HomeMy WebLinkAboutCANYON PLACE (331 S. MELDRUM) - PDP - PDP120023 - CORRESPONDENCE -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/developmentr
eview
October 15, 2012
Steve Schroyer
Blue Ocean Enterprises
416 W. Oak St.
Fort Collins, CO 8521
RE: Canyon Place (331 S. Meldrum), PDP120023, 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, Seth Lorson, at 970�224�6189 or
slorson@fcgov.com.
Comment Summary:
Department: Current Planning
Contact: Seth Lorson, 970�224�6189, slorson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/10/2012
10/10/2012: To provide a complete review please provide:
1. Shadow analysis per 3.5.1(G) in order to review pedestrian scale requirements in 4.16(D).
2. Perspective rendering to get a better idea of how the "southwest corner creates a reduction
in mass at the upper floor", per the conceptual review response comments.
Response: Shadow analysis provided in resubmittal on Elevation sheets A�3 and A�4.
Perspective renderings showing reduction of mass provided with resubmittal.
Comment Number: 2 Comment Originated: 10/12/2012
10/12/2012: Staff is discussing the proposal for the fountain in the ROW and will contact you as
soon as we have a determination.
Response: Acknowledged. We have left the fountain as is pending further direction from the
City.
Comment Number: 3 Comment Originated: 10/15/2012
10/15/2012: The 6' stucco wall on the northwest edge of the property shall comply with LUC
Sec. 3.8.11(C). Specifically, the wall can be no closer than 2' from the public sidewalk.
Response: It does comply.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970�221�6603, agingerich@fcgov.com
Topic: Construction Drawings
Comment Number: 12 Comment Originated: 10/10/2012
10/10/2012: Sheet C1.00 � Revisit some of the hatching indicating sidewalk to be removed
along all three streets. It appears that some areas where the new wider sidewalk is proposed
the existing sidewalk is not being removed.
Response: See revised Utility Plans.
Comment Number: 13 Comment Originated: 10/10/2012
10/10/2012: Sheet C1.00 � Add "(see note 6.)" on the all curb and gutter remove and replace
callouts in order to specifically reference limits of street cuts.
Response: See revised Utility Plans.
Comment Number: 14 Comment Originated: 10/10/2012
10/10/2012: Sheet C2.00 � Street cuts need to be perpendicular to roadway. Please add "(see
note 5)" under all street cut callouts to specifically reference limits of street cuts.
Response: See revised Utility Plans.
Comment Number: 15 Comment Originated: 10/10/2012
10/10/2012: Sheet C2.00 � Sidewalk and handicap ramp will need to be removed and replaced
to standard 5' in width and ramp will need to be constructed to most current ADA standards in
the proximity of the sanitary sewer service.
Response: See revised Utility Plans.
Comment Number: 17 Comment Originated: 10/10/2012
10/10/2012: Sheet C3.00 Driveway curb return radius onto Canyon Avenue does not appear to
be consistent with site plan. Please label the radius size. The radius appears to be much
larger than what is allowed per the standard driveway details for a type I as indicated on the
plans.
Response: See revised Utility Plans.
Comment Number: 18 Comment Originated: 10/10/2012
10/10/2012: Sheet C3.00 � Show location of building downspouts and how they drain and
location of where they drain to ensure they do not drain across or impact sidewalks.
Response: Downspout locations will be shown and coordinated during Final Plan phase. The
preference is to pipe roof drainage and/or direct it away from public sidewalks so as to
minimize the number of curb chases and metal grates
Comment Number: 19 Comment Originated: 10/10/2012
10/11/2012: Per Discussions with Transportation and Parking Services staff a handicap space
will be required on each end of the block face (East and West end of Magnolia, South end of
Meldrum). Additionally, parking spaces may not exist within 20' of a cross walk and 30' from a
stop sign on the approach. Please revise parking striping plan. Contact Randy Hensly
(416�2058) for additional details. 10/10/2012: Sheet C3.00 � Provide detail and delineate
between existing and proposed parking spaces and how the striping will match between the
two. Contact Randy Hensley in parking services (416�2058) to discuss downtown parking
requirements and if additional handicap spaces are needed adjacent to your building. If
handicap spaces are required then depending on their location additional ADA access ramps
may be required along the street frontage to provide access to the building.
Response: See revised Utility Plans.
Topic: Drainage Report
Comment Number: 5 Comment Originated: 10/10/2012
10/10/2012: The drainage report indicates that only 368 square feet of drainage will be flowing
out the proposed canyon driveway and across the sidewalk. However, after reviewing the
gradinga and erosion plan it appears that significantly more than 750 square feet will be draining
out this driveway. Please clarify or revise.
Response: Trench drains and sidewalk chases have been added.
Topic: General
Comment Number: 1 Comment Originated: 10/10/2012
10/10/2012: The planning objectives indicated that a basement is proposed for the building.
Consideration of the design and construction in relation to the property lines/right of way lines
must be taken into account. No tie backs, footings or structures (permanent or temporary) are
to encroach onto or into public right of way or utility easements.
Response: Excavation and shoring strategies will be further reviewed with City staff when
those needs are better understood.
Comment Number: 16 Comment Originated: 10/10/2012
10/10/2012: All sidewalk that is removed and replaced per the construction plans or during
construction must be constructed to a minimum width of 5' per commercial local standards.
Response: See revised Utility Plans.
Topic: Plat
Comment Number: 2 Comment Originated: 10/10/2012
10/10/2012: Label all existing and proposed easements on the plat with distance and bearing
as well as their exisitng or proposed use.
Response: See revised Plat.
Comment Number: 3 Comment Originated: 10/10/2012
10/10/2012: Floodplain and Floodway lines shall be shown and noted on the Plat.
Response: See revised Plat.
Comment Number: 4 Comment Originated: 10/10/2012
10/10/2012: Additional easements may need to be proposed for existing utilities that will no
straddle the new lots as well as any proposed easements needed for the development. A
utility coordination meeting can be set as early as the next couple of weeks if applicant
desires.
Response: See revised Plat.
Topic: Site Plan
Comment Number: 6 Comment Originated: 10/10/2012
10/10/2012: Ensure that site distance can be achieved at the proposed driveway approach
onto Canyon Avenue. The site plan indicates a stucco wall adjacent to the access drive and it
shall not obstruct drivers view of sidewalk.
Response: Sight distance can be achieved and a sight triangle from the proposed drive is
shown on the site plan drawing.
Comment Number: 7 Comment Originated: 10/10/2012
10/10/2012: The proposed fountain along West Magnolia needs to be located within the site
boundaries and may not exist in the public right of way.
Response: We have left the fountain as is until we can get final direction.
Comment Number: 8 Comment Originated: 10/10/2012
10/10/2012: Stone benches can not be approved in the Right of Way as a part of these plans.
A separate encroachment permit will need to be submitted and reviewed after these plans
have been approved. Benches should be positioned as to leave a clear and consistent path
for the sidewalk without pedestrians needing to change direction to avoid them.
Response: We will submit a separate encroachment plan for the benches and the fountain after
we here the decision on allowing these elements in the ROW. There is a clear path between the
proposed benches that is the same width as the existing sidewalk.
Comment Number: 9 Comment Originated: 10/10/2012
10/10/2012: Please consider how the tree grates proposed along West Magnolia will interface
with the back of curb, specifically in the areas where the corner of the grates appear to exist
right at the back of curb. Additional detail may need to be provided on how these will be
constructed.
Response: Once a final material for the paving is determined and we begin to develop
construction drawings; we will pay careful consideration of how the tree grates work in this
area.
Comment Number: 10 Comment Originated: 10/10/2012
10/10/2012: Concrete in the right of way will need to be 6 inches thick. Scoring, banding or
different materials should be used along the right of way line to delineate the concrete that is in
the right of way and the concrete outside of the right of way.
Response: It’s important to the design of this area that the plaza feels like a continuous space
that reaches from back of curb to back of curb. We can certainly make the concrete thicker
and should discuss whether it makes sense to extend the treatment through the entire plaza.
Comment Number: 11 Comment Originated: 10/10/2012
10/10/2012: Steps and concrete walls cannot be located within public right of way. Two feet of
separation is required between walls and back of sidewalk.
Response: We have moved these inside the property boundary on the most recent plan.
Department: Forestry
Contact: Tim Buchanan, 970�221�6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 10/09/2012
10/09/2012: The applicant should contact the City Forester for an on�site meeting to evaluate
construction impact to existing trees and to determine mitigation for trees that will be removed.
Hardscape placement around existing City street trees will need to be closely reviewed. Shrub
bed placement and edging around existing City street trees will also need to be evaluated.
Response: We will do this as soon as possible.
Comment Number: 2 Comment Originated: 10/09/2012
10/09/2012:
Removed trees will need to be mitigated as discussed in 3.2.1 F by planting the required
number of upsized trees. Upsized trees as follows. The city Forester can provide the number
of mitigation trees at the on�site meeting.
Canopy Shade Tree� 3.0 inch caliper
Ornamental Tree� 2.5 inch caliper
Conifer Tree� 8 feet height.
Response: We will comply with this as instructed by the City Forester.
Comment Number: 3 Comment Originated: 10/09/2012
10/09/2012:The final landscape and tree protection plan will need to identify all exiting trees as
to size, condition and type with intent to save, remove or transplant.
Response: Acknowledged.
Comment Number: 4 Comment Originated: 10/09/2012
10/09/2012:Please list trees and other landscape plants as to size, quantity and percentage
used in the plant schedule.
Response: We have added this to the planting plan.
Comment Number: 5 Comment Originated: 10/09/2012
10/09/2012: Please provide tree species diversity as described in 3.2.1 D 3
Response: There are four new trees with 3 different species.
Comment Number: 6 Comment Originated: 10/09/2012
10/09/2012: Please keep new shrubs at least 5�6 feet away from existing street trees to prevent
root damage at planting.
Response: We believe they are.
Comment Number: 7 Comment Originated: 10/09/2012
10/09/2012:Consider using Hotwings Tatarian Maple in place of Amur Maple as it is similar and
does better in the Fort Collins environment.
Response: Requested substitution made on Planting Plan.
Comment Number: 8 Comment Originated: 10/09/2012
10/09/2012: Please add standard landscape notes including the following.
• 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. Exception within the drip line of any
existing tree.
• 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 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.
• Contact the City Forester to inspect all street tree plantings at the completion of each phase
of the development. All trees need to have been installed as shown on the landscape plan.
Approval of street tree planting is required before final approval of each phase.
Response: Requested notes added to Planting Plan.
Comment Number: 9 Comment Originated: 10/09/2012
10/09/2012: Please add the tree protection specifications found in 3.2.1 G
Response: This will be part of our construction drawing package.
Department: Internal Services
Contact: Russell Hovland, 970�416�2341, rhovland@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/11/2012
10/11/2012: Building Permit Pre�Submittal Meeting
Pre�Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi�family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early
to mid�design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting. Applicants of new commercial or multi�family projects are
advised to call 416�2341 to schedule a pre�submittal meeting. Applicants should be prepared
to present site plans, floor plans, and elevations and be able to discuss code issues of
occupancy, square footage and type of construction being proposed.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 10/11/2012
10/11/2012: Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Response: Acknowledged.
Comment Number: 3 Comment Originated: 10/11/2012
10/11/2012: Accessibility: State Law CRS 9�5 & ICC/ANSI A117.1�2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100� MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chap 4.
2. Multi�family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi�family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1�1�2012. A copy of these
requirements can be obtained at the Building Office or contact the above phone number.
Response: Acknowledged.
Comment Number: 4 Comment Originated: 10/11/2012
10/11/2012: Canyon Place Development – project specific concerns:
1. Building code requires a 5�story office building be of Type II�A construction to achieve 5
stories. This is a 1�hour fire�rated non�combustible building.
2. Any exterior walls closer than 10 feet to the property line must provide fire�rated walls, roof
parapet, and limited openings.
3. Fire�sprinkler required if more than 7000 square feet.
4. Exit stairs must provide an area of refuge.
5. Elevator must have standby power.
6. New Green Code requires:
a. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building
located within 1000ft to train tracks.
b. Low�flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required.
c. Low VOC interior finishes.
d. LEED type commissioning is required for commercial buildings 15k sq.ft. and larger.
e. See Green Code compliance guide for additional requirmements.
Response: Acknowledged. At this time a “platform” approach of Type IIB over Type IA per
Section 509 is being considered.
Department: Light And Power
Contact: Justin Fields, 970�224�6150, jfields@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/04/2012
10/04/2012: We will need a completed C�1 form and a one�line diagram. The C�1 form is
available online at http://www.fcgov.com/utilities/img/site_specific/uploads/c�1_form.pdf.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 10/04/2012
10/04/2012: The meter location (and the new transformer location if applicable) will need to be
coordinated with Light and Power Engineering (970) 221�6700. Note that currently there is
approximately six feet between the wall of the trash enclosure and the front of our existing
transformers. Our standard is eight feet of clearance. We would like explore options to correct
this situation during the redevelopment of these lots.
Response: See revised Utility Plans. This issue continues to be worked through with Light &
Power.
Comment Number: 3 Comment Originated: 10/04/2012
10/04/2012: Contact Light and Power Engineering for the fire pump wiring requirements.
Response: Acknowledged.
Comment Number: 4 Comment Originated: 10/04/2012
10/04/2012: Contact Light and Power Engineering for an estimate of system modification and
development charges.
Response: Acknowledged.
Comment Number: 5 Comment Originated: 10/04/2012
10/04/2012: Service to the street light on Magnolia may need to be rerouted due to the new
building foot print.
Response: See revised Utility Plans.
Comment Number: 6 Comment Originated: 10/04/2012
10/04/2012: It will be the responsibility of the developer to relocate the service to 318 Canyon
if needed.
Response: Acknowledged.
Comment Number: 7 Comment Originated: 10/04/2012
10/04/2012: Utility easements need to be added to the plat for the existing electric facilities.
This includes the service to lot 1 from the existing transformer location.
Response: See revised Plat.
Department: Outside Agencies
Contact: Seth Lorson, 970�224�6189, slorson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/12/2012
10/12/2012: Comcast has facilities on this block and relocation is a the developer's expense.
This comment and diagram was provided at the staff review meeting. Contact: Don Kapperman
970�567�0245
Response: Comcast routing will be further discussed once Light & Power has a solution.
Utility easements have been added to the Plat.
Comment Number: 2 Comment Originated: 10/12/2012
10/12/2012: Larimer County Assessor is showing a different owner than the signature block
shows. This comment was provided at the staff review meeting. Contact: Megan Harrity
970�498�7065
Response: Acknowledged.
Department: PFA
Contact: Jim Lynxwiler, 970�416�2869, jlynxwiler@poudre�fire.org
Topic: General
Comment Number: 01 Comment Originated: 10/10/2012
10/10/2012: New buildings four or more stories in height shall be provided with a stairway to
the roof. Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways
shall be marked at street and floor levels with a sign indicating that the stairway continues to the
roof.
2006 International Fire Code 504.3
Response: Acknowledged.
Comment Number: 02 Comment Originated: 10/10/2012
10/10/2012: Fire Department Connections shall be installed in accordance with NFPA
standards. The location of the FDC shall be approved by the fire department.
Response: Acknowledged.
Comment Number: 03 Comment Originated: 10/10/2012
10/10/2012: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in
approved location(s) on every new building equipped with a required fire sprinkler or fire alarm
system. The top shall not be higher than 6 feet above finished floor.
2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88�20
Response: Acknowledged.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970�416�2418, wlamarque@fcgov.com
Topic: Floodplain
Comment Number: 2 Comment Originated: 10/12/2012
10/12/2012:
1. In addition to the following comments, please address the red�lined notes in the drainage
report and on the utility plans.
Response: See revised submittal documents.
2. On the second page of the plat, please show the floodway, flood fringe and moderate�risk
boundaries. Shane Boyle (sboyle@fcgov.com; 970.221.6339) can provide CAD work to help
locate and identify the boundaries.
Response: See revised Plat.
3. Also on the second page of the plat, please include the City of Fort Collins Benchmark and
its elevation.
See Sheet C4.00 – Floodplain Exhibit.
4. On Sheet C1.00 (the demolition plan), add a note that a portion of the storm pipe and curb &
gutter which are shown to be removed are located in the Old Town 100�year floodway. A
floodplain use permit and no�rise certification is required prior to doing any work in the
floodway.
See Sheet C4.00 – Floodplain Exhibit.
5. On Sheet C2.00 (the utility plan), add a similar note stating that any utility work preformed in
the 100�year floodway (or flood fringe) must be preceded by a floodplain use permit. If the
work is in the floodway, a no�rise certification is also required.
See Sheet C4.00 – Floodplain Exhibit.
6. On Sheet C3.00 (the grading plan), identify the XS's and BFE's, and call out their elevations
in NGVD29.
See Sheet C4.00 – Floodplain Exhibit.
7. On Sheet C3.00, add a note that any work in the floodway or flood fringe must be preceded
by a floodplain use permit.
See Sheet C4.00 – Floodplain Exhibit.
8. On Sheet C3.00, add a note for work in the floodway, the floodplain use permit must be
accompanied by a no�rise certification.
See Sheet C4.00 – Floodplain Exhibit.
9. On Sheet C3.00, add a note that storage of equipment and materials (temporary or
permanent) is not allowed in the floodway.
See Sheet C4.00 – Floodplain Exhibit.
10. On Sheet C3.00, add a note that any items in the floodway (e.g. picnic tables, bike racks,
etc.) must be anchored.
See Sheet C4.00 – Floodplain Exhibit.
11. On the Site Plan, please show the 100�year floodway, flood fringe and moderate risk
boundaries.
Topic: General
Comment Number: 1 Comment Originated: 10/09/2012
10/09/2012: Stormwater is ready for a public hearing.
Response: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970�221�6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 26 Comment Originated: 10/10/2012
10/10/2012: No comments.
Topic: Construction Drawings
Comment Number: 33 Comment Originated: 10/10/2012
10/10/2012: Please correct the description on benchmark 6�00 on sheet C0.00. Our
benchmarks are stamped with a "�" (dash), not a colon.
Response: See revised Utility Plans.
Comment Number: 34 Comment Originated: 10/10/2012
10/10/2012: Benchmark 28�97 is gone, and was replaced with benchmark 1�11. Please update
this benchmark on sheets C0.00 & C0.01.
Response: See revised Utility Plans.
Comment Number: 35 Comment Originated: 10/10/2012
10/10/2012: The basis of bearings on sheet C0.00 does not provide much information, and
does not match the Subdivision Plat's basis of bearings.
Response: See revised Utility Plans.
Comment Number: 36 Comment Originated: 10/10/2012
10/10/2012: Please fill in the whole triangle in the vicinity map.
Response: See revised Utility Plans.
Comment Number: 37 Comment Originated: 10/10/2012
10/10/2012: Please add reference to the original plat of Fort Collins after Block 83 in the
sub�title.
Response: See revised Utility Plans.
Comment Number: 38 Comment Originated: 10/10/2012
10/10/2012: There are line over text issues on sheet C1.00 & C2.00.
Response: See revised Utility Plans.
Comment Number: 39 Comment Originated: 10/10/2012
10/10/2012: Sheets C1.00, C2.00 & C3.00 show an existing bank building out in the right of way
of Meldrum Street. Is the building in the right of way, or is this a drawing error?
Response: See revised Utility Plans. (Information was provided by Fort Collins GIS Dept.)
Topic: Landscape Plans
Comment Number: 24 Comment Originated: 10/10/2012
10/10/2012: There are line over text & text over text issues.
Response: This has been revised.
Comment Number: 25 Comment Originated: 10/10/2012
10/10/2012: Please add South & Street to Meldrum in the titleblock. There are both north &
south Meldrum addresses.
Response: This has been revised.
Topic: Lighting Plan
Comment Number: 27 Comment Originated: 10/10/2012
10/10/2012: Please add South & Street to Meldrum in the titleblock on all sheets. There are
both north & south Meldrum addresses.
Response: This has been revised.
Comment Number: 28 Comment Originated: 10/10/2012
10/10/2012: Please add a north arrow to sheet E1�0.
Response: This has been revised.
Comment Number: 29 Comment Originated: 10/10/2012
10/10/2012: There are text over text & cut off text issues on sheet E1�1.
Response: This has been revised.
Comment Number: 30 Comment Originated: 10/10/2012
10/10/2012: There are text over text issues on sheet E2.0.
Response: This has been revised.
Comment Number: 31 Comment Originated: 10/10/2012
10/10/2012: The sheet numbering of sheets E2.0 & E2.1 does not match the first 3 lighting
sheets.
Response: This has been revised.
Comment Number: 32 Comment Originated: 10/10/2012
10/10/2012: A lot of the text on sheets E2.0 & E2.1 is very fuzzy. Please improve the quality of
the text.
Response: This has been revised.
Topic: Plat
Comment Number: 1 Comment Originated: 10/09/2012
10/09/2012: The boundary closes.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 10/09/2012
10/09/2012: Please remove "Plat" from the title in the titleblock and in the corners of the
sheets.
Response: See revised Plat.
Comment Number: 3 Comment Originated: 10/09/2012
10/09/2012: Please add reference to the original plat of Fort Collins after Block 83 in the
sub�title & the Statement of Ownership And Subdivision.
Response: See revised Plat.
Comment Number: 4 Comment Originated: 10/09/2012
10/09/2012: Please change "men" in the Statement of Ownership And Subdivision to
"persons".
Response: See revised Plat.
Comment Number: 5 Comment Originated: 10/09/2012
10/09/2012: Please add the square footage/acreage to the Statement of Ownership And
Subdivision.
Response: See revised Plat.
Comment Number: 6 Comment Originated: 10/09/2012
10/09/2012: Are there any lienholders? If so, please add the Lienholders signature block.
Response: This will be confirmed, and updated as necessary, prior to Final Plan/Final Plat.
Comment Number: 7 Comment Originated: 10/09/2012
10/09/2012: Please add the title of all signing in the Owner signature blocks.
Response: See revised Plat.
Comment Number: 8 Comment Originated: 10/09/2012
10/09/2012: Please fill in all of the triangle in the vicinity map.
Response: See revised Plat.
Comment Number: 9 Comment Originated: 10/09/2012
10/09/2012: Please add a note of Title commitment or other source of R.O.W./Easement
information, per C.R.S. 38�51�106(b)(I).
Response: See revised Plat.
Comment Number: 10 Comment Originated: 10/09/2012
10/09/2012: Please label the subdivision name of Block 83.
Response: See revised Plat.
Comment Number: 11 Comment Originated: 10/09/2012
10/09/2012: Please dimension the internal distance on lot 2 along Canyon Avenue, per
Development Review Sumittal Requirement 3(i).
Response: See revised Plat.
Topic: Plat
Comment Number: 12 Comment Originated: 10/09/2012
10/09/2012: Please add a bearing & distance to the northerly line if the 25' Access Easement.
Response: See revised Plat.
Comment Number: 13 Comment Originated: 10/09/2012
10/09/2012: Please show the acreage to 3 decimal places, per Development Review Sumittal
Requirement 3(f).
Response: See revised Plat.
Comment Number: 14 Comment Originated: 10/09/2012
10/09/2012: Whoand what is the easement to be vacated for? Is there a receprtion number for
this easement? If this easement is to an entity other than the City/Public, the plat must have an
"acceptance of vacation" block signed by the easement holder.
Response: See revised Plat.
Comment Number: 15 Comment Originated: 10/09/2012
10/09/2012: Please reduce the size of the found corner symbol in the legend.
Response: See revised Plat.
Comment Number: 16 Comment Originated: 10/09/2012
10/09/2012: Please show the south right of way lines of Magnolia Street, and label the block
and subdivision.
Response: See revised Plat.
Comment Number: 17 Comment Originated: 10/09/2012
10/09/2012: Please correct the spelling of lines in the note "original lot lines & property lines to
be vacated by this plat".
Response: See revised Plat.
Comment Number: 18 Comment Originated: 10/09/2012
10/09/2012: Please change the note "new lot lines to be dedicated by this plat" to "new lot
lines to be created by this plat".
Response: See revised Plat.
Comment Number: 19 Comment Originated: 10/09/2012
10/09/2012: Please change the internal distance of lot 2 along Meldrum Street.
Response: See revised Plat.
Topic: Site Plan
Comment Number: 20 Comment Originated: 10/09/2012
10/09/2012: Please add the legal description to sheet L1�1.
Response: This has been added.
Comment Number: 21 Comment Originated: 10/09/2012
10/09/2012: There are line over text & text over text issues.
Response: This has been revised.
Comment Number: 22 Comment Originated: 10/09/2012
10/09/2012: There is some strange text/characters in the "Maximum Building Height" section.
Response: This has been revised.
Comment Number: 23 Comment Originated: 10/10/2012
10/10/2012: Please add South & Street to Meldrum in the titleblock. There are both north &
south Meldrum addresses.
Response: This has been revised.
Department: Traffic Operation
Contact: Ward Stanford, 970�221�6820, wstanford@fcgov.com
Topic: Construction Drawings
Comment Number: 3 Comment Originated: 10/12/2012
10/12/2012: Hoping to add parking stalls on Magnolia without removing the existing painted
stalls. In doing so the new stall widths can be a little larger than typical but not smaller. Please
label stall widths that vary from standard widths.
Comment Number: 4 Comment Originated: 10/12/2012
10/12/2012: Please show sight distance characteristics of the new access drive in relation to
the surrounding on�street parked cars.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 10/12/2012
10/12/2012: Please verify the new plantings near the intersection corners and crosswalk ramps
will not pose a sight distance problem for vehicles to vehicles, vehicles and peds, and
on�sidewalk peds & cyclists (on sidewalk aspect is wheelchair bound person entering sidewalk
corner area being visible to an on�sidewalk cyclist/runner).
Response: This has been checked.
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 10/12/2012
10/12/2012: TIS is accepted. No traffic concerns.
Response: Acknowledged.
Department: Water�Wastewater Engineering
Contact: Roger Buffington, 970�221�6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 10/09/2012
10/09/2012: Revise the note on the fire line connection as shown on the redlined utility plans.
Response: See revised Utility Plans.
Comment Number: 2 Comment Originated: 10/09/2012
10/09/2012: If the sewer service cleanout is located in the sidewalk, install a traffic rated
cleanout.
Response: See revised Utility Plans.
Department: Zoning
Contact: Noah Beals, 970�416�2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/04/2012
10/04/2012: On the lighting site plan please identify the fixture locations specifically which type.
Will Type DD (knuckle mount) be pointed up or down? And is this adjustable knuckle mount
able to be locked into position?
Response: Fixture locations and orientation are indicated on Lighting Plans.
Comment Number: 2 Comment Originated: 10/04/2012
10/04/2012: Land Use Code 3.5.1(G) Requires additional submittal items for any buildings
exceeding 40 ft in height. Please refer to 3.5.1(G)(1)(b) for submittal requirements.
This may have already been submitted, if so Zoning did not receive a copy.
Response: Shadow analysis as requested by Current Planning is provided in resubmittal on
Elevation sheets A�3 and A�4. View analysis is provided in resubmittal.