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HomeMy WebLinkAbout7-ELEVEN @ COLLEGE & MAGNOLIA - PDP/APU - PDP120026 - SUBMITTAL DOCUMENTS - ROUND 2 -7853 Arapahoe Court – Centennial, Colorado 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com December 3rd, 2012 Ms. Courtney Levingston City Planner City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 RE: 7-Eleven at College and Magnolia with Addition of Permitted Use PDP120026, Round Number 1 Comment Responses REG Project #120805 Dear Courtney, On behalf of the applicant, we are pleased to present the revised Development Plans re-submittal for your review and comment. The documents have been revised in accordance with the comments dated November 8, 2012. Following is a summary of the comments. The comments are in the normal font followed by the applicant’s response in bold font: Comment Summary: Current Planning – Courtney Levingston General Comments: Department: Current Planning Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com Topic: Building Elevations 1. 11/06/2012: Per 3.5.1(E), please call out all building materials and colors. The awning should be a compatible material with the downtown context. What color is proposed for the goosnecklamp(s)? Response: Gooseneck lamps, awning, and building materials have been called out on the updated elevations. 2. 11/06/2012: The second entrance on Magnolia Street should be functional. Additionally, all doors are required to have clear glass per 3.5.1(E)(3). Please include a note on the plans and show on south elevation. Response: Second entrance on Magnolia Street is functional, included floor plan on elevations for clarification. 3. 11/06/2012: Please show location of utilities on elevations. Utilities must be fully screened and painted to match. Please call out painted to match on elevations (LUC 3.5.1(I) Response: Utilities shown on elevations and painted to match. 4. 11/06/2012: Please call out the height of the building to the top of the building as well as the top of the parapet. While the drop ceiling can be at 14 feet. The actual roof should be at around 33 feet. LUC Section 3.5.3(C) states that false fronts or parapets are prohibited. Response: Height of building and top of parapet have been noted. College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com 5. 11/06/2012: The proposed elevations do not meet Section 3.5.3(D)(6) in terms of a "base, middle, top" treatment. A wainscoting or kickplate treatment was suggested to assist in meeting this standard. As stated in 4.16(D)(4)(b), other detailing is required. Additionally, treatments such as thicker stone lentils and sills on the "second" story should be called out. Response: Added stone base, kickplates, and increased thickness of stone lintels. 6. 11/06/2012: Please provide a cornice detail on elevations. Section 3.5.3 requires a substantial top/cornice treatment. Response: The cornice elevation has been provided on the elevations. 7. 11/06/2012: LUC 4.16(D)(5)(e) requires material modules shall not exceed either five (5) feet horizontally or three (3) feet vertically without the clear expression of a joint. Response: Reference elevations. 8. 11/08/2012: Please show a detail on the elevations for the upper story glass, ensuring that the glass is transparent and how it will be blacked out. Response: upper story glass to be transparent. Topic: General 1. 11/05/2012: Please provide a colored elevational rendering for the P & Z Board of how the project will look including the ramps (north and east elevations). Will there be handrails on the ramps? If so that should be shown on elevations as well. Response: A colored rendering of the elevations has been included with this submittal. Handrails have been shown on the elevations. 2. 11/06/2012: Is the trash enclosure area adequate to accomodate trash as well as recycling? What are the proposed sizes of the trash and recycling containers? (LUC 3.2.5) Response: The trash enclosure area has been sized to accommodate two 8-yard dumpsters, one for trash and one for recycling. 3. 11/06/2012: Please note that per LUC 3.5.1(J) regulates operational/physical Compatibility Standards. Conditions may be imposed upon the approval of development applications to ensure that new development will be compatible with existing neighborhoods and uses. Such conditions may include, but need not be limited to, restrictions on hours of operation and deliveries. It appears as the existing 7-Eleven at 430 Remington has 24 hour operations. At time of your resubmittal, please provide a management/operational plan that addresses this code section and affected property owner concerns. Response: A management/operational plan has been included with the resubmittal package. 4. 11/08/2012: Please show the on street parking spaces on West Magnolia Street on the site and landscape plan. Response: The proposed on-street parking has been shown as requested. 5. 11/08/2012: The TIS is for a convenience store and fast food restaurant. Please delineate that on the plans. Fast Food restaurants are permitted in the Downtown Zone District Response: The secondary use for the building has not yet been determined. Topic: Landscape Plans 1. 10/25/2012: 540 square feet of interior landscape area is required for the 9,009 square foot parking lot. As shown on sheet 1, the table does not delinate between interior landscaping and perimeter parking lot landscaping. Please modify the table on the first sheet accordingly. College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com There may be only one area on the proposed site plan that qualifies for interior landscaping and additional landscaped island may need to be added if that area is not 540 square feet. Please follow up with Zoning to verify. Response: The interior and perimeter landscaping areas have been delineated on the cover as requested. 2. 11/05/2012: Trees are required in all landscape islands per 3.2.1(E)(5)(c) A 10 foot separation distance between trees and water/sewer mains is required per Section 3.2.1(K). That being said, could the sewer main be relocated 10 feet north to accommodate a tree in the landscape island? Response: The sewer service has been relocated to accommodate the landscape island. 3. 11/05/2012: On the landscape plan, please provide water budget and hydrozone chart per LUC 3.2.1(E)(3)(b) Response: A water budget and hydrozone chart per LUC 3.2.1(E)(3)(b) has been provided. 4. 11/06/2012: The LUC states that street trees should be at 30-40 foot spacings. While the honeylocust on West Magnolia Street are meeting the code at 40', there is an opportunity to add another street tree by moving to a 30 - 35 foot spacing. Please add another tree. Response: An additional tree has been added. The spacing has been reduced to 30’ spacing. 5. 11/06/2012: The landscape plan should be modified to show the symbol for the 3" cal upsized species as well as the standard 2" and call out the number for each. Additionally please lable West Magnolia Street, College Avenue, the Alley and show the on-street parking spaces on West Magnolia. Response: A mitigation ring is shown around each tree on the landscape plan that will be upsized. This ring is also shown in the Landscape Legend which calls out a 3” caliper shade canopy tree, 2.5” caliper ornamental tree and 8’ tall evergreen tree. The quantities of the 2” caliper and 3” caliper trees are also called out in the Landscape Schedule. The surrounding roadways and on-street parking spaces have been shown. 6. 11/06/2012: I only count 6 swedish columnar aspens (on the west side of the site) yet the plan says 7. I also counted 10 cologreen junipers and the quantity on the table says 3. I counted 11 skyrocket junipers and the quanity on the table says 20. I counted 17 of the alpine currant opposed to the 18 listed in the table. The table states that there are 46 count little bluestem and I counted 44 shown on the plan. The plan states there are 66 count of the switchgrass and I counted 64. The plan states 61 count for the feather reed grass and I counted 57. Please recount and update the quantities in the table accordingly. Response: The plant quantities have been updated. 7. 11/06/2012: Per LUC 3.2.2(M)(2), please add the following note to the landscape plan: "No certificate of occupancy for property with an off-street parking area required to provide landscaping in conformance with the Land Use Code shall be issued unless all landscaping on the property has been installed in accordance with an approved landscape plan for such property. In the event that such landscape installation has not been completed, an occupancy permit may be issued upon the receipt by the City of a cash deposit, bond, letter of credit or other satisfactory financial guarantee in the amount of one hundred twenty-five (125) percent of the estimated cost of the landscaping improvements determined by an executed contract to install such landscaping or by adequate appraisals of such cost. Such bond, cash deposit or equivalent shall further guarantee the continued maintenance and replacement of the landscaping for a period of two (2) years after College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com installation, but the amount of the same shall be reduced after installation is completed to twenty- five (25) percent of the actual cost of such landscaping. Response: This note has been added to the landscape notes (#11). 8. 11/08/2012: It appears as though the cyclist will have to traverse a landscaped area to access the fixed bike rack. Is this the best location for the bike rack? It seems like there could be a space closer to the entrance. Please revise the location and show detail with dimensions on the elevations. The bike rack should allow the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Fixed bicycle parking facilities shall be at least two (2) feet in width and five and one-half (5½) feet in length, with additional back-out or maneuvering space of at least five (5) feet (LUC 5.1.2). Response: The planting and paving have been revised to allow direct access to the bike racks. The bike rack has been modified as requested. 9. 11/08/2012: The parkway strip on West Magnolia is currently rock and it should be lawn. Please update the landscape plans. Response: The landscape plans have been updated to show the proposed lawn condition. Topic: Lighting Plan 1. 11/06/2012: The lighting plan does not show detail for the goosneck lights shown on the elevations and their location and quantity. Please revise and include per section 3.2.4 of the Land Use Code. Response: The gooseneck lights have been included on the photometric plan. Their location and quantity have been included. Spec sheets have been included with this submittal for the proposed lights. 2. 11/06/2012: The wall mounted security light as well as the parking lot pole mounted lights not meet the standards for fully sheilded and down directional and the photometric plan is not clear as to its quantity and location. Please include in next submittal. Response: The incorrect details on the previous submittal have been removed. Spec sheets have been included with this submittal for the proposed lights. Topic: Site Plan 1. 10/25/2012: The bike parking minimum requirement is 4 spaces. 3 should be enclosed and 1 should be a fixed rack. Please provide bike parking detail on elevations. You will need to update the table on sheet 1 to reflect the bike parking requirements in LUC Section 3.2.2(C)(4) Response: Three bike racks have been provided outside of the building. An enclosed area for bike storage will be provided inside the building. 2. 10/25/2012: The sidewalk connection on Magnolia Street needs to be relocated to the west to line up with the entrance per LUC 3.2.2(C)(5) and 3.5.3(B). The second entrance on Magnolia Street should be functional. Additionally, all doors are required to have clear glass per 3.5.1(E) (3). Response: The sidewalk to the second entrance has been relocated to line up with the entrance. 3. 10/25/2012: The handicapped signage needs to be relocated on the north elevation as to not block the window. Its current location (sheet 3) shows it on a window. Response: The handicapped signage has been relocated. 4. 11/06/2012: The use is classified as general retail in terms of the parking table in LUC Section 3.2.2(K)(2) which allows for 4 parking stalls per 1,000 square feet of GLA. 16 spaces are permitted College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com maximum and the site plans shows 18 spaces. Fast food restaurants are parked at 15 spaces per 1,000 square feet. Please delineate the fast food restaurant if you intend on keeping the 18 spaces. Response: The secondary use of the building has not yet been determined. Sixteen parking spaces have been provided for the general retail use with two additional for the secondary building use, once determined. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings 1. 11/06/2012: The access ramps out to the College Avenue and Magnolia Street need to add truncated dome panels in accordance with LCUASS criteria and reference LCUASS detail 1607 in the plan set. Response: Truncated domes have been added to the existing access ramps. 2. 11/06/2012: A signing/striping plan for the diagonal parking spaces along Magnolia Street is needed to understand how parking stall striping is to be adjusted with the removal of the eastern existing driveway and modification of the western existing driveway. This is also needed as information to justify the proposed modification of the flowline, reducing the amount of parkway in the project. Ensure that parking stall dimensions are illustrated. Additionally, the signing/striping plan should show College Avenue and potential impacts to the parallel parking north of the project with the widened driveway and larger radius. Response: Signage and striping for the diagonal parking on Magnolia has been included. Information regarding the existing parallel parking has also been included. 3. 11/06/2012: Where the new widening occurs of the parking stall, please adjust that portion shown at .44% along the flowline for the driveway removal along Magnolia Street to .5%. Response: The flowline slope has been modified to 0.50% 4. 11/06/2012: Please specify the proposed driveway radius for the driveways out to College Avenue and Magnolia Street. They should be built to LCUASS detail 707 with this detail added to the detail sheets. Response: The proposed driveway radius has been labeled on the grading plan and is also included on the Horizontal Control Plan. The driveway approach details have been included. 5. 11/06/2012: The driveways out to College Avenue and Magnolia Street sheetflow parking lot drainage over the sidewalk. In it's present design, the grading of the parking lot behind both driveways need to establish that no more than 750 square feet of area sheet flows over the sidewalks, and additionally sidewalk culverts should be utilized for the concentrated flows to be directed underneath the sidewalk. Response: A curb cut and chase under the sidewalk has been added for the College driveway entrance to direct all runoff from the curb and gutter under the sidewalk. Topic: General 1. 11/06/2012: There are portions of existing sidewalk that appear to be in substandard condition and as a heads-up would need to be replaced prior to C.O. Response: This comment has been noted. College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com 2. 11/06/2012: The creation of an angle point for where the angled parking edge meets the flowline along Magnolia Street needs to be changed to a radius (15' min.) to help allow for street cleaning operations to reach. Response: The angle point has been updated to a radius of 15’. Topic: Landscape Plans 1. 11/06/2012: The landscape plan should be identifying existing condition of landscaping along College Avenue and Magnolia Street right-of-way, and whether or not any changes are proposed with the project. The rock mulch along Magnolia Street I suspect would be considered problematic by other departments in the City if allowed to remain. Response: The landscape plans have been updated to show the proposed lawn condition. Topic: Variance Request 1. 11/06/2012: The variance request for driveway spacing uses a justification that the granting will not be detrimental to the public health, safety or welfare. The request needs to provide a justification/methodology for the variance that can then conclude this justification/methodology is therefore not detrimental to the public health, safety or welfare. The justification/methodology on its own that it is not detrimental to the public health, safety or welfare isn't sufficient for a variance request. Response: The variance letter has been revised as requested. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans 1. 10/31/2012: The three large spruces shown to be removed are prominent and very significant. They are in fair condition. Forestry staff has assigned tree mitigation numbers. Significant trees should be retained to the extent reasonable feasible. A significant amount of the root system would need to protected for the trees to be retained. Response: The spruce are shown as ‘to be removed’ due to the location of the building. Since the building location is set, a tree mitigation plan has been provided which reflects the mitigation numbers provided by Forestry. 2. 10/31/2012: To help protect the ash shown to be retained on the west edge of the site can the curb location be moved further from the tree? It is currently shown at about 6 feet from the trunk. Minimizing the depth of excavation for the curb is also important. Forestry staff is available to meet on site to review. Response: Excavation will be minimized around the Ash tree. At construction, the limits of excavation will be marked and an arborist will use an air spade to expose/evaluate the root system. The arborist will make any cuts necessary prior to the start of excavation. The curb has also been revised to provide an additional 1.5 feel near the Ash tree. 3. 10/31/2012: Please add these landscape notes: - 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. -A permit must be obtained from the City forester before any trees or shrubs as noted on this plan are planted, pruned or removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other city property. This permit shall approve College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificate of occupancy. Response: These notes have been added to the landscape notes (#9 and #10). 4. 10/31/2012: Please check the number of upsized trees shown on the plan. Ten are required but it appears that only nine are shown. Response: The plans have been revised to show ten upsized trees. 5. 10/31/2012: Please move the two proposed honeylocust shown east of the curb cut along Magnolia Street to the east so as to provide more distance from the west tree and the curb cut. Response: The trees along Magnolia Street have been shifted to the west to provide more distance from the curb cut. The spacing has been reduced to 30’ between trees in order to add another tree per Comment #4 from Courtney Levingston. 6. 10/31/2012: Please add a tree in the landscape area located off the NW corner of the building. Why does the stormsewer need to bisect that island? The utility should be relocated so that the tree would be 6 feet from that utility. Upsized chanticlear pear is recommended for that island. Response: A Chanticlear Pear has been added to the Landscape Schedule and the NW corner of the building. 7. 11/06/2012: It may be worth considering utilizing texas red oak insead of honeylocust on West Magnolia Street for two reasons: it ties in with the texas red oak accross the street creating a desireable streetscape and the honeylocust downtown are prone to disease - esp. spider mites. Response: The Honeylocusts have been replaced with Texas Red Oaks. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General 1. 10/18/2012: There is an existing electric transformer approximately 45 feet to the north of this site at the rear of the Clock Tower Square building. The electric service to 7-Eleven could be from this transformer (by builder). The developer will need to obtain an off-site easement from the owner of Clock Tower Square. As an alternative, a new transformer could be installed on the 7-Eleven site at a location to be coordinated with Light & Power Engineering (970-221-6700). An easement from the alley to the new transformer will be necessary. Response: This comment has been noted. A transformer location has been provided on the plans and will be coordinated with the electric company. 2. 10/18/2012: Light & Power Engineering will need a Commercial Service Information (C-1) form completed. Normal electric development and system modification charges will apply. Response: This comment has been noted. Department: Outside Agencies Contact: Don Kapperman, , Topic: General 1. 11/01/2012: Comcast would like to do a joint trench with Light and Power if owner would like Comcast service. Please contact Don Kapperman at Don_Kapperman@cable.comcast.com Response: This comment has been noted. College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 1. 10/30/2012: No additional comments as long as the building is to be one story and is less than 5,000 square feet Response: This comment has been noted. 2. 11/08/2012: The proposed building is adjacent to public roads and within access of fire apparatus. A dedicated Emergency Access Easement through the site is not required. It is however a recommendation that the drive isle through the property be constructed to support the weight of fire apparatus at 40 tons Response: A note stating the weight requirements has been added to the Paving Plan. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: Floodplain 1. Plat Map - IF (repeat IF) this is needed, it should show the 100-year City (Old Town) floodplain boundary, the Old Town floodway boundary, the benchmark number and elevation of the benchmark. Response: This comment has been noted. 2. In the Drainage Report, Section III Part E - elaborate on comments by adding a note about the site being submitted for a CLOMR/LOMR (raised site/structure will not be subject to Chapter 10 of City Code) Response: Additional information regarding the plans for the CLOMR has been included. 3. Please correct the drainage report as redlined. Response: The drainage report comments have been addressed. 4. Please explain how proposed construction and site plans meet the standards of Chapter 10, and why you are choosing to prepare a City-CLOMR for this site. Response: Additional information regarding the plans for the CLOMR has been included. 5. Please commit in writing to preparation of the City-CLOMR. Response: The commitment to prepare a City CLOMR has been included in the report and also on the grading plan. Topic: General 1. 10/30/2012: Quantity detention is required for this development due to the large increase in impervious area. Response: Parking lot detention has been provided. 2. 10/30/2012: Please see redlines on the utility plans and the drainage report for other comments. Response: Redlines on the utility plans and drainage report have been addressed. College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings 12. 11/07/2012: Please correct the sheet titles in the sheet index. These do not match the titles on each sheet. Response: The sheet titles have been coordinated with the sheet index. 13. 11/07/2012: The elevation of benchmark 6-00 has changed to 4990.68. Response: The benchmark has been updated. 14. 11/07/2012: Please add a second benchmark. Response: A second benchmark has been added. 15. 11/07/2012: The scale bar is missing on sheets C1.0, C2.0, C6.0 & C9.0. Response: A scale bar is not needed on these sheets since they do not have a scale. 16. 11/07/2012: Please remove all reference to Preliminary or Not For Construction from all sheets prior to filing the final plans. Response: Preliminary references will be removed for the final submittal. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings 17. 11/07/2012: There are line over text issues on sheets 3, C4.0, C5.0, C6.0 & C10.0. Response: Line over line text issues have been addressed. 18. 11/07/2012: Please lighten the bold street name & alley text on sheet C4.0, C5.0, C7.0, C8.0 & C10.0. Response: The bold street name text has been lightened. Topic: General 1. 11/07/2012: Please remove all reference to PDP or Project Development Plan from all sheets prior to filing the final plans. Response: The referenced will be addressed prior to filing the final plans. 2. 11/07/2012: The elevation of benchmark 6-00 has changed to 4990.68. Response: The benchmark elevation has been updated. 3. 11/07/2012: Please correct the sheet numbering & the sheet index. These do not match. Response: The sheet numbering and sheet index have been updated. 4. 11/07/2012: Sheets 1, 4, 5 & 6 are missing the scale bar. Response: The bar scale has been included on these sheets, but the location varies according to the designer. 5. 11/07/2012: Should the Director of Community Development and Neighborhood Services or the Director of Planning be signing sheet 1? These are two different positions. Response: The signature block has been updated to refer to the Director of Community Development and Neighborhood Services. College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com 6. 11/07/2012: There are line over text issues on sheets 2, Response: Line over text issues have been addressed. 7. 11/07/2012: Please make all of the text in the titleblock consistent on all sheets. Response: The text has been adjusted so that it is consisted on all sheets. 8. 11/07/2012: Please label the alley and complete street names on sheets 4, 5 & 6. Response: The alley and street names have been labeled. Topic: Lighting Plan 11. 11/07/2012: Please add a north arrow. Response: A north arrow has been added. Topic: Site Plan 1. 11/07/2012: Please lighten the bold street name & alley text on sheet 3. Response: The street name and alley text has been lightened. 2. 11/07/2012: There are text over text issues on sheet 3. Response: Text over text issues have been removed. Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings 1. 11/01/2012: In the Traffic Signing notes revise all instances of local entity engineer to state local entity Traffic engineer. Response: The notes have been modified to reference the local entity traffic engineer. Topic: Traffic Impact Study 2. 11/01/2012: TIS analyzes Mason and Magnolia with left turns. All left turns are restricted at the location now due to RR aspects. At the time of the scoping session the changes were not in place and the consultant would not have known this change unless informed by CIty staff. As such, Traffic will not require the consultant to revise their TIS to correct the ommission. Traffic has run its own evaluation of the intersection with the left turns removed and the left turn volumes reallocated. Response: The traffic comments have been addressed under separate cover. According to an email received on December 6, 2012 the TIS and traffic review is complete. 3. 11/01/2012: The TIS DOES need to be revised to complete a ped and bicycle LOS review per the CIty standards. If the consultant is unfamiliar with the required ped/bike review please find the City's Pedestrian Plan on the City website (http://www.fcgov.com/transportationplanning/pedplan.php) and the Multi-Modal LOS manual in Appendix H of the LCUASS (http://www.larimer.org/engineering/gmardstds/ApdxH_04_01_2007.pdf). If you have any questions please contact Transportation Planning at 970-416-2643. Response: The traffic comments have been addressed under separate cover. According to an email received on December 6, 2012 the TIS and traffic review is complete. 4. 11/01/2012: Per City policy traffic impacts are to be analyzed using the latest HCM methodologies. The traffic analysis in the TIS was performed with Synchro and appears to present Synchro's findings. Unfortunately the Synchro results are unacceptable. It is acceptable however to use College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com Synchro's HCM function for the analysis, findings and appendix documentation. Please revise the TIS using HCM methods. Response: The traffic comments have been addressed under separate cover. According to an email received on December 6, 2012 the TIS and traffic review is complete. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General 1. 11/05/2012: Irrigation plans are required at time of building permit. Response: This comment has been noted. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings 1. 10/29/2012: Label curb stop. Response: Curb stop has been labeled. 2. 10/29/2012: Install water meter in a pit adjacent to the curb stop between main and sidewalk. Response: Water meter has been shown on the plans. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings 3. 11/05/2012: Add traffic-rated clean-out detail. Response: The cleanout for the sewer line has been removed to relocate the sanitary service based on other comments, so a traffic rated cleanout is no longer needed. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General 1. 10/25/2012: If a transformer is to be located on site and landscaping plans will need to updated with the location and notes on how it will be screened. Also submitted proposal plans did not include mechanical/utility equipment locations and notes on how they are to be painted and screened. This will need to be included on the elevation drawings. Please call out painted to match. Response: The transformer location has been shown on the plans and coordinated with landscaping. 2. 10/25/2012: The tree mitigation plan states that 10 trees will be required but on the landscape plan there is only nine trees designated as mitigation trees. Also tree that are part of the mitigation are required to by up-sized then the standard plantings for Shade trees 3" caliper, ornamental is 2.5" caliper and evergreen trees 8' height. Response: The plans have been revised to show ten upsized trees. The mitigation sizes have been noted in the Landscape Legend as well. 3. 10/25/2012: Bicycle parking spaces have recently changed and this application was submitted after the change therefore this project will need to be meet the new standards. There needs to be a minimum of 4 bicycle parking spaces and 20% of these spaces will need to be Enclosed/covered. So a total of 4 spaces with 1 of those enclosed/covered. College and Magnolia Comment Response Letter 7-Eleven Store December 3, 2012 7853 E. Arapahoe Court – Centennial, CO 80112 – o: 303.841.9365 – f: 303.648.5212 – www.rothengineering.com Response: One covered bicycle parking area will be provided within the building for employees. Three bicycle spaces have been provided outside. 4. 10/25/2012: Is the glazing on the building transparent? Land Use Code section 4.16(D)(5)(c)1. Window requirements see section for details. Response: Reference Elevations. 5. 10/25/2012: Reminder that signage and its location are not approved through the PDP/FD process. Signs and their locations are approved by a separate sign permit. Please include a note on the plans indicating this. Also the clock as currently shown is considered a sign. Response: Note added to be approved by a separate sign permit. 6. 10/25/2012: Need to provide elevations for trash enclosure and detail of back rack. Response: Elevations for the trash enclosure have been included on the architectural elevations sheet. 7. 11/06/2012: To be considered a grocery store there needs to be at least 5000 sq ft of space since 7 Eleven is less than this it falls under the use catagory General Retail for the parking table in the Land Use Code. General Retail is limited to 4 spaces per 1000 sq ft which would allow this project only 16 vehicle parking spaces. Response: The secondary use of the building has not yet been determined. Sixteen parking spaces have been provided for the general retail use with two additional for the secondary building use, once determined. Thank you very much for your consideration of this matter. Should you have any further questions please do not hesitate to contact me at 303-841-9365 or by email ksukalski@rothengineering.com. Sincerely, ROTH ENGINEERING GROUP Katherine J. Sukalski, P.E.