HomeMy WebLinkAboutBROWNS ON HOWES - PDP/FDP - FDP140019 - CORRESPONDENCE - (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
September 02, 2014
Paul Mills
Russell + Mills Studios
141 S. College Ave, Ste 104
Fort Collins, CO 80524
Comment Summary:
Department: Planning Services
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
Topic: Building Elevations
08/21/2014: Are rooftop decks proposed with this development? Please provide details of decks and
parapet walls.
Comment Number: 1 Comment Originated: 08/21/2014
08/21/2014: The rooflines should be broken up and the buildings should be articulated to reduce the
single mass of the buildings. This will help compliance with Sec. 3.5.1 (C).
Comment Number: 2 Comment Originated: 08/21/2014
08/21/2014: The notes reference "per builder's specs" for material details. Please provide the material
details as they will be approved with the planning approval by the Hearing Officer.
Comment Number: 3 Comment Originated: 08/21/2014
08/21/2014: The east elevation needs to face Howes Street with the front door and the buildings
features. Section 3.5.2 (B) states, "Development projects containing residential buildings shall place a
high priority on building entryways and their relationship to the street." Also, Sec. 3.5.2 (D) states,
"Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent
resasonbly feasible."
Comment Number: 4 Comment Originated: 08/21/2014
08/21/2014: The north elevation looks like the back of the building is being turned to the neighbors.
This elevation should be treated in a similar manner as the other sides.
Comment Number: 5 Comment Originated: 08/21/2014
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.
RE: Browns on Howes, FDP140019, Round Number 1
Page 1 of 13
08/21/2014: Stucco is not a permitted material in the Downtown District - Civic Center Subdistrict. Per
Section 4.16 (D) (e) "All street-facing facades shall be constructed of high quality exterior materials for
the full height of the building. Such materials, with the exception of glazing, shall include stone, brick,
clay units, terra cotta, architectural pre-cast concrete, cast stone, prefabricated brick panels,
architectural metals or any combination thereof." Also, the stucco creates too large modules on any
side of the building. Per Section 4.16 (D) (e), "Except for windows, material modules shall not exceed
either five (5) feet horizontally or three (3) feet vertically without the clear expression of a joint."
Comment Number: 6 Comment Originated: 08/21/2014
08/21/2014: The trash enclosure has only a 5 foot tall opening for the dumpsters. Is this tall enough for
trash pick up?
Comment Number: 7 Comment Originated: 08/21/2014
08/27/2014: The building should step down toward the north and the existing one-story single-family
house. Section 3.5.1(C) and corresponding figures 7a and 7b illustrate this requirement.
Comment Number: 8 Comment Originated: 08/27/2014
08/27/2014: The elevations show balconies overlooking the neighbors to the north. This design
element appears to conflict with the privacy considerations in Sec. 3.5.1(D).
Comment Number: 9 Comment Originated: 08/27/2014
Topic: General
08/21/2014: Please provide color renderings with material details for the buildings, trash enclosure,
and retaining walls and fences. Sec. 3.5.1(F) requires that "color shades shall be used to facilitate
blending into the neighborhood and unifying the development..." Also, Sec. 3.5.1 (B) requires that the
"building materials have color shades and textures similar to those existing in the immediate area..."
Comment Number: 1 Comment Originated: 08/21/2014
08/21/2014: Please provide perspective renderings (this can be combined with the color documents)
and block face context renderings. Sec. 3.5.1 (C) requires that "buidings shall either be similar in size
and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and
scale of other structures, if any, on the same block face..." We will need the requested rendering in
order to evaluate compliance with the above standards.
Comment Number: 2 Comment Originated: 08/21/2014
08/21/2014: Where does the section details cut through the plan?
Comment Number: 3 Comment Originated: 08/21/2014
08/27/2014: Please provide a shadow plan per Sec. 3.2.3 of the Land Use Code.
Comment Number: 4 Comment Originated: 08/27/2014
09/02/2014: Please schedule a pre-submittal design meeting with us. There are many examples in the
community to draw from and staff is happy to sit down and further explain any of the comments
included here.
Comment Number: 5 Comment Originated: 09/02/2014
Topic: Landscape Plans
08/21/2014: Planting details shall be provided because the development proposal is a combined
PDP and FDP.
Comment Number: 1 Comment Originated: 08/21/2014
08/21/2014: Landscape note #12 refers to seat walls in the ROW. I do not see where these exist.
Please remove the note otherwise.
Comment Number: 2 Comment Originated: 08/21/2014
Page 2 of 13
Topic: Lighting Plan
08/21/2014: Provide fixture cut sheets that confirm that they are full cut-off and down cast. And, provide
a chart with averages, highs, lows, light loss factor (that needs to be set at 1.0) and all the typical
details with photometric plans.
Comment Number: 1 Comment Originated: 08/21/2014
Topic: Modification of Standard
08/21/2014: The proposed modification of standard is justified as equal-to or better-than a plan that
complies with the required 5' setback [3.2.2(J)]becasue of the "vine-covered fence" as a buffer. A
buffer is required regardless per Section 3.2.1 (E) (6). Staff recommends that trees are planted in
grates along the property line to provide a more substantial buffer per Section 3.5.1 (H) requiring
transition between land uses, and Section 3.5.1 (E) requiring a buffer between land uses.
Comment Number: 1 Comment Originated: 08/21/2014
Topic: Site Plan
08/21/2014: I'm unsure where your parking calculations came from that resulted in the need for 12.6
parking spaces. For multi-family in the TOD Overlay, 3 bedroom units are required to provide 1.4
spaces per unit for a total of 8.4 spaces. Please confirm that each unit has 3 bedrooms and add this
data to the site plan. Please provide floor plans to confirm bedroom count.
Comment Number: 1 Comment Originated: 08/21/2014
08/21/2014: Bike parking is required at one per bedroom with 40% in fixed bike racks, totaling 7.2
bike parking spaces. 60% (14.4) shall be provided in enclosed spaces which are provided within the
garages.
Comment Number: 2 Comment Originated: 08/21/2014
Department: Engineering Development Review
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
Topic: General
08/27/2014: Please note the curb and gutter installation along the alley on the utility plan (sheet C2).
Comment Number: 1 Comment Originated: 08/27/2014
08/27/2014: Additional information is needed on the alley flow line plan and profile and the proposed
driveway off of the alley. There is a low point in the flow line design at the concrete drive into the site.
Please provide a detail of this area.
Comment Number: 2 Comment Originated: 08/27/2014
08/27/2014: Additional information is needed for the proposed access point off of Howes St. How
does the proposed drive approach off of Howes St work with the existing driveway to the north?
Currently, Howes St is identified as a 2 lane arterial on the Master Street Plan with minimum driveway
spacing requirements. If minimum driveway spacing requirements are not being met, please submit a
formal variance request with a proposed design and justification for not meeting the standard.
Comment Number: 3 Comment Originated: 08/27/2014
08/27/2014: Pleases show the property line in relation to the landscape wall/fence on the cross
section on sheet C3. See redlines. A temporary construction easement or letter of intent is needed
from the adjacent property owner to the south to construct the landscape wall along the south property
line.
Comment Number: 4 Comment Originated: 08/27/2014
Page 3 of 13
08/27/2014: Private pavers are not allowed in the right-of-way. Please remove the pavers that are
located in the ROW along Howes St. See redlines
Comment Number: 5 Comment Originated: 08/27/2014
08/27/2014: On sheet C2, please note the existing driveway removal along Howes St and new vertical
curb and gutter. See redlines.
Comment Number: 6 Comment Originated: 08/27/2014
08/27/2014: Please add the standard sidewalk note to 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.
Comment Number: 7 Comment Originated: 08/27/2014
08/27/2014: Add the standard asphalt patching note to sheet C4:
Limits of street cut are approximate. Final limits are to be determined in the field by the City of Fort
Collins Engineering Inspector. All repairs to be in accordance with city street repair standards.
Comment Number: 8 Comment Originated: 08/27/2014
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
08/27/2014: No comments.
Comment Number: 1 Comment Originated: 08/27/2014
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
08/27/2014:
Review the minimum species diversity standard in LUC 3.2.1 D 3 and make adjustments to the number
of any species used that exceeds 33 percent.
Comment Number: 1 Comment Originated: 08/27/2014
08/27/2014:
Please add tree protection specification 7 LUC 3.2.1 G 7 and the table that goes with number 7 to
sheet LP 101.
Comment Number: 2 Comment Originated: 08/27/2014
08/27/2014:
Add a tree specification number 8 that says in effect the following.
All tree pruning and removal work shall be performed by a business that holds a current City of Fort
Collins Arborist License for large tree work.
Comment Number: 3 Comment Originated: 08/27/2014
Page 4 of 13
08/27/2014:
At the recent meeting with City Forestry staff to inventory existing trees it appeared that the north most
Siberian Elm along Howes had structural defects that could limit its retention as a sound tree.
Please provide a written report from a qualified and certified private arborist on the condition and
structure of the north large Siberian Elm along Howes Street with technical rationale explaining why it is
shown to be removed. The Certified arborist shall perform and aerial inspection with a climber or
bucket truck to examine the upper portion of the canopy as part of their evaluation.
Update 8/29/14:
Upon further review by Forestry staff of the north Siberian elm along Howes it was determined that the
major cavity at the junction of three major limbs extends to 36 inches or more into the main trunk. This
information is compelling in the review of the reason for not retaining it. Due to this finding no further
information or report will be required by Forestry on this tree.
Comment Number: 4 Comment Originated: 08/27/2014
08/27/2014:
Please provide a separate heading called Street Tree Notes and include the following notes under that
heading.
Landscape note number 10
Landscape note number 11
Landscape note number 13
Street trees shall be supplied and planted by the developer using a qualified landscape contractor
Comment Number: 5 Comment Originated: 08/27/2014
08/27/2014:
Please place this note in a box with a bold edge on all of the landscape sheets.
A free permit must be obtained from the City Forester before any street trees are planted in parkways
between the sidewalk and curb and in street medians. Street tree locations and numbers may be
changed to meet actual utility/tree separation standards. Landscape contractor must obtain approval of
street tree locations and utility locates before permit. Street trees must be inspected and approved
before planting. Failure to obtain this permit is a violation of the code of the City of fort Collins.
Comment Number: 6 Comment Originated: 08/27/2014
08/27/2014:
Add a sentence at the end of landscape note number 9 that pertains to cultivation and incorporation of
organic matter that says in effect the following.
Cultivation more than 2 inches shall not occur within the drip line of any existing tree shown to retain.
Comment Number: 7 Comment Originated: 08/27/2014
08/27/2014:
Refine the Tree Mitigation Chart shown on LP101 to include tree number, species, correct diameter
size, condition, intent to remove or protect and the mitigation for all exiting trees on project. It appears
the tree to retain is not listed in the table and the diameters may not be accurate. Adding a column that
says remove or preserve is also needed.
Comment Number: 8 Comment Originated: 08/27/2014
Page 5 of 13
08/27/2014:
It appears that a landscape wall and possibly other hardscape features are shown fairly close to the
west side of the large Siberian Elm to retain. Please schedule an on-site meeting with the City Forester
and involved project consultants to discuss construction impact to this tree and if an additional report
will be requested on the impact to the tree.
Comment Number: 9 Comment Originated: 08/27/2014
Department: Historical Preservation
Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com
Topic: General
08/21/2014:
This project is located near several properties that are either potentially eligible for designation as Fort
Collins Landmarks, eligible for designation as Fort Collins Landmarks, or that have been designated
as Fort Collins Landmarks. For this reason, the project will be reviewed for compliance with LUC 3.4.7
Comment Number: 1 Comment Originated: 08/27/2014
08/21/2014:
LUC 3.4.7(A) Purpose, states: This section is intended to ensure that, to the maximum extent feasible:
(1) historic sites, structures or objects are preserved and incorporated into the proposed development
and any undertaking that may potentially alter the characteristics of the historic property is done in a
way that does not adversely affect the integrity of the historic property; and (2) new construction is
designed to respect the historic character of the site and any historic properties in the surrounding
neighborhood.
Comment Number: 2 Comment Originated: 08/27/2014
08/21/2014:
LUC 3.4.7(B) General Standard, states: If the project contains a site, structure or object that is
[designated or individually eligible for designation] then to the maximum extent feasible, the
development plan and building design shall provide for the preservation and adaptive use of the
historic structure. The development plan and building design shall protect and enhance the historical
and architectural value of any historic property that is: (a) preserved and adaptively used on the
development site; or (b) is located on property adjacent to the development site and qualifies under
(1), (2) or (3) above. New structures must be compatible with the historic character of any such historic
property, whether on the development site or adjacent thereto.
LUC 3.4.7(B)(b) states, ¿¿to the maximum extent feasible¿ the development plan and building design
shall protect and enhance the historical and architectural value of any historic property that is¿located
on property adjacent to the development site and qualifies [as an individual landmark]. New structures
must be compatible with the historic character of any such historic property, whether on the
development site or adjacent thereto.
Comment Number: 3 Comment Originated: 08/27/2014
08/21/2014:
See LUC 3.4.7 (F) for specific language regarding compatible new construction.
Comment Number: 4 Comment Originated: 08/27/2014
Page 6 of 13
08/21/2014:
LUC 3.4.7(F)(6), states, "In its consideration of the approval of plans for properties containing or
adjacent to sites, structure, objects or districts that: (a) have been deter-mined to be or potentially be
individually eligible for local landmark designation or for individual listing in the National Register of
Historic Places or the State Register of Historic Properties, or (b) are officially designated as a local or
state landmark or are listed on the National Register of Historic Places or (c) are located within a
officially designated national, state or local historic district or area, the decision maker shall receive
and consider a written recommendation from the Landmark Preservation Commission unless the
Director has issued a written determination that the plans would not have a significant impact on the
individual eligibility or potential individual eligibility of the site, structure, object or district. A
determination or recommendation made under this subsection is not appealable to the City Council
under Chapter 2 of the City Code." Please contact Historic Preservation staff to schedule the review
before the Landmark Preservation Commission. The Commission meets the second Wednesday of
each month.
The Director feels that if the design concerns discussed below can be solved to the satisfaction of
staff, than the Director will be able to make a determination that the plans would not have a significant
impact on adjactnt eligible properties.
Comment Number: 5 Comment Originated: 08/27/2014
08/21/2014:
There is concern regarding the relationship of the proposed building in relation to the residential
context to the north of the project site. Also, there is concern regarding the building's eastern elevation
and its relationship to the street. Staff strongly recommends the applicant use the Design Assistance
Program to develop design solutions regarding these concerns.
Comment Number: 6 Comment Originated: 08/27/2014
08/21/2014:
Please submit perspective renderings/cross-sections showing this project in relation to surrounding
context.
Comment Number: 7 Comment Originated: 08/27/2014
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Page 7 of 13
08/28/2014:
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.
Browns on Howes – project specific concerns:
1. Fire-sprinkler systems are required for property line townhomes.
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. 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.
City of Fort Collins
Building Services
Comment Number: 1 Comment Originated: 08/28/2014
Page 8 of 13
Plan Review
416-2341
Department: Light And Power
Contact: Janet McTague, 970-224-6154, jmctague@fcgov.com
Topic: General
08/13/2014:
Power exists in the alley. The electric vault shown on the the northwest corner of Terracon's lot will
need to be modified to provide power to this project. It contains a transformer that is used to provide
service to 5 lots surrounding this project. It is possible that we could size the transformer for this lot to
serve this project as well as the 5 surrounding lots. This will need to be coordinated prior to
construction.
Comment Number: 1 Comment Originated: 08/13/2014
08/13/2014:
Meters are shown just on one building. Will the electrical contractor be providing the service from the
banked meters to the second building?
Comment Number: 2 Comment Originated: 08/13/2014
08/13/2014:
Normal development charges will apply with credit given for the existing service.
Comment Number: 3 Comment Originated: 08/13/2014
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Page 9 of 13
08/28/2014: FIRE LANES
In order to meet general fire access requirements for this site plan, an Emergency Access Easement
will be needed. Additionally, proposed building heights would require an increase in the width of the
fire lane to 30'. See IFC reference and fire lane specifications below.
2012 IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road
shall comply with the requirements of this section and shall extend to within 150 feet of all portions of
the facility and all portions of the exterior walls of the first story of the building as measured by an
approved route around the exterior of the building or facility.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria
already contained in relevant standards and policies, any new fire lane must meet the following
general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width (see requirements for buildings over 30' in
height)* & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area
for turning around fire apparatus.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006
and Local Amendments.
*AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED
1012 IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface
exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this
section, the highest roof surface shall be determined by measurement to the eave of a pitched roof,
the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater.
*AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH
2012 IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access roads
shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of
the building or portion thereof.
*AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING
2012 IFC D105.3: 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. The side of the building on which the aerial fire apparatus
access road is positioned shall be approved by the fire code official.
Comment Number: 1 Comment Originated: 08/28/2014
Page 10 of 13
08/28/2014: WATER SUPPLY
The project team will need to verify local hydrant spacing and flow meet minimum requirements based
on type of occupancy.
IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to
provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on
800-foot centers thereafter.
Comment Number: 2 Comment Originated: 08/28/2014
08/28/2014: PREMISE IDENTIFICATION
2012 IFC 505.1: New and existing buildings shall have approved address numbers, building numbers
or approved building identification placed in a position that is plainly legible, visible from the street or
road fronting the property, and posted with a minimum of six-inch numerals on a contrasting
background. Where access is by means of a private road and the building cannot be viewed from the
public way, a monument, pole or other sign or means shall be used to identify the structure.
Comment Number: 3 Comment Originated: 08/28/2014
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
08/27/2014: Stormwater is ready for a hearing
Comment Number: 1 Comment Originated: 08/27/2014
08/27/2014: Please requeat a formal variance for the proposed underground detention in the text of
the drainage report.
Comment Number: 2 Comment Originated: 08/27/2014
08/27/2014: The detention volume would be allowed in the porous pavement gravel section up to .2
ac-ft.
Comment Number: 3 Comment Originated: 08/27/2014
08/27/2014: Please provide a drainage easement for the limits of the porous pavement and the
bio-swale.
Comment Number: 4 Comment Originated: 08/27/2014
08/27/2014: Please provide construction details for the bio-swale and the underground detention
system.
Comment Number: 5 Comment Originated: 08/27/2014
08/27/2014: If the underground vault is to be proposed, proper maintenance and accessibility is
needed. The City would require manhole access at both ends of the vault for inspection and cleaning,
Comment Number: 6 Comment Originated: 08/27/2014
08/27/2014: Please provide all drainage details on final plans.
Comment Number: 7 Comment Originated: 08/27/2014
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
08/26/2014: There are line over text issues. See redlines.
Comment Number: 1 Comment Originated: 08/26/2014
Page 11 of 13
Topic: Construction Drawings
08/26/2014: Please add "Being A Replat Of" to the sub-title. See redlines.
Comment Number: 2 Comment Originated: 08/26/2014
08/26/2014: The “Datum” shown in NGVD1929 Datum Unadjusted is not necessary.
Comment Number: 3 Comment Originated: 08/26/2014
08/26/2014: Please change the title on sheet C0.01.
Comment Number: 4 Comment Originated: 08/26/2014
08/26/2014: There are line over text issues. See redlines.
Comment Number: 5 Comment Originated: 08/26/2014
08/26/2014: There are text over text issues. See redlines.
Comment Number: 6 Comment Originated: 08/26/2014
Topic: Landscape Plans
08/26/2014: Please remove the address from the legal description.
Comment Number: 7 Comment Originated: 08/26/2014
08/26/2014: Please rotate the marked text 180 degrees in the vicinity map. See redlines.
Comment Number: 8 Comment Originated: 08/26/2014
08/26/2014: Please make all titles for sheet LP101 consistent. See redlines.
Comment Number: 9 Comment Originated: 08/26/2014
08/26/2014: There are line over text issues. See redlines.
Comment Number: 10 Comment Originated: 08/26/2014
Topic: Lighting Plan
08/27/2014: No comments.
Comment Number: 11 Comment Originated: 08/27/2014
Topic: Plat
08/27/2014: Please add "Being A Replat Of" to the sub-title. See redlines.
Comment Number: 12 Comment Originated: 08/27/2014
08/27/2014: Please remove "The" from the Statement Of Ownership And Subdivision. See redlines.
Comment Number: 13 Comment Originated: 08/27/2014
08/27/2014: Who owns & maintains Tract A?
Comment Number: 14 Comment Originated: 08/27/2014
08/27/2014: Is an Emergency Access Easement needed on Tract A?
Comment Number: 15 Comment Originated: 08/27/2014
08/27/2014: Please add Block 43 to the adjacent lots. See redlines.
Comment Number: 16 Comment Originated: 08/27/2014
08/27/2014: Please show the 40' of vacated right of way along Howes Street.
Comment Number: 17 Comment Originated: 08/27/2014
Page 12 of 13
08/27/2014: Is the northeast corner of the property set or found? If it is found, please describe the
monument, and also add a found symbol to the legend.
Comment Number: 18 Comment Originated: 08/27/2014
Topic: Site Plan
08/27/2014: Please remove the address from the legal description.
Comment Number: 20 Comment Originated: 08/27/2014
08/27/2014: Please rotate the marked text 180 degrees in the vicinity map. See redlines.
Comment Number: 21 Comment Originated: 08/27/2014
08/27/2014: There are line over text issues. See redlines.
Comment Number: 22 Comment Originated: 08/27/2014
08/27/2014: Please remove the "Overall" from the title on sheet LS101, or add "Overall" to the title in
the index on sheet LS001. See redlines.
Comment Number: 23 Comment Originated: 08/27/2014
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: Site Plan
08/26/2014: The parking along Howes will need to be adjusted when the driveway moves to the north.
Please include a sheet that shows striping adjustments (being mindful of sight distance)
Comment Number: 1 Comment Originated: 08/26/2014
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
08/21/2014: 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
Comment Number: 1 Comment Originated: 08/21/2014
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
08/26/2014: Check the elevations at the point where the common, private sewer service connects to
the sewer main in Howes.
Comment Number: 1 Comment Originated: 08/26/2014
08/26/2014: Will the buildings have fire sprinkler systems?
Comment Number: 2 Comment Originated: 08/26/2014
08/26/2014: At final, include the related standard details.
Comment Number: 3 Comment Originated: 08/26/2014
08/26/2014: See redlined utility for other comments.
Comment Number: 4 Comment Originated: 08/26/2014
Page 13 of 13