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HomeMy WebLinkAboutBANNER HEALTH MEDICAL CAMPUS - FDP - FDP130020 - CORRESPONDENCE - REVISIONSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview August 9, 2013 Jason S. Messaros BHA Design Inc. 1603 Oakridge Dr. Fort Collins, CO 80525 RE: Banner Health Medical Campus, FDP130020, 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Current Planning Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/18/2013 All of the public parkway trees need to be shade trees. BHA: The use of ornamental trees in the parkway have been removed and replaced with shade trees. Comment Number: 2 Comment Originated: 06/18/2013 The project includes 44 redbuds. We would recommend a very limited use of this species and only if a northern seed source is available. They would not be allowed in the public tree lawns. BHA: The use of redbuds has been reduced to only a few to be used in the protected courtyard areas. Comment Number: 3 Comment Originated: 06/18/2013 There appear to be tree / utility conflicts adjacent to the CUP and sidewalk along Cinquefoil. BHA: Tree locations will be coordinated with final utility locations. Comment Number: 4 Comment Originated: 06/18/2013 Need standard planting planting details included and tree species diversity chart. BHA: Standard planting details and a tree species diversity chart have been added to the landscape plan drawings. Comment Number: 5 Comment Originated: 06/18/2013 Need to incorporate street light locations into the plan. BHA: Street light locations are indicated for reference only on the landscape plan. Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 06/18/2013 06/18/2013: Sheet C200 - Cinquefoil needs to have a splitter island added at the intersection of Harmony to clearly direct traffic to make a right turn and prevent any safety issues with possible left turns. NE Response: A striped median/island has been provided as directed by Ward Sanford. Comment Number: 5 Comment Originated: 06/18/2013 06/18/2013: Sheet C200 & 201 - What is the certainty that the proposed driveway accesses east off of Cinquefoil and South off of Lefever Drive will be in the correct location in the future? We want to avoid having the road and access be removed and replaced in these areas. NE Response: The future access points/driveway have been located based on future developments for Imago. Comment Number: 6 Comment Originated: 06/18/2013 06/18/2013: Sheet C200 & 201 - Will the sidewalks along east Cinquefoil and South Le Fever be constructed with this project? Light and Power Typically does not want sidewalks constructed ahead of development and electric installation. NE Response: Proposed sidewalks along the east side of Cinquefoil Lane and the south side of LeFever Drive will not be constructed at this time and therefore have been removed from the drawings. Comment Number: 7 Comment Originated: 06/18/2013 06/18/2013: C300 - The offsite detention pond has frontage along Le Fever Drive. Will this regional detention pond remain in this configuration or is it considered temporary? If this is a permanent regional detention pond than monies should be collected for it's frontage along Le Fever Right of Way. NE Response: Les Kaplan with Imago Enterprises will have a separate agreement with the COFC to ensure that the future owner of Parcel K is responsible for future street frontage fees for improvement of LeFever Drive east of Cinquefoil Lane. Comment Number: 8 Comment Originated: 06/18/2013 06/18/2013: Sheet C301 - Storm sewer appears to be in conflict with Gas Service in Cinquefoil Lane but doesn't show up in the Storm Sewer profiles. NE Response: Drawing has been revised accordingly. Comment Number: 9 Comment Originated: 06/18/2013 06/18/2013: Sheet C301 - There is a telephone line in Lady Moon Drive that appears to extend into the area of right of way to be vacated. Does this need to remain or is there additional information regarding it's location? NE Response: The existing telephone line along Lady Moon will be abandoned and/or removed. Comment Number: 10 Comment Originated: 06/18/2013 06/18/2013: Sheet C301 - Once the portion of Right of Way along Lady Moon is vacated it might make sense to move the proposed Fiber Optic and utility easement to the back of the new Right of Way. Please coordinate with Excel Energy and FoCo light and power to ensure this is acceptable. NE Response: Agree, XCEL, City Light and Power, Xfinity, and Century Link have all agreed to this revision. Comment Number: 11 Comment Originated: 06/18/2013 06/18/2013: Sheet 306 - Waterline sheets have numerous line and leaders pointing incorrectly. NE Response: Drawings have been revised accordingly. Comment Number: 12 Comment Originated: 06/18/2013 06/18/2013: Sheet C400 - Include additional contour labels on proposed contours. NE Response: Drawings have been revised accordingly. Comment Number: 13 Comment Originated: 06/18/2013 06/18/2013: Sheet C400 - Provide armoring and erosion control on the south end of Cinquefoil for the temporary storm Flared End Section to prevent erosion and undermining of the road section. NE Response: Drawings have been revised to show proposed armoring and erosion control on the south end of Cinquefoil Lane for the temporary storm flared end section. Comment Number: 14 Comment Originated: 06/18/2013 06/18/2013: Sheet C401 - Drainage basin 4 appears to be much larger than 750 square feet and is draining out of a private drive. Consider modifying grades to force a high point or add an inlet on one of the two storm drains in this basin. This was discussed during PDP comments. NE Response: A proposed drainage inlet has been added to satisfy this requirement. Comment Number: 15 Comment Originated: 06/18/2013 06/18/2013: Sheets C400 & C401 - Numerous spot elevations overlapping, text on text, label additional contours, and errant callouts. NE Response: Drawings have been revised accordingly. Comment Number: 16 Comment Originated: 06/18/2013 06/18/2013: Sheet C403 - There appears to be a gas service/main in Cinquefoil lane that is directly on top of Storm Drain Line 1 but doesn't show up in the Storm Profiles. NE Response: The existing gas main in Cinquefoil lane will be removed/abandoned so there is no conflict and drawings have been revised to reflect this. Comment Number: 17 Comment Originated: 06/18/2013 06/18/2013: Sheets C403 thru C411 - Label which joints need to be wrapped when above waterline. NE Response: Drawing has been revised accordingly. Comment Number: 18 Comment Originated: 06/18/2013 06/18/2013: Sheet C406 - Storm Drain Line 1-3B appears to have less than the 36" minimium cover required. Please revise to obtain appropriate cover. NE Response: Proposed storm sewer vertical alignment within public right-of-way has been revised to maintain a minimum cover of 36-inches. Comment Number: 19 Comment Originated: 06/18/2013 06/18/2013: Sheet C500 - How will the existing Barn and Wood Shed property take access off of Le Fever Drive? Is it intended to rough in a driveway from the proposed intersection to the east? NE Response: The existing barn and wood shed are being removed with phase 1 and therefore access is not an issue. Comment Number: 20 Comment Originated: 06/19/2013 06/19/2013: Roadway Plan and Profile Sheets - Per LCUASS 7.4.1.B.4 grade breaks cannot be more than 0.4%. Please review grade breaks and revise as necessary. NE Response: Drawings have been revised accordingly. Comment Number: 21 Comment Originated: 06/19/2013 06/19/2013: Sheet C503 - The grade break on the Right Flowline at Approximately 19+00 is 1.7% and I assume due to the transition from C & G to temporary asphalt. What will the grade break be in the ultimate condition? Will the cross slope be maintained at 2.25% in the ultimate through this transitition? NE Response: The temporary asphalt curb has been replaced with a permanent curb/gutter and we are meeting and/or exceeding city’s criteria. Comment Number: 22 Comment Originated: 06/19/2013 06/19/2013: Sheet C503 - For the sump sag curve on the left flowline of cinquefoil section 7.4.1.B.4 of the LCUASS addresses sump sag curves and the minimum flowline grade is 0.5% on a sump sag curve. Additionally, the vertical curve length appears to be less than what was discussed at PDP of trying to maintain approximately 100'. NE Response: Drawing has been revised accordingly. Comment Number: 23 Comment Originated: 06/19/2013 06/19/2013: Sheet C502 - Additional detail needs to be added to the intersection details for the bulb outs along Le Fever and Cinquefoil by use of spot elevations and flowline slope arrows to ensure proper and positve drainage around these bulb outs. NE Response: Additional details (i.e. spot elevations, flow arrows) have been added for clarification. Comment Number: 24 Comment Originated: 06/19/2013 06/19/2013: Sheet C506 - Coordinate the striping at the intersection of Cinquefoil and Harmony Road with Traffic Operations and include the splitter island on this sheet. NE Response: Proposed striping has been coordinated with Ward Stanford and drawings have been revised per our discussions with Ward. Comment Number: 26 Comment Originated: 06/19/2013 06/19/2013: Intersection Details - Label flowline grade slopes and arrows between spot elevations on all intersection details. NE Response: Intersection details have been revised for clarification. Comment Number: 27 Comment Originated: 06/19/2013 06/19/2013: Please label the existing driveway to the property at the SE corner of Cinquefoil and Harmony Road. Some additional callouts or a cross section may be required to ensure this driveway can be provided and serve the lot without impacting the property. NE Response: Drawings have been revised to show proposed rollover curb at the existing Winchester Property driveway for future access. Comment Number: 28 Comment Originated: 06/19/2013 06/19/2013: The cross slopes on the east side of Cinquefoil adjacent to the asphalt curb are less than 2%. Let's discuss the intent for this and what the cross slope should be for constructability in the future road section. NE Response: The temporary asphalt curb has been replaced with a permanent curb/gutter and we are meeting and/or exceeding city’s criteria. Comment Number: 29 Comment Originated: 06/19/2013 06/19/2013: Details still need to be reviewed. Please see additional comments in Redlines. NE Response: Noted. Comment Number: 30 Comment Originated: 06/21/2013 06/21/2013: Please provide a detail for the temporary asphalt curb in the details. Topic: General Comment Number: 1 Comment Originated: 06/18/2013 06/18/2013: The project appears to have 6 additional easement/right of way dedications that need to be processed. Please submit the individual legals, exhibits and $250 per dedication for review, processing and approval. NE Response: Two legals/exhibits have been submitted for the additional right-of-way along the east side of Cinquefoil Lane and the south side of LeFever Drive. Comment Number: 2 Comment Originated: 06/18/2013 06/18/2013: The Right of Way vacation legals and exhibit have been reviewed with no comments. The request was routed to individual utility companies and the deadline for comments is June 24th. At this point XCEL Energy and Fort Collins Light and Power are the only companies to have comments and both approved as long as the area remained a utility easement. NE Response: Noted. Topic: Plat Comment Number: 3 Comment Originated: 06/18/2013 06/18/2013: It is the intent that the portion of Right of Way along Lady Moon be vacated prior to finalizing the Subdivision Plat. This would change the property boundary in this area and most likely the 9' utility easement currently proposed. Additionally, the Emergency access, utility and drainage would also need to be extended to the new right of way line. NE Response: Agree the subdivision plat will be revised prior to recording. Topic: Reports - Soils, Subdrain Comment Number: 25 Comment Originated: 06/19/2013 06/19/2013: Preliminary testing of soils in this area indicated swelling soils and high claystone bedrock. These feature will need to be sufficiently characterized in the Final Pavement design report for La Fever Road and Cinquefoil Lane one the site grading is complete. The swelling soils and potential for a high water table due to the soil and bedrock conditions may require a mitigation plan for approval of the final pavement design. Please contact Tom Knostman, 221-6576 for additional information. NE Response: Noted. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/18/2013 06/18/2013: Can we talk about the off-site detention pond? This area is adjacent to a canal and is in a buffer zone area that was not addressed in the project's Ecological Characterization Study. Cedar Creek Response: The ECS letter report has been revised to include an assessment of the proposed offsite detention pond. The ECS will need to be updated to reflect this area and comment on whether the proposed plantings are adequate for the site. Specifically, the ECS should address how this area achieves the following standard: 3.4.1(E)(1)(g) The project shall be designed to enhance the natural ecological characteristics of the site. If existing landscaping within the buffer zone is determined by the decision maker to be incompatible with the purposes of the buffer zone, then the applicant shall undertake restoration and mitigation measures such as regrading and/or the replanting of native vegetation." Cedar Creek: The ECS letter report has been revised to include an assessment of the proposed offsite detention pond. The revised ECS report provides a recommended native grass seed mixture for revegetating the constructed detention pond and enhancing habitat. Staff would suggest that, at a minimum, clumps/patches of shrubs and trees be added around the edges of the detention pond to achieve this standard. Dense plantings are not necessary (as they wouldn't fit with the character of this area), but some additional plantings should be planned. What are the plans for watering these plants? Cedar Creek: We would not recommend any extensive shrub plantings since the existing soil type formerly only supported native shortgrass prairie with few shrubs. If shrubs are planted, big sagebrush and rubber rabbitbrush would be the most appropriate native species for planting. Supplemental irrigation may be needed to initially establish these shrubs. BHA: Shrub plantings have been added to the off-site detention pond area. A temporary irrigation system will be used to facilitate plant establishment. This system has not yet been designed but will likely include spray irrigation from the top of the slope around the perimeter of the pond that will aid in establishment of seed and shrub plantings. Comment Number: 2 Comment Originated: 06/19/2013 06/19/2013: The area adjacent to the ditch will need to be labeled as a Natural Habitat Buffer Zone. Please add the following note to all site, landscape, and utility plans that show this ditch, "Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." BHA: The Natural Habitat Buffer Zone has been indicated on the site, landscape and utility plans. NE Response: Specified note has been added to drawings. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: General Comment Number: 9 Comment Originated: 06/19/2013 06/19/2013: Redbuds should not be used as a street tree. Ornamental trees that could be considered as street trees in only suitable locations are Chanticleer Pear and Red Barron Crabapple. BHA: Ornamental trees have been eliminated from the tree lawn adjacent to the public roads. Comment Number: 12 Comment Originated: 06/19/2013 06/19/2013: In the Plant list add this statement by Bur Oak (Bullet Gall Resistant Trees) BHA: The plant list has been amended with a note indicating that Bur Oak trees are to be Bullet Gall Resistant Trees. Topic: Landscape Plans Comment Number: 1 Comment Originated: 06/19/2013 06/19/2013: Please provide a statement explaining why some existing trees cannot be retained to the extent reasonably feasible. BHA: The existing trees on site are not naturally occurring on the site. They are remnant trees from previous residential uses. The trees were previously irrigated and maintained as part of residential lawns. As these residential uses have been eliminated, irrigation and maintenance have also been eliminated. Additionally the campus plan requires over lot grading of the whole site which will affect the areas were trees are existing. The timing of the demolition of trees is not set. Some existing trees may remain in outlying areas after the current development is complete. The design accommodates tree mitigation within the current development period taking into account eventual removal of all existing trees. Comment Number: 2 Comment Originated: 06/19/2013 06/19/2013: Better define on the plans the required upsize mitigation trees. Mitigation trees should be recorded in the plant list and direct labeled on the plans to clarify where on the project mitigation trees will be planted. For example if 10 Bur Oaks are to be mitigation trees they should be listed in the plant list as 10 Bur Oak 3.0 inch caliper. In labeling mitigation trees on the plan add (mitigation tree 3.0 inch caliper) by the letter symbol for the tree. BHA: Mitigation trees have been labeled on the plan with a caliper size notation and the plant list has been updated. Comment Number: 3 Comment Originated: 06/19/2013 06/19/2013: Review plant note number 4 to reflect the number of mitigation trees to be planted on the project. BHA: Plan note 4 has been revised to reflect tree mitigation quantities. Comment Number: 4 Comment Originated: 06/19/2013 06/19/2013: Use canopy shade trees as street trees spaced 30-40 on center. Street trees appear to be spaced at 30-40 feet on center. Maximize use of canopy trees. BHA: All street trees have been changed to canopy trees at +- 40' on center. Comment Number: 5 Comment Originated: 06/19/2013 06/19/2013: Show locations of street lights and required separations for street trees. Consider ornamental trees by street lights to maximize street tree planting. BHA: Street trees are spaced to accommodate street lights. Street light locations are indicated for reference only on the landscape plan. Ornamental trees are spaced by street lights along the interior roads. Comment Number: 6 Comment Originated: 06/19/2013 06/19/2013: Use greater diversity of canopy shade trees as street trees. Reduce the amount of Chinkapin Oak used as street trees. Consider using lindens and bur oak to reduce the number of Chinkapin oak used as street trees. BHA: Street trees have been diversified with Catalpas and Honey locusts. Comment Number: 7 Comment Originated: 06/19/2013 06/19/2013: Please use this language for tree protection Note number 1. Tree removals or pruning shall be done by a business holding a current City of fort Collins arborist License in accordance with City Code. BHA: Note has been revised. Comment Number: 8 Comment Originated: 06/19/2013 06/19/2013: Consider quantities used. White Fir on some sites can be affected some by soils with higher clay content. There are some nice examples of this species growing in Fort Collins. Golden Rain Tree occasionally may have some freeze damage. There are some nice examples of this tree growing along the Front Range. BHA: Tree diversity has been increased. Comment Number: 10 Comment Originated: 06/19/2013 06/19/2013: List the percentage used of each of the trees used. Provide that percentage in the plant list. Provide minimum species diversity as described in LUC 3.2.1 D 3 BHA: Species distribution chart has been added to the landscape plans. Comment Number: 11 Comment Originated: 06/19/2013 06/19/2013: Specify the Plains Cottonwood as 2.0 inch caliper. BHA: Plains Cottonwood is specified as 2” Cal. Department: Light And Power Contact: Doug Martine, 970-224-6152, dmartine@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/03/2013 06/03/2013: No Comments. NE Response: Noted. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/18/2013 06/18/2013: Upon reviewing the Erosion Control Material: the Report needs edits to the redlines as well as adding information about Loading and Unloading operations, Outdoor Storage activities, Seed Mixes, Soil Amendments, and Mulches; the Plan still needs to have a Sequence Chart on the Static Plan and there were no Dynamic Plans to be found; The erosion control escrow calcuation was not found in the material please submit. NE Response: The Erosion Control Report was revised accordingly. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/21/2013 06/21/2013: Due to the major storm sewer outfall now being proposed in private property, the City will only maintain the portion of the sewer located in the City's right-of-way. The developer is also responsible for the off-site detention pond and outlet works to the FCRID. NE Response: Noted. Comment Number: 3 Comment Originated: 06/21/2013 06/21/2013: Please provide a detail for the PLD section located in all the detention pond bottoms. NE Response: A PLD section/detail was added for all detention/water quality ponds. Comment Number: 4 Comment Originated: 06/21/2013 06/21/2013: Please provide the HGLs on the storm sewer profiles. NE Response: HGL’s were added to storm sewer profiles. Comment Number: 5 Comment Originated: 06/21/2013 06/21/2013: The City suggests not using riprap for erosion protection of the pipe outlets. If riprap is used, temporary erosion control over the buried riprap is necessary until vegetation is established. NE Response: The planted rip-rap detail has been revised to show erosion control matting. Comment Number: 6 Comment Originated: 06/21/2013 06/21/2013: A interim and final grading plan is required to determine what is being built in the first phase and to determine what grading will reviewed during the drainage certification process. NE Response: The grading plan that is currently designed is the final grading plan and this plan will be used for the drainage certification. Comment Number: 7 Comment Originated: 06/21/2013 06/21/2013: There is some conflicts with landscaping, mainly trees, and storm sewers. The City requires 10 feet of separation for canopy trees and 6 to 7 feet for ornamental trees. Also, the landscape plan shows the ultimate landscaping, but the interim storm sewer piping. These should be consistent. BHA/NE Response: Drawings were revised accordingly. Comment Number: 8 Comment Originated: 06/21/2013 06/21/2013: Standard Operating Procedures are required for all drainage infrastructure and to be included in the Draiange Report and the Development Agreement. NE Response: Noted. Comment Number: 9 Comment Originated: 06/21/2013 06/21/2013: Please provide 3 copies of the drainage report with the mylar submittal. NE Response: Noted. Comment Number: 10 Comment Originated: 06/21/2013 06/21/2013: Please see minor commnets on the redlined plans. NE Response: Noted. Comment Number: 11 Comment Originated: 06/21/2013 06/21/2013: A copy of the off-site drainage easements for the detention pond and storm sewers are needed before signing of mylars. NE Response: Noted. Comment Number: 12 Comment Originated: 06/25/2013 06/25/2013: Please include the input for the SWMM with the next submittal. NE Response: SWMM input was included. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 06/12/2013 06/12/2013: There are line over text issues on sheets 1, 2, 3, 6. See redlines. BA: Fixed. Comment Number: 2 Comment Originated: 06/17/2013 06/17/2013: There are text over text issues on sheet 1, 2, 3, 4, 5, 6 & 7. See redlines. BA: Fixed. Comment Number: 3 Comment Originated: 06/17/2013 06/17/2013: Please mask all text in dark hatching on sheet 1, 2, 3, 4, 5 & 7. See redlines. BA: Fixed. Topic: Construction Drawings Comment Number: 4 Comment Originated: 06/17/2013 06/17/2013: Please add "Drive" & "Lane" to the appropriate street names in the index on sheet C000. See redlines. NE Response: The words “Drive” and “Lane” were added to the index on sheet C000. Comment Number: 5 Comment Originated: 06/17/2013 06/17/2013: Please add matchline reference to sheet C101. See redlines. NE Response: A match line has been added to sheet C101. Comment Number: 6 Comment Originated: 06/17/2013 06/17/2013: There are line over text issues on sheets C301, C504, C509-C514. See redlines. NE Response: Drawings were revised accordingly. Comment Number: 7 Comment Originated: 06/17/2013 06/17/2013: Please mask the text in the profiles on sheets C303-C307, C403-C412, C500-C504. See redlines. NE Response: Drawings were revised accordingly. Comment Number: 8 Comment Originated: 06/17/2013 06/17/2013: Please rotate the text on sheet C307, C502, C503 & C506 to be plan readable. See redlines. NE Response: Drawings were revised accordingly. Comment Number: 10 Comment Originated: 06/17/2013 06/17/2013: Please correct the keymap on sheets C400, C401, C402, C402A, C600 & C601. See redlines. NE Response: The keymap on sheets C400, C401, C402, C402A, C600, and C601 has been revised. Comment Number: 11 Comment Originated: 06/18/2013 06/18/2013: There is an elevation on sheet C402 that has "<edit>" in the description. See redlines. NE Response: Drawings has been revised accordingly. Comment Number: 13 Comment Originated: 06/18/2013 06/18/2013: Please add "Drive" to the title on sheets C510 & C511. See redlines. NE Response: The word “Drive” was added to the title on sheets C510 and C511. Comment Number: 14 Comment Originated: 06/18/2013 06/18/2013: Please change "Striping Plan" to "Cross Sections" in the title on sheets C512-C514. See redlines. NE Response: The title on sheets C512-C514 were revised accordingly. Comment Number: 15 Comment Originated: 06/18/2013 06/18/2013: Please correct the matchlines on sheets C600 & C601. See redlines. NE Response: Match lines on sheets C600 and C601 have been corrected. Topic: Easements Comment Number: 9 Comment Originated: 06/17/2013 06/17/2013: There are text over text issues on sheet C401. See redlines. NE Response: Drawing have been revised accordingly. Comment Number: 12 Comment Originated: 06/18/2013 06/18/2013: Please add "Right" to the title on sheets C504 & C507. See redlines. NE Response: The word “Right” was added to title on sheets C504 and C507. Comment Number: 16 Comment Originated: 06/18/2013 06/18/2013: No comments. NE Response: Noted. Topic: Landscape Plans Comment Number: 17 Comment Originated: 06/18/2013 06/18/2013: There are line over text issues on sheets 1 & 2. See redlines. BHA: Line over text has been fixed. Topic: Plat Comment Number: 18 Comment Originated: 06/18/2013 06/18/2013: Please make all right of way lines solid. See redlines. NE Response: Plat has been revised accordingly. Comment Number: 19 Comment Originated: 06/18/2013 06/18/2013: All reception numbers for documents recorded by separate document, must be added to the Plat prior to filing the mylars. See redlines. NE Response: Noted. Topic: Site Plan Comment Number: 20 Comment Originated: 06/18/2013 06/18/2013: No comments. BHA: Noted. Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Construction Drawings Comment Number: 7 Comment Originated: 06/24/2013 06/20/2013: No reply received. Comment continued. Please provide the requested information. It might be better asked as what design vehicle was used for the design? 03/26/2013: What size truck can make the Wb Right-out turn at the Lady Moon and Ri/Ro access without running over the curbs? NE Response: A WB40 was used for design purposes at the proposed right-in/right-out along Lady Moon Drive. Turning template movement exhibits were sent to Ward for review/approval. Comment Number: 11 Comment Originated: 06/24/2013 06/21/2013: Sht 505: Please revise the continuous turn lane striping to have dedicated left turn lanes at the intersections with Cinquefoil and with Lady Moon. Since the continuous turn lane will precede the turn bay make the dedicated turn lane 60' in length with an opening per LCUASS left turn taper criteria. Call/email me (970-221-6820 / wstanford@fcgov.com) if you need any clarifications. NE Response: A continuous left turn lane was added along LeFever Drive at the intersection with Lady Moon Drive and Cinquefoil Lane. A 180-ft taper was used/approved per phone conversation with Ward Stanford on 7/8/13. Comment Number: 12 Comment Originated: 06/24/2013 06/21/2013: Sht 506: Please change the continuous turn lane striping between the Hospital access drive and harmony to be double yellow solid striping that creates a painted median where the reversible turn lane is shown currently. It can be 10' in width so you have can flare it at Harmony (visual que that it is a right-in/right-out only intersection). Add a "Right Turn Only" (R3-5R) sign under the Stop sign (R1-1). Call/email me (970-221-6820 / wstanford@fcgov.com) if you need any clarifications. NE Response: The proposed striping and signage was revised accordingly per conversations with Ward. Comment Number: 13 Comment Originated: 06/24/2013 06/21/2013: Sht 507: Please remove the "Only" pavement stencils and add 2 right tun arrow pavement stencils. the arrows should be placed 8' after the beginning of the 8" turn bay stripe and 8' before the crosswalk or where a crosswalk would be if applied. NE Response: Striping has been revised accordingly. Comment Number: 14 Comment Originated: 06/24/2013 06/21/2013: Sht 507: Please revise the bike lane striping left of the right turn lane, and the right turn lane striping to be an 8" solid white line. (new policy: all edge lines and bike lane striping is 6" solid white except when to the left of a right tuirn lane, then the bike striping is 8" as well as the turn lane striping. All turn lane striping is 8" and white broken lane lines are 4") NE Response: Striping has been revised accordingly. Comment Number: 15 Comment Originated: 06/24/2013 06/21/2013: Sht 507: please label the intersecting street (lady moon, cinquefoil) NE Response: Drawing has been revised accordingly. Comment Number: 16 Comment Originated: 06/24/2013 06/21/2013: Sht's 505, 506: Please add a street name sign atop each R1-1 sign (Stop sign). NE Response: Drawing has been revised accordingly. Comment Number: 17 Comment Originated: 06/24/2013 06/21/2013: Sht 506: Please remove the R1-1 sign (Stop sign) on Cinquefoil at Le Fever. Cinquefoil traffic won't be required to stop. NE Response: The proposed R1-1 stop sign on Cinquefoil Lane at LeFever Drive has been removed from drawings. Comment Number: 18 Comment Originated: 06/24/2013 06/21/2013: Sht's 505, 506: Please add bike lane stencils and revise all bike lane and edge line striping to be 6" wide. NE Response: Striping has been revised accordingly. Comment Number: 19 Comment Originated: 06/24/2013 06/21/2013: Sht's 512-514: Please relabel each sheet as Cross Section plans. NE Response: Sheets 512-514 have been re-labeled as Cross-Section plans. Comment Number: 20 Comment Originated: 06/24/2013 06/21/2013: Sht 506: Please reverse what lines the "circled 1" and "circled 2" point to at Cinquefoil at Harmony, upper labels. NE Response: Drawing has been revised accordingly. Comment Number: 21 Comment Originated: 06/24/2013 06/21/2013: Sht's 505, 506,507: Please revise each Striping Legend to the new striping widths (Bike lanes left of exclusive right turn lanes = 8" solid white; Turn bay striping = 8" solid white; all edge lines = 6" solid white; bikes lanes not adjacent to a right turn lane = 6" solid; broken lane lines = 4" white or yellow). NE Response: Striping has been revised accordingly. Comment Number: 22 Comment Originated: 06/24/2013 06/21/2013: Please include a striping plan for the median and striping south to LeFever on Lady Moon. Revise the continuous turn lane on Lady Moon to have a dedicated south bound left turn lane south of the median. Give it a 60' turn lane with an opening per taper design in LCUASS. The remaining space between the taper and the median should remain a continuous turn lane. NE Response: Striping has been revised accordingly and is shown on the Horizontal Control Plan sheet C200. Topic: Landscape Plans Comment Number: 10 Comment Originated: 06/24/2013 06/20/2013: Plant Notes, #20: Please correct "right-of-was" to "right-of-way". BHA: Note has been revised. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 06/18/2013 06/18/2013: Label all tees for FH's as swivel tees. NE Response: All FH tees have been labeled as swivel tees. Comment Number: 2 Comment Originated: 06/18/2013 06/18/2013: Label lengths of water main between all fittings, valves, etc. NE Response: Water line lengths have been labeled. Comment Number: 3 Comment Originated: 06/18/2013 06/18/2013: Label/note all valves on the utility plan sheets (C301 & C302). Refer to redlined plans for additional valve locations. NE Response: All valves have been labeled. Comment Number: 4 Comment Originated: 06/18/2013 06/18/2013: Connections to the existing water main in Le Fever with wet taps to avoid shutting down the main. Provide a minimum of 4 feet between wet taps. NE Response: Wet taps are now shown for the water line connections into LeFever Drive. Comment Number: 5 Comment Originated: 06/18/2013 06/18/2013: At the south end of the hospital, switch the FH to the other side of the private drive to avoid the conflict with the storm drain. NE Response: Proposed fire hydrant has been relocated. Comment Number: 6 Comment Originated: 06/18/2013 06/18/2013: Two 6" domestic water services are are shown to the hospital for redundancy. Please be aware that the monthly base charges for water and sewer service for 6" meters are relatively high. CCRD: Code requires two separate services from different sources to a hospital. It is for redundancy, but it is not optional, it is required. Most water utilities will only charge for one meter/tap fee due to the redundant source. We call for the 6” pipe sizing on our drawings, but the meter is often determined to be smaller than the pipe size, especially in a phased project such as this. We have had discussions and the water meter is likely only going to be a 4” meter for this project’s initial build-out, with the pipe increasing in size 20-diameters downstream of the meter to 6” Comment Number: 7 Comment Originated: 06/18/2013 06/18/2013: At locations where water mains are crossing under storm drains 24" and larger, the water mains must bee installed in steel casings. Specify the length, diameter and thickness of the steel casings. NE Response: Drawings have been revised accordingly. Comment Number: 8 Comment Originated: 06/18/2013 06/18/2013: At locations where water mains are crossing under storm drains, all storm sewer joints within 10 feet of the water main must be wrapped with butyl adhesive wrap in conformance with the Development Construction Standards. Identify and label these locations on the storm drain plan & profile sheets. NE Response: Drawings have been revised accordingly. Comment Number: 9 Comment Originated: 06/20/2013 06/20/2013: Label size of the irrigation service located in the island in Lady Moon. NE Response: Proposed irrigation service size can be labeled once an irrigation consultant has been selected. Comment Number: 10 Comment Originated: 06/20/2013 06/20/2013: Are any irrigation service planned within the site? BHA: Irrigation service will be provided per code requirements. Irrigation design not yet included. Comment Number: 11 Comment Originated: 06/20/2013 06/20/2013: Add a note on Sht C301 to coordinate with Water Utilities (416-2165) on the abandonment of the 12-inch water main stub located in Lady Moon. NE Response: Note has been added. Comment Number: 12 Comment Originated: 06/20/2013 06/20/2013: Add steel casing at all locations where water mains are crossing below storm sewers which are 24" or larger. Include casing diameter, length and thickness. NE Response: Drawings have been revised accordingly. Comment Number: 13 Comment Originated: 06/20/2013 06/20/2013: Schedule meeting to discuss storm drain and water main depths. It appears that several of the storm lines could be raised which would help to reduce the depths of some water mains. In conjunction with that, I will likely be making some changes on the 12" water main profile which will add some air release valves to help reduce depths on the water main. James and I had discussed that before this submittal but decided to wait until next round to make the changes. NE Response: A meeting was held on 6/27/13 and drawings have been revised accordingly. Comment Number: 14 Comment Originated: 06/20/2013 06/20/2013: See redlined utility plans for other comments. NE Response: Noted. Topic: Landscape Plans Comment Number: 15 Comment Originated: 06/20/2013 06/20/2013: Adjust landscaping as noted on redlined landscape plan. BHA: Landscaping has been adjusted as noted on redlined plans. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/18/2013 06/18/2013: On the site plan remove the word future from the areas that will be built in phases. The general note 7. already indicates that this will not be built all at the same time. Also the word "shown" is mispelled in this note. BHA: The word “future” has been removed from the drawings and the misspelling has been corrected. Comment Number: 2 Comment Originated: 06/18/2013 06/18/2013: On the phasing plan remove the word "conceptual" from the title and replace the word future with phase #'s on the site plan. BHA: Phase 1 and full build out information is included in the drawings. The limit of phase 1 improvement is indicated in the drawings with a phase line. No separate phasing plan is included. Comment Number: 3 Comment Originated: 06/18/2013 06/18/2013: Need a note on the site plan indicating the all weather access road is limited to emergency vehicles only. This is road is not for public use or a route for security vehicle checks. BHA: A note has been added to the site plan. Comment Number: 4 Comment Originated: 06/18/2013 06/18/2013: Need to show how vehicles will be kept off the areas not developed in the 1st phase and other phases. NE Response: Barricades are being proposed at the end of sidewalks and driveways as shown and called out on the drawings. Comment Number: 5 Comment Originated: 06/18/2013 06/18/2013: Landscape plan needs a phasing plan also that is consistent with the phasing of the site plan. Also need details of the interim conditions. BHA: The landscape plan includes detailed phase 1 improvements and plant list. The build out landscape plan is also included with total plan quantities broken down my type of plant material. `Comment Number: 6 Comment Originated: 06/18/2013 06/18/2013: Where are the elevations for the rest of the phases (Hospital, parking garage and MOB)? BA: FCP is being reviewed for Phase 1 only. Refer to final PDP document for full build-out of the site. Comment Number: 7 Comment Originated: 06/18/2013 06/18/2013: The visual and shadow analysis are part of the final plan and will need to be included. BA: The visual and shadow analysis will be included as part of the resubmittal Comment Number: 8 Comment Originated: 06/18/2013 06/18/2013: Where is the lighting plan? CCRD: Lighting plan included but not listed as required on the Final Plan checklist.