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HomeMy WebLinkAboutEYE CENTER OF NORTHERN COLORADO - PDP - PDP150029 - CORRESPONDENCE - REVISIONSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview January 04, 2016 Cathy Mathis TB Group 444 Mountain Ave Berthoud, CO 80513 RE: Eye Center of Northern Colorado, PDP150029, 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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1. Comment Originated: 12/30/2015 12/30/2015: We have two plats in at the same time. Windsong at Rock Creek contains 18.7 acres and includes Outlot A at 15.36 acres. But, concurrently, we have a plat in for Eye Center of Northern Colorado, immediately north of Windsong, which is a portion of Outlot A, but does not indicate in its title block that it is a “Replat of a Portion of Outlot A of Windsong at Rock Creek.” Both plats include overlapping land area. The plats indicate that the owner is Harmony Technology Park LLC. The owner should be aware that these two plats need to be rectified. Perhaps one plat could take precedence over. Or, has the owner considered consolidating these two plats into one? RESPONSE: The Windsong plat will be revised to be a one lot plat. The Eye Center plat will remain a one lot plat. Comment Number: 2. Comment Originated: 12/30/2015 12/30/2015: A second point of access for Poudre Fire Authority is needed in the southwest corner of the site. This emergency access drive will connect to the emergency access drive that is being dedicated and shown in the northwest corner of the Windsong at Rock Creek P.D.P. This Emergency Access Easement is shown as being 24 feet wide. Please adjust the parking lot and landscaping accordingly to accommodate this connection. RESPONSE: The fire access to Windsong has been added to the plans and the landscape has been adjusted. The emergency access connection drive is 20’ since there is no parking on this drive. Comment Number: 3. Comment Originated: 12/30/2015 12/30/2015: The site plan needs to call out and graphically indicate the location and the dimensions of all Emergency Access Easements. RESPONSE: The Emergency Access Easements have been labeled. Comment Number: 4. Comment Originated: 12/30/2015 12/30/2015: Either a Context Plan or an Enlarged Site Plan is needed to show how the site (particularly the driveway location on Precision) aligns with both Main Street Health and Wellness to the north Windsong at Rock Creek to the south (particularly the new southwest E.A.E.). RESPONSE: The context plan has been sent to staff. Comment Number: 5. Comment Originated: 12/30/2015 12/30/2015: Staff is coordinating the streetscaping along Ziegler Road between both Eye Center of Northern Colorado and Windsong in order to establish a high quality landscape between Precision Drive and Rock Creek Drive. Combined, this streetscape is 800 feet in length. Toward this end, please additional Wichita Blue Black Hills Spruce to the streetscape. Please note that we are asking Windsong to add Fastigiate Norway Spruce to match Eye Care. RESPONSE: We have added the Wichita Blue Black Hills Spruce to the landscape plan. Comment Number: 6. Comment Originated: 12/30/2015 12/30/2015: Staff is concerned about the length of the northerly parking lot that parallels Precision Drive. Please note that Section 3.2.1(E)(4) – Parking Lot Perimeter Landscaping – requires that this lot be screened by landscaping, earthen berms or low screen walls, or any combination thereof, such that there be sufficient opacity to block at least 75% of the lights from vehicle headlights. The minimum height is 30-inches in height. As shown, the amount of landscaping is insufficient for screening purposes. Please add additional plant material in this area to help screen the parking lot from the public street. RESPONSE: Additional berms and landscape has been added along Precision Drive. Comment Number: 7. Comment Originated: 12/30/2015 12/30/2015: The Landscape Plan indicates, in ghosted line, that there are contours along Ziegler Road. Staff is assuming that these are a series of undulating earthen berms that are intended to match the treatment being provided by Windsong. Please graphically depict the treatment in heavier line and call out the height of the berms. RESPONSE: Yes – a series of berms have been added to the plan. The linework has been darkened and a note has been added to the plans regarding the height of the berms. Comment Number: 8. Comment Originated: 12/30/2015 12/30/2015: Just as we are asking that the landscape design along Ziegler is coordinated with Windsong, so too must the landscape design of the stormwater detention pond also match Windsong. Staff will provide the team the Windsong Landscape Plan. Please note that in combination, the Eye Center and Windsong detention ponds exceed one-quarter of an acre in land Area. If designed properly, the two ponds could become eligible to be designated as a Certified Natural Area. Please contact Karen Manci, senior environmental planner, 221-6310 for further information. Please also see the information provided at http://www.fcgov.com/naturalareas/certified.php). RESPONSE: The seed mix within the detention pond has been revised to match the mix provided by Environmental Planning. Some additional trees have been added as well as groups of shrubs where possible. Comment Number: 9. Comment Originated: 12/30/2015 12/30/2015: As discussed at Preliminary Design Review, the site layout is subject to the exceptions available in lieu of strict compliance with the build-to line standard (which would otherwise require the building to be brought up to the immediate corner of Ziegler and Precision). These exceptions, as described in Section 3.5.3(C)(2)(d), require that the proposed plazas must have “…landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity.” While the physical space of the two plazas appears sufficient, the details described above are lacking. Please supplement the two plazas with additional required features in order to justify the exception to the build-to line. RESPONSE: We have added a trellis feature at each entry portal on Ziegler. The elements of the trellis match the building. We did not add a trellis at the portal on Precision due to potential sight distance issues with cars pulling on to the street. In addition, we have provided boulder seating at each circular plaza area and a plaza with seating at the intersection of Precision and Zeigler. We think this adds a nice touch in lieu of benches and differentiates the Eye Center from Windsong. Lastly, at staff’s request, we have added berming and decorative screen walls from the north portal wrapping east along Precision. This treatment, in combination with ample landscaping, should help in the justification for the modification. Comment Number: 10. Comment Originated: 12/30/2015 12/30/2015: The detail for the three Entry Portals is not provided. Perhaps the team would be interested in the “Column, Beam and Trellis” detail that has been designed by Windsong. If so, staff recommends that the base treatment match the stone on the building to unify the site. RESPONSE: See above. Comment Number: 11. Comment Originated: 12/30/2015 12/30/2015: The Planning Objectives indicate that there may be up to 105 employees. With such a high number, please consider adding site details for an outdoor employee break area and, perhaps, a picnic table or two for lunch breaks. RESPONSE: The site and landscape plans now show the tables and benches. Comment Number: 12. Comment Originated: 12/30/2015 12/30/2015: On the Site Plan, please use heavier line for the Trash and Recycling Enclosure. RESPONSE: The trash enclosure, generator enclosure and the like now have a darker line. Comment Number: 13. Comment Originated: 12/30/2015 12/30/2015: On the Lighting Plan Schedule, please make an adjustment to the Kelvin temperature. As specified, the fixtures are listed as having a 4,000 Kelvin temperature. This temperature should be adjusted downward to 3,000 to minimize the harsh glare and excessive brightness associated with high Kelvin LED lighting. Please note that the same comment has been forwarded to Windsong. RESPONSE: The lighting plan schedule has been modified to provide a 3,000 kelvin fixture. The new photometric calculations take the lower kelvin temperature into account. Comment Number: 14. Comment Originated: 12/30/2015 12/30/2015: As noted, parking lot light fixtures must be shifted out of the landscape islands so illumination is not diminished over time as the trees mature. But, the Lighting Plan indicates that six of these fixtures feature dual heads. Staff recommends that since these fixtures must now be distributed throughout the parking lot, these fixtures should be reduced to single head and the quantity adjusted accordingly. RESPONSE: The pole light fixtures have been moved out of the landscape islands. Some of the double head fixtures have been removed with only 4 remaining. Comment Number: 15. Comment Originated: 12/30/2015 12/30/2015: Since the site has the advantage of having a southern exposure, the mechanical systems of the facility should be designed to be “solar ready” should the decision be made to install solar equipment. RESPONSE: The use of solar will be evaluated during design and pricing process of the mechanical and electrical systems to be evaluated by the owner. Comment Number: 16. Comment Originated: 12/30/2015 12/30/2015: A roof plan would be helpful in determining compliance with screening mechanical equipment. RESPONSE: A roof plan has been included in the re-submittal package and the mechanical screening is also indicated on the elevations. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: Construction Drawings Comment Number: 100 Comment Originated: 12/31/2015 12/31/2015: The 8" water shown on the plans heading southeast, indicates that it is to connect to a waterline on the south property line, which I presume is part of the Windsong at Rock Creek project. What would be the implications on if Windsong did not already complete this ahead of this project? Would this project need to extend the waterline past its property boundary, or would a dead-end line be acceptable? RESPONSE: If the waterline is not complete ahead of this project, the Eye Center water main can dead end at the property line. A hydrant would be placed at this dead end if Windsong is not built. Comment Number: 105 Comment Originated: 12/31/2015 12/31/2015: The street cut to Precision Drive, in addition to the standard excavation permit fee, will require a triple impact fee due to the newness of the road. RESPONSE: Comment is noted. Comment Number: 110 Comment Originated: 12/31/2015 12/31/2015: The 34 foot curb opening behind the sidewalk at the north end of the detention pond indicates that the pond spills to the drive. Is this in overflow situation only? Does the curb opening at least allow for sheet flow of drainage off the driveway to not flow across the Precision Drive sidewalk? RESPONSE: This opening is for emergency condition only. Comment Number: 115 Comment Originated: 12/31/2015 12/31/2015: It is presumed that with future submittals and/or time of final plan, that sheets for standard construction notes and construction details will be included in the civil set for review and approval. RESPONSE: Comment is noted. Construction notes and details will be included during final compliance. Topic: General Comment Number: 200 Comment Originated: 12/31/2015 12/31/2015: The plans don't seem to be coordinated with Windsong at Rock Creek Drive in terms of how the north-south private drive is designed as this project has it angled to the southeast, while Windsong appears to be aligned directly north-south. The access easements depicted on the plats for the two projects are also in different locations. RESPONSE: Windsong has been directed to match the Eye Center driveway layout by the Master Developer Comment Number: 205 Comment Originated: 12/31/2015 12/31/2015: The intent of the north-south driveway for Windsong at Rock Creek south of the property, is to act as a driveway that can be shared between that project and the undeveloped property to the east. This proposal has the driveway access onto Precision Drive, close to the eastern boundary of its property, yet does not provide access easement to the eastern boundary to potentially allow for shared access to the undeveloped property to the east. Ideally, we should be exploring how access points can be consolidated/shared across adjoining properties, as depending on future development, their access options may be hampered by not being able to share/consolidate. RESPONSE: The property directly east of the Eye Center will likely need its own driveway off of Precision and meeting LCUASS spacing standards. The drive location on the Eye Center works best for the project. Comment Number: 210 Comment Originated: 12/31/2015 12/31/2015: The traffic study shows as part of its analysis that secondary access is secured to Rock Creek Drive for this site through a north-south drive aisle. This would appear to make it dependent upon the development that this connection out to Rock Creek Drive be made, if not already built by the Windsong at Rock Creek project. Operating under that presumed perspective, this project would need to ensure that the offsite easements for construction of the private drive connection out to Rock Creek Drive, as well as its design is in place prior to approval of this plans/project. If this project were to move ahead of Windsong at Rock Creek, then the construction of this connection out to Rock Creek Drive would need to be made, note that this would include restriping of Rock Creek Drive (and potential reworking of the roadway) if not done by Windsong at Rock Creek. RESPONSE: We are providing a memo with this resubmittal addressing access if Windsong was not constructed. Comment Number: 215 Comment Originated: 12/31/2015 12/31/2015: Both this project and Windsong at Rock Creek appear to show no grading in right-of- way needed to construct the respective sidewalks along Ziegler Road. It would be ideal if both properties were to commit to having the entire stretch of Ziegler Road sidewalk in place between Precision and Rock Creek, such that upon the first CO of either building, a connected network is in place. As their may be some opportunities for sharing parking and access resources between the two properties, perhaps this sidewalk construction can be part of that discussion as well. RESPONSE: The plans show building the Eye Center’s adjacent walk as required by Code. Comment Number: 220 Comment Originated: 12/31/2015 12/31/2015: The parkway width along Ziegler Road doesn't appear to be a consistent width, is a minimum 10' wide parkway being maintained? (It seems to be based upon the scaling of the plans). Please have the width of the parkway (max and min) depicted on the plans to go along with the indication of the 6 foot detached sidewalk. RESPONSE: The parkway is not a consistent. We have added some dimensions to the plans and it appears that it is over 11 feet in most places and 10 feet from curb flowline to face of walk at the south PL of the Eye Center. Comment Number: 225 Comment Originated: 12/31/2015 12/31/2015: The 10 foot irrigation easement identified on the plat will need the irrigation easement owner's signature on the civil plans, since the area within the easement is being regraded. It may want to be vetted sooner rather than later whether the attorney certifying the plat may find that the irrigation easement owner would also need to the plat under the requirements of the attorney certification in the City's Land Use Code. RESPONSE: Comment is noted. Comment Number: 230 Comment Originated: 12/31/2015 12/31/2015: Please label what appears to be the drive approach planned for Mainstreet on the north side of Precision Drive on the plans to give indication that this project's driveway is intended to align with Mainstreet's proposed driveway. RESPONSE: Driveway has been labeled. Topic: Plat Comment Number: 300 Comment Originated: 12/31/2015 12/31/2015: Please update the streets on the vicinity map (CR 36 is Kechter, CR7 is Strauss Cabin, Cambridge is Lady Moon, remove indication of CR 9). RESPONSE: Plat has been updated. Topic: Site Plan Comment Number: 400 Comment Originated: 12/31/2015 12/31/2015: Please confirm that the future expansion areas shown on the site plan are part of the total building gross square footage allotment of 32,903. A breakdown of this should ideally be indicated in the table of the proposed and future, totaling the 32,903 sq. ft. RESPONSE: The breakdown has been added to the site plan. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: Landscape Plans Comment Number: 3 Comment Originated: 12/29/2015 12/29/2015: Annual ryegrass is considered a nuisance species by the City's Natural Areas staff. Please remove this species from the native seed mix and consider a seed mix that includes flowering plant species in addition to grasses. I will provide an example seed mix at the staff review meeting. RESPONSE: The native seed mix has been revised to match the Detention Basin Mix 2015 provided by Environmental Planning. Comment Number: 4 Comment Originated: 12/29/2015 12/29/2015: The landscape plan for this property should be consistent in character with the plans for the Windsong Memory Care Center to the south. Please review the list of species and planting pattern for Windsong to ensure that there is consistency between the two properties. Native plant species, fruit-bearing trees and shrubs, and pollinator-friendly plant species are preferred, as they provide habitat for birds and other urban-adapted wildlife species. RESPONSE: The plant list has been compared to Windsong Memory Care Center to ensure a consistent character between the projects. We have also incorporated pollinator-friendly plant species to provide additional urban habitat. Comment Number: 5 Comment Originated: 12/29/2015 12/29/2015: Landscaping in the detention pond should include a mix of deciduous trees, evergreen species, shrubs, flowering plants, and grasses. Additionally, the side slopes in the detention area should be varied in grade to create a more naturalistic appearance and allow for better establishment of wildlife habitat, per the Stormwater Standards and Guidelines. RESPONSE: Additional trees and shrubs have been added to the detention pond to provide additional habitat. In addition, the side slopes have been revised to provide more variation. Topic: Lighting Plan Comment Number: 1 Comment Originated: 12/29/2015 12/29/2015: In regard to LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian rhythms for both humans and wildlife. Please consider a warmer color temperature (closer to 2700K) for your LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. RESPONSE: The lighting plan schedule has been modified to a 3,000 kelvin fixture. The new photometric calculations take the lower kelvin temperature into account. The city requires that the light fixtures wattage be reduced by at least 50% 2 hours after close. The light fixtures have now been specified with the 50% reduction option Comment Number: 2 Comment Originated: 12/29/2015 12/29/2015: Please extend the footcandle calculations 20 feet beyond the property line in all directions to ensure that the lighting does not exceed 0.1 footcandles at those points. See Land Use Code Section 3.2.4(D)(8) for reference. RESPONSE: Please see the revised photometric calculations showing the foot-candle level at the property line and 20’ beyond the property line. The lighting was adjusted slightly to reduce the foot-candle level at the 20’ line to a maximum of 0.1 foot-candles. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 12/31/2015 12/31/2015: Show locations of City Street lights and if needed place street trees to the LUC separation standard. Canopy Shade Trees - 40 feet from lights Ornamental trees – 15 feet from lights RESPONSE: Street lights have been added and the trees have been adjusted. Comment Number: 2 Comment Originated: 12/31/2015 12/31/2015: Street Tree Selection: For better adaptability along an arterial street change the Redmond Linden to either Bur Oak or Hackberry on Ziegler. Change the Discovery Elm used as a street tree along Precision to Accolade Elm which is on the City Street Tree list. RESPONSE: Along Ziegler, the Linden was changed to Bur Oak. The Discovery Elm was changed to an Accolade Elm. Comment Number: 3 Comment Originated: 12/31/2015 12/31/2015: Autumn Blaze Pear in some locations may have some susceptibly to the disease Fire blight. Most other cultivars are rated as resistant in the Front Range Tree Recommendation List. RESPONSE: The Autumn Blaze Pear has been changed to the Mountain Frost Pear. Comment Number: 4 Comment Originated: 12/31/2015 12/31/2015: The Shade trees shown at some of the corners of the building with three half-moon indentations on the perimeter of the symbol do not appear to be identified in the plant list. RESPONSE: This has been revised. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 12/28/2015 12/28/2015: Building Permit Pre-Submittal Meeting: Pre-Submittal meetings are required 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 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view them. 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. RESPONSE: We are currently scheduled for the Building Permit Pre-Submittal meeting on January 26th, at 10:00 AM to review the proposed project. Department: Light And Power Contact: Coy Althoff, calthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/29/2015 12/29/2015: Primary electric distribution is currently running along the West side of Ziegler Rd. RESPONSE: The plans have been submitted to Coy for review of the primary conduit routing. Comment Number: 2 Comment Originated: 12/29/2015 12/29/2015: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. RESPONSE: Noted. Comment Number: 3 Comment Originated: 12/29/2015 12/29/2015: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. RESPONSE: The plans have been submitted to Coy for review of the primary conduit routing. Comment Number: 4 Comment Originated: 12/29/2015 12/29/2015: Transformers shall be within 10' of a paved surface and must have 8' clearance from the front and 3' clearance around the sides and back. RESPONSE: The transformer has been placed on the south east corner of the building and is within 10’ of the paved surface with the 8’ clearance in-front and the 3’ clearance around the side and back. Comment Number: 5 Comment Originated: 12/29/2015 12/29/2015: Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. RESPONSE: Street light locations were provided to us by Light and power so we are now showing them on the plans. Comment Number: 6 Comment Originated: 12/29/2015 12/29/2015: Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C- 1Form.pdf RESPONSE: The one line diagram has been provided to Coy for review. The C-1 form has questions that will need to be filled out after the design is further along Comment Number: 7 Comment Originated: 12/29/2015 12/29/2015: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: Comment is noted. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 12/29/2015 12/29/2015: FIRE LANES Fire access is required to within 150' of all exterior portions of the building perimeter. The proposed Emergency Access Easement plan creates an out of access condition of approximately 450' and the EAE be need to be expanded on both the north and south sides of the building to allow for better coverage. There is also an EAE stub at the south property line will require a connection. RESPONSE: The EAEs have been adjusted. Comment Number: 2 Comment Originated: 12/29/2015 12/29/2015: WATER SUPPLY If a hydrant is being added to the south as shown on the submitted plans, minimum requirements for water supply appear to be met. RESPONSE: Comment is noted. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 12/09/2015 12/09/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com RESPONSE: An erosion control report will be provided during final compliance. Contact: Shane Boyle, 970-221-6339, sboy le@fcgov.com Topic: General Comment Number: 2 Comment Originated: 12/30/2015 12/30/2015: Based on the drainage report, detention is provided in the subgrade of the paver sections. The plans are not clear how the flow control will work in order to limit the release to that specified in the report. Please add details and callouts to the Utility Plans to reflect what is being proposed. RESPONSE: The outlet pipes of the inlets will have orifice plates. This is now labeled on the plans. Calculations have also been added to the drainage report appendix. Comment Number: 3 Comment Originated: 12/30/2015 12/30/2015: With detention provided in the paver sections, additional detail needs to be added to the Drainage Plan in order to assess how each paver section is functioning. Based on the site plan, each paver section will need to have its own detention volume and flow control. RESPONSE: More information has been added to the plan and drainage report. Comment Number: 4 Comment Originated: 12/30/2015 12/30/2015: Please expand the LID table so that each paver section is analyzed independently. The 3:1 maximum ron-on ratio is per individual paver section, not per basin. RESPONSE: The LID table has been expanded to show the three areas for the three paver sections. Comment Number: 5 Comment Originated: 12/30/2015 12/30/2015: Please see additional minor redlines in the Drainage Report and Utility Plans. RESPONSE: Comment is noted. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 12/30/2015 12/30/2015: All plan sheets must be 24"x36". RESPONSE: The architectural drawing sheets have been modified to fit on 24”x36” sheets. Comment Number: 2 Comment Originated: 12/30/2015 12/30/2015: There are line over text issues. See redlines. RESPONSE: The text has been adjusted to resolve conflict. Topic: Construction Drawings Comment Number: 3 Comment Originated: 12/30/2015 12/30/2015: There are missing notes from the Benchmark Statement. Please provide the following information in the EXACT format shown below. RESPONSE: The information has been added to the cover sheet. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX’. Comment Number: 4 Comment Originated: 12/30/2015 12/30/2015: Please remove the reference to Windsong At Rock Creek. This project has not been filed. See redlines. RESPONSE: All reference to Windsong at Rock Creek has been removed from the construction drawings. Topic: Landscape Plans Comment Number: 5 Comment Originated: 12/30/2015 12/30/2015: There is text that needs to be rotated 180 degrees. See redlines. RESPONSE: Revised. Comment Number 6: Comment Originated: 12/30/15 12/30/15: Please remove the Lot numbering from sheet 2. There is only 1 Lot for this subdivision. See Redlines. RESPONSE: Revised. Comment Number 7: Comment Originated: 12/30/15 12/30/15: Please remove “proposed” from the label. See redlines. RESPONSE: Noted Comment Number 8: Comment Originated: 12/30/15 12/30/15: The legal closes, the plat does not close. The boundary & legal do not match. See redlines. RESPONSE: Noted. Comment Number: 9 Comment Originated: 12/30/2015 12/30/2015: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. RESPONSE: Noted. Comment Number: 10 Comment Originated: 12/30/2015 12/30/2015: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com RESPONSE: King will work to get Jeff monument records directly – these were provided in the first submittal. Topic: Site Plan Comment Number: 11 Comment Originated: 12/30/2015 12/30/2015: There is text that needs to be rotated 180 degrees. See redlines. RESPONSE: Text has been rotated. Comment Number: 12 Comment Originated: 12/30/2015 12/30/2015: Please change the legal description as marked. See redlines. RESPONSE: Legal description revised. Comment Number: 13 Comment Originated: 12/30/2015 12/30/2015: Please remove the reference to Windsong At Rock Creek. This project has not been filed. See redlines. RESPONSE: Label has been removed. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/29/2015 12/29/2015: The TIS has been reviewed and the conclusions accepted. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 12/29/2015 12/29/2015: The site plan shows head-in parking along the east side of the building. Because this connecting roadway will see quite a bit of traffic, the functionality of backing out into traffic is not ideal. Since the proposal has more parking spaces than the max, can they be eliminated? RESPONSE: Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/22/2015 12/22/2015: 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. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/30/2015 12/30/2015: Please ensure a minimum of 10' of separation between the curb stop and the storm sewer. RESPONSE: Minimum separation of 10’ is now provided...meter pit has been moved. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/28/2015 12/28/2015: The Property is located on the corner of two streets and is subject to the Build-to- line Standards of 3.5.3 of the Land Use Code. This section requires a building to build within 10- 25ft from Ziegler Road and 0-15ft from Precision Drive, with no vehicle use area between the building and the public right-of-way. The current proposal shows a large parking lot in between the building Precision Drive. At this time this would detract form the pedestrian connectivity and convenience to from adjacent uses. The modification request for additional parking would be unsupportable with this site layout. RESPONSE: See response above. Comment Number: 2 Comment Originated: 12/28/2015 12/28/2015: A trash and recycling enclosure is required. This needs to be designed with walk-in access separate from the main-service gate and located 20ft from a public sidewalk on a concrete pad. RESPONSE: There is a trash enclosure, it just didn’t show up well on the previous site plan. The trash enclosure is located near the southwest corner of the building and elevations of the enclosure are shown on the elevations, which indicate the use of the same materials utilized on the exterior of the building. Comment Number: 3 Comment Originated: 12/28/2015 12/28/2015: The elevations need to be on 24"x36" sheet size. RESPONSE: The scale of the elevations have been revised to fit on a 24”x36” sheet. Comment Number: 4 Comment Originated: 12/28/2015 12/28/2015: Need a sheet index on the sheet with the signature blocks. RESPONSE: A Sheet Index has been added to the site plan. Comment Number: 5 Comment Originated: 12/28/2015 12/28/2015: The signature block on the plat for the Planning Approval is incorrect. Please match the same signature block that is on the Site Plan. RESPONSE: This has been corrected. Comment Number: 6 Comment Originated: 12/28/2015 12/28/2015: The lighting plan needs to show the footcandles across the entire property and 20ft beyond the property line. Additionally it should include the cut-sheets for the fixtures that are proposed? RESPONSE: This has been shown on the revised photometric plan. Comment Number: 7 Comment Originated: 12/28/2015 12/28/2015: Are there not any light fixtures proposed on the building? RESPONSE: There are two types of exterior light fixtures to be utilized on the building. Cut sheets for these proposed fixtures have been provided as a part of this re-submittal package. Comment Number: 8 Comment Originated: 12/28/2015 12/28/2015: At this time it is unclear where the mechanical equipment (vents, flues, meters, boxes, conduit, transformer...) is located and if it is properly screened. Please identify these locations on the plans RESPONSE: The mechanical equipment will be located on the roof inside the mechanical screen walls indicated on the exterior building elevations and shown on the roof plan. Comment Number: 9 Comment Originated: 12/28/2015 12/28/2015: The cross access to the property to the south does not appear to align. RESPONSE: Windsong will be revising their access to match the Eye Center’s.