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HomeMy WebLinkAboutTHE OVERLOOK - PDP - PDP160011 - CORRESPONDENCE - REVISIONSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview May 16, 2016 – Light and power comments included Brent Cooper Ripley Design, Inc. 419 Canyon Ave Ste 200 Fort Collins, CO 80521 RE: The Overlook, PDP160011, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Jason Holland, at 970-224-6126 or jholland@fcgov.com. RESPONSES 6/1/16 PLANNING RESPONSE: Ripley Design Inc. CIVIL RESPONSE: Northern Engineering ARCHITECTURE RESPONSE: VFLA Architects TRAFFIC RESPONSE: Delich Associates LIGHTING RESPONSE: APS Inc. Comment Summary: Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/19/2016 A building height review analysis is required per the land use code criteria. With the resubmittal, please provide the analysis per the criteria and include cross sections and perspective modeling that illustrates the proposed building’s relationship to the adjacent buildings to the east and also south. With the modelling, please include grade transitions, walls, fencing and significant plant material that contribute to transition and privacy. Response: A shadow study has been provided and the worst case scenario cross section has been provided where the proposed building is closest to the adjacent buildings. See attached sheets. Comment Number: 2 Comment Originated: 04/19/2016 Include more information on the site plan that tells the story of height transitions and grade relationships for the proposed elements. Include +/- spot elevations around the base of the buildings and along parking areas, wall heights, approximate ground level elevations of adjacent buildings, etc. Response: Spot elevations added throughout site plan. Comment Number: 3 Comment Originated: 04/19/2016 Transition of ground elements for this proposal is a concern -- including proposed parking, grade tie-in, walls, fencing, etc. This must be addressed comprehensively with a combination of wood/masonry fencing, enhanced retaining wall materials that are residential in appearance, boulders, significant landscape material, and potentially oversized material at the time of planting. Staff needs detailed sections and details to illustrate how the transition can work since the some of the areas of the site are constrained. Response: A section has been provided on sheet 12 through the most constrained part of the site adjacent to existing multi-family residential. The section shows that a combination of fencing, screening landscape and trees are utilized to buffer the residential and reduce site lines directly toward the proposed building. Sections of fence are placed adjacent to the existing residential. A fence elevation is provided on the site plan. The fence is designed to provide flexibility of transparency depending on where it is being used. Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 7 Comment Originated: 04/20/2016 04/20/2016: The Legal should be listed under "The Overlook" title that reflects the plat associated with this development. Response: Legal Description has been revised to match the plat. Comment Number: 8 Comment Originated: 04/20/2016 04/20/2016: The final lot configuration shown on the plat should be reflected on the Utility Plans. Currently the portion of the First National Bank property is notched out. Response: The boundary has been updated to match the plat boundary Comment Number: 9 Comment Originated: 04/20/2016 04/20/2016: An offsite access easement is needed for the private road between the site and the First National Bank property to the north. A letter of intent prior to hearing is required. Response: An off-site access easement is being pursued and is expected to be dedicated prior to final platting. Comment Number: 10 Comment Originated: 04/20/2016 04/20/2016: Please verify that the stairs west of Wing 1 is not part of the building. If so, this will not be allowed within the 15' utility easement. Response: The stairs are separate from the building. Comment Number: 11 Comment Originated: 04/20/2016 04/20/2016: The two parallel parking stalls to the south (north of Wing 2) beneath the overpass do not meet parking setback standards. Based on the volume of this development, these parking spots will need to be moved back. Response: These two parking stalls have been removed to comply with standards. Topic: Plat Comment Number: 1 Comment Originated: 04/20/2016 04/20/2016: The First National Bank owner to the north will need to be included as an owner the Plat. Response: The property is to be sold to Stockover Investments, as such, the bank signature as owners is not included on the plat. Comment Number: 2 Comment Originated: 04/20/2016 04/20/2016: The parking easement shown the plat should be removed. If a parking easement is desired, it will need to be a private easement between the two Lots and not dedicated to the City. Response: The parking easements are by separate document and will be noted as such on the plat with rec. no. Comment Number: 3 Comment Originated: 04/20/2016 04/20/2016: Show the existing offsite easements to the east and north of the property. Verify the stormwater line to the pond to the north east lies within a drainage easement. If an easement doesn't exist, an offsite easement by separate document will be needed. Response: The storm line to the detention pond will be within drainage easement. Currently an off-site drainage easement is being pursued to complete the connection. This easement will be shown on the plat with the associated rec. no. prior to final platting. Comment Number: 4 Comment Originated: 04/20/2016 04/20/2016: Portions of ROW and the 15' Utility Easement is needed on the northwest corner of the site. Please see redlines. Response: The ROW and 15’ Utility easement continue to the north boundary of the site. Comment Number: 5 Comment Originated: 04/20/2016 04/20/2016: Please label the width of the Emergency Access Easement on the plat. The easement changes in width throughout the site, so please label the widths for clarity. Response: The Emergency Access Easement width is better defined on the plat. Comment Number: 6 Comment Originated: 04/20/2016 04/20/2016: The rain gardens that are proposed will need to be within Drainage Easements. Please provide. Response: A blanket easement will be provided across the site for drainage, utility and access. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/19/2016 The majority of Larimer County Canal No. 2 is open as it traverses the City from the Poudre River to Warren Lake (90% or more is daylighted, according to the ditch superintendent). In the vicinity of the Overlook site, the canal is daylighted from Mitchell Drive to Warren Lake. The photos provided in the ECS indicate wildlife use of the canal (tracks in the snow), and staff observations on the site confirm that the canal provides habitat for waterfowl and other species. Given the amount of water conveyed by this canal, its direct connection to Warren Lake, wildlife use of the site, and the connectivity the canal provides for wildlife throughout the City, the canal is considered a wildlife movement corridor for avian and small mammal species. As such, a 50-ft buffer will be required from the top of bank of the canal, per section 3.4.1(E) of the Land Use Code. Furthermore, the City¿s Natural Habitats and Features Inventory Map classifies the trees along the canal as a riparian forest habitat, which also warrants protection in section 3.4.1 of the Land Use Code. A 50-ft buffer from the canal would protect this resource, so no additional buffer is needed in this case. Please update the ECS to reflect these requirements and add the Natural Habitat Buffer Zone to the site, landscape, photometric and utility plans. Larimer County Canal No. 2 (and the top of bank line) should be added to all plans, as well. Response: ECS has been updated to reflect the Natural Habitat Buffer Zone and plans reflect this area. Comment Number: 2 Comment Originated: 04/19/2016 04/19/2016: This site is not currently located within a 10-minute walk to nature, which is a priority of the Nature in the City Strategic Plan. Incorporating secluded areas, seating and/or gathering spaces in or adjacent to the Natural Habitat Buffer Zone would serve as an amenity for the site and give residents an opportunity to access and connect with nature. Pedestrian and recreational features are allowable uses within a buffer zone, provided they are compatible with the ecological character of the site. The plaza areas should be quiet, contemplative, and designed to encourage a connection with nature. These should not be used as patios for specific commercial tenants, and should instead be accessible to all residents and users of the site. Response: The plaza adjacent to the Natural Habitat Buffer Zone has been modified to have a more natural feel to it. It includes secluded seating that is accessible to all residences of the site. Much of the ground surface is crusher fines. Plant material will be native and complement the ecological character of the buffer zone. Comment Number: 3 Comment Originated: 04/19/2016 04/19/2016: The following notes should be added to all site, landscape, photometric and utility plans that show the Natural Habitat Buffer Zone: 1. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone. 2. The Natural Habitat Buffer Zone is meant to be maintained in a native landscape. Response: Notes have been added to site and landscape plans. Response: A note is provided on the Grading Plan. Response: Noted on lighting plan. Topic: Landscape Plans Comment Number: 5 Comment Originated: 04/19/2016 04/19/2016: Please provide detailed species information for all plantings in the buffer zone. Per the ECS, please include a diverse mix of native shrubs, trees and herbaceous species along the canal to enhance habitat quality, provide vegetative screening, and create variety in vertical structure along the canal. Mitigation trees for the two cottonwood trees that will be removed along the canal should be provided within the Natural Habitat Buffer Zone. Response: A detailed planting plan including species and sizes will be provided at the time of Final Plan submittal. A representative plant list has been provided on sheet 4. Comment Number: 6 Comment Originated: 04/19/2016 04/19/2016: A detailed planting plan for the entire site, including seed mix species, will need to be provided. Response: A detailed planting plan including seed mixes will be provided at the time of Final Plan submittal. Topic: Lighting Plan Comment Number: 7 Comment Originated: 04/19/2016 04/19/2016: Given the proximity of the light fixtures in the southern parking lot to the buffer zone, please ensure that no light will spillage will occur within the buffer, per section 3.2.4(D)(6) of the LUC. Response: The Land Use Code requires pedestrian pathways to be illuminated for functional and security needs. There is a pedestrian path way with stairs that connects the parking lot in the south east corner of the site to the man door entrance located in the south-west corner of the south building. Low level bollard and step lighting are provided to illuminate this path for functional and security purposes, while also being sensitive to the buffer zone. Comment Number: 8 Comment Originated: 04/19/2016 04/19/2016: In regard to LED light fixtures, IDA (International Dark-Sky Association) recommends using lighting that has a color temperature of no more than 3000 degree Kelvin in order to limit the amount of blue light in the night environment, as blue light brightens the night sky more than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife. Please consider a warm white color temperature (3000K or less) for your LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Response: Noted. Topic: Site Plan Comment Number: 4 Comment Originated: 04/19/2016 04/19/2016: Please ensure that the parking lot does not encroach into the buffer zone. Response: Parking lot has been adjusted to be outside of the buffer zone. Department: Historical Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 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.04/01/2016: Response: Noted. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/20/2016 04/20/2016: 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 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 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 discuss code issues of occupancy, square footage and type of construction being proposed. Response: Acknowledged. Comment Number: 2 Comment Originated: 04/20/2016 04/20/2016: Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 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. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. 2. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. Response: Acknowledged. Comment Number: 3 Comment Originated: 04/20/2016 04/20/2016: City of Fort Collins IBC amendments require a full NFPA-13 sprinkler system in multifamily units with an exception for buildings with up to 6 dwelling units that are not more than 2 stories nor more 5000 sqft per floor. Response: Acknowledged. Comment Number: 4 Comment Originated: 04/20/2016 04/20/2016: All egress windows above the 1st floor require minimum sill height of 24” Response: Acknowledged. Comment Number: 5 Comment Originated: 04/20/2016 04/20/2016: Building code and State statute CRS 9-5 requires project provide accessible dwelling units. This project has 105 dwelling units and will need to achieve at least 48 points. Response: Acknowledged. Comment Number: 6 Comment Originated: 04/20/2016 04/20/2016: Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. Response: Acknowledged. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/10/2016 Light and Power has 3 phase and single phase electric facilities in the area that can be utilized to serve the development. Response: Acknowledged. Comment Number: 2 Comment Originated: 05/10/2016 Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please visit the following website for an estimate of charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Acknowledged. Comment Number: 3 Comment Originated: 05/10/2016 Modification charges will apply to relocate Light and Power's existing facilities. Response: Acknowledged. Comment Number: 4 Comment Originated: 05/10/2016 Transformer locations will need to be coordinated with Light & Power. Transformer must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Response: Transformer locations are shown on the utility plans. Comment Number: 5 Comment Originated: 05/10/2016 Light & Power will need AutoCAD files of the approved site plan, utility plans, and landscape drawings before design of the electric facilities will begin. Response: Acknowledged. Comment Number: 6 Comment Originated: 05/10/2016 Commercial service information forms (C-1 forms) and a one line diagrams for the commercial meters will need to be completed and submitted to Light & Power Engineering. A link to the C- 1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Response: This form will be provided with final design. Comment Number: 7 Comment Originated: 05/10/2016 Streetlight placement along JFK Pkwy will need to be coordinated with Light & Power. Shaded trees are required to maintain 40 feet of separation clearances and ornamental trees are required to maintain 15 feet of separation clearances from street lights. A link to the City of Fort Collins street lighting requirements can be found below: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Street lighting will be provided with final design. Comment Number: 8 Comment Originated: 05/10/2016 Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. If you wish to gang the meters on one side of the building please place on the opposite side of the gas meters. The owner is responsible to provide and maintain the electrical service from the transformer to the meter bank. Response: Acknowledged. Comment Number: 9 Comment Originated: 05/10/2016 Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Response: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 04/20/2016 04/20/2016: FDC While Fire Department Connections are typically located on the street side of buildings, this is not always practical, especially as it pertains to arterial roads. The FDC on Wing 2 will need to be relocated to the north side of the building and internal to the site, same as for the FDC located on Wing 1. Code language provided below. > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. Response: Wing 2 FDC has been relocated to the north side of the building. Comment Number: 2 Comment Originated: 04/20/2016 04/20/2016: FIRE HYDRANTS FOR STANDPIPE SYSTEMS A fire hydrant is required within 100' of the FDC for any building equipped with a standpipe system. Hydrant distance is measured along an approved path of vehicle travel. Hydrants located on the opposite sides of an arterial road are not considered accessible. Neither building appears to have a hydrant located within 100' of the FDC and a hydrant internal to the site seems to be the best course for resolving the problem. Code language provided below. > IFC 507.1.1: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. Response: FDC connections are provided to each wing with a fire hydrant within 100’ of the FDC. Comment Number: 3 Comment Originated: 04/20/2016 04/20/2016: FIRE LANES Fire access is required to within 150' of all exterior portions of any building's first floor perimeter. The current fire access plan for Wing 1 puts the building approximately 50' out of access, while the fire access plan for Wing 2 puts the building approximately 75' out of access. As both buildings will be equipped with a full NFPA13 fire sprinkler system. The out-of-access condition at both buildings is considered acceptable. Code language provided below. > 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 measured 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. Response: Acknowledged. Comment Number: 4 Comment Originated: 04/20/2016 04/20/2016: AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED Buildings over 30' in height require a 30' wide fire access road positioned no closer than 15' to the building and no farther than 30' from the building. The aerial apparatus access road requirement has been achieved for Wing 2 however the 30' fire lane proximity to Wing 1 does not provide consistent building access along the entire side of the building and the fire marshal has determined the proposed access plan for Wing 1 does not currently meet the intent of the code. Further discussion will be needed. Response: Alternate compliance is being negotiated with PFA. Comment Number: 5 Comment Originated: 04/20/2016 04/20/2016: FIRE LANE IDENTIFICATION Fire lane signage and/or red curbing needs to be labeled on future plans as indicated by redlines. > IFC503.3: MARKING - Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING - FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. > IFC D103.6: SIGNS - 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. Response: Fire lane signage has been noted and will be provided with final design. Comment Number: 6 Comment Originated: 04/20/2016 04/20/2016: FIRE PITS & GRILLS Fire pits & grills which are fueled by natural gas are allowed. Wood burning or smoke producing fire pits and grills are prohibited. All such devices require a 10' separation from vegetation and combustible construction. That distance is measured both horizontally and vertically. Response: Acknowledged. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 04/18/2016 04/18/2016: Grading Plan: Please indicate how stormwater physically gets into the rain gardens. Are there curb cuts or flush curbs somewhere? Response: Callouts are provided for curb cuts. Comment Number: 3 Comment Originated: 04/18/2016 04/18/2016: Grading Plan: For the rain garden located in the southeast corner of the property, please show/verify that the spill from the rain garden goes into the detention pond and not onto the neighbor’s property. Response: Rain Garden overflow locations are called out on plans. Comment Number: 4 Comment Originated: 04/18/2016 04/18/2016: Grading Plan: It looks like you might be showing a retaining wall along the east side of detention pond B, but it’s not labeled so I can’t tell for sure. Response: The lines you are referring to were contour lines. All walls within Pond 2 have been removed. Contours are better labeled for clarity. Comment Number: 5 Comment Originated: 04/18/2016 04/18/2016: Drainage Plan: Detention basin information should be included on this plan (WSEL’s, release rates, volumes, etc) Response: Topic: Drainage Report Comment Number: 6 Comment Originated: 04/18/2016 04/18/2016: Drainage Report: a. Page 4 under the Four Step process you indicate that rain garden planter boxes are going to be provided as an LID system. Please show these on the LID exhibit. Response: Revised b. Page 5 references the prior drainage analysis for this property as the First National Bank 1st PUD Master Plan. I can’t find the drainage analysis for that project so pertinent excerpts from that report should be included in the Appendix of this report to show how you came up with the allowable release rate from this site. Response: Excerpts are now provided. c. I can’t tell exactly what the allowable or planned release rates are from the site. Please clarify. Response: A section about release rates has been added to the report d. SWMM model files (input and output) should be included with the next submittal. Response: SWMM input and output summaries are provided e. WQCV calculations should be provided for each of the rain garden areas. Also, a summary table showing how you’re meeting the LID ordinance requirements should also be included on the LID exhibit. f. Redlines have been provided on the pdf drainage report. I will email this to Stephanie. Response: WQCV calculations are provided for each Rain Garden Topic: General Comment Number: 9 Comment Originated: 04/20/2016 04/18/2016: See redlines for other minor comments. Response: Revised. Topic: Plat Comment Number: 7 Comment Originated: 04/18/2016 04/18/2016: Plat: Drainage easements should be included for all rain gardens (or other LID systems). Response: A blanket utility, drainage, access easement is provided across the site. Comment Number: 8 Comment Originated: 04/18/2016 04/18/2016: Plat: The storm pipe outfall for the site will need to be in a drainage easement. Since this easement is outside of the boundary of the plat it will need to be dedicated by separate document. We will also require that at “Letter of Intent” be submitted prior to hearing that basically shows that the property owner acknowledges your intent to dedicate an easement on their property and that they are going to work with you to grant said easement during final the design process. Response: An off-site drainage easement is being pursued and will be dedicated prior to final platting. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 04/18/2016 04/18/2016: 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, Erosion Control Report, and an Escrow / Security Calculation. 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: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 18 Comment Originated: 04/18/2016 04/18/2016: No comments. Response: Noted. Topic: Construction Drawings Comment Number: 19 Comment Originated: 04/18/2016 04/18/2016: The sub-title needs to match the Subdivision Plat. See redlines. Response: Plans revised to match the plat. Comment Number: 20 Comment Originated: 04/18/2016 04/18/2016: 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: 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¿. Response: Benchmarks have been revised to match the above format. Comment Number: 21 Comment Originated: 04/18/2016 04/18/2016: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: Revised. Comment Number: 22 Comment Originated: 04/18/2016 04/18/2016: All benchmark statements must match on all sheets. Response: Revised. Comment Number: 23 Comment Originated: 04/18/2016 04/18/2016: Please label the easements as shown on the Plats. Do not combine easements. Response: Revised. Comment Number: 24 Comment Originated: 04/18/2016 04/18/2016: Some easements are labeled differently than how they were dedicated on previous Plats. See redlines. Response: Revised. Comment Number: 25 Comment Originated: 04/18/2016 04/18/2016: The right of way width shown for John F. Kennedy Parkway does not match the Subdivision Plat. See redlines. Response: Revised. Comment Number: 26 Comment Originated: 04/18/2016 04/18/2016: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that this be done by adding property corner values to each sheet, or showing the property corner values on the horizontal control plans and adding a note to each sheet with coordinate values. Response: Property corners are called out on each sheet. Comment Number: 27 Comment Originated: 04/18/2016 04/18/2016: There are line over text issues. See redlines. Response: Revised. Topic: Landscape Plans Comment Number: 16 Comment Originated: 04/18/2016 04/18/2016: There are line over text issues. See redlines. Response: Corrected. Topic: Lighting Plan Comment Number: 17 Comment Originated: 04/18/2016 04/18/2016: There are line over text issues. See redlines. Response: Noted. Topic: Plat Comment Number: 2 Comment Originated: 04/18/2016 04/18/2016: Please make changes to the sub-title as marked. See redlines. Response: Revised. Comment Number: 3 Comment Originated: 04/18/2016 04/18/2016: Please make changes to the Statement Of Ownership And Subdivision as marked. See redlines. Response: Revised. Comment Number: 4 Comment Originated: 04/18/2016 04/18/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Response: Provided with this submittal. Comment Number: 5 Comment Originated: 04/18/2016 04/18/2016: Please label all surrounding properties with "Unplatted" or the subdivision name. This includes properties across right of ways. See redlines. Response: Revised. Comment Number: 6 Comment Originated: 04/18/2016 04/18/2016: Please show the right of way lines on the opposite side of all adjacent streets. See redlines. Response: Revised. Comment Number: 7 Comment Originated: 04/18/2016 04/18/2016: Please add dedication information for all street rights of way. See redlines. Response: Revised. Comment Number: 8 Comment Originated: 04/18/2016 04/18/2016: Please explain the curves shown along the west boundary. See redlines. Response: Slivers of ROW were dedicated to encompass the proposed sidewalk and parkway. The existing street curbline is not parallel with the existing ROW. Comment Number: 9 Comment Originated: 04/18/2016 04/18/2016: Please add a detail for the right of way to be dedicated at the southwest corner of the property. See redlines. Response: Provided. Comment Number: 10 Comment Originated: 04/18/2016 04/18/2016: Please explain the monument descriptions at the northeast corner of the property. See redlines. Response: Revised. Comment Number: 11 Comment Originated: 04/18/2016 04/18/2016: Please add bearings & distances as marked. See redlines. Response: Provided. Topic: Site Plan Comment Number: 12 Comment Originated: 04/18/2016 04/18/2016: There are line over text issues. See redlines. Response: Corrected. Comment Number: 13 Comment Originated: 04/18/2016 04/18/2016: There are cut off text issues. See redlines. Response: Corrected. Comment Number: 14 Comment Originated: 04/18/2016 04/18/2016: Please separate the marked text. It could be confused as being one note. See redlines. Response: Corrected. Comment Number: 15 Comment Originated: 04/18/2016 04/18/2016: Please add DE to the legend. See redlines. Response: Added. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/20/2016 04/20/2016: The submitted traffic study information has been reviewed and the conclusions accepted. Response: Noted. Comment Number: 2 Comment Originated: 04/20/2016 04/20/2016: Pedestrian connectivity to adjacent parcels is very helpful. Transportation Planning staff was wondering whether the sidewalks to the back of the property meet ADA requirements? (i.e. stairs shown). Response: ADA access is provided to all parts of the building. One sidewalk has a step to provide for the change in grade. This is not the ADA accessible route. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/18/2016 04/18/2016: 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 Response: Noted. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 04/18/2016 04/18/2016: Existing Conditions Plan: It looks like there may be an existing cable line along the back of sidewalk on the east side of JFK, please verify. Response: Locates were done on the property and the cable line was not marked. Contractor will be responsible for locates prior to construction. Comment Number: 2 Comment Originated: 04/18/2016 04/18/2016: Existing Conditions Plan: There is some linework on this plan (and on some other pages throughout the plans) that is not labeled and looks like old parcel information. Please do not show linework that isn’t relevant. If it is relevant, label it. Response: Old parcel information has been deleted from the plans. Comment Number: 3 Comment Originated: 04/18/2016 04/18/2016: Horizontal Control Plan: The outer boundary shown on this plan doesn’t match the outer boundary shown on the plat. These two plans should match. Response: The outer boundary is now shown as consistent with the plat. Comment Number: 4 Comment Originated: 04/18/2016 04/18/2016: Utility Plan: The 6-inch waterline located in the private drive to the east should be shown to extend further north as the proposed storm line will cross this existing water line. Response: The 6” waterline is now shown on the plans. Comment Number: 5 Comment Originated: 04/18/2016 04/18/2016: Utility Plan: Please verify if Wing 1 and Wing 2 are going to be able to be considered a single building (because of the second story bridge). If so, a single water service for the residential portion of these buildings is ok. Response: They will be considered one building with the water connection through the structure of the building. Comment Number: 6 Comment Originated: 04/18/2016 04/18/2016: See redlines for other minor comments. Response: Revised. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/19/2016 04/19/2016: In the parking garages at the head of some of the stalls are bicycle parking. Please put in wheels at the head of these stalls. Response: Acknowledged. Comment Number: 2 Comment Originated: 04/19/2016 04/19/2016: Are there lights on the building? Response: The photometric plans have been revised to include building mount lighting that is intended to be used for functional security needs and is compliant with LUC 3.2.4 regulations. There will also be porch lights on the balconies to comply with National Electrical Code required regulations. We will provide a cut sheet of a proposed fixture for the porch lights however, the porch lights are subject to change as the apartment light fixture package has yet to be developed. In addition, it is our understanding that these particular fixtures are not subject to the LUC 3.2.4 as they are considered part of the apartment i.e. “single-family residential use”. These fixtures are required by code to be controlled by the individual single-family residents therefore they are not used nor can be counted on for functional security needs and are not included in the photometric analysis. Comment Number: 3 Comment Originated: 04/19/2016 04/19/2016: Signs on the awnings/canopy are considered rooftop signs and are prohibited. Response: Acknowledged.