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HomeMy WebLinkAboutLEMAY AVENUE CRAFT BREWERY & SELF-STORAGE FACILITY - PDP - PDP150009 - CORRESPONDENCE - REVISIONS1 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 July 27, 2015 Kenneth Merritt JR Engineering 2900 S. College Ave, Ste 3D Fort Collins, CO 80525 RE: Lemay Avenue Craft Brewery & Self-Storage Facility, PDP150009, Round Number 1 Response to City Comments Please see the following summary and response to comments from JR Engineering related to City staff and outside reviewing agencies for the submittal of the above referenced project. If you have questions about any of the response to comments, you may Ken Merritt JR Engineering’s Project Planner, at 970-305-6754 or kmerritt@jrengineering.ocm. Comment Summary: Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1. Comment Originated: 07/22/2015 07/22/2015: The area between the edge of the gravel shoulder and the detached sidewalk should be planted with a uniform spacing of Ornamental Trees. Such trees have been planted under high voltage transmission lines on the north side of West Drake Road, west of the C.S.U. Veterinary Teaching Hospital and west of the Raintree Shopping Center. At maturity, the height of Ornamental Trees will not interfere with the high voltage lines even during times of heavy electrical load. A variety of trees will be needed so as to not create a monoculture. Response: An LID Bio Swale, Landscape Berms and Trees have been added to the area between the east side of the walk and west edge of Lemay Ave. See Site & Landscape Plan for detail grading and landscape I will be meeting with the City Forester and PRPA to review the week of October 5th. Comment Number: 2. Comment Originated: 07/22/2015 The area between the edge of the gravel shoulder and the detached sidewalk, but only along the frontage of the Self-Storage buildings, needs to feature a series of undulating earthen berms. The long exposure of Self-Storage along North Lemay needs to be mitigated to the maximum extent feasible. Response: See note above 2 Comment Number: 3. Comment Originated: 07/22/2015 07/22/2015: On the Lighting Plan, for the Wall Sconce, please select a fixture with a Kelvin temperature that is lower than 4,000. For example, the Standard Dome has the Warm 3,500 Kelvin option which is more neighborhood friendly than the higher temperatures. For the Post Mount Light and Area Light, the Kelvin temperature is not specified. Essentially, for all exterior lights, the warmer the tone the better as we have been receiving complaints from various neighborhoods regarding the excessive brightness of LED lighting. Response: The Photometrics & Lighting Plan have been revised so that all Pole Mounted and Wall Sconce LED Lights have a light source that is 3,500 Kelvin or less. The Post Mounted LED lighting Temperature is now specified Comment Number: 4. Comment Originated: 07/22/2015 07/22/2015: On the Site Plan, there is a bit too much detail that is not needed. Please delete the indications of building interiors, outdoor tables and chairs, solar panels and other minor miscellaneous components. Response: The Site Plan has been revised to remove the any unnecessary information. Comment Number: 5. Comment Originated: 07/22/2015 07/22/2015: Be sure that the electrical transformer is both screened from the view from public streets and accessible to within ten feet of hard surface for emergency change-out. Also, verify with the Poudre Fire Authority the electrical load needed to supply the required automatic fire extinguishing system. Pumps may be needed to pressurize the system on the upper floors. Response: The proposed location of the Electrical transformer in now shown and is appropriately screened From the public ROW with appropriate plant material. Comment Number: 6. Comment Originated: 07/22/2015 07/22/2015: Lot Three is designated as a future development parcel. Please note that additional parking may be needed to adequately serve new development on this parcel based on the new required minimum parking standards and that this parking may need to be accommodated on Lot 3. Response: Comment Noted Comment Number: 7. Comment Originated: 07/27/2015 07/27/2015: The rear (west) elevations of the D-1 and D-2 buildings need horizontal relief. Combined, the buildings are 390 feet in length. Please explore options that break this length of building mass. Response: Building D1 & D2 have been modified to articulate the roofline of the buildings and eliminate the continuous ridge line and break the building into smaller architectural segments. 3 Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: Easements Comment Number: 3 Comment Originated: 07/22/2015 07/22/2015: There are LID basins and swales to the east and west of the property that need to be in drainage easements. Please show these areas on the Plat. Response: Revisions have been made to the plat as needed. Topic: General Comment Number: 1 Comment Originated: 07/22/2015 07/22/2015: According to the planning objectives, this project will be developed in two phases. Please provide a phasing plan with final plans that shows which phase will install utilities and public infrastructure. Response: At time of Final a detailed Phasing Plan will be provided if the project is in fact built in Phases. Comment Number: 2 Comment Originated: 07/22/2015 07/22/2015: Please work with Traffic Operations regarding the design for the right turn lane on Buckingham to Lemay and the left turn lane on Lemay to Buckingham. These lanes will need to be depicted on the Utility Plans. More ROW may need to be dedicated to accommodate these lanes. A striping plan on Buckingham may be needed to make sure travel, turn and bike lanes will be adequate. Response: We have worked with Transportation and Engineering and have added Turn lanes to Lemay Ave. and Buckingham Street as needed. See resubmitted Utility Plans for Horizontal layout and striping. Comment Number: 4 Comment Originated: 07/22/2015 07/22/2015: Minimum tree lawn width for a minor collector roadway is 8'. Please adjust this width on Buckingham Street. More discussion will be needed to determine the ultimate cross section of Buckingham with the additional right turn lane onto Lemay. Response: As shown in our design preliminary redesign that was reviewed by Transportation, Engineering and Planning the Tree Lawn is 6.5’ wide for approximately 150 west of the Lemay intersection and then tappers to 8’ wide as you approach the west boundary of the subject property. This was the design we were directed to move forward with by Marc Ragasa in an email dated 9-18-15. Comment Number: 5 Comment Originated: 07/22/2015 07/22/2015: Please adjust the ROW labels on the Utility Plan (Sheet 9). It should be depicted as 12' Future ROW, 60' Existing ROW and 4' Dedicated ROW. See redlines. Response: Revisions made. Comment Number: 6 Comment Originated: 07/22/2015 07/22/2015: The site appears to be draining more than the allowable 750 SF off the driveway. Please adjust the highpoint. See redlines (Sheet 10) Response: Revisions made. 4 Comment Number: 7 Comment Originated: 07/22/2015 07/22/2015: The minimum flowline grade is 0.5%. Please adjust the profile for Buckingham Street. Response: Revisions made. Comment Number: 8 Comment Originated: 07/22/2015 07/22/2015: No single point grade breaks shall exceed 0.40 %. Please see redlines for locations where the grade breaks exceed the maximum allowed 0.40% Response: Revisions made. Department: Environmental Planning Contact: Kelly Kimple, , kkimple@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/21/2015 07/21/2015: Thank you for submitting the ECS. We trust that its findings are accurate and that the prairie dog colony is indeed under fifty acres. As such, prairie dog mitigation is not necessary; however, prairie dogs inhabiting the site must be removed as per Section 3.4.1(N)(6) using city-approved methods and using methods reviewed and approved by Colorado Parks and Wildlife. Furthermore, if prairie dog management occurs between March 15 and October 31, burrowing owl surveys shall be conducted by a professional, qualified biologist and a report submitted to the City's Environmental Planner. Response: Comments Noted. Comment Number: 2 Comment Originated: 07/21/2015 07/21/2015: As per Article 3.2.1 (E)(2)(3), of the City's LUC, please incorporate native plants and grasses into your landscape plans and LID as much as possible. Response: The Landscape Plan has been revised to incorporate into the LID areas many of the native shrubs species and grasses noted in the ECS. Comment Number: 3 Comment Originated: 07/21/2015 07/21/2015: Please contact Norm Weaver, nweaver@fcgov.com or 970-416-2312, the Senior Energy Services Engineer, to further explore ways to incorporate solar panels and connections into this development. Additionally, Tony Raeker, with Environmental Services, will be a good resource for sustainability and green building programs through the City. Tony can be reached at 970-416-4238 or traeker@fcgov.com. Response: Comment Noted. If solar is incorporated into the project we will meet with Norm Weaver and Tony Raeker for their expert advice and assistance. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/23/2015 07/23/2015: The actual location of the high transmission lines along Lemay does not appear to show on the landscape plan. The 45 foot easement is shown but it appears that the western edge of the easement may possibly be at the edge of the 5 overhead lines. The project needs to confirm that the proposed trees will not conflict with high transmission lines as they grow and mature. Please set up an on-site meeting with the City Forester and a representative from PRPA to review proposed tree selection and placement in proximity to existing overhead utility transmission lines. Response: I have called Tim Buchanan to set up a meeting and any necessary revisions will be made At the time of the Final submittal. Comment Number: 2 Comment Originated: 07/23/2015 07/23/2015: Please use the recently developed standard landscape and project notes that are available from the City Planner or City Forester. Response: The new Standard Landscape Notes have been added to the Landscape and Site Plans as directed. Comment Number: 3 Comment Originated: 07/23/2015 07/23/2015: Skymaster English oak is being discontinued by the nursery supplier. Consider use of Bur Oak in substitution since future availability of Skymaster is questionable. Response: Skymaster Oak where used has been revised to Crimson Cloud English Oak. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 07/21/2015 07/21/2015: Building Permit Pre-Submittal Meeting: Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 6 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. City of Fort Collins Building Services Plan Review 416-2341 Response: Comments Noted. Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/21/2015 07/21/2015: Electric Capacity Fee, Building Site charges and any system modification charges will apply to this development. Response: Comment Noted. Comment Number: 2 Comment Originated: 07/21/2015 07/21/2015: Streetlights will need to 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: Comment Noted. When actual Street light locations have been established by the City if required the Landscape Plan will be revised to respect the required separation and tree spacing. Comment Number: 3 Comment Originated: 07/21/2015 07/21/2015: 3-Phase electric service is available. Nearest vault with open positions is located on the S.W. corner of N. Lemay Ave and Buckingham St. Response: Comment Noted. Comment Number: 4 Comment Originated: 07/21/2015 07/21/2015: When determining your transformer location, please be aware that of the minimum clearance requirements. They are 8 ft clearance from the front side and a 3 ft clearance around the sides and rear. Also, transformers must be 7 installed within 10' of a paved surface for emergency repair/ maintenance access by line crews. Response: Comment Noted. The site plan now shows the proposed location for the Electrical Transformer South of the Craft Brewery. This location if approved by the City should meet the necessary location and separation requirements. Comment Number: 5 Comment Originated: 07/21/2015 07/21/2015: The landscaping plan dated 7/1/15 shows sidewalks overlapping at least one existing electric vault. Time and Material (T&M) charges would apply to re-locate the vault. Response: Comment Noted. The horizontal layout of the sidewalk along Lemay Ave. has been relocated to avoid any possible conflicts with existing electrical vaults and other surface appurtenances. Comment Number: 6 Comment Originated: 07/21/2015 07/21/2015: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Response: Comment Noted. Final Utility Plans will show both Electrical Transformer and Meter locations. Comment Number: 7 Comment Originated: 07/21/2015 07/21/2015: As things progress with your design, you will need to 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: Comment Noted. Comment Number: 8 Comment Originated: 07/21/2015 07/21/2015: 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 Noted. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/19/2015 07/19/2015: FIRE ACCESS Required fire apparatus turning radii are appropriately labeled on the site plan, however they impact portions of the drive aisle shown outside the limits of the 20' Emergency Access Easement. The boundary of the EAE needs to be modified to include apparatus turning. One option is to make the limits of the EAE the full width of the drive aisle. The fire lane shall be signed with FIRE LANE - NO PARKING where appropriate. Refer to 2012 IFC503.3 for more information. Response: Comment Noted. This will be shown at the time of Final on the Striping and Signage Plans. The current fencing plan for the storage area prohibits fire access to within 150' of all buildings. Certain areas will require man-gates in order to comply. Response: The Plat has been revised to include the full width of the drive aisles as suggested and man gates have been added where security fencing is proposed in order to provide for fire access to all side of the buildings. 8 Comment Number: 2 Comment Originated: 07/19/2015 07/19/2015: BUILDINGS EXCEEDING THREE STORIES OR 30 FEET IN HEIGHT Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. I believe there may be reason to argue this requirement can be met without changing the site design but only modifying the limits of the EAE. Further discussion is required. Response: A revised Site Plan was submitted for your further review with the Fire Marshal and we were directed to processed with our revised design as noted in your email dated 8-3-15. Comment Number: 3 Comment Originated: 07/19/2015 07/19/2015: WATER SUPPLY Should the hydrant located on the property be defined as a private hydrant, further consideration is required. Private fire hydrants shall have an approved maintenance plan as per IFC 507.5.3. Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. Response: The Fire Hydrant shown on site is intended as a Public Fire Hydrant and has been redesigned to the required City Standards, easement and the hydrant has now been placed at the end of the line. Comment Number: 4 Comment Originated: 07/19/2015 07/19/2015: STORAGE TANKS The installation of above ground or under ground storage tanks are approved under a separate permit. Response: Comment Noted. Comment Number: 5 Comment Originated: 07/19/2015 07/19/2015: FIRE PITS Fire pits fueled by natural gas are allowed. Wood burning or smoke producing fire pits are prohibited. Response: Comment Noted. Comment Number: 6 Comment Originated: 07/19/2015 07/19/2015: ROOFTOP SOLAR Commercial, roof mounted solar array systems require a separate plan review and permit from the Poudre Fire Authority. Refer to 2012 IFC 605.11.1 for other details. Response: Comment Noted. Comment Number: 7 Comment Originated: 07/19/2015 07/19/2015: GATE ACCESS A Knox Key Switch will be required on the electric gate. Go to www.knoxbox.com/knox-rapid-entry-system/fire-departments for more information. Gate design and emergency access plan and shall be reviewed and approved at time of building permit. Response: Comment Noted. A note has been added to the Site Plan requiring a Knox Key Switch to be added to each of the vehicular security gates shown on site. 9 Department: Stormwater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com Topic: Construction Drawings Comment Number: 3 Comment Originated: 07/22/2015 07/22/2015: The swale along N. Lemay seems to be at a very shallow slope, this might be an area where LID measures can be used to alleviate water ponding and to treat the eastern part of the brewery building. Response: Comment Noted. The Plans now show an extensive Bio Swale and a series of LID Basins and Sub-drains along the Lemay Ave. ROW in order deal with the existing condition of the very shallow longitudinal slope of the Lemay Ave. road side swale. The Bio Swale and LID Basins his will also provide additional drainage infiltration into the soil and provide added water quality and treatment of storm runoff from the eastern side of the Brewery that was originally discharging directly into the existing swale. Comment Number: 4 Comment Originated: 07/22/2015 07/22/2015: Please check the vertical locations of the proposed subdrains to make sure it will be possible to daylight them into the proposed pond. Would it be possible to have these subdrains feed the proposed wetlands in the detention pond? Response: Comment Noted and revisions of the subdrain have been made to feed directly into the lower area of the pond. Comment Number: 5 Comment Originated: 07/22/2015 07/22/2015: SAt final please provide actual details with elevations and cross sections for the proposed LID componenets. Response: Comment Noted. Topic: Landscape Plans Comment Number: 2 Comment Originated: 07/22/2015 07/22/2015: Several trees along the southwestern edge of the development are located directly on top of the existing storm line, please provide a 10 foot separation. Response: Revisions to tree locations have been made. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/07/2015 07/07/2015: 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. (accompanying the returned materials) Please submit; Erosion Control Plan (no erosion control plans were submitted with the packet) , Erosion Control Report (full report needed) , and an Escrow / Security Calculation (None submitted) . 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: Comment Noted. A full Erosion Control Plan and Report will be provided at the time that the Final Utility Plans are submitted. Per our previous conversation, see statement on page 10 of the Drainage Report. 10 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 07/20/2015 07/20/2015: Please spell out Avenue in the title on all sheets, and match the complete project title of "Lemay Avenue Craft Brewery & Self-Storage Facility". Response: Corrections made. Comment Number: 2 Comment Originated: 07/20/2015 07/20/2015: There are line over text issues. See redlines. Response: Corrections made. Topic: Construction Drawings Comment Number: 3 Comment Originated: 07/20/2015 07/20/2015: Please spell out Avenue in the title on all sheets. Response: Corrections made. Comment Number: 4 Comment Originated: 07/20/2015 07/20/2015: Please correct the sub-title as marked. See redlines. Response: Corrections made. Comment Number: 5 Comment Originated: 07/20/2015 07/20/2015: Please remove the Basis Of Bearings Statement from the Benchmark Statement. Why doesn't the Basis Of Bearings Statement match the Subdivision Plat? See redlines. Response: Corrections made. Comment Number: 6 Comment Originated: 07/20/2015 07/20/2015: Please change the Benchmark Statement to the following format exactly. Please contact Jeff directly, with any questions. Response: Corrections made. The City has moved to the NAVD88 vertical datum. Please provide the following information in the EXACT format 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: 07/20/2015 11 07/20/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. Response: Corrections made. Comment Number: 8 Comment Originated: 07/20/2015 07/20/2015: All benchmark statements need to match on all sheets. Response: Corrections made. Comment Number: 9 Comment Originated: 07/20/2015 07/20/2015: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Corrections made. Comment Number: 10 Comment Originated: 07/20/2015 07/20/2015: There are line over text issues. See redlines. Response: Corrections made. Comment Number: 11 Comment Originated: 07/20/2015 07/20/2015: Please correct the titles(as marked) on sheets 11 & 12. See redlines. Response: Corrections made. Comment Number: 12 Comment Originated: 07/20/2015 07/20/2015: Please reduce text sizes to fit symbols. See redlines. Response: Corrections made. Comment Number: 13 Comment Originated: 07/20/2015 07/20/2015: There are cut off text issues. See redlines. Response: Corrections made. Topic: Landscape Plans Comment Number: 14 Comment Originated: 07/20/2015 07/20/2015: Some of the right of way & easement descriptions shown are incorrect. These are not required for the landscape plans. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Response: Corrections made. Comment Number: 15 Comment Originated: 07/20/2015 07/20/2015: Please spell out Avenue in the title on all sheets. Response: Corrections made. Topic: Lighting Plan Comment Number: 16 Comment Originated: 07/20/2015 07/20/2015: Please spell out Avenue in the title on all sheets. Response: Corrections made. Topic: Plat Comment Number: 17 Comment Originated: 07/20/2015 07/20/2015: Please show the right of way lines on the opposite side of all adjacent streets. See redlines. Response: Corrections made. Comment Number: 18 Comment Originated: 07/20/2015 07/20/2015: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Response: Corrections made. 12 Comment Number: 19 Comment Originated: 07/20/2015 07/20/2015: Please add dedication information including width for all street rights of way. See redlines. Response: Corrections made. Comment Number: 20 Comment Originated: 07/20/2015 07/20/2015: To whom is the 8' Utility Easement (Rec. No. 93087682) dedicated? See redlines. Response: Corrections made. Comment Number: 21 Comment Originated: 07/20/2015 07/20/2015: Please add bearings and/or distances as marked. See redlines. Response: Corrections made. Comment Number: 22 Comment Originated: 07/20/2015 07/20/2015: Please make all Lot lines solid. See redlines. Response: Corrections made. Comment Number: 23 Comment Originated: 07/20/2015 07/20/2015: Where does the Utility & Emergency Access Easement stop and become only an Emergency Access Easement? See redlines. Response: Corrections made. Comment Number: 24 Comment Originated: 07/20/2015 07/20/2015: The 3 Platte River Power Authority easements along the east side of the Plat are confusing, as to their affect on the Plat. Is there a way to clarify for future owners? See redlines. Response: Corrections made. Comment Number: 25 Comment Originated: 07/20/2015 07/20/2015: Please remove the easement lines as marked at the southeast & southwest corners of the Plat. See redlines. Response: Corrections made. Topic: Site Plan Comment Number: 26 Comment Originated: 07/20/2015 07/20/2015: Please spell out Avenue in the title on all sheets. Response: Corrections made. Comment Number: 27 Comment Originated: 07/20/2015 07/20/2015: Please correct the sub-title & legal description as marked. See redlines. Response: Corrections made. Comment Number: 28 Comment Originated: 07/20/2015 07/20/2015: The titles in the sheet index do not match the titles on the noted sheets. See redlines. Response: Corrections made. Comment Number: 29 Comment Originated: 07/20/2015 07/20/2015: Some of the right of way & easement descriptions shown are incorrect. These are not required for the landscape plans. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Response: Corrections made. 13 Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/22/2015 07/22/2015: The TIS acknowledges the warrants for an eastbound two-lane approach on Buckingham to Lemay and northbound left turn lane on Lemay onto Buckingham. Since these are both movements heavily impacted by the development, our standards require they be installed. Response: Comment Noted. Comment Number: 2 Comment Originated: 07/22/2015 07/22/2015: We'll need to see a signing and striping plan. Response: Comment Noted and a full Signage and Striping Plan shall be provided at the time the Final Utility Plans are Submitted. Topic: Traffic Impact Study Comment Number: 3 Comment Originated: 07/23/2015 07/23/2015: Detail TIS comment: Pg 9 - The acceptable LOS in our standards for stop control intersections is by approach, not by movement. Response: This is addressed in the TIS dated October 2015. Comment Number: 4 Comment Originated: 07/24/2015 07/24/2015: Detail TIS comment: Need to be clearer in the text what LOS standards are met or not. For instance on page 9 both Lemay/Buckingham WB approach LOS and Lemay/Vine WB left turn LOS are discussed. One meets the standard, one does not. It would be helpful to highlight or circle those LOS that don't meet the standards in the tables (again, by approach, not movement for stop controlled). Response: This is addressed in the TIS dated October 2015. Comment Number: 4 Comment Originated: 07/24/2015 07/24/2015: Detail TIS comment: Pg 15 signal warrants. The text says that peak hour warrants "should not be applied". It would be more accurate to say that peak hour warrants shouldn't be the only criteria. Also, right turns that are commonly made at an unsignalized intersection should not be included in the approach volumes for signal warrant analysis. Pg 15 second paragraph under signal warrants should NOT indicate that a peak hour warrant is met. It is not. Response: This is addressed in the TIS dated October 2015. Comment Number: 5 Comment Originated: 07/24/2015 07/24/2015: Detail TIS comment: Pg 19 Operational Analysis - background. Text indicates that Lemay/Buckingham for EB and WB are LOS F with and w/o improvements. The criteria is by approach, and the EB is not an F. Response: This is addressed in the TIS dated October 2015. Comment Number: 6 Comment Originated: 07/24/2015 07/24/2015: Detail TIS comment: Pg 21 Operational Analysis - total. for Vine/Lemay is would be helpful to 14 indicate that the project is adding ZERO traffic to the westbound approach or westbound left turn, and that the overall change in the intersection delay does not exceed 2%. Pg 21 - Operational Analysis - total. For Lemay / Buckingham, the tables would indicate that without improvements the EB and WB approaches are LOS F. With improvements only the WB approach is LOS F. Response: This is addressed in the TIS dated October 2015. Comment Number: 7 Comment Originated: 07/24/2015 07/24/2015: Detail TIS comment: Pg 24 Conclusions. The 2nd bullet says current operations are acceptable. This is not correct. The WB approach at Buckingham is an F. Pg 24 Conclusions. The 4th bullet says that Lemay / Buckingham EB approach is an F with and without improvements. That is not correct. EB is not an F with improvements. Response: This is addressed in the TIS dated October 2015. Comment Number: 8 Comment Originated: 07/24/2015 07/24/2015: Detail TIS comment: Pg 24 conclusions. It might be helpful to show the overall comparison of 1) existing LOS and delay with 2) proposed total LOS delay with improvements. This speaks to the question of whether the development is mitigating their own impacts. It would look like this for Lemay/Buckingham: Ex w/o improvements Total w/ improvements EB E (46) D (33) WB F (170) F (156) NB A (9.7 everyone) A (0 for through, 9.9 for left) SB B (11.5 everyone) A (0 for through), B (11.5 for left) Response: This is addressed in the TIS dated October 2015. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/09/2015 07/09/2015: 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: Comment Noted. An 1” Service Line and Irrigation Only Meter has been added to the plans in order to service all landscape areas within the subject property with irrigation water. Department: Water-Wastewater Engineering Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 07/22/2015 07/22/2015: Please make sure all meter pit locations are placed outside of easements. Response: Comment Noted. 15 Comment Number: 2 Comment Originated: 07/22/2015 07/22/2015: All connections to water mains need to be at least 4", the plans currently show several 3" taps. Response: Corrections made. Comment Number: 3 Comment Originated: 07/22/2015 07/22/2015: The fire hydrant needs to be connected directly to the main in Lemay Ave. with no bends. Response: Corrections made. Comment Number: 4 Comment Originated: 07/22/2015 07/22/2015: The sanitary main line should be at least 8" and should be in a 30 foot easement. Please check for vertical clearance at the location where the proposed main crosses the existing storm line at the southwest corner of the site. Response: Corrections made. Comment Number: 5 Comment Originated: 07/22/2015 07/22/2015: It is suggested that stub outs be added for water and sewer service to the future development lot. Response: Corrections made and stub outs have been provided. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/22/2015 07/22/2015: The Planning signature block needs to be updated to Community Development and Neighborhood Services Director. On both the plat and title Sheet Response: Corrections made. Comment Number: 2 Comment Originated: 07/22/2015 07/22/2015: The Emergency Access Easement should be an access easement also to each lot. Response: Corrections made. Comment Number: 3 Comment Originated: 07/22/2015 07/22/2015: There only needs to be 1 cover sheet for the planning set. Response: Corrections made. Comment Number: 4 Comment Originated: 07/22/2015 07/22/2015: On the trash and recycling enclosure where is the walk-in access. Response: Corrections made.