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Home My WebLink AboutOAKRIDGE CROSSING (AFFORDABLE SENIOR HOUSING) - PDP - PDP160009 - CORRESPONDENCE - REVISIONSApril 19, 2016 Ryan Mounce City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 Dear Ryan The following is the applicant’s response to the Oakridge Crossing PDP Review Comments dated April 11, 2016. Please ﬁnd attached copies of the the FDP application for your review. Comments: Department: Current Planning Topic: Site Plan Comment Number: 1 Comment Originated: 03/29/2016 03/29/2016: Please remove note 6 from the cover sheet. The reduced vehicle parking will be a modiﬁcation of standard and no alternative compliance is needed for the bicycle parking based on current speciﬁcations. This has been corrected Comment Number: 2 Comment Originated: 03/29/2016 03/29/2016: Double‑check codes for the ornamental trees; 20 autumn brilliance are listed, but only ~12 are shown. It appears some of the autumn brilliance may have been substituted for the ACGR codes and the text simply needs to be updated. This has been corrected Comment Number: 3 Comment Originated: 03/29/2016 03/29/2016: Explore substituting some serviceberry for another type of ornamental tree, as the 20 currently listed exceeds the maximum percentage for anyone species. Using the planting of 58 trees, there should be no more than 14 of any one tree species. This has been corrected Comment Number: 4 Comment Originated: 03/29/2016 03/29/2016: Bicycle Parking: On one of the plan drawings, please provide a detail on the hooks that are to be used in each unit to satisfy bicycle parking requirements for the dwelling units. A plan of each type of unit has been added to sheet 2 of 8 showing the possible location of a bicycle stand. These are bike stands and are moveable and can be relocated at the renter’s discretion. Included below is one possible bike stand that may be selected. It is felt that not having the location of the device holding the bike permanently fixed to the wall, such as a hook fastened to the wall, would allow the renter to select the best location to store their bike. If the bike stand is not going to be used by Page ! 1 of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com the renter then the stand can be stored out of the way or given back to building management until determined by the renter that they needed it for bike storage. Comment Number: 5 Comment Originated: 03/29/2016 03/29/2016: The existing on‑site parking at the north end of the property will need to meet current parking standards: Section 3.2.1(E)(5)(e) limits the maximum number of stalls without an intervening landscape is- land to 15, and 19 currently exist. Section 3.2.2(E)(4) The beginnings and end of parking aisles also need to be deﬁned by land- scaped islands. An island currently exists on the east side of the aisle, but a corresponding island is needed on the west side. One option to mitigate lost parking could be utilizing long‑term parking stalls in appropriate loca- tions. These stalls have a width of 8.5‑feet versus the standard 9‑feett. Long‑term spaces should not be placed close to the ofﬁce component where more frequent use is likely to occur. They may also be less appropriate in the far north shared parking area where trucks are parked on a fre- quent basis. We have added a landscape island on the west end of the parking bays, and added one in the middle of the row for the on-site parking that we are counting. These spaces will remain at 8.5’ wide and have been designated as long term parking. With the rearranging of the parking stalls at the front entry, we have been able to maintain the overall parking count. Comment Number: 6 Comment Originated: 03/29/2016 03/29/2016: Will the Oakridge cross‑access easements remain in place? For ongoing discussion: previous Oakridge ﬁlings appeared to anticipate a sidewalk connection to the northeast property connecting to the Innovation Drive sidewalk. Current plan shows the access easements as remaining. We have also connected the sidewalks on the northeast as asked. Page ! 2 of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 7 Comment Originated: 03/29/2016 03/29/2016: How will trash & recycling for the project be handled on the interior? Space needs to be provided equally for trash and recycling containers. It would be helpful to also show the loca- tion of trash/recycling areas on the ground ﬂoor and/or add notes to how trash/recycling will be handled operationally. The trash rooms on each floor will have recycle bins that will collect these materials separate from the trash that will go down the trash chute. On specified days and times of the week management will arrange to replace the larger bin on the ground floor with a recycle only bin and use the trash chute to move the recycled material from the individual floor to the ground floor for pick up. Comment Number: 8 Comment Originated: 03/29/2016 03/29/2016: Section 3.5.1(G) calls for shading/shadow analysis when a building exceeds 40‑feet in height. Given that portions of the building height exceed this threshold, a shadow analysis ana- lyzing shading at different times throughout the year/day should be submitted. Shadows cast at 9am and 3pm on December 21st should be included as part of the analysis. Per Section 3.8.17(C)(3) Elevator bulkheads and stairway enclosures that cover no more than five (5) percent of the horizontal surface area of the roof are exempt from meeting the height requirements of the Land Use Code. Currently the building has only stair and elevator bulkheads that exceed 40’ in height and these total only 1.1% of the roof surface. We will be providing the shade study as a supplement to the PDP submittal as well. Comment Number: 9 Comment Originated: 03/29/2016 03/29/2016: The following comments relate to building design, for ongoing discussion and follow‑up after the planned second neighborhood meeting. Design standards from Section 3.5.1 and 3.5.3 will be applied given the project has transitioned to a mixed‑use structure. Acknowledged Comment Number: 10 Comment Originated: 03/29/2016 03/29/2016: Color renderings or perspective views of the building would be useful information given the shape and length of the building. Completed and will be provided as a supplement to the PDP. Comment Number: 11 Comment Originated: 03/29/2016 03/29/2016: Build‑to line (3.5.3(C)(2)(B)): The building should be no more than 15‑feet from the McMurry property line. This has been corrected and the building extended out to the Oakridge setback. Page ! 3 of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 12 Comment Originated: 03/29/2016 03/29/2016: Color (3.5.1(F)): Muted colors and earth tones should be incorporated into the build- ing design given the palette used in neighboring development. Acknowledged Comment Number: 13 Comment Originated: 03/29/2016 03/29/2016: Commercial Window Glazing (3.5.1(E)(3)): Commercial storefront windows may not utilize a mirror‑glass with more than 60% opacity. Acknowledged Comment Number: 14 Comment Originated: 03/29/2016 03/29/2016: Window Details (3.5.1(E)(3)): Windows need to be individually deﬁned with elements such as sills, lintels, and/or framing & trim. This is easy to identify on the commercial storefront windows, but is less clear on the residential portions of the building on the elevations submitted. Please ensure this standard is being met. A window detail on the elevations may help identify speciﬁc features being utilized. Additional details have been added to 3 of 8 to help with visualizing the window trim. Comment Number: 15 Comment Originated: 03/29/2016 03/29/2016: Base/Top Treatment (3.5.3(E)(6)): The building needs to feature a recognizable base element and top treatment. Section 3.5.3 lists example treatments available to satisfy this re- quirement such as thicker walls, ledges or stone/masonry wainscoting on the bottom, and top treatments such as stepped parapets or cornices. At the staff review meeting we also discussed adding a cornice detail on the elevations to em- phasize the cornice already in place but difﬁcult to examine on the elevations. Similarly, there needs to be a top element such as a cornice or parapet‑elements. A zoomed‑in cornice detail would be helpful to examine details further. A small rise in the height of the stucco columns may also offer a consistent break in the uniformity of the ﬂat‑roof. A base feature has been added on all the elevations and additional details have been added to show such things as parapets and cornices. These details have been added to sheet 3 of 8. We have also modified the sections of stucco to extend above the typical parapet line to help break the flat roof line. Comment Number: 16 Comment Originated: 03/29/2016 Comments from GIS: Addresses will be assigned by the GIS Department after the plans have met ﬁnal approval through the Development Review and are recorded with the City. Projects with three or more tenant units require the Unit Level Addressing form to be completed and submitted to the GIS Department after plans have met ﬁnal approval through Development Review and are recorded with the City. This can occur anytime during construction, but before Page ! 4 of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com any utilities or address signs are installed. All Addressing will be determined by the GIS Depart- ment and submitted to Poudre Fire Authority, USPS, Building Services, and Fort Collins Utilities. Failure to contact GIS and determining addresses through other means may result in address changes. The Unit Level Addressing form can be obtained by contacting the GIS ofﬁce after the plans are recorded at gis@fcgov.com or (970) 416‑2483. Acknowledged Department: Engineering Development Review Topic: General Comment Number: 1 Comment Originated: 03/29/2016 03/29/2016: The southern driveway should be narrowed and signage/striping for the area needs to be discussed; the intended routes need to be very clear to drivers. Trafﬁc ops may have more to say about this. We have narrowed the entry drive to 20 feet as requested. Comment Number: 2 Comment Originated: 03/29/2016 03/29/2016: Please remove plat statements regarding easements in the plat language. The easement plat language has been removed. Owner Attorney will be working with the City attorney on any language for use. Comment Number: 3 Comment Originated: 03/29/2016 03/29/2016: Please show all proposed easements in utility plans. There will be an overall blanket Utility, Drainage and Access Easement excluding the building. Easement labels have been added to the utility plan sheets. Department: Environmental Planning Topic: General Comment Number: 1 Comment Originated: 03/29/2016 03/29/2016: Two of the plants on the plant list, Juniperus x media 'Sea Green' and Miscanthus sinesis 'Gracimilus', are not on the City's approved plant list. There are other species of Juniper and Miscanthus on the approved plant list, as well as other species in similar categories that pro- vide great value for birds and butterﬂies, such as Bouteloua curtipendula and Sporobolus het- erolepis. I emailed Kelly on 4/5/16 and have not received a response. I question why Juniperus x media 'Sea Green' and Miscanthus sinesis ‘Gracimilus' (in fact all of the Miscanthus sinensis sep) where left off the plant list as they are very common plants around this area and should be included on the list, and what the process is for variance approval. Page ! 5 of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Forestry Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: Contact the City Forester for an onsite meeting to review and inventory existing trees on the site. Provide inventory and if needed mitigation information on the landscape plan. I have contacted the city forester, but there schedule did not allow for a site review prior to re- submittal. Vignette has since identified all the existing trees and included that information on this re-submittal. At this point, we are not proposing to remove any existing trees. Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: Show the location of any street lights and if there are any street lights then check that street trees are spaced away from the lights. Canopy Shade trees 40 feet Ornamental trees 15 feet There are not any new street lights proposed. Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: In the plant list add column for the percentage of each species of tree and check that percentages meet LUC Minimum Species Diversity 3.2.1 D 3. This has been added. Department: Historical Preservation Topic: General Comment Number: 1 Comment Originated: 04/01/2016 04/01/2016: The property does not contain buildings 50 years old or older, and the proposed plans are unlikely to affect adjacent historic properties, if any. Acknowledged Department: Internal Services Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 03/22/2016 03/22/2016: 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 Page ! 6 of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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 pro- posed. 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. Oakridge crossing project speciﬁc concerns: 1. Fire‑sprinkler systems are required. A new code amendment effective in 2014 will require a full NFPA‑13 sprinkler system and not allow a 13‑R system. 2. Bedroom egress windows required below 4th ﬂoor regardless of ﬁre‑sprinkler. 3. All windows above the 1st ﬂoor require minimum sill height of 24¿ 4. Building code and State statute CRS 9‑5 requires project provide accessible units. 5. Upgraded insulation is required for buildings using electric heat or cooling. 6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 7. Low‑ﬂow Watersense plumbing ﬁxtures (toilet, faucets, shower heads) are required. 8. Special combustion safety requirements for natural draft gas appliances. 9. Low VOC interior ﬁnishes. Acknowledged Page ! 7 of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Light And Power Topic: General Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: New development and system modiﬁcation charges may apply. A link to our online electric fee estimator is below. http://www.fcgov.com/utilities/business/builders‑and‑developers/ plant‑investment‑development‑fees/electric‑development‑fee‑estimator?id=3 Acknowledged Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: Will building require single or three phase power and will each unit be gas or electric heat? Three phase with gas heating. Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: A C‑1 form and one‑line diagram will need to be submitted for the project for any commercial portion. A link to a C‑1 form is below. http://zeus.fcgov.com/utils‑procedures/ﬁles/EngWiki/WikiPdfs/C/C‑1Form.pdf Acknowledged Comment Number: 4 Comment Originated: 03/30/2016 03/30/2016: A 40 feet separation on both sides of the light is required between shaded trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Understood. As far as we are aware no new street lights are being added. There is an existing street light that is located in the median of the access drive. Comment Number: 5 Comment Originated: 03/30/2016 03/30/2016: Transformer will need to have a 3' side/rear separation and 8' frontal separation. Transformer must also be located 10' within a drivable surface. Transformer position place within 10’ of paved surface. Comment Number: 6 Comment Originated: 03/30/2016 03/30/2016: Please reference our Electric Construction, Policies Practices & Procedures to en- sure requirements and policies are met. http://www.fcgov.com/utilities/business/builders‑and‑de- velopers Acknowledged Page ! 8 of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 7 Comment Originated: 03/30/2016 03/30/2016: Developer will be responsible for the secondary power from transformer to meter stack. Please coordinate with Light & Power to ensure transformer can meet electrical engineer- ing specs for secondary service. Acknowledged Comment Number: 8 Comment Originated: 03/30/2016 03/30/2016: Please contact Todd Vedder with Light & Power Engineering Department if you have any questions at tvedder@fcgov.com or 970.224.6152. Acknowledged Comment Number: 9 Comment Originated: 03/30/2016 03/30/2016: Landscape plans show a transformer located under the drip zone of a tree which is not permitted due to impact of roots. Transformer or tree need to be relocated so it is not located under the drip zone. We have moved the tree to avoid conflicts with the transformer. Department: PFA Topic: General Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: EMERGENCY ACCESS EASEMENTThe updated EAE limits need to be updated on the Site Plan. Drawings have been updated to include the addition of a hammerhead. Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: SIGNS The limits of the ﬁre lane need to be fully labeled. The Signage and Striping Plan shows just one and additional signs will be required as discussed in the staff meeting on 3/30/2016. Code lan- guage provided below. > IFC D103.6: Where required by the ﬁre code ofﬁcial, ﬁre apparatus access roads shall be marked with permanent NO PARKING ‑ FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reﬂective background. Signs shall be posted on one or both sides of the ﬁre apparatus road as required by Section D103.6.1 or D103.6.2. Additional No Parking Fire Lane signs have been added at the north end of the drive aisle as discussed in staff review. Please see Horizontal Control and Striping Plan for new locations. Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: PERIMETER FIRE ACCESS Page ! 9 of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com General ﬁre access requirements have not yet been met at this site and further discussion will be needed before this condition can be approved. The applicant may wish to determine what ﬁre lanes, if any, have been provided on adjoining properties. Code language provided below. FIRE LANES 2012 IFC 503.1.1: Approved ﬁre Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The ﬁre apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the ﬁrst story of the building as mea- sured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the ﬁrst story of the building is located more than 150 feet from ﬁre apparatus access, the ﬁre code ofﬁcial is authorized to increase the dimension if the building is equipped throughout with an approved, automatic ﬁre‑sprinkler system. The addition of (2) wall hydrants have been added and shown on site plan, (1) is north of the southeast corner and (1) is east of the southeast corner of the building. Roof access is also provided on the central stair tower allowing the roof to be accessed through a man door. Department: Stormwater Engineering Topic: General Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: Please consider using a combination inlet rather than the type R inlet in basin 4. This would provide additional pedestrian safety in the parking lot. Noted, Inlet will remain as Type R for now. Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: Please review LID requirement and show that 75% of the site's impervious area is treated with appropriate LID techniques. LID calculations have been updated to consider only the impervious area. Please see revised calculations provided with Drainage Report. Comment Number: 4 Comment Originated: 03/30/2016 03/30/2016: Please review the calculations that were used to show that on‑site detention is not required. It appears the C‑factor used was not the appropriate C100 (=1.25*C). Cf was applied to all drainage calculations and was confirmed correct. More clarification is added in the report. Comment Number: 5 Comment Originated: 03/30/2016 03/30/2016: Is the overﬂow of the rain garden at an elevation of 70.15'? If so, the building FF will need to be raised to provide 1' of freeboard. Overflow for the rain garden will drain to CDOT Type C inlets at elevation 4967.50. Outflow from the pond is restricted by the proposed storm pipe and will provide detention to 4969.10. Note the building Page ! 10 of ! 16 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com elevation increased to 4970.80 and an emergency spillway chase will be constructed with an elevation of 4969.8. Comment Number: 6 Comment Originated: 03/30/2016 03/30/2016: Please see redlined drainage report and plans. Acknowledged. Responses to redlines provided on plan redlines in blue where needed. Topic: Erosion Control Comment Number: 1 Comment Originated: 03/18/2016 03/18/2016: 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 (Based off of redlines), Erosion Control Report (was not found in submitted materials), and an Escrow / Security Calculation (May need to be recalculated based on redlines). 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 Acknowledged. A SWMP will be developed after the Final Drainage and Erosion Control Report is approved. Escrow calculations included with the Drainage Report. Please note the vehicle tracking pad limits and notation has been modified per redlines. Department: Technical Services Topic: Building Elevations Comment Number: 20 Comment Originated: 03/30/2016 03/30/2016: No comments. Acknowledged Topic: Construction Drawings Comment Number: 26 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the sub‑title as marked. See redlines. Changes made per redlines. Comment Number: 27 Comment Originated: 03/30/2016 03/30/2016: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015 all projects are required to be on NAVD88 datum. Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: Page 11 ! of 16 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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’.. Notation has been updated to match format above on the cover page and general notes page. Comment Number: 28 Comment Originated: 03/30/2016 03/30/2016: All benchmark statements must match on all sheets. Notation has been changed Comment Number: 29 Comment Originated: 03/30/2016 03/30/2016: There is text that needs to be rotated 180 degrees. See redlines. Text is rotated. Topic: Landscape Plans Comment Number: 21 Comment Originated: 03/30/2016 03/30/2016: There are line over text issues. See redlines. Redlines have been corrected Comment Number: 22 Comment Originated: 03/30/2016 03/30/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. These have been corrected Comment Number: 23 Comment Originated: 03/30/2016 03/30/2016: The title on sheet 6 does not match the sheet title in the index on sheet 1. This has been corrected Comment Number: 24 Comment Originated: 03/30/2016 03/30/2016: There are text over text issues. See redlines. These have been corrected Topic: Lighting Plan Comment Number: 25 Comment Originated: 03/30/2016 03/30/2016: The title on sheet 8 does not match the sheet title in the index on sheet 1. This has been corrected Page ! 12 of ! 16 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Topic: Plat Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the sub‑title as marked. See redlines. This has been corrected Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the Statement Of Ownership And Subdivision as marked. See redlines. This has been corrected Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the Statement Concerning Easements as marked. See redlines. This has been corrected Comment Number: 4 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the Surveyor's Notes as marked. See redlines. This has been corrected Comment Number: 5 Comment Originated: 03/30/2016 03/30/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Monument records emailed to Jeff County. Comment Number: 6 Comment Originated: 03/30/2016 03/30/2016: Off‑site easements & building envelopes etc. are okay as is, but you could remove all but the adjacent lot number information and still meet City requirements. Acknowledged Comment Number: 7 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the monumentation notes as marked. See redlines. This has been corrected Comment Number: 8 Comment Originated: 03/30/2016 03/30/2016: Please add dedication information for all street rights of way. See redlines. This has been corrected Page ! 13 of ! 16 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 9 Comment Originated: 03/30/2016 03/30/2016: Please change the symbol for the South 1/4 Corner. See redlines. This has been corrected Comment Number: 10 Comment Originated: 03/30/2016 03/30/2016: Please deﬁne the "Area excluded from Utility, Drainage & Access Easement". See redlines. This has been corrected Comment Number: 11 Comment Originated: 03/30/2016 03/30/2016: Please label the Point Of Beginning of Parcel 2. This has been added Comment Number: 12 Comment Originated: 03/30/2016 03/30/2016: Please add a label for Lot 1. See redlines. This has been added Comment Number: 13 Comment Originated: 03/30/2016 03/30/2016: Please label the portion of Lot 1, Oakridge Business Park 11th Filing as shown. See redlines. This has been added Topic: Site Plan Comment Number: 14 Comment Originated: 03/30/2016 03/30/2016: Please make changes to the sub‑title as marked. See redlines. These have been corrected Comment Number: 15 Comment Originated: 03/30/2016 03/30/2016: The Basis Of Bearings statement is not required. Reference to the Basis of Bearings has been removed from the PDP coversheet. Comment Number: 16 Comment Originated: 03/30/2016 03/30/2016: The Benchmark Statement is not required. If it is to remain, please provide the fol- lowing information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: Page ! 14 of ! 16 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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’. Reference to the benchmark has been removed from the PDP coversheet. Comment Number: 17 Comment Originated: 03/30/2016 03/30/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. These have been corrected Comment Number: 18 Comment Originated: 03/30/2016 03/30/2016: There are line over text issues. See redlines. These have been corrected Comment Number: 19 Comment Originated: 03/30/2016 03/30/2016: There is text that needs to be masked. Mask all text in hatched areas. See redlines. These have been corrected Department: Trafﬁc Operation Topic: General Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: The TIS has been received, reviewed, and the conclusions accepted. Thanks! Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: We'll need to work with you on the signage and sight distance at the shared access. The large trees may pose a challenge, and clear signage for inbound and outbound needed. A site distance area is defined and labeled on the Horizontal Control Plan and a note to trim vegetation and avoid planting in the site distance area defined. As discussed a “wrong way” sign is added on the south side of the median to prevent cars from exiting the inbound lane. A median direction sign is added on the west/incoming end of the median. Page ! 15 of ! 16 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 3 Comment Originated: 03/30/2016 03/30/2016: Are adjacent street improvements occurring on McMurray? It was hard to tell from the plans. No improvements to McMurray are proposed Department: Water Conservation Topic: General Comment Number: 1 Comment Originated: 03/29/2016 03/29/2016: 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 Acknowledged Department: Water-Wastewater Engineering Topic: General Comment Number: 1 Comment Originated: 03/30/2016 03/30/2016: Please show rerouted 8" water main to be within an easement and have a minimum of 10' of clearance from the building, including the footer and foundation. The water line will be within the propose utility, drainage and access easement . The alignment will stay out of the exclusion building area and provide adequate clearance to the building structure. Comment Number: 2 Comment Originated: 03/30/2016 03/30/2016: Please note that if water and sewer services are needed for the commercial space, separate taps and meter will be required. Two water service taps are provided for the building. Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Yours Truly Terence C. Hoaglund RLA, ASLA, LEED AP Page ! 16 of ! 16 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Catalogue Bikes & Frames BMX Bikes Fixie Track Bikes Flat Bar Road Bikes Folding Bikes Frames Kids Bikes Mountain Bikes Road Bikes Cycling Apparel Arm And Leg Warmers Gloves Jerseys & Jackets Shoe Covers Shoes MTB Shoes Road Shorts & Pants Sunglasses Shoes Triathlon Parts Bars & Bar Ends Bicycle Tires & Tubes Bottom Brackets Brake & Shifter Cables Brake Pads Brakes Cassettes & Freewheels Chains Cranks Disc Rotors FIXIE Parts Forks Grips Headsets & Spacers Hubs Pedals Rear Shocks Saddles Seatposts Shifters Stems Wheelsets Brake Shoes Rear Shocks Accessories Alarms Baby Seats Bags Bike Car Racks Bottle Cages Car Roof Cross Bars Cycle Computers Home > Accessories > Racks Stands > Adjustable 5 Bike Floor Parking Rack Storage Stand Bicycle RRP: $99.00 Our Price: $99.00 Kayak Car Racks Locks Kickstands Lights Mirrors Mudgards Others Panniers Racks Pumps Racks Stands Tools Training Wheels Travel Cases & Bags Join our mailing list! Join Now • Made in Taiwan • One year warranty • Package: For 5 Bikes: 5 Holders + 4 Joints Related Products... 4 Bike Bicycle Floor Parking Rack Storage Stand 2 Bike Bicycle Floor Parking Rack Storage Stand BICYCLE STORAGE RACK WALL MOUNTED BIKE HANGER HOOK Adjustable 4 Bike Floor Parkin Storage Stand Bicycle Our Price: $55.00 Our Price: $45.00 Our Price: $15.99 Our Price: $85.00 3 Bike Bicycle Floor Parking Rack Storage Stand Best Bike FLOOR PARKING RACK STORAGE STAND Bicycle BIKEHAND Bike Bicycle Repair Rack Stand Carry Bag BICYCLE BIKE FLOOR STAI STEEL STANDS RACKS Our Price: $55.00 Our Price: $34.99 Our Price: $29.00 Our Price: $199.00 Share your knowledge of this product with other customers... Be the first to write a review Browse for more products in the same category as this item: Accessories > Racks Stands SIGN UP FOR OUR NEWSLETTER TO RECEIVE EXCLUSIVE DEALS AND DISCOUNTS Enter email address... COPYRIGHT © 2016 CYCLINGDEAL USA INC. ALL RIGHTS RESERVED.BUILT WITH VOLUSION SUBMIT COMPANY INFO About Us Contact Us Privacy Policy MY ACCOUNT Login / Register Shopping Cart Order Status SITE MAPS Product Index Category Index CUSTOMER SERVICE Help/FAQ Shipping & Deliveries Returns & Exchanges Adjustable 5 Bike Floor Parking Rack Storage Stand Bicycle Page 2 of 2 http://www.cyclingdealusa.com/Adjustable-5-Bike-Floor-Parking-Rack-Storage-Stand-p/k... 4/18/2016 Stocks:80 SKU: KP- 449B5 Qty: 1 Description • Patented Product, absolutely easy to use • Very stable floor rack. The most stable floor rack we ever carry. We offer full refund if you are not happy. • Powder coated steel, very strong • Well organized with a joint(s), no tools needed to connect • Various types of rack arrangement • Make the rack more stable using a joint(s) • Best rack for expensive bikes to avoid scratches and touching the frames Disc Rotors or Cassettes • The only touching points are on back tyre. • Adjustable to fit any type and any size of bike. • Adjustable for exactly fitting so more secure holding • Rubber protected base, suitable for indoor wood floors • Weight: 8.2 kg (12.5 lbs) Login / My Account / Help / Contact Us Shopping Cart: (Your shopping cart is empty) Search our store... GO Like Share 0 Bikes & Frames Cycling Apparel Parts Accessories Adjustable 5 Bike Floor Parking Rack Storage Stand Bicycle Page 1 of 2 http://www.cyclingdealusa.com/Adjustable-5-Bike-Floor-Parking-Rack-Storage-Stand-p/k... 4/18/2016