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HomeMy WebLinkAboutPARKING AT 620 S. LEMAY AVE. - MJA/FDP - FDP150009 - SUBMITTAL DOCUMENTS - ROUND 2 - REVISIONSPage | 1 Landscape Architecture | Planning | Urban Design Parking at 620 S. Lemay Ave. Responses to the comments provided in the letter below: April 06, 2015 Cara Scohy CS Design, Inc. 2519 S. Shields St. #129 Fort Collins, CO 80526 RE: Parking at 620 S Lemay Ave, FDP150009, 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: 03/31/2015 03/31/2015: This is a major amendment, there needs to be a sheet showing the original boundaries of the approved plan and how this proposal is expanding the boundaries. There needs to be a Use table showing existing and proposed uses. Response: A boundary exhibit sheet has been provided (S3) and shows the existing and proposed boundaries based on conversation with Steve (King Surveyors) and Noah Beals. Comment Number: 2 Comment Originated: 03/31/2015 03/31/2015: Because this is an increase to the parking maximum this does require a modifcation request. Please provide such request as structured by section 2.8 of the Land Use Code. Response: Request modified to reflect the structure of the Land Use Code. Comment Number: 3 Comment Originated: 03/31/2015 03/31/2015: How will the non irrigated seed be established? Response: After discussions with the owner, it has been decided that a permanent irrigation system shall be installed and run through establishment and leave the option for shut off after that to the owner. Page | 2 Landscape Architecture | Planning | Urban Design Comment Number: 4 Comment Originated: 03/31/2015 03/31/2015: Note number 8, on Sheet L2, is not clear. Response: Note clarified. Comment Number: 5 Comment Originated: 03/31/2015 03/31/2015: There needs to be a cover sheet to include all the sheets not a part of the utility sheets or the plat. This cover sheet needs to include the owner certification and the Signature block for the Director of Community Development and Neighborhood Services. Response: A cover sheet has been provided and includes the owner certification and the signature block. Comment Number: 6 Comment Originated: 03/31/2015 03/31/2015: Please change the signature block for Planning to the Director of Community Development and Neighborhood Services. Response: Change has been made. Comment Number: 7 Comment Originated: 03/31/2015 03/31/2015: The lighting plan needs to illustrate the new property lines and show the foot candles for 20 ft beyond all property lines. Response: Calculations updated according to new property line. Comment Number: 8 Comment Originated: 03/31/2015 03/31/2015: Should the lighting fixtures that are in the landscape islands be rotated 90 degrees to decrease conflicts with the trees to be planted in the same area? Response: The twin head fixtures in landscape islands have been rotated 90 degrees to avoid conflict with trees. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 6 Comment Originated: 04/01/2015 04/01/2015: The civil drawings don't appear to be in sync with the plat in terms of lot line information along Hoffman Mill Road and should be consistent with the plat. Our City Surveyor would concur with the plat on the property line boundary, with no angle point being created in the dedicated right-of-way, and that there is no excess right-of-way needing to be vacated. Response: The civil drawings and the plat are now in sync in terms of lot line information along Hoffman Mill Road. All angle points have been removed, and no excess right-of-way is needing to be vacated. Comment Number: 7 Comment Originated: 04/01/2015 Page | 3 Landscape Architecture | Planning | Urban Design 04/01/2015: In addition to the existing features comment under "General", the civil drawings need to show the continuation of Hoffman Mill Road and Poudre River Drive through offsite vertical and horizontal preliminary design past the property (this should include the horizontal control line and curve data). This would not need to be constructed but be for reference only to show how the improvement to the property boundary could be extended in the future. LCUASS specifies this information shown for a distance of 500 feet past the property. Hoffman Mill Road may be okay at less than 500 feet, enough just needs to be shown to see how the proposed improvements tie into existing condition as well as improved to where Hoffman Mill Road becomes parallel in alignment with the railroad. Response: Future Poudre River Drive design has been extended the 500’, to the border of the property to the southeast. Future Hoffman Mill Road design has been extended to show the interaction between Laurel Street, as well as the railroad tracks. Both flowline and centerline profiles have been provided. Line and Curve data has been provided for these future designs. Comment Number: 8 Comment Originated: 04/01/2015 04/01/2015: Please ensure the drive approach is indicated in details and plan view as a Type IV driveway approach. This link is the most recent updated version of the construction detail and should be used: http://larimer.org/engineering/GMARdStds/2014%20Changes/NoRedlines/707.2.pdf Response: The drive approach has been indicated as a Type IV driveway approach. Comment Number: 9 Comment Originated: 04/01/2015 04/01/2015: In general, please update sidewalk, driveway, and access ramp details to newer LCUASS details through the following link: http://larimer.org/engineering/GMARdStds/2014%20Changes/Standard_Drawings.html Response: All sidewalk, driveway, and access ramp details have been updated to the newer LCUASS details. Comment Number: 10 Comment Originated: 04/01/2015 04/01/2015: Please provide Type III barricades for the sidewalks on Hoffman Mill Road, in addition the termination of Poudre River Drive should also be Type III barricades, not the "9 ball". Response: Type III Barricades have been provided instead of the 9 Ball Barricades. Comment Number: 11 Comment Originated: 04/01/2015 04/01/2015: Are there implications from a Stormwater perspective on the curb and gutter point discharge to existing asphalt that would need to be considered. Response: There is a high point within the proposed street development that only allows approximately 75’ of roadway to drain towards the existing asphalt. This small amount of runoff that would Page | 4 Landscape Architecture | Planning | Urban Design accumulate and discharge here would be minimal and would have a negligible impact at the discharge point. Topic: General Comment Number 1: Comment Originated: 04/01/2015 04/01/2015: With the offsite grading and waterline extension shown occurring on the property to the east, a letter from of intent is needed from that property owner (shown on Larimer County records as "Springer Fisher Inc.") prior to a hearing, with an actual construction easement required at time of development approval, as well as presumably a utility easement for the waterline extension. Response: A letter form of intent has been sent to the property owner, and we are in the process of obtaining these easements. Comment Number: 2 Comment Originated: 04/01/2015 04/01/2015: The drawings (site, landscape and civil) appear to show the continuation of Hoffman Mill Road street improvements (curb, gutter, and sidewalk) past the property boundary, but I believe the actual intention is to end the improvements at the property boundary. The plans (especially the Civil plans) need to show both where the limits of proposed improvements end, how the proposed improvement will tie into the existing condition (no curb and gutter, existing edge of pavement, transitioning from widened road to paved road, etc.), and how the extension of additional improvements in the future would be situated in terms of being within right-of-way or would additional right-of-way/easement be needed? Response: The street improvements past the property line are dashed, representing future construction. The Limits of construction for this project end at the property line. Transitions between the widened paved road/curb and gutter have been detailed on the plans. The future extension has been clearly laid out, both vertically and horizontally. All future road should be within right-of-way; no additional easement would be needed. Comment Number: 3 Comment Originated: 04/01/2015 04/01/2015: Continuing on the previous comment, there is an existing driveway for what's indicated on signage as Laurel Street. How will the proposed street improvements tie into the existing driveway condition? Response: The proposed street improvements at Laurel St. are to continue curb and gutter to the property line, where construction as part of the parking expansion will end. This will decrease the size of the existing Laurel St. access. However, it is proposed that the second entrance to Laurel St., approximately 100’ to the southeast, be used as the main access. If access is still desired (in the interim condition such that the remainder of Hoffman Mill is still to be developed) at the first entrance, the mailboxes can be moved further south to make room to widen the access. Page | 5 Landscape Architecture | Planning | Urban Design The second entrance is the more desirable future location as it is not on the curve of Hoffman Mill, and would allow for a more permanent access in the future. Comment Number 4: Comment Originated: 04/01/2015 04/01/2015: Please ensure that directional access ramps and truncated dome detection are provided at the frontage of the property (southeast corner of Poudre River Drive and Hoffman Mill Road). 04/02/2015: In addition, with the understanding that this project is considered a major amendment to the existing Concentra use on the west side of Hoffman Mill Road, the upgrading of directional ADA compliant access ramps shall also occur on the southwest corner of Poudre River Drive and Hoffman Mill Road. Response: Directional access ramps and truncated dome detection are provided at the frontage of the property. The access ramps on the corner of Poudre River Drive and Hoffman Mill Road will also be upgraded. Comment Number: 5 Comment Originated: 04/01/2015 04/01/2015: The existing driveway into Concentra Urgent Care needs to be shown on the plans for verification that the new driveway approach aligns. Response: The existing Concentra driveway has been shown on the plans. Topic: Plat Comment Number: 12 Comment Originated: 04/01/2015 04/01/2015: Please have the right-of-way/property line not disjointed with the 3 foot offset along Poudre River Drive. The 15 foot radius at the intersection should be modified to provide additional dedication and eliminate the 3 foot offset. Response: row/lot lines have been revised. Comment Number: 13 Comment Originated: 04/01/2015 04/01/2015: Has it been verified that there are no legal easements/recorded documents that either abut or cross onto the southern boundary of the property pertaining to the "Laurel Street" driveway? Response: No documents discovered during my search or in the provided title work. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-2401, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/30/2015 Page | 6 Landscape Architecture | Planning | Urban Design 03/30/2015: Thank you for providing an Ecological Characterization Study (ECS), required by Section 3.4.1 (D)(1), as the site is within five hundred feet (500') of known natural features (Poudre River and associated wetlands). If you recall, the buffer zone standard for the Poudre River is 300' (three hundred feet). Current plans illustrate encroachment into the 300' buffer zone. Please provide the following in a table on the site plan: A. The total buffer zone acreage required by the standard 300' buffer standard for the Poudre River as it relates to this site. B. The total buffer acreage proposed within the submitted site plan. As discussed at the April 1st Staff Review meeting, we will work to schedule a site visit for next week. Response: A site visit was completed on April 6th. During this visit, a new top of bank line was agreed upon by Lindsay Ex and Stephanie Blochowiak (City of Fort Collins), Clint Hinebaugh (Blue Mountain Environmental) and Cara Scohy (CS Design), which resulted in a revised 300’ Natural Habitat Buffer line that no longer falls within the project’s property line. As a result, this comment no longer applies. Comment Number: 2 Comment Originated: 03/30/2015 03/30/2015: The "top of bank" line needs to be delineated and labeled on site, grading, utility and landscape plans. As required in Section 3.4.1(E): buffer zone standards for stream corridors will be measured from the top of bank toward the boundary of such lot, tract, or parcel of land. Top of bank refers to the topographical break in slope between the bank and the surrounding terrain. When a break in slope cannot be found, the outer limits of riparian vegetation shall demark the top of bank. Site plans showing delineation of the top of bank line were requested and received from Cara Scohy via email. In the aerial map, both the Poudre River Bank and the Grade Break from Poudre River are labeled. I suggest a site visit together to confirm location of the top of bank line. We may want to include Marsha Hilmes-Robinson, Floodplain Administrator, on this site visit. Response: A site visit was completed on April 6th. During this visit, a new top of bank line was agreed upon by Lindsay Ex and Stephanie Blochowiak (City of Fort Collins), Clint Hinebaugh (Blue Mountain Environmental) and Cara Scohy (CS Design), which resulted in a revised 300’ Natural Habitat Buffer line that no longer falls within the project’s property line. As a result, this comment no longer applies. The site plan sheet mentioned above (sheet S2) has been revised to show the new top of bank line, 300’ Natural Habitat Buffer line and the dimensions of those in relation to the project’s property line. Comment Number: 3 Comment Originated: 03/30/2015 03/30/2015: Thank you for providing a photometric plan with this PDP submittal. Page | 7 Landscape Architecture | Planning | Urban Design Current plans illustrate light spillage into the 300' Natural Habitat Buffer Zone. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from the parking areas or other site amenities shall not spill over into buffer areas. Response: A site visit was completed on April 6th. During this visit, a new top of bank line was agreed upon by Lindsay Ex and Stephanie Blochowiak (City of Fort Collins), Clint Hinebaugh (Blue Mountain Environmental) and Cara Scohy (CS Design), which resulted in a revised 300’ Natural Habitat Buffer line that no longer falls within the project’s property line. As a result, this comment no longer applies. Comment Number: 4 Comment Originated: 03/30/2015 03/30/2015: Projects in the Vicinity of Spring Creek must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: “Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations.” Response: Noted. Xeric and native plant species have been used on site and are shown in groupings to screen the parking lot and provide habitat. Comment Number: 5 Comment Originated: 03/30/2015 03/30/2015: Please label the 300' buffer the Natural Habitat Buffer on the site, grading, utility and landscape plans. Response: A site visit was completed on April 6th. During this visit, a new top of bank line was agreed upon by Lindsay Ex and Stephanie Blochowiak (City of Fort Collins), Clint Hinebaugh (Blue Mountain Environmental) and Cara Scohy (CS Design), which resulted in a revised 300’ Natural Habitat Buffer line that no longer falls within the project’s property line. As a result, this comment no longer applies. Comment Number: 6 Comment Originated: 03/30/2015 03/30/2015: The Natural Habitat Buffer needs to be delineated and labeled on the site, grading, utility and landscape plans. Response: A site visit was completed on April 6th. During this visit, a new top of bank line was agreed upon by Lindsay Ex and Stephanie Blochowiak (City of Fort Collins), Clint Hinebaugh (Blue Mountain Environmental) and Cara Scohy (CS Design), which resulted in a revised 300’ Natural Habitat Buffer line that no longer falls within the project’s property line. As a result, this comment no longer applies. Comment Number: 7 Comment Originated: 03/30/2015 Page | 8 Landscape Architecture | Planning | Urban Design 03/30/2015: Please add an Environmental Planner signature to all utility plans that show the natural habitat buffer zone. Response: A site visit was completed on April 6th. During this visit, a new top of bank line was agreed upon by Lindsay Ex and Stephanie Blochowiak (City of Fort Collins), Clint Hinebaugh (Blue Mountain Environmental) and Cara Scohy (CS Design), which resulted in a revised 300’ Natural Habitat Buffer line that no longer falls within the project’s property line. As a result, this comment no longer applies. Comment Number: 8 Comment Originated: 03/30/2015 03/30/2015: Please add the following statement to the notes on any sheets that show the Natural Habitat Buffer: Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone. Response: A site visit was completed on April 6th. During this visit, a new top of bank line was agreed upon by Lindsay Ex and Stephanie Blochowiak (City of Fort Collins), Clint Hinebaugh (Blue Mountain Environmental) and Cara Scohy (CS Design), which resulted in a revised 300’ Natural Habitat Buffer line that no longer falls within the project’s property line. As a result, this comment no longer applies. Comment Number: 9 Comment Originated: 03/30/2015 03/30/2015: Please add the following statement to the notes on the site, landscape, utility, grading, and storm sewer plan that: the natural habitat area is meant to be maintained in a native landscape. This will help preserve the intention behind the buffer zones and the natural features into the future. Response: A site visit was completed on April 6th. During this visit, a new top of bank line was agreed upon by Lindsay Ex and Stephanie Blochowiak (City of Fort Collins), Clint Hinebaugh (Blue Mountain Environmental) and Cara Scohy (CS Design), which resulted in a revised 300’ Natural Habitat Buffer line that no longer falls within the project’s property line. As a result, this comment no longer applies. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 04/01/2015 04/01/2015: In the non- irrigated seed zone provide clumps of locally native plants such as chokecherry, American plum and golden currant, or other native species, at a density in clumps to provide habitat thickets. Some canopy trees such as plains or lanceleaf cottonwood or the sensation boxelder could be added to provide native tree species in this area. Response: Plants have been added to increase density of plantings to provide habitat thickets. Page | 9 Landscape Architecture | Planning | Urban Design Comment Number: 2 Comment Originated: 04/01/2015 04/01/2015: Include the tree inventory information and table on a sheet in the landscape plan set that has been submitted to the City Forester. Response: Tree inventory table and diagram have been provided on sheet L1. Comment Number: 3 Comment Originated: 04/01/2015 04/01/2015: There is a need to provide for 19 mitigation trees. By providing the habitat as described in comment number one an equivalent of 8 mitigation trees can be accounted for. Eleven other mitigation trees need to be identified. These will need to be upsized trees based on the following categories of trees. Canopy Shade Trees: 3.0 inch caliper Ornamental Trees: 2.5 inch caliper Evergreen Trees: 8 feet height Mark mitigation trees with an M and also make adjustments to the plant list on sheet L2 to record trees that will be upsized to meet the mitigation requirement. Response: Additional 11 mitigation trees have been added per email exchange with Tim Buchanan on 5/5. Comment Number: 4 Comment Originated: 04/01/2015 04/01/2015: Please add these notes in a separate category labeled with the title Street Tree Notes: 1. A permit must be obtained from the City Forester before any trees or shrubs as noted on this plan are planted, pruned or removed on the public right-of-way. This includes zones between the sidewalk and curb, medians and other City property. This permit shall approve the location and species to be planted. Failure to obtain this permit may result in replacing or relocating trees and a hold on certificate of occupancy. 2. Contact the City Forester to inspect all street tree plantings at the completion of each phase of the development. All trees need to have been installed as shown on the landscape plan. Approval of street tree planting is required before final approval of each phase. 3. Street tree shall be supplied and planted by the developer using a qualified landscape contractor. 4. The developer shall replace all dead and dying street trees after planting until final maintenance inspection and acceptance by the City of Fort Collins Forestry Division. All street trees in the project must be established of an approved species and of acceptable le condition prior to acceptance. 5. Street tree locations and numbers may be adjusted to accommodate driveway locations, utility standards, separation between trees, street signs and street lights. Street trees shall be centered in the middle of the parkway. Quantities shown on Page | 10 Landscape Architecture | Planning | Urban Design plan must be installed unless a reduction occurs to meet separation standards. Response: Notes have been added. Comment Number: 5 Comment Originated: 04/01/2015 04/01/2015: Please add the following note with larger print and a bold border to the landscape plan. A free permit must be obtained from the City Forester before any street trees are planted in parkways between the sidewalk and Curb. Street tree locations and numbers may change to meet actual utility/tree separation standards. Landscape contractor must obtain approval of street tree location after utility locates. 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. Response: Note has been added. Comment Number: 6 Comment Originated: 04/01/2015 04/01/2015: Please add these two plant notes: Landscaping including street trees in each phase shall be or secured with a letter of credit, escrow, or performance bond for 125% of the value of the landscaping and installation prior to the issuance of certificate of occupancy for any building. All City street trees must be installed established, of an approved species and of acceptable condition prior to final release of financial security. Maintain the following separations: Forty feet between shade trees and streetlights. Fifteen feet between ornamental trees and streetlights. Twenty feet between shade and/or ornamental trees and traffic control signs and devices. Ten feet between trees and water or sewer mains. Six feet between trees and water or sewer service lines. Four feet between trees and gas lines. Eight feet away from the edges of driveways and alleys. Response: Notes have been added. Comment Number: 7 Comment Originated: 04/01/2015 04/01/2015: All of landscape plants should be provided an ongoing source of permanent irrigation. Currently plant note number 2 states…The rest of the site is composed of native/xeric spedi3s and shall only be irrigated through establishment. To provide irrigation needed for plant growth over time the following statement or equivalent should be used to edit note number 2. Trees, shrubs and perennials that are not located in irrigated turf shall be irrigated with a permanent drip or bubbler irrigations system. Irrigation frequency shall be adjusted to provide for the establishment and growth of xeric species. Response: Note has been revised. Page | 11 Landscape Architecture | Planning | Urban Design Department: Internal Services Contact: Todd Reidenbach, Topic: General 03/20/2015: There are no comments from GIS for this project. ………………………… TODD REIDENBACH, GISP GIS Mapping Specialist – Information Technology City of Fort Collins 215 N. Mason St, 3rd Floor 970-416-2483 office 970-221-6329 fax treidenbach@fcgov.com Department: Light And Power Contact: Janet McTague, 970-224-6154, jmctague@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/20/2015 04/01/2015: Light and Power has existing facilities along Poudre River Drive. We will need a C-1 form to define electric requirements and will also need to coordinate a location for a transformer within 10' of a paved surface. Normal development fees will apply. Response: The C-1 form shall be submitted at a later date as the project design develops. Transformer location shall be coordinated with the City. Department: Outside Agencies Contact: Megan Harrity, Topic: General Comment Number: 1 Comment Originated: 04/01/2015 03/17/2015: This comment is in reference to the title of the plat and the dedication of the plat. The Title reads; POUDRE RIVER RANCH BUSINESS PARK FOURTH FIL and the dedications reads; Page | 12 Landscape Architecture | Planning | Urban Design POUDRE RIVER BUSINESS PARK FOURTH FIL Please double check these as I believe that these should be the same. Thank you, Megan Harrity Subdivisions Larimer County Assessor 970-498-7065 mharrity@larimer.org Department: Stormwater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 03/17/2015 04/01/2015: Please clarify on the plans the areas that will be pervious pavement versus regular asphalt. Is the area where asphalt is surrounding pervious pavement the design should include a restraining concrete edge edge to prevent the paver system from moving laterally. Please provide an actual cross section for the pervious pavement section with actual elevations and depths rather than the typical section shown with minimum depths as shown on the plans. Please also provide a cross-section for the bio retention area (rain garden) and specify the soil mix and whether an undedrain will be used. Response: The areas that will be pervious pavement have been delineated on the Drainage Plan as “PP”. A restraining concrete edge has been added to the area of pervious pavement in the center of the site. An actual site-specific pervious pavement section has been provided. A site-specific rain garden cross section has also been provided. An underdrain will be used in the rain garden. Comment Number: 3 Comment Originated: 04/01/2015 04/01/2015: Please provide in the report a set of maintenance notes with Standard Operating Procedures for the bioretention system and for the pervious pavement system. Response: A SOP has been provided in the Final Drainage Report. Comment Number: 4 Comment Originated: 04/01/2015 04/01/2015: The design currently shows gutter pans taking flows from the asphalt areas into the rain garden, another approach may be taken by installing a concrete restraining ribbon at that location (minimum 2 feet wide) and allow the flows to drain through the paver system. Response: Noted. The main goal of the LID system is to convey the excess flows that do not infiltrate the pavers to the rain garden. This approach will continue to be used. Page | 13 Landscape Architecture | Planning | Urban Design Topic: Drainage Report Comment Number: 6 Comment Originated: 04/01/2015 04/01/2015: Please clarify the capacity of the downstream pipe and if the entire overflow from the bioretention pond and the pavers will be able to drain through the dowstream pipe system. What happens when the paver system overflows, in case of plugging how will the overflow be directed back into the drainage system ? Will the overflow pipe in the bioretention area be able to handle the 100 year flows ? if not where will the spill be directed to? Response: This has been clarified in the drainage report. The downstream pipe does have the available capacity to convey the entire overflow from the bioretention and the pavers. If the pavers overflow, the runoff will be conveyed to the bioretention via the gutter system. The overflow pipe/structure has the available capacity to capture the entire 100-year storm event, maintaining the entire storm onsite. Topic: Landscape Plans Comment Number: 5 Comment Originated: 04/01/2015 04/01/2015: Please clarify what planting will be done at the bottom of the rain garden. Specify if a rock mulch will be used there as well. Response: Plan has been modified; there will be no planting on the bottom of the rain garden. The bottom will be sand as shown in the detail on Civil sheet C8.5. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/18/2015 03/18/2015: Erosion Control Plans and Erosion Control Report have significant redlines, Erosion Control Escrow Will need to be recalculated after Erosion control plan is acceptable. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Response: Erosion control plan comments have been addressed. The Erosion Control Report has been updated to match the changes. The Erosion Control Escrow has been recalculated. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Page | 14 Landscape Architecture | Planning | Urban Design Comment Number: 1 Comment Originated: 03/30/2015 03/30/2015: The City has moved to the NAVD88 vertical datum. Please provide the following information in the EXACT format shown below. If your project is started on NAVD88 datum: 1) PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: OR, if project has already been surveyed in NAVD29 Unadjusted datum: 2) PROJECT DATUM: NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS DATUM) BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: If using NGVD29 UNADJUSTED the following equation statement will be needed. NOTE: IF NAVD 88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 = NGVD29 UNADJUSTED + X.XX’ Response: The Datum/Benchmark statement has been changed to match the new City standards. Comment Number: 2 Comment Originated: 03/30/2015 03/30/2015: There are line over text issues. See redlines. Response: Line over text issues have been resolved. Comment Number: 3 Comment Originated: 03/30/2015 03/30/2015: There are text over text issues. See redlines. Response: Text over text issues have been resolved. Page | 15 Landscape Architecture | Planning | Urban Design Topic: Landscape Plans Comment Number: 4 Comment Originated: 03/30/2015 03/30/2015: The title needs to match the Subdivision Plat. See redlines. Response: Title has been revised. Comment Number: 5 Comment Originated: 03/30/2015 03/30/2015: There are line over text issues. See redlines. Response: Line over text issues have been resolved. Comment Number: 6 Comment Originated: 03/30/2015 03/30/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Text has been masked. Topic: Lighting Plan Comment Number: 7 Comment Originated: 03/30/2015 03/30/2015: No comments. Topic: Plat Comment Number: 8 Comment Originated: 03/30/2015 03/30/2015: Please remove the "Ranch" from the title. Response: Title revised. Comment Number: 9 Comment Originated: 03/30/2015 03/30/2015: Please make sure all titles match. See redlines. Response: Titles revised. Comment Number: 10 Comment Originated: 03/30/2015 03/30/2015: The legal description does not match the map. See redlines. Response: Description revised. Comment Number: 11 Comment Originated: 03/30/2015 03/30/2015: Please change "Engineering Department" in the Notice Of Other Documents to "Clerk". See redlines. Response: Revised. Comment Number: 12 Comment Originated: 03/30/2015 03/30/2015: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com. Response: Monument Records will be emailed. Comment Number: 13 Comment Originated: 03/30/2015 Page | 16 Landscape Architecture | Planning | Urban Design 03/30/2015: Please dedicate the "silver" (marked) as right of way. See redlines. Response: ROW/Lot lines revised. Comment Number: 14 Comment Originated: 03/30/2015 03/30/2015: Please add dedication information for all street rights of way. See redlines. Response: Information added. Comment Number: 15 Comment Originated: 03/30/2015 03/30/2015: There is no dash in Hoffman Mill Road. See redlines. Response: Road name revised. Comment Number: 16 Comment Originated: 03/30/2015 03/30/2015: Please label the Point Of Beginning. Response: POB labeled. Comment Number: 17 Comment Originated: 03/30/2015 03/30/2015: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Response: Revised. Comment Number: 18 Comment Originated: 03/30/2015 03/30/2015: Please move bearings and/or distances, and show arrows/leaders as marked. See redlines. Response: Labels revised. Comment Number: 19 Comment Originated: 03/30/2015 03/30/2015: You may show owners & reception numbers, but it is not necessary. Response: Names and numbers have been added. Topic: Site Plan Comment Number: 20 Comment Originated: 03/30/2015 03/30/2015: The title needs to match the Subdivision Plat. See redlines. Response: Title has been revised. Comment Number: 21 Comment Originated: 03/30/2015 03/30/2015: Please revise the legal description to match the title on the Subdivision Plat. Response: Legal description has been revised. Comment Number: 22 Comment Originated: 03/30/2015 03/30/2015: There are line over text issues. See redlines. Response: Line over text issues have been resolved. Page | 17 Landscape Architecture | Planning | Urban Design Comment Number: 23 Comment Originated: 03/30/2015 03/30/2015: There is text that needs to be rotated 180 degrees. See redlines. Response: Text has been rotated. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 03/31/2015 03/31/2015: The current standard for curb cuts is for them to be directional and not radial into the middle of the intersection. The pedestiran treatment at the intersection of Poudre River Drive and Hoffman Mill Road should reflect the current standard. Response: The pedestrian treatment has been modified to reflect the current standard. Topic: General Comment Number: 2 Comment Originated: 03/31/2015 03/31/2015: Since the parking lot is intended to serve the facility across the road to the west, it would seem logical to ha directional curb cuts at the parking lot entrance to the west -especially on the south side where the handicapped parking will be located. Response: Curb cuts have been modified to be directional. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/24/2015 03/24/2015: A landscape plan shall contain accurate and identifiable hydrozones, including a water budget chart that shows the total annual water use, which shall not exceed fifteen (15) gallons per square foot over the site. If you have questions contact Eric Olson at eolson@fcgov.com or 970-221-6704. Response: Hydrozone plan and water budget chart has been provide on sheet L3. Department: Water-Wastewater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com Page | 18 Landscape Architecture | Planning | Urban Design Topic: Construction Drawings Comment Number: 1 Comment Originated: 04/02/2015 04/02/2015: Please provide a detail for the fire hydrant assembly. Please provide a profile for the extended sewer line in Poudre River Dr. If no valves are existing at the water line. Response: A detail for the fire hydrant has been provided on sheet C8.4 Water Details. The proposed sanitary sewer and water extension have been profiled on sheet C7.0 Water and Sanitary Sewer Plan & Profile. A Note has been added to install a valve on the waterline extension, as requested. Topic: Easements Comment Number: 2 Comment Originated: 04/02/2015 04/02/2015: 20-feet wide public easements will be needed for the extended water and sewer line stubs that are outside the Right of Way limits and on private property. These can overlap however a minimum of 10 feet separation must be maintained. Response: The existing separation distance of 13’ has been kept between the sanitary sewer and water line. A combined easement has been granted that reaches 10’ on either side of these easements, totaling a width of 33’. For the curb cuts, we have directed them to face the curb cuts (and access ramp) on the other side of the street, as requested.