pull out is nice for traffic flow, but needs a few things to make it work for bus operators and other drivers in the area. - A 60' articulated bus will be utilizing this stop. Manuals suggest that pull outs have 40' departure and arrival tapers for buses to maneuver in and out of the pull out. Please add about 10' to the east side of the pull out and a slightly modified curb to the west may be necessary to allow the bus to exit the pull out without running over the curb consistently. - A "Yield to Bus" sign is needed for vehicles exiting the parking structure onto Plum. - A "Right Turn - Do No Pass Bus" sign is needed to notify those turning into the parking structure that they cannot pass a bus stopped in the turn lane to turn into the parking structure. - A "Turn Lane - Except for Buses" is needed in the turn lane. The requested changes have been made to the plans. Comment Number: 2 Comment Originated: 02/07/2012 02/07/2012: The bench is hidden from bus operators by the building. Please consider modifying the structure to allow for a line of site for bus operators and those waiting for the bus. The bench is placed so that it is under cover in a protected area, in case of rain, snow or wind. We prefer this location, which leaves the main sidewalk free of obstacles. Please contact us if you believe keeping the bench where it is not acceptable. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 02/14/2012 02/14/2012: Provide notes outlining how the water and sewer mains in Daisy and Columbine are to be abandoned. The existing water and sewer mains in Daisy and Columbine will be abandoned back to the respective mains in Plum Street. Preliminary Utility Demolition Plans have been provided as Sheets C102 & C103. These plans are expected to be further refined during Final design. Comment Number: 2 Comment Originated: 02/14/2012 02/14/2012: Is the 1.5" water service for irrigation? The 1½” water service to Building 1 is provided for the main floor “commercial” clubhouse uses. Drip irrigation is assumed to come off the buildings at this time. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 02/14/2012 02/14/2012: The location of the 3" and 4" water meter vaults are unacceptable. For safety reasons, the vaults cannot be in busy pedestrian routes. Ideally the vaults would be in landscaped areas, but it doesn't appear that there is much of that on this project. The location and orientation of all water meter vaults was coordinated with the Water Utility and meter shop on 02/22/2012. Custom details will be provided during Final design, and close communication and coordination will be maintained. Comment Number: 4 Comment Originated: 02/14/2012 02/14/2012: The 1.5" and 2" appear to be in conflict with the underground electric. Show the curb stops on these services. The proposed underground electric is intended to route around the meter pits/vaults and run under the sidewalk in these locations, as shown on the plans. Topic: General Comment Number: 5 Comment Originated: 02/14/2012 02/14/2012: Provide water service sizing calculations for the three buildings. Water service sizing calculations will be provided during Final design. Comment Number: 6 Comment Originated: 02/14/2012 02/14/2012: See redlines for other comments. See redlines for additional responses. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/13/2012 The applicant has already noted the setbacks for residential buildings and buildings along nonarterial streets are 15 feet. A Modification of Standard has been submitted but may not be necessary per the interpretation of Mixed-Use Buildings per Current Planning. It should be noted that if there were some commercial/retail use in the buildings then the setback would not apply and a required build to line would be in place, making the proposed buildings in compliance. Thank you for pointing this out. Checking with Ted Shepard, we now know that Building One qualifies as mixed-use because of containing the clubhouse and leasing office. Building Two also qualifies as mixed- use because of the parking garage and residential units within the same building. There are some safety/privacy concerns in having residential units on the ground floor. Perhaps the height of the window placement could be considered as an extra measure of security. We believe window coverings offer more flexibility and can provide the degree of privacy that the tenant prefers, without sacrificing views and natural light. Comment Number: 2 Comment Originated: 02/13/2012 Applicant has provided request in accordance with LUC 3.8.16(E)(2) for an increase of the number of unrelated individuals allowed to reside within an individual dwelling unit. In this request it is mentioned that a parking permit would be necessary to park in the spaces that are to be provided. It is unclear if this will satisfy the parking needs if the spaces are only available at additional cost to the occupants. Parking permits are sold individually and are not part of the rent for the dwelling unit, however, students that have cars are required to purchase a parking permit, insuring that they will not be parking their cars in the neighborhood. Comment Number: 3 Comment Originated: 02/13/2012 Trash/recycling enclosures are required and need to be placed in convenient locations. Such enclosures shall be on a concrete pad and setback at least 20 feet from the public ROW. Also trash/recycling enclosures shall be designed to allow walk-in access without opening the main service gate. Trash/recycling centers are located within the building at two locations on-site. One is located on the east side of Building One and the other is located on the east side of Building Two. The applicant believes these two locations will adequately serve the residents. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 4 Comment Originated: 02/13/2012 Elevation drawings provided are not printed to scale. Please provide individual elevations for all sides of the buildings. All elevations are provided. If there is a discrepancy between the scaled drawing and the printed dimension, the dimension prevails. Comment Number: 5 Comment Originated: 02/13/2012 With 60 or more trees only 15% of total can be one specie. The only tree that exceeds the 15% rule is the Swedish Columnar Aspen which is used extensively on the north side of the project where it is an ideal selection because of its tall and narrow growth habit. Tim Buchanan indicated he would support this design approach even if the 15% is exceeded. Comment Number: 6 Comment Originated: 02/13/2012 Mechanical/utility equipment shall be screened/painted. Please indicated all such equipment on the plans, including in elevation drawings. Roof mounted mechanical equipment is screened by a parapet wall. Ground mounted equipment will be screened and addressed in more detail at Final. Comment Number: 7 Comment Originated: 02/13/2012 If 495 vehicle spaces are being provided then 50 bikes spaces are required. It is encouraged to exceed the minimum bike parking requirements. The project is providing 332 bicycle parking spaces. 296 of those are located in the parking structure. SUNS NEED TO SHIFT & RESTRIPE PROPOSED CONNECTION EXISTING CONNECTION BLDG 01 BLDG 02