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HomeMy WebLinkAboutHOUSKA AUTOMOTIVE EXPANSION - BDR - BDR150010 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS (2)1 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 February 29, 2016 Linda Ripley Ripley Design, Inc. 419 Canyon Ave Fort Collins, CO 80521 RE: Houska Automotive Expansion, BDR150010, Round Number 2 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Responses: Ripley Design: Apex Engineering: Washburn Surveying: Vaught Frye Larson Architects: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 2 Comment Originated: 12/17/2015 12/17/2015: SITE PLAN: Recycle trailer parking: why not put that in a garage? If it must be open, why is the wall 8' tall - what's the determining factor? 2/24/2016: Thank you for the answer. Is the dust inhalation something that the public should not be responsible for? Should there be an internal screen/capture of this? Why is it OK to externalize that. -For the meeting Ripley Design: If the retread equipment is placed inside a building/garage it triggers massive fire concerns. There is minimal dust created by the equipment and we have selected a product that includes HEPA filters to limit it even more. The main concern was noise. To mitigate the noise the equipment will come with a “silencer” and the screen wall will be built with concrete masonry with a high sound attenuation rating. The screen wall/enclosure will be 18’ tall to sufficiently screen all equipment from view. 2 Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 12 Comment Originated: 12/16/2015 02/24/2016: Please clearly delineate the emergency access easement and access easement done by separate document and the emergency access easement and utility easement done by plat. See redlines. Apex Engineering: Additional clarification has been added to the Overall Utility Plan (sheet C4). 12/16/2015: Please clearly define what portions of the 20' Emergency Access Easement are being dedicated by the plat and by separate document on the Utility Plans. Comment Number: 13 Comment Originated: 12/16/2015 02/24/2016: Add note to Grading Plan-Phase 1 sheet about utility phasing being constructed with Phase 1 to the Phase 2 sheet. Also, see redlines for notes to adjust on the Phase 2 Grading Plan Sheet. Apex Engineering: The grading plan has been broken out into Phase 1 (C5) and Phase 2 (C6). Additional notes have also been added to clarify the phasing. 12/16/2015: The planning objectives state that all utility, stormwater systems and driveway accesses will be completed with Phase 1. Please list all utilities and infrastructure that will be completed in Phase 1 in the Utility Plan. A note or table can be added to the Interim Grading Plan. Show that there will be two phases on this sheet. Apex Engineering: A table is not needed, since ALL public water, sewer and drainage Improvements are being constructed with Phase one, as shown in the utility plans and in the notes. Comment Number: 19 Comment Originated: 12/16/2015 02/24/2016: Where is detail D-10C being used? Is it proposed on site? Apex Engineering: This detail has been replaced with D-10. These are being used for private curb cuts for drainage from the parking area into the pond. 12/16/2015: Change Detail 709 to D-10B instead. The City no longer uses this deatail for a sidewalk chase. Comment Number: 28 Comment Originated: 02/24/2016 02/24/2016: Include the other information of the legal description on the Utility Plans. See redlines. Apex Engineering: Acknowledged. Comment Number: 29 Comment Originated: 02/24/2016 02/24/2016: Provide dimensions for all easements. Apex Engineering: Dimensions have been provided where possible. Comment Number: 30 Comment Originated: 02/24/2016 02/24/2016: Match all individual sheet titles to the drawing index on the cover sheet. Apex Engineering: Acknowledged. 3 Comment Number: 31 Comment Originated: 02/24/2016 02/24/2016: Label curb and gutter Detail S2 as on Site Only (Sheet C11) Apex Engineering: A note to that effect has been added to the detail. Comment Number: 32 Comment Originated: 02/24/2016 02/24/2016: Use LCUASS details for curb, gutter and sidewalk instead of Stormwater Detail D-6. Apex Engineering: Acknowledged. Comment Number: 33 Comment Originated: 02/25/2016 02/25/2016: Please submit a variance request for the driveway spacing. Apex Engineering: This will be submitted separately. Topic: Plat Comment Number: 27 Comment Originated: 12/17/2015 02/24/2016: The easement configurations on the Utility Plans do not match what is shown on the Plat. The emergency access easement may interfere with the landscape island. Please see redlines. Washburn Surveying: addressed 12/17/2015: It appears that the existing Emergency Access Easement on Lot 1 is in the incorrect location. It is being depicted as being next to the property line, however, there is a landscape area between the lot line and easement. This easement can't be vacated by the plat until new emergency access is constructed. This will need to be done by separate document. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: Lighting Plan Comment Number: 1 Comment Originated: 12/09/2015 02/19/2016: It does not appear that Fixture A was updated to the 3000K version on the photometric plan - please update. Ripley Design: Updated. 12/09/2015: Will any additional lighting be provided on site? If so, please provide a photometric plan and specifications for the light fixtures that will be used. 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), as well as dimming capabilities, for any LED light fixtures. Comment Number: 4 Comment Originated: 02/19/2016 02/19/2016: Please provide cut-sheet information for light fixture B. Ripley Design: Cut-sheet provided on lighting plan Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans 4 Comment Number: 1 Comment Originated: 12/28/2015 12/28/2015: In place of the Lindens used in parking lot areas Honeylocust could be better adapted to these locations that are dryer and exposed. Comment Number: 2 Comment Originated: 12/28/2015 12/28/2015: Provide 20 upsized mitigation trees. The Hackberry are upsized but other trees will also need to be upsized. Shade Trees 3.0 inch caliper Ornamental Trees 2.5 inch caliper For the bigtooth maple consider specifying them as 6-8 foot clump or equivalent. Comment Number: 3 Comment Originated: 12/28/2015 12/28/2015: The first Hackberry from the curb cut is too close to the Sewer line (10 feet separation needed) and may cause some site distance conflict. It appears this tree will not work at this location and should be eliminated. Comment Number: 4 Comment Originated: 12/28/2015 12/28/2015: Show locations of any street lights and if needed provide the tree separations that meet the LUC standard LUC 3.2.1 K. 40 feet for Shade trees 15 feet for ornamental trees Comment Number: 5 Comment Originated: 12/28/2015 12/28/2015: List the percentage of trees used and adjust quantities to meet the minimum species diversity standard in LUC 3.2.1 D 3. Hackberry is 50% of the trees but will need to be reduced to 33%. Consider changing 3 or 4 of the Hackberry along Riverside to Bur Oak. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 12/15/2015 12/15/2015: Please schedule a pre-submittal meeting for this project. Pre-Submittal meetings 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. Applicants of new commercial or multi-family projects should email scarter@fcgov.com to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to 5 discuss code issues of occupancy, square footage and type of construction being proposed. Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 2 Comment Originated: 02/12/2016 02/12/2016: 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/building 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. Vaught Frye Larson Architects: Acknowledged. Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/14/2015 12/14/2015: Light & Power has primary cable with 3-phase capability running along both the West and South sides of the property lines. Comment Number: 2 Comment Originated: 12/14/2015 12/14/2015: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 3 Comment Originated: 12/14/2015 12/14/2015: For commercial services: 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 6 Comment Number: 4 Comment Originated: 12/14/2015 12/14/2015: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Pad mount transformers must be no more than 10' from a paved surface, have 8' clearance from the front and 3' clearance around the back and sides. Comment Number: 5 Comment Originated: 12/14/2015 12/14/2015: 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. Comment Number: 6 Comment Originated: 12/14/2015 12/14/2015: 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. Comment Number: 7 Comment Originated: 02/23/2016 02/23/2016: No changes or additions on behalf of Light & Power since the last review. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 3 Comment Originated: 02/28/2016 02/28/2016: FIRE LINE The utility plan shows the incoming fire line into Building 1 schedule to be 4". 6' is typically the standard unless fire flow calculations support a reduction to a 4" line. Apex Engineering: This has been changed to 6 inches. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 31 Comment Originated: 02/23/2016 02/23/2016: Drainage easement shown doesn’t match the one shown on the plat. Apex Engineering: The plat is updated accordingly. Comment Number: 32 Comment Originated: 02/23/2016 02/23/2016: Clarify the extents of the bioswale with a hatch for the footprint of the bioswale. Also, please clarify if the bioswale is present north of the drive aisle (adjacent to the water quality pond.) Apex Engineering: The bioswale has been removed from the plan. Two rain gardens are now Proposed for LID treatment. The existing bioswale north of the access road will remain in place. Comment Number: 33 Comment Originated: 02/23/2016 02/23/2016: The Site Plan indicates rain gardens in two locations but the Utility Plans indicate only one. Please coordinate/verify. 7 Apex Engineering: The Utility Plans show the correct number of rain gardens (two). Comment Number: 34 Comment Originated: 02/23/2016 02/23/2016: Slope labels and spot elevations need to be added in some locations. See redlines. Apex Engineering: Acknowledged. Comment Number: 35 Comment Originated: 02/23/2016 02/23/2016: The grading plan shows a low point at the very southeast corner of the site. Is this channelized flow that is being directed to the offsite parking lot? This needs to be detailed somehow. Are you proposing a curb cut, or chase of some sort? Apex Engineering: A private area drain basin has been added to this area. Comment Number: 36 Comment Originated: 02/23/2016 02/23/2016: The Interim Grading Plan is the first phase of grading and will need to include certify items like the detention pond, bioswale, rain garden(s), etc. The design info for these items should be included on the Interim Grading Plan and detailed on that sheet, not the Phase 2 sheet. The Phase 2 sheet should then only include grading that is slated to occur with that phase. Apex Engineering: The grading plans have been reorganized to show phase 1 and phase 2 more clearly. Comment Number: 37 Comment Originated: 02/23/2016 02/23/2016: What are the slopes within the temporary parking lot? Please hatch or somehow indicate which portion of the parking lot is temporary, like you did with the Temp Gravel Surface area. Apex Engineering: The temporary parking area is hatched on the Phase 1 grading plan. Addition grading information is now shown in this area. Comment Number: 38 Comment Originated: 02/23/2016 02/23/2016: Storm Pipe 2 and 3 profile indicates that there is no slope from the flat top manhole junction to the existing pipe. Please revise. Apex Engineering: Acknowledged. Comment Number: 39 Comment Originated: 02/23/2016 02/23/2016: Storm Pipe 4 profile indicates that the invert of the outlet structure is lower than the tie-in elevation to the inlet. The profile also indicates that the invert of the outlet structure is lower than the pond grading shows. Please revise. Apex Engineering: Acknowledged. Comment Number: 40 Comment Originated: 02/23/2016 02/23/2016: The outlet structure will need to be designed by you, not others. Apex Engineering: Acknowledged. Comment Number: 53 Comment Originated: 02/23/2016 02/23/2016: The detail sheets include a standard manhole, but I don’t know where this is being proposed to be installed. Please remove if you’re not using it. 8 Apex Engineering: That detail has been removed. Comment Number: 54 Comment Originated: 02/23/2016 02/23/2016: Detail D-10C should be replaced with Detail D-10. Apex Engineering: Detail D-10 has been added. Comment Number: 55 Comment Originated: 02/23/2016 02/23/2016: Detail D-17 Headwalls for Pipes is included but I don’t know where this is being proposed to be installed. Please remove if not using it. Apex Engineering: That detail has been removed. Comment Number: 56 Comment Originated: 02/23/2016 02/23/2016: Include a detail of the outlet structure once its designed. Apex Engineering: That detail has been added. Topic: Drainage Report Comment Number: 27 Comment Originated: 12/14/2015 12/14/2015: Complete detention pond information needs to be included on the drainage plan: water surface elevations for the WQCV and the 100-yr event, volume of the pond, release rates, etc. Apex Engineering: These have been added, although there is no release rate shown since ‘ there is no detention proposed. Comment Number: 41 Comment Originated: 02/23/2016 02/23/2016: Please clarify the extents of Basin Q3. It looks to be much larger than 0.249 acres. Apex Engineering: As per our discussions regarding this, Rain Garden 2 is sized for a certain sized drainage basin. This basin is now called Q2, and is .29 acres in size. Comment Number: 42 Comment Originated: 02/23/2016 02/23/2016: There is a basin at the southern edge of the property that drains offsite. The extents of this basin need to be shown and quantified and it needs to be analyzed (runoff calculations) in your report. Apex Engineering: The runoff in this area is collected by a newly proposed drain basin in this area . There is now no developed runoff draining off-site. Comment Number: 43 Comment Originated: 02/23/2016 02/23/2016: Bioswale 1 is also taking run-on from the Houska site to the west – what is that run-on area and what is the resulting ratio? Apex Engineering: This bioswale is proposed as a rain garden. The runoff from the existing Houska site is shown as basin number 5 in the Houska South drainage report. There is 1.00 acres draining from this area. The rain garden is sized for this off-site flow and 0.41 acres of new area from the new development Comment Number: 44 Comment Originated: 02/23/2016 02/23/2016: Does the entire building roof for Bldgs 1 and 2 drain toward the north and east? Apex Engineering: Yes, the both buildings drain towards this area. Comment Number: 45 Comment Originated: 02/23/2016 02/23/2016: Per the email correspondence dated 2-2-2016, the LID 9 requirement can be reduced by the amount of LID treatment located within the regional water quality pond footprint, however, you’re still showing a bio-swale in that location. Perhaps the bio-swale should be truncated to only be located along the easterly side of Bldg 2. Apex Engineering: The regional conveyance does not allow a bioswale in that area. A HDPE drainage system is proposed for that area now. Comment Number: 46 Comment Originated: 02/23/2016 02/23/2016: The grading and drainage plans should show an approximate pipe alignment under the adjacent drive way to the east for the master plan improvements. The alignment and invert should be approximated and the water quality pond should be designed to accommodate this approximate design. Apex Engineering: The new conveyance pipes are shown on the revised drawings. Comment Number: 47 Comment Originated: 02/23/2016 02/23/2016: Complete detention pond information needs to be included on the drainage plan: water surface elevations for the WQCV and the 100-yr event, volume of the pond, release rates, etc. Apex Engineering: There is no detention proposed. I have added a table summarizing The LIDs. Comment Number: 48 Comment Originated: 02/23/2016 02/23/2016: Urban Drainage spreadsheets can’t be used for calculating runoff because we utilize different rainfall data. Please put together your own spreadsheets for calculating runoff. Apex Engineering: Spreadsheets based on Fort Collins methods is now included in the drainage report. Comment Number: 49 Comment Originated: 02/23/2016 02/23/2016: • Discussion of certain bullet points included in the email regarding Houska, dated 2/2/2016, need to be included in the report. Specifically: • The City will acquire the portion of the area previously allocated to detention for regional extended detention and an area for conveyance through the site. The City will either acquire that portion of the property or ask for an easement that encompasses the regional water quality pond. • Stormwater will assist in modifying the Masterplan modeling to verify detention is not needed. Please state that the City of Fort Collins Stormwater Utility has reviewed the model and has verified that onsite detention is not needed at this site because this sites storm event peaks well before the system that this site ties into. • Extended detention for the development will be accomplished within the regional pond. Please rephrase this to say “regional water quality pond”. • In general, the City acquisition will be offset by the proportional amount of volume needed for the Houska development vs. the regional volume. “Volume” is “water quality capture volume or WQCV”. • The City will pay for the design, construction and other costs associated with the regional pond. The City’s preference is to handle that with a reimbursement to Houska. This doesn’t need to be included in the drainage report narrative. • The development will still need to meet LID standards. We are pursuing the 75% treatment/no pavers criteria. This needs to be discussed/clarified in 10 the narrative of the report. • The LID requirement will be offset by the amount of LID treatment lost to regional pond infrastructure needs (specifically the bioswale along the north and east property lines needed for regional conveyance). This also needs to be discussed/clarified in the narrative of the report. Apex Engineering: Those points have been included in the revised report. Comment Number: 50 Comment Originated: 02/23/2016 02/23/2016: Discuss standard water quality provisions and LID water quality treatment requirements. Discuss percentages (standard vs LID) provided at your site and how the regional water quality pond requires a reduction in LID provisions. Apex Engineering: Discussion added to the report. Comment Number: 51 Comment Originated: 02/23/2016 02/23/2016: For the raingarden calculations, please just use the UD BMP spreadsheet to calculate the raingarden WQCV and footprint requirements. This spreadsheet can be downloaded directly from their website. Apex Engineering: Acknowledged. Comment Number: 52 Comment Originated: 02/23/2016 02/23/2016: Please provide a design for the outlet structure for the pond. The analysis of this needs to be included in the report. The outlet structure needs to be sized and drawn to scale in the drawings and a detail of the outlet structure also needs to be included in the plans. Apex Engineering: Acknowledged. Topic: Plat Comment Number: 12 Comment Originated: 12/14/2015 02/23/2016: The rain garden will need to be in a drainage easement. The proposed curb stops need to be in a utility easement that is dedicated on the plat 12/14/2015: Plat - Drainage easements will be needed for the extended detention pond and also for any other volume-based LID feature on the site. - The proposed water meters need to be in a utility easement that is dedicated on the plat. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 12/08/2015 02/19/2016: Page 11 needs a change to the site name as it appears to be from an old template in the Erosion Control Report. Erosion Control Escrow will need to be calculated and submitted. 01/20/2016: Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan (based upon comments from emails from 1/20/2016 and an Escrow / Security Calculation. Also as a heads up, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. If you need clarification concerning the erosion control section, or if there are any 11 questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Apex Engineering: Page 11 has been revised as requested. An erosion control escrow calculation Is included is included in the appendix of the ESC report. 12/08/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted. 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 (Needs a Sequence Chart), Erosion Control Report (Was not submitted or was not routed), and an Escrow / Security Calculation (Was not submitted or was not routed). Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. 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 Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 30 Comment Originated: 02/23/2016 02/23/2016: On the Site Plan, Grading Plans (Phase 1 and Phase 2), and anywhere else applicable; please label the distance between the buiding corners and the floodplain boundary. We will require that these building corners be staked in the field prior to construction to insure that the building is not located in the 100-year floodplain. Apex Engineering: These have been added to the Grading Plans (sheets C5 and C6). Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 12/16/2015 02/23/2016: Please remove the "Legal Description", and add "Located in the Northeast...State of Colorado" back on the sheet. Apex Engineering: Acknowledged. 12/16/2015: Please remove the "Legal Description" & other crossed out text as marked. See redlines. Comment Number: 6 Comment Originated: 12/16/2015 02/23/2016: This is not correct. Please make changes as marked. See redlines. Apex Engineering: Acknowledged. 12/16/2015: Please provide the following information in the EXACT format 12 shown below. 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: 7 Comment Originated: 12/16/2015 02/23/2016: There are line over text issues. See redlines. Apex Engineering: Acknowledged. 12/16/2015: There are line over text issues. See redlines. Comment Number: 29 Comment Originated: 02/23/2016 02/23/2016: Some of the titles in the sheet index do not match the titles on the noted sheets. See redlines. Apex Engineering: Acknowledged. Comment Number: 30 Comment Originated: 02/23/2016 02/23/2016: All benchmark statements must match on all sheets. Apex Engineering: Acknowledged. Comment Number: 31 Comment Originated: 02/23/2016 02/23/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Apex Engineering: Acknowledged. Topic: Plat Comment Number: 14 Comment Originated: 12/16/2015 02/23/2016: These were not received. Washburn Surveying: emailed 12/16/2015: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Comment Number: 17 Comment Originated: 02/23/2016 02/23/2016: Are there any Lienholders for this property? If so, please add a signature block. If not, please add a note stating there are none, and include 13 response in written comments. Washburn Surveying: according to Title Commitment there are no Lienholders Comment Number: 18 Comment Originated: 02/23/2016 02/23/2016: There are spelling issues with some text. See redlines. Washburn Surveying: addressed Comment Number: 19 Comment Originated: 02/23/2016 02/23/2016: Please use larger text on the major street names and the word "Site" in the vicinity map. See redlines. Washburn Surveying: addressed Comment Number: 20 Comment Originated: 02/23/2016 02/23/2016: All reception numbers for documents recorded by separate document must be added prior to mylars. Washburn Surveying: Documents submitted to the City, will be on mylars Comment Number: 21 Comment Originated: 02/23/2016 02/23/2016: What are the extents of the Public Access portion of the 20' Emergency Access And Public Access Easement? See redlines. Washburn Surveying: addressed Comment Number: 22 Comment Originated: 02/23/2016 02/23/2016: Please add bearings, distances, and/or curve data as marked. See redlines. Washburn Surveying: addressed Comment Number: 23 Comment Originated: 02/23/2016 02/23/2016: Please make the floodway boundary line darker. Washburn Surveying: addressed Comment Number: 24 Comment Originated: 02/23/2016 02/23/2016: Please add dedication information for all street rights of way. See redlines. Washburn Surveying: We can find no definitive record of Riverside dedication. Comment Number: 25 Comment Originated: 02/23/2016 02/23/2016: Lot 1 can not be 2.490 Acres with right of way being dedicated. Washburn Surveying: addressed Comment Number: 26 Comment Originated: 02/23/2016 02/23/2016: Please label the sq. ft./acreage of the right of way being dedicated. Washburn Surveying: addressed Comment Number: 27 Comment Originated: 02/23/2016 02/23/2016: Please show right of way lines as a solid line. See redlines. Washburn Surveying: addressed Comment Number: 28 Comment Originated: 02/23/2016 02/23/2016: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Washburn Surveying: addressed Department: Traffic Operation 14 Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/17/2015 02/24/2016: Work with engineering on whether an access spacing modification request is needed. Apex Engineering: A variance request for driveway spacing will be provided to Engineering. 12/17/2015: Are access spacing requirements met between the two access points? Comment Number: 2 Comment Originated: 12/17/2015 02/26/2016: Thanks for forwarding the sheets. The striping plan looks pretty good. The existing striping on the east end is different than what is shown on the plans (the left turn bay is longer), so the tie in will occur at about the Albertson's driveway entrance. You'll need to work carefully with our department on work area traffic control plans for the installation. Apex Engineering: Acknowledged. 02/24/2016: Can I get a plan sheet detailing the proposed Riverside striping? My submittal only had the first 3 sheets. We need to fully understand the typical section, lane widths, and minimum lane locations (pinch points) before signing off on the re-striping. Apex Engineering: Acknowledged. 12/17/2015: The re-striping along Riverside is shown as 10 ft lanes and a 10.5 min outside lane (next to curb). We indicated in our joint meeting that we need to have at least 10 ft of asphalt in the outside lane, not including the pan. It is unclear whether this is what is shown. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/14/2015 12/14/2015: 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. Comment Number: 2 Comment Originated: 12/14/2015 12/14/2015: 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 Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 7 Comment Originated: 02/23/2016 02/23/2016: Please clarify with notes what is intended to be installed with 15 Phase 2 – such as SOI’s or meter pits, etc. Apex Engineering: ALL public water, sewer and drainage is being proposed for construction with Phase 1. Comment Number: 8 Comment Originated: 02/23/2016 02/23/2016: Sewer service to Bldg 2 needs to tap directly into the sewer main, not the manhole. Apex Engineering: The service has been moved. Comment Number: 9 Comment Originated: 02/23/2016 02/23/2016: Why do you have the 1” domestic water service north and the fire service south for Bldg 3? Apex Engineering: Both services have been moved to the south side of building 3. Comment Number: 10 Comment Originated: 02/23/2016 02/23/2016: Please ensure that there is 5’ horizontal separation between water services and/or water/fire services. Apex Engineering: As discussed, 4’ of separation is being proposed. Comment Number: 11 Comment Originated: 02/23/2016 02/23/2016: There are some lines drawn on the Overall Utility Plan that I can’t identify. Apex Engineering: Acknowledged. Comment Number: 12 Comment Originated: 02/23/2016 02/23/2016: See redlines for other minor comments. Apex Engineering: Acknowledged. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 2 Comment Originated: 12/14/2015 02/24/2016: This still has not been corrected. Washburn Surveying: addressed 12/14/2015: On the plat please change the planning signature block to match the signature block on the site plan set. Comment Number: 6 Comment Originated: 02/24/2016 02/24/2016: What is happens in southwest corner of the site? Ripley Design: Hatch added to show where proposed asphalt ties into existing. Comment Number: 7 Comment Originated: 02/24/2016 02/24/2016: The parking spaces where there is not curb and gutter require wheel stops. Ripley Design: Existing wheel stops will remain, noted on plans.