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HomeMy WebLinkAboutFLATS AT RIGDEN FARM - PDP - PDP140006 - CORRESPONDENCE - REVISIONS (3)Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview June 13, 2014 Cathy Mathis The Birdsall Group 444 Mountain Ave. Berthoud, CO 80513 RE: Flats at Rigden Farm, PDP140006, 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, Noah Beals, at 970-416-2313 or nbeals@fcgov.com. Comment Summary: Department: Planning Services Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/27/2014 05/27/2014: The sidewalks along building 5 & 6, when they cross the internal drive aisle these should be on raised cross walk. Also they need to align closer to the sidewalk on the other side. RESPONSE: Detail for raised crosswalk will be included in final plans. Comment Number: 2 Comment Originated: 05/27/2014 05/27/2014: The transformer location on the north side of garage 1 & 2, can this be located to the south side of the garages next to the dumpster enclosure. This will help to screen it from the public right of way. RESPONSE: Located as recommended. Comment Number: 3 Comment Originated: 05/27/2014 05/27/2014: Increase the landscape screening around the transformers by building 7 & 3. This could include more Feather Reed grass and Taller evergreen shrubs. RESPONSE: Acknowledged Also the landscape plan has some missing information please fill this information. RESPONSE: Acknowledged Comment Number: 4 Comment Originated: 06/05/2014 06/05/2014: LUC section 4.23(E)(1)(b) The community area needs to include at least some type of seating. RESPONSE: See detail on sheet LS 1 Will there be any public art in this area? RESPONSE: No Comment Number: 5 Comment Originated: 06/05/2014 06/05/2014: LUC 3.5.1(G) Buildings over 40ft in height require special height review. This consists of a shadow analysis and visual analysis. RESPONSE: Buildings 1,2 & 3 are all less than 40ft in height. Buildings 4-7 exceed 40ft only in the ridgeline area. The vast majority of the building masses are below 40ft. However, shadow and visual analysis sheets (A-6 & A-7) have been added to the submittal and illustrate and describe project compatibility with the surroundings. 06/06/2014: Sheet number 1 of landscape plan details note number 4, the note mentions a warranty after final acceptance. Who is providing warranty and who is accepting? RESPONSE: Warranty note eliminated. Remove note number 28 on this same sheet. If time of year prevents installation of landscaping then a financial guarantee will be required to obtain a TCO or CO. RESPONSE: Note erased. Comment Number: 7 Comment Originated: 06/06/2014 06/06/2014: Show a detail how a garage can accommodate the addition of two bike spaces. RESPONSE: Bike brackets will be mounted on inside of each garage Show a detail of the fixed bike rack and how it can accommodate six spaces. RESPONSE: Conceptual Loop Bike Rack shown on LS1 – Color to be black Comment Number: 8 Comment Originated: 06/06/2014 06/06/2014: Besides the pedestrian crossings already mentioned that should be raised crossings, other crossings of the private driveway should include some type of treatment to provided an increase of visual cues increasing safety. RESPONSE: Painted crosswalks are planned for main pedestrian thoroughfare. Others within the site will be low traffic speed and volume. Typical driveway cuts and access ramps are expected to be sufficient. Comment Number: 9 Comment Originated: 06/06/2014 06/06/2014: Elevations will need to show mechanical/utility (vents, flues, meters, conduit, boxes...) equipment locations with details on how such equipment is screened. RESPONSE: Mechanical/utility elements, which are not entirely screened by the architectural screen walls provided, have been shown in the new elevations. Only a few elements are not behind screen walls and in these cases the elements are to be painted to blend with the building materials they are mounted to or are to be screened with landscape elements. Comment Number: 10 Comment Originated: 06/06/2014 06/06/2014: The photometric site plan in addition will need to call out the parking area and calculate the average foot candle to ensure it meets the average minimum 1 foot candle. RESPONSE: The electrical engineer is worried about the request for 1 FC. They have pushed it to .67 FC and really hesitate to push much higher in a residential area. Levels are elevated the at the commercial space to meet this level, but would find it really unusual to expect it in a residential area Comment Number: 11 Comment Originated: 06/06/2014 06/06/2014: Where is the variation of repeating buildings? Projects with more than 5 buildings need at least three distinctive building types. RESPONSE: Building types have been reconsidered and there are now actually 4 building types. They consist of a 3-story, unit building, a 3-story 10 unit building, a 2-story 12 unit building and a 2-story commercial building Also projects with more than 56 units need to provide at least 3 distinct color schemes. RESPONSE: 3 distinct color schemes have been provided and are reflected in the new elevations. Comment Number: 12 Comment Originated: 06/06/2014 06/06/2014: To help mitigate the concern that commercial land is being used for residential purposes and to comply with the code standard that block faces should mirror similar uses and the code standard that to have three distinct building types, can the buildings that front on to Illinois can the ground units be designed and constructed to have the potential to convert to other uses beside residential? RESPONSE: A commercial building (Building 2) has replaced some of the previously residential footprint fronting on to Illinois Drive. Comment Number: 13 Comment Originated: 06/06/2014 06/06/2014: Parking spaces in the public right of way can not be reserved for the residential private parking, it is all still public parking. The modification request should only acknowledge that there is a surplus of spaces than that typically found in the ROW along a multi-family dwelling. RESPONSE: Modification forthcoming Comment Number: 14 Comment Originated: 06/06/2014 06/06/2014: The site plan will need to include a sheet index or the plan set will need a cover sheet with a sheet with the signature blocks and sheet index. RESPONSE: Acknowledged Comment Number: 15 Comment Originated: 06/10/2014 06/10/2014: Elevations need to include the garage elevations. RESPONSE: Garage elevations have been added to the drawings. See sheet A-2. Department: Engineering Development Review Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com Topic: General Comment Number: 4 Comment Originated: 06/13/2014 06/13/2014: The frontage improvements (sidewalk, street trees) along Illinois Dr. need to match the approved street section for Illinois Dr. as identified in the utility plan set for Rigden Farm, 8th Filing, The Shops at Rigden Farm- dated 01-15-04. This street section identifies attached sidewalk with street trees in tree wells. Please contact me if you need a copy of the approved street section. RESPONSE: Frontage of commercial, directly adjacent the shopping center access is now attached walk. A modification is being requested for adjacent the residential buildings for ada access. Comment Number: 5 Comment Originated: 06/13/2014 06/13/2014: Please add labels on sheet U1 (Overall Utility Plan Sheet). See redlines. RESPONSE: Per our discussion, notes have been included indicating where to find the requested information within the plan set. Comment Number: 6 Comment Originated: 06/13/2014 06/13/2014: Show approximate asphalt patching limits on all sheets where you are showing street cuts. See redlines RESPONSE: All demolition including street cuts and patching limits are shown on the demolition plan. Comment Number: 7 Comment Originated: 06/13/2014 06/13/2014: Please add the standard sidewalk repair note to the utility plan and the site plan: “Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy.” RESPONSE: Revised note added. We believe a clarification is needed. Comment Number: 8 Comment Originated: 06/13/2014 06/13/2014: Show and label all proposed sidewalk chase locations. RESPONSE: Per our discussion note are included showing where the improvements are located within the plan set. Comment Number: 9 Comment Originated: 06/13/2014 06/13/2014: The existing handicap ramp at Custer and Iowa Dr does not meet current ADA standards for warning detection. Please update these directional ramps with truncated domes. RESPONSE: Acknowledged that all ramps will require truncated domes. Note added to the demolition plan. Details for all ramps (public and private) will be provided with final. Topic: Plat Comment Number: 1 Comment Originated: 06/13/2014 06/13/2014: The acreage identified on the statement of ownership on the cover sheet of the plat (2.229) does not match with the acreage identified on the plat (4.078). Please revise. RESPONSE: Revised. Comment Number: 2 Comment Originated: 06/13/2014 06/13/2014: The limits of the blanket easements that are being dedicated on the plat are not clear. Please label or add hatching to depict the easements. RESPONSE: Hatching now provided showing the exclusions. Comment Number: 3 Comment Originated: 06/13/2014 06/13/2014: Note # 4 on the Plat cover sheet ¿"Private utilities are hereby restricted from use and enjoyment of this easement"¿ What is the purpose of this? Please define ¿"Private Utilities"¿ or remove this part of the note. RESPONSE: The purpose of this note is to exclude offsite private property owners from installing private utilities such as subdrains, wifi towers or other yet to be conceived utilities within the blanket easement without the consent of the property owner. Public utilities such as cable, electric, gas, water, sewer and public storm systems would be excluded from this exception. Let’s discuss if something is required. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/12/2014 06/12/2014: No comments. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 06/11/2014 Contact the City Forester for to set up an on-site meeting to inventory the existing street trees along Custer. Identify all of these existing trees to be retained and protected. RESPONSE: Inventory completed and depicted on landscape sheet Comment Number: 2 Comment Originated: 06/11/2014 06/11/2014: For this project City Forestry is requesting that Greenspire Linden be used in place of Redmond Linden used as a street tree. Please make this change. RESPONSE: Acknowledged Comment Number: Comment Originated: 06/11/2014 06/11/2014: Comment Number: 3 Comment Originated: 06/11/2014 06/11/2014: Show any proposed or existing street lights and provide street tree locations to these spacing standards. Canopy Shade Trees 40 feet from lights. Ornamental Trees 15 feet from lights. RESPONSE: Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/10/2014 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. Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2011 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. 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: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. 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. Flats at Rigden – project specific concerns: 1. Fire-sprinkler systems are required. A new code amendment effective in 2014 will require a full NFPA-13 sprinkler system and not allow a 13-R system. 2. Bedroom egress windows required below 4th floor regardless of fire-sprinkler. 3. All windows above the 1st floor require minimum sill height of 24” 4. Building code and State statute CRS 9-5 requires project provide accessible units. 5. New Green Code requires: a. Upgraded insulation is required for buildings using electric heat or cooling. b. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. c. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. d. Special combustion safety requirements for natural draft gas appliances. e. Low VOC interior finishes. Building Services Plan Review 416-2341 RESPONSE: A pre-submittal meeting has been scheduled for 7/24 Contact: Todd Reidenbach, Topic: General Comment Number: 2 Comment Originated: 06/10/2014 06/10/2014: Addresses will be assigned by the GIS Department after the plans have met final approval through Development Review and are recorded with the City. RESPONSE: Acknowledged Comment Number: 3 Comment Originated: 06/10/2014 06/10/2014: 2. Projects with three or more tenant units require the Unit Level Addressing form to be completed and submitted to the GIS Department once plans have met final approval through Development Review and are recorded with the City. This can occur anytime during construction, but before any utilities or address signs are installed. All addressing will be determined by the GIS Department and submitted to Poudre Fire Authority, USPS, Building Services, and Fort Collins Utilities. Failure to contact GIS and determining addresses through other means may result in address changes. RESPONSE: Acknowledged The Unit Level Addressing form can be obtained by contacting the GIS office at gis@fcgov.com or (970) 416-2483. Department: Light And Power Contact: Justin Fields, 970-224-6150, jfields@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/06/2014 06/06/2014: The meter and transformer locations will need to be coordinated with Light and Power Engineering. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 06/06/2014 06/06/2014: Shade trees will need to maintain 40 feet of clearance with street lights and ornamental trees will need to maintain 15 feet of clearance. RESPONSE: Acknowledged. Item addressed through forestry comments. Department: Outside Agencies Contact: Don Kapperman, Topic: General Comment Number: 1 Comment Originated: 06/10/2014 06/10/2014: COMCAST Don Kapperman: Comcast would like to do joint trenching with Light & Power due to the tight space on this site. RESPONSE: Acknowledged. Kapperman, Don (Don_Kapperman@cable.comcast.com) Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/10/2014 06/10/2014: 2012 IFC CODE ADOPTION Be advised, the Poudre Fire Authority and the City of Fort Collins have adopted the 2012 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 06/10/2014 06/10/2014: EMERGENCY ACCESS EASEMENT Fire lanes shall be dedicated Emergency Access Easements. The proposed EAE shown on the Site Plan does not appear to fully meet fire code criteria in the following ways: 1) EAE's shall be continuous and connect to the public way. The fire lane north of Building 5 is offset from the curb cut connection at Iowa Drive and does not appear to uniformly connect to the public way. RESPONSE: Revised to meet these requirements as much as city code will allow. 2) The required 30' wide EAE on the south side of Building 6 is not labeled conclusively. As detailed on the plan, it appears the EAE is offset from portions of the drive aisle. RESPONSE: Easement now overlays the drive aisle. a) The 30' width should be maintained unobstructed at all times. Currently, a portion of the pad, curb and landscaping provided with Garage #6 encroaches on the proposed EAE. RESPONSE: Revised to meet these requirements as much as city code will allow. b) While the EAE is labeled as 30', the actual limits of the EAE are shown at only 15' in width. c) The EAE will need to fully align with the southern curb cut on Iowa Drive. RESPONSE: Acknowledged. See above. 3) The EAE shown on the Site Plan does not match the information shown on the Plat. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 06/10/2014 06/10/2014: AERIAL FIRE APPARATUS ACCESS The 30' wide fire lane requirement has not been met at Buildings 1,2,& 3. This plan was previously reviewed and I gave tentative approval of the site design prior to receiving building elevations. Building designs, such as they are, do not adequately provide for occupant access and rescue from the side of the building facing the position of ladder truck access. As directed by the Fire Marshal, further discussion is required. RESPONSE: Buildings 1, 2 and 3 are now proposed two-story. IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. RESPONSE: Acknowledged. We believe we now meet these requirements. Comment Number: 4 Comment Originated: 06/10/2014 06/10/2014: PARKING & SIGNAGE Fire lanes are to be maintained unobstructed at all times. Fire Lanes shall be posted as NO PARKING - FIRE LANE per code. No tandem parking will be allowed in front of garage doors of residential units (Bldgs. 1-7) if parked vehicles encroach upon the fire lane. RESPONSE: Acknowledged. No tandem parking presented Comment Number: 5 Comment Originated: 06/10/2014 06/10/2014: PAVERS Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. Private drives incorporating pavers to surface fire lanes shall be designed to support 40 ton. This note shall be added to the civil plans. RESPONSE: Acknowledged. Note added stating that all fire access lanes shall be designed to handle frequent heavy truck traffic loadings. This should not be a problem with typical details and modern paver design but the required design load should be no more stringent than required for asphalt or concrete designs. Comment Number: 6 Comment Originated: 06/10/2014 06/10/2014: BALCONIES AND DECKS IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. RESPONSE: Acknowledged 06/10/2014: KEY BOXES REQUIRED 2012 IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. RESPONSE: Acknowledged All new or existing Knox Boxes must contain the following keys as they apply to the building: > Exterior Master > Riser room > Fire panel > Elevator key if equipped with an elevator RESPONSE: Acknowledged The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. > Single story buildings must have 1 of each key > 2-3 story buildings must have 2 of each key > 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Division of Community Safety Services. RESPONSE: Acknowledged Comment Number: 8 Comment Originated: 06/10/2014 06/10/2014: FDC 06IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. RESPONSE: Acknowledged Comment Number: 9 Comment Originated: 06/10/2014 06/10/2014: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 RESPONSE: Acknowledged Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/13/2014 06/13/2014: Please provide drainage easements for the porous pavement and underground storage areas. RESPONSE: A blanket drainage easement is dedicated over the property by plat. Comment Number: 2 Comment Originated: 06/13/2014 06/13/2014: Please provide a drainage easement for the existing main storm sewer on the west end of the property. The easement needs to be 20 feet wide. RESPONSE: A blanket drainage easement is dedicated over the property by plat. Comment Number: 3 Comment Originated: 06/13/2014 06/13/2014: Please provide 20 feet from any trees to the storm sewers. RESPONSE: Acknowledged. Plans has been checked Comment Number: 4 Comment Originated: 06/13/2014 06/13/2014: Please provide a summary in the drainage report how the development is meeting both LID requirements. Document the amount of impervious area being treated for LID and how much of the private drive and parking is porous pavement. RESPONSE: Acknowledged. More than 25% of pavement is pervious and more than 50% impervious area is treated by LID using either drywell or pervious pavements. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 06/09/2014 06/09/2014: No comments. Topic: Construction Drawings Comment Number: 2 Comment Originated: 06/09/2014 06/09/2014: The City has moved to the NAVD 1988 vertical datum. Please state the project datum on sheets CS1 & CS2, and provide an equation to get from NAVD88 to NGVD29 unadjusted, i.e. NAVD88 = NGVD29 Unadjusted + . RESPONSE: Note added. Comment Number: 3 Comment Originated: 06/09/2014 06/09/2014: Why is the Basis Of Bearings on sheet CS1 different from the Subdivision Plat? RESPONSE: BOB has been updated to the plat BOB Comment Number: 4 Comment Originated: 06/09/2014 06/09/2014: Please correct the sheet titles noted in the index. RESPONSE: Index now matches sheet titles. Comment Number: 5 Comment Originated: 06/09/2014 06/09/2014: There are line over text issues. See redlines. RESPONSE: We will continue to work through these. We do not have your redlines for this round but will catch your comments with future submittals. Comment Number: 6 Comment Originated: 06/09/2014 06/09/2014: Please add coordinates to the property boundary related to the project coordinates on sheet HC1. RESPONSE: Property corners in northwest and southeast corners are not labeled. Comment Number: 7 Comment Originated: 06/09/2014 06/09/2014: Please mask all text within hatching. See redlines. RESPONSE: Acknowledged. Topic: Landscape Plans Comment Number: 8 Comment Originated: 06/09/2014 06/09/2014: No comments. Topic: Lighting Plan Comment Number: 9 Comment Originated: 06/09/2014 06/09/2014: No comments. Topic: Plat Comment Number: 10 Comment Originated: 06/09/2014 06/09/2014: Please make changes as marked. See redlines. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. RESPONSE: Acknowledged. Title commitment will be updated as we approach final. Topic: Site Plan Comment Number: 12 Comment Originated: 06/09/2014 06/09/2014: Please rotate the marked text 180 degrees. See redlines. RESPONSE: Acknowledged Comment Number: 13 Comment Originated: 06/09/2014 06/09/2014: There are line over text issues. See redlines. RESPONSE: Acknowledged Comment Number: 14 Comment Originated: 06/09/2014 06/09/2014: There is text cut off in the title block. See redlines. RESPONSE: Acknowledged Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 06/11/2014 06/11/2014: The need for an updated TIS was identified and scoped with the developer's traffic engineer. The memo attached to this submittal only addressed one aspect of the needed submittal. While its noted that the proposed trip generation is far less than what was originally anticipated, the remaining elements of the TIS as noted in the scoping dialogue need to be submitted and reviewed. RESPONSE: Acknowledged. TIS included Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1. Comment Originated: 06/10/2014 Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com RESPONSE: Acknowledged. Irrigation plan will be submitted as part of building permit process Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 06/10/2014 06/10/2014: The curb stops and meter pits must be in landscaped areas, and there must be 4 feet between the meter pit and the building. In some cases, it appears there may not be adequate space between the sidewalk and building to achieve this. Please schedule and meeting to review these on a case-by-case basis. RESPONSE: Acknowledged. Pit locations updated per our meeting. Comment Number: 4 Comment Originated: 06/10/2014 06/10/2014: Show and label all curb stops and meter pits on the utility plans. RESPONSE: Acknowledged. All are shown and labeled or marked per legend. Comment Number: 5 Comment Originated: 06/10/2014 06/10/2014: The fire hydrant shown near Garage 4 must be installed as shown on the redlined utility plans utilizing a swivel tee, etc. RESPONSE: No longer applies. Comment Number: 6 Comment Originated: 06/10/2014 06/10/2014: There must be a fire hydrant downstream of the domestic service and fire line to Bldg 5. RESPONSE: No longer applies. Comment Number: 7 Comment Originated: 06/11/2014 06/11/2014: Add a steel casing for the sanitary sewer where it crosses below the 42" storm sewer. pipe, lengths of pipe between fittings and requirement for restraint on all fittings and joints within the lowering area. RESPONSE: No longer applies as crossing is now private service line. Topic: Landscape Plans Comment Number: 2 Comment Originated: 06/10/2014 06/10/2014: Show water and sewer lines on the landscape plans and adjust trees and shrubs to meet the required separation distances. RESPONSE: Acknowledged Topic: Site Plan Comment Number: 1 Comment Originated: 06/10/2014 06/10/2014: On the site plan, indicate the number of units in each building. RESPONSE: Acknowledged Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 06/10/2014 06/10/2014: LUC 3.2.2(K) Spaces that are located in detached residential garages may be credited toward the minimum requirements only if such spaces are made available to dwelling unit occupants at no additional rental or purchase cost (beyond the dwelling unit rental rate or purchase price). If this is the case please add a note to the site plan. RESPONSE: Note will be added Comment Number: 2 Comment Originated: 06/10/2014 06/10/2014: Please provide garage details to show two bicycles spaces. RESPONSE: Bike brackets will be mounted on inside of each garage Comment Number: 3 Comment Originated: 06/10/2014 06/10/2014: LUC 3.2.5 All development, to the extent reasonably feasible, shall provide adequately sized conveniently located, accessible trash and recycling enclosures. Building 2 and 6 do not have a very convenient location. Elevation drawings of these trash enclosures should be submitted showing compliance. RESPONSE: Acknowledged. Trash areas have been relocated to accommodate per above.