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Home My WebLink AboutMOUNTAIN'S EDGE (FORMERLY 2430 OVERLAND TRAIL - RESIDENTIAL) - PDP - PDP160045 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS1 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 January 20, 2017 Kristin Turner TB GROUP 444 MOUNTAIN AVE Fort Collins, CO 80513 RE: Mountain's Edge , PDP160045, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/17/2017 01/17/2017: A modification of standard will be needed for not providing a temporary turnaround at the end of Hillock Street. Engineering supports this modification since Private Drive E provides a route to the dead end street. RESPONSE: A variance request will be provided after this 2nd PDP submittal. Comment Number: 2 Comment Originated: 01/17/2017 01/17/2017: Type III Driveways are needed at all Private Drive entrances. These include Private Drive E and D off of Hillock Street and Private Drive B off of Bluegrass Drive. Please refer to LCUASS Detail 707.1. Concrete would be needed to the back of walks. Ramps will not be needed to cross the street, just the driveway. The minimum width for Driveways with more than 12 multifamily units is 28'. RESPONSE: Driveways were updated to Type III with 28’ width. Comment Number: 3 Comment Originated: 01/17/2017 01/17/2017: Type I Driveways are needed at Bluegrass Drive and Private Drive A, B and C. Please see LCUASS Detail 706.1. Concrete would be needed to the back of walks. The minimum driveway width is 24'. As proposed, the distance between a high volume driveway an a street intersection is 150' for a residential street. As proposed, this would not be met. Changing it to a Type I driveway satisfies this spacing requirement. RESPONSE: Driveways were updated to Type I with 24’ width. Comment Number: 4 Comment Originated: 01/17/2017 2 01/17/2017: What are the angles of the intersection of Bluegrass Drive and Private Drive B as well as Bluegrass Drive and Hillock Street. Please label this on the Utility Plans. The angle should be >80 degrees and <100 degrees. RESPONSE: Angles of departure were added at intersections to the Horizontal Control Plan along Bluegrass. Comment Number: 5 Comment Originated: 01/17/2017 01/17/2017: How does the proposed sidewalk, and curb/gutter transition to the existing Bluegrass Drive to the north? Since the ROW widths vary, more information will be needed for the transition. RESPONSE: Proposed roadway is shown to flare out to match the existing curb and gutter. Some removals will be necessary. Sidewalk is shown to transition from detached to attached. Comment Number: 6 Comment Originated: 01/17/2017 01/17/2017: Sight distance triangles/easements will be needed along Bluegrass Drive. Please see Utility Plans for redlines regarding this. RESPONSE: Sight Distance Easements were added. Comment Number: 7 Comment Originated: 01/17/2017 01/17/2017: The stairs along Overland Trail will need to be setback at least 2 feet from the public sidewalk. RESPONSE: Stairs have been revised to be at least 2’ from the ROW. Comment Number: 8 Comment Originated: 01/17/2017 01/17/2017: Please remove items like AC Units that can change locations from the Utility Plans. This will prevent plans from having to be changed in the future. RESPONSE: Stairs have been revised to be at least 2’ from the ROW. Comment Number: 9 Comment Originated: 01/17/2017 01/17/2017: More conversation is needed regarding the improvements at Overland Trail and Drake Road. Conversations are needed to discuss the ultimate configuration of the intersection. RESPONSE: An acceleration lane and pork chop were added. The pork chop is modified from LCUASS due to conflicts with a power pole. Comment Number: 10 Comment Originated: 01/17/2017 01/17/2017: More information is needed for the flow line of Overland Trail, especially where it transitions from Drake Road. Incorrect VC's are used on Overland Trail. Grade Breaks are also being exceeded. RESPONSE: The alignment and profile have been extended to show the full curb return radius of the flowline at Overland and Drake. Additionally VC and grade breaks were updated to comply with standards. Comment Number: 11 Comment Originated: 01/17/2017 01/17/2017: How will drainage work to the north of the improvements along Overland Trail? Will there be temporary swales? Will offsite easements be needed? RESPONSE: An inlet was added to collect flows within Overland Trail. Comment Number: 12 Comment Originated: 01/17/2017 01/17/2017: Hillock Street will need to be designed and built to the property line to the north. RESPONSE: The street construction was stopped short of the adjacent property line due to a need for construction easement. As such, the remainder of the improvements will be expected to be escrowed. Comment Number: 13 Comment Originated: 01/17/2017 01/17/2017: The minimum cross slopes is 1.5%. Please update Station 11+00 for Overland Trail. RESPONSE: Flowline profiles have been updated to provide at least 1.5% cross-slope. 3 Comment Number: 14 Comment Originated: 01/18/2017 01/17/2017: Please refer to all "Alleys" as Private Drives on all Utility/Site/Landscape plans. RESPONSE: Utility Plans refer to drives as “Private Drive”. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/18/2017 Ecological Characterization Study (ECS) received and reviewed. Thank you. RESPONSE: Your welcome ! Comment Number: 2 Comment Originated: 01/18/2017 01/18/2017: The Natural Habitat Buffer Zone (NHBZ) needs to be clearly delineated and labeled on the site, grading, utility, and landscape plans. RESPONSE: It NHBZ has been added to all plans. Comment Number: 3 Comment Originated: 01/18/2017 01/18/2017: Add an Environmental Planner signature to all utility plans that show the natural habitat buffer zone. RESPONSE: The Environmental Planner signature block is located on all Utility Plan sheets Comment Number: 4 Comment Originated: 01/18/2017 01/18/2017: Please add the following statement to the notes on any sheets of the site, landscape, photometric and utility plans that show the Habitat Buffer: “The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone.” This will help preserve the Intention behind the buffer zones and the natural features into the future. RESPONSE: This has been added to the plans. Comment Number: 7 Comment Originated: 01/18/2017 01/18/2017: It appears the majority of the natural habitat buffer zone (SW corner of site) shall remain undisturbed. This is preferable as vegetation is already established and many native plants already thrive in the location including prickly pear (O. polyacantha) , yucca (Y. glauca), and rabbitbrush (C. nauseosus). RESPONSE: Acknowledged. Comment Number: 10 Comment Originated: 01/18/2017 01/18/2017: Areas within the habitat buffer that are bare or disturbed will need to be re-seeded and these areas clearly shown on plans and construction documents. Provide specific instructions on how the areas disturbed need to be re-seeded. i.e. if using broadcast method ensuring correct seeding rate is used, soil prep through amendments and scarification, and planting to correct depth and no further. RESPONSE: Acknowledged. Notes are included on the plan that call for reseeding of disturbed areas. Please refer to all Native Seed Notes for information on how to reseed. Comment Number: 12 Comment Originated: 01/18/2017 01/18/2017: Include a water budget chart with the next submittal that identifies all hydrozones and total annual water use on the site, per LUC section 3.2.1(E)(3). RESPONSE: Please note, a hydrozone chart was included with the original submittal. It has been updated with this submittal based on the revisions that were made. Comment Number: 13 Comment Originated: 01/18/2017 01/18/2017: Please provide the following in a table on the site plan: A. The total acreage required by the standard 50' natural habitat buffer zone along ditch. RESPONSE: The NHBZ statistics are located on the landscape sheets (sheet 3). This information 4 has been added. B. The total acreage of natural habitat buffer zone acreage proposed within the submitted site plan. RESPONSE: This has been added to sheet 3. Comment Number: 18 Comment Originated: 01/18/2017 01/18/2017: If the project continues in the development review process note: language regarding the protection and enhancement of the Natural Habitat Buffer Zone as well as a weed management plan will need to be included in the Development Agreement for the project. A security will need to be provided prior to the issuance of a Development Construction Permit (DCP) that accounts for the installation and establishment of the Natural Habitat Buffer Zone. RESPONSE: Acknowledged. Comment Number: 19 Comment Originated: 01/18/2017 01/18/2017: Revisit the design and grading of the detention areas to create a more naturalistic, undulating landform. Side slopes should vary and range from 4:1 to 20:1, per the Stormwater Standards and Guidelines. http://www.fcgov.com/utilities/img/site_specific/uploads/Detention_Pond_Landscaping_Standards. pdf RESPONSE: Detention Ponds 1 and 2 were regraded with side slopes varying between 4:1 and 10:1. A retaining wall was added to Detention Pond 1 to provide additional aesthetic and meet the detention landscaping requirements. Topic: Landscape Plans Comment Number: 5 Comment Originated: 01/18/2017 01/18/2017: Please note LUC Section 3.2.1(C) requiring developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment.” Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. RESPONSE: A tree inventory/mitigation plan has been added to this submittal. Comment Number: 6 Comment Originated: 01/18/2017 01/18/2017: The native seed mix proposed looks good thus far, as well as specifications for which seed company is to be used and how seed is to be applied for best potential of proper establishment. Please verify if temporary or permanent irrigation will be used in relation to short term and long term establishment of these seeded areas. RESPONSE: Permanent irrigation will be provided. Please refer to note Native Grass #3. Comment Number: 8 Comment Originated: 01/18/2017 01/18/2017: Add native shrub to landscape plans including natural habitat buffer zone plans. Suggestions include: Chokecherry (P. virginiana), American plum (P. americana), Saskatoon serviceberry (A. alnifolia), Indigobush (A. fruticosa), Four-wing saltbush (A. canescens), Sand cherry (P. besseyi), Mountain mahogany (C. montanus), Antelope bitterbrush (P. tridentate), Golden currant (R. aureum). RESPONSE: Only trees and hatches are included in the PDP submittals. Shrubs will be included with our first FDP submittal so you can further evaluate the planting within the NHBZ. Comment Number: 9 Comment Originated: 01/18/2017 01/18/2017: Species names in the seed mixes need to be provided. Provide scientific names for 5 all species and add two columns for seeding rate: one for rate is drill seeded and one for rate is broadcast method is used. RESPONSE: Scientific names have been added. Drill seeding is called for in the notes so only that seeding rate has been provided. Comment Number: 11 Comment Originated: 01/18/2017 01/18/2017: For any trees to be removed, add the following note to the landscape plans: "All tree removal shown shall be completed outside of the songbird nesting season (Feb 1 - July 31) or a survey will be conducted of the trees to be removed to ensure that no active nests are present." RESPONSE: This note was included in our original submittal. Please refer to Tree Protection Note #9. Comment Number: 14 Comment Originated: 01/18/2017 01/18/2017: Within the natural habitat buffer zone, according to Article 3.4.1(E) (1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. RESPONSE: Acknowledged. Comment Number: 15 Comment Originated: 01/18/2017 01/18/2017: From a quality perspective, more detail in the natural habitat buffer zone is needed to evaluate compliance, including enhancements through native plantings such as chokecherry and other appropriate species. Buffer planting enhancements should include appropriate native vegetation, species diversity and variety in vertical structure. RESPONSE: Only trees and hatches are included in the PDP submittals. Shrubs will be included with our first FDP submittal so you can further evaluate the planting within the NHBZ. Topic: Lighting Plan Comment Number: 16 Comment Originated: 01/18/2017 01/18/2017: Note in respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the natural habitat buffer areas. Verify lighting fixtures and photometric plan shall not spill over into natural habitat buffer zone area. RESPONSE: The natural habitat buffer zone has been added to the electrical drawings. Photometric values have been added to the same sheet that demonstrate that there is no spill light from the proposed lighting into the buffer zone. Comment Number: 17 Comment Originated: 01/18/2017 01/18/2017: Thank you for selecting 3000K or less LED lighting fixtures. In regard to LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian rhythms for both humans and wildlife. Warm white color temperature (3000K or less) for LED and other light fixtures is preferred in accordance with International Dark Skies Association recommendations. RESPONSE: The fixture schedule indicates a requirement for 3000 degree K rating. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 01/19/2017 01/19/2017: Please provide Tree Inventory and Mitigation information from the site visit. Also, be sure to provide the correct number of required mitigation trees. 6 RESPONSE: A tree inventory/mitigation plan has been added to this submittal. Comment Number: 2 Comment Originated: 01/19/2017 01/19/2017: According to Land Use Code 3.2.1 D2A, lots that are less than 60 feet require 1 tree to be planted. Adjust plans to show 1 street tree for each of these lots. RESPONSE: Acknowledged. 1 tree is provided per lot. In some instances the tree is offset due to street light placement. Comment Number: 3 Comment Originated: 01/19/2017 01/19/2017: Show locations of water and sewer service lines for all lots. Adjust tree locations to meet the utility-tree separation standard of 6 feet (between any water or sewer service line). RESPONSE: Water/sewer services will be shown at the FDP level at which point the trees can be adjusted accordingly. Show locations of all front-entry driveways and adjust street tree locations to be 8 feet from driveways. RESPONSE: There are no front-entry driveways for any of the townhome buildings. Driveway locations for the single-family lots will be determined at FDP. Show street light locations and proper tree separation • Shade trees: 40’ separation • Ornamental trees: 15’ separation RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 01/19/2017 01/19/2017: Provide a typical lot detail showing location of street tree, water and sewer service lines, driveway, and street lights. RESPONSE: This will be provided with the first FDP package. Comment Number: 5 Comment Originated: 01/19/2017 01/19/2017: Along Drake Road, please provide street trees in the parkway in a similar fashion to what has occurred east of this project’s location. Because of overhead electric lines, species selection should include Red Barron and Thunderchild Crabapples. RESPONSE: Trees along Drake have been added (crabapples). Please provide irrigated turf in the parkway along Drake Road. RESPONSE: It appears that a tree lawn and detached walk already exists along Drake. We will confirm if there is turf and/or irrigation in this area and update the plans accordingly with the next submittal. Comment Number: 6 Comment Originated: 01/19/2017 01/19/2017: Please place Rocky Mountain Junipers under the category Evergreen Trees in the Plant List. RESPONSE: Revised. Comment Number: 7 Comment Originated: 01/19/2017 01/19/2017:Private Property Trees - Increase the diversity of ornamental trees used, reducing the large groups of single species to a more diverse collection. RESPONSE: Revised. Please provide additional conifer tree species, such as Austrian Pine and Colorado Blue Spruce. Throughout the project, try to incorporate these species into defined groups or groves. RESPONSE: Revised. Forestry generally does not recommend Prairiefire Crabapple due to disease issues. Please consider using the following ornamental species: o Red Barron Crabapple o Thunderchild Crabapple o Spring Snow Crabapple 7 RESPONSE: Revised to Red Barron and Thunderchild. Consider using other ornamental pear species in place of some of the Korean Wild Pears. RESPONSE: Revised. Comment Number: 8 Comment Originated: 01/19/2017 01/19/2017: There seems to be some discrepancies in the number of trees accounted for on the plans versus the number of trees listed on the Plant List. Please adjust the number of species on the plans to reflect the accurate amount listed on the Plant List, vice versa. RESPONSE: The plant counts have been updated. ‘Tannenbaum’ Mugo Pines: Plant List: 16; Landscape Plans: 23; Discrepancy: +7 Fastigiate Norway Spruce: Plant List: 16; Landscape Plans: 25; Discrepancy: +9 Autumn Brilliance Serviceberry: Plant List: 12; Landscape Plans: 18; Discrepancy:+6 RESPONSE: The plant count have been updated. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/18/2017 01/18/2017: Light and Power has single phase electric facilities along Blugrass Dr that can be extended into the site to feed this development. Will 3 phase power be needed? RESPONSE: Three phase power is not required at any of the proposed buildings. Comment Number: 2 Comment Originated: 01/18/2017 01/18/2017: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or 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: 01/18/2017 01/18/2017: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. Transformers must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 01/18/2017 01/18/2017: Meter locations will need to be coordinated with Light and Power. Please show proposed meter locations on the site and utility plans. It is recommended to gang the electric meters on one side of the building, opposite gas meters. RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 01/18/2017 01/18/2017: Secondary electric services for multifamily units will be the responsibility of the Developer to install and maintain from the transformer to the meters. RESPONSE: Acknowledged. Comment Number: 6 Comment Originated: 01/18/2017 01/18/2017: Streetlights will need to be installed along public streets and coordinated with Light & Power. Shaded trees are required to maintain 40 feet of separation and ornamental trees are required to maintain 15 feet of separation from street lights. A link to the City of Fort Collins streetlighting requirements can be found below: 8 http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf RESPONSE: Street lights along the public ROW were coordinated with FC LP and are shown on the plans. Comment Number: 7 Comment Originated: 01/18/2017 01/18/2017: 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: Understood. Comment Number: 8 Comment Originated: 01/18/2017 01/18/2017: Multifamily buildings are billed as commercial services. Commercial Service Forms (C-1 forms) and one line diagrams must be submitted to Light & Power for each building. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf RESPONSE: Acknowledged. Comment Number: 9 Comment Originated: 01/18/2017 01/18/2017: Light and Power will need to extend primary electric lines into the site and through the private drives to feed the transformers. 10ft minimum separation from all utility mains is needed. Additional utility easements may be needed in the private drives to meet separation requirements. RESPONSE: All access tracts are utility easements. Additionally, 5’ of utility easement was added in front of townhouses to provide additional separation from wet utilities. Department: PFA Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 01/17/2017 01/17/2017: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Within the development, a hydrant is required within 400' of every Residential Building and on 800' centers as measured along an approved path of vehicle travel. The preliminary plan indicates appropriate hydrant placement within the development; however, hydrants will be required along South Overland Trail and Drake Road to meet code requirements and correct hydrant separation deficiencies in this area. Code language provided below. > IFC 507.5 and PFA Policy: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. > IFC 507.5.5: A 3-foot clear space shall be maintained around the circumference of fire hydrants except as otherwise required or approved. RESPONSE: Fire hydrants were added along Overland Trail to meet standard spacing requirements for undeveloped areas (800’ centers). Comment Number: 2 Comment Originated: 01/17/2017 01/17/2017: RESIDENTIAL AUTOMATIC FIRE SPRINKLERS The Townhome products will require a residential sprinkler system installed in accordance with the IFC or IRC. Please contact the building department for further information. RESPONSE: Acknowledged. Firelines are now shown on the Utility Plans Comment Number: 3 Comment Originated: 01/17/2017 01/17/2017: FIRE LANES 9 Fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (Overland Trail or Drake Rd) and fire lanes will be required within the site. Any private alley serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. RESPONSE: All buildings perimeters are accessible within 150’ of a fire access route. Fire access is not planned along Overland or Drake. Emergency Access Easements are shown on the Utility Plans and Plat within all private drives. >The Townhome perimeters in tract H are greater than 150' from Bluegrass and the loop drive will need to serve as a fire lane and be dedicated as an EAE. > Private drives in Tracts F, G, H, & I will need to serve as fire lanes and be dedicated with Emergency Access Easements. > Tract F EAE connection to Hillock needs to include the 25' turning radius. > Tract F EAE connection to Bluegrass needs to include the 25' turning radius. > Tracts G, H, & I EAE connections to Bluegrass need to include the 25' turning radius. RESPONSE: Emergency Access Easements are shown on all private drives. The easements are shown along the flowlines of the driveways. The easements end at the ROW line. The radius is contained within the ROW. Please horizontal control plan for radius of flowlines. Code language and fire lane specifications 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. RESPONSE: All sides of buildings are accessible within 150’ from the access drive. Comment Number: 4 Comment Originated: 01/17/2017 01/17/2017: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement (EAE). > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 01/17/2017 01/17/2017: FIRE LANE SIGNS As all private alleys will need to serve as fire lanes, parking will not be permitted along the length of the alleys. The limits of the fire lane shall be fully defined with signage. Fire lane sign locations should be indicated on future plan sets. Code language provided below. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be 10 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 will be provided with Final plans. Comment Number: 6 Comment Originated: 01/17/2017 01/17/2017: REMOTENESS > IFC D104.3: Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. The portion of the development north of Bluegrasss drive measures approximately 1000' diagonally (NW to SE corners), meaning the minimum distance between the two EAE's needs to be 500'. Currently, the plans show this distance to be 360' and does not meet the code requirements. Any deviation from the code requires approval of the fire marshal. RESPONSE: Approval is being sought from PFA regarding this comment. Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 7 Comment Originated: 01/18/2017 01/18/2017: PREMISE IDENTIFICATION & WAYFINDING As Townhome access is to the rear of these units, addressing within this development will require additional consideration and advanced planning. Naming of private alleys is recommended. Naming shall be done with the addresses posted on each structure and where otherwise needed to aid in wayfinding. A man-door should be available facing the alley to provide emergency access. Code language provided below. > IFC 505.1: New buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. ADDRESS POSTING - LOCAL AMENDMENT > IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other streets, shall have the address numbers and street name on each side that is accessible form another street. RESPONSE: A signage plan has been provided for review/comment. Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/18/2017 01/18/2017: In general, the overall layout, while practical, appears overly rectilinear and regimented and would benefit by softening the overall layout at least to some degree. While the principles of new urbanism are on full display, there is an over-abundance of right angles and repetition. For example, could Buildings Q and R be further differentiated either by providing greater separation or off-setting orientation to the private alley? Could Building O ben angled relative to its juxtaposition with Building P to add interest? Could Buildings H, L and N be offset from each other relative to their alignment along both the private alley and the open space to add 11 variety? RESPONSE: Buildings E, H and N have been shifted to provide more interest on-site. Building Q and R have not been shifted as they are constrained by the intersection locations of the alley at Bluegrass Drive. Within the single family attached buildings, could individual units or entrances be varied and offsetting? Otherwise there may be no privacy on the front porches. Could the long private alley on the west feature a long sweep or curve? It seems the entire project would benefit from some curvature or variety in building placement, individual unit placement and/or private alley alignment so that the overall arrangement is less rigid. RESPONSE: Private Drive B (N) has been revised to include the largest radius possible. Buildings have been staggered to provide more variation on the site. The exact location of buildings on the single family lots has not yet been determined. We should be able to provide additional information on this with our FDP submittal. Comment Number: 2 Comment Originated: 01/18/2017 01/18/2017: Staff recommends that a pedestrian bridge be placed at the southern terminus of Hillock Street (or private alley, whichever the case may be) that connects the residents over Dixon Creek to the open space designated on the plat as Tract E. Essentially, this project is a cluster development plan with Tract E being a five acre private park, but as currently designed; the project does not take full advantage of this important site attribute. This private park should instead be more fully integrated with the overall project so that it can be enjoyed by the residents. The bridge does not have to be designed to the level of that seen on the City’s regional bike trails. Rather, it could be reduced in size so as to not appear to be part of the regional trail system. RESPONSE: A pedestrian bridge has been added on the west side of the property. Construction will be necessary in this area for swales and drainage which will make the addition of the bridge less of an overall disruption to the natural habitat buffer area than if it were located along the eastern side of the property. Spurs have been added providing a connection to both Drake and Overland. Comment Number: 3 Comment Originated: 01/18/2017 01/18/2017: In order to further promote Tract E as an asset for the residents, has any consideration been given to providing soft walking paths? At five acres, there are opportunities to promote walking and fitness with a soft path walking loop. This loop could be enhanced with spurs connecting to Drake Road and Overland Trail. It seems that the benefits of the open space are being under-utilized. RESPONSE: Soft surface trails have been added to the southern portion of the property with spurs to both Drake and Overland. Comment Number: 4 Comment Originated: 01/18/2017 01/18/2017: Along the north property line, within Tract A, staff recommends that this area be planted in a more dense fashion than indicated in order to buffer the access drive to the drive-in movie theatre. This access drive is the eastbound queuing lane for the theatre and there will be idling vehicles that may prove to be a problem during the evenings in the summer months. Upon exiting, this lane gets stacked up in a similar fashion in a westbound direction. The plans are not clear whether or not a new privacy fence is planned for along this property line. In general, it appears more consideration needs to be given to ensure compatibility between the existing drive-in theatre and the proposed P.D.P. RESPONSE: Additional planting has been added in this area. A privacy fence will be provided as well. Comment Number: 5 Comment Originated: 01/18/2017 01/18/2017: Similarly, the plans are not clear as to whether or not the project will construct a 12 common rear-lot privacy fence along the east property line. Is a common fence proposed or will rear yard fencing be left up to each individual lot owner? Or, does the developer plan on relying upon the neighbors’ existing fencing? This issue will likely be a topic at the upcoming neighborhood meeting. In comparable projects, staff has seen a unified common rear yard fence, with masonry columns at the property corners, offered as the successful solution to this design issue. RESPONSE: A common rear lot fence will be required by the HOA. It has been added to the plans and will be built by either the builder or homeowner. Comment Number: 6 Comment Originated: 01/18/2017 01/18/2017: Is there a sufficient amount of guest parking? There are similar projects where guest parking is distributed throughout the project. For example, guest parking at the mail cluster box will double as a handy pick up point. Guest parking could also double as good locations for plowed snow. RESPONSE: Yes! Additional parking has been provided. The plan now includes 48 additional parking spaces. Comment Number: 7 Comment Originated: 01/18/2017 01/18/2017: Please consider adding an east-west connecting walkway between Buildings G/H and K/L that ties the internal green space (Tract C) to Overland Trail. This is approximately the midpoint between Bluegrass Drive on the south and the east-west private alley on the north and will enhance the overall walkability of the project and add another view opportunity to the west. RESPONSE: Walks have been added between all of the buildings connecting the alley’s to the front yard sidewalks. Comment Number: 8 Comment Originated: 01/18/2017 01/18/2017: The aerial maps indicate that there are a significant number of trees along the west property line that may be in the existing Overland Trail public right-of-way. What is the status of these trees after the 7.5 feet dedicated for additional public right-of-way and the 15 feet dedicated as a utility easement? These trees are not addressed either in the project narrative or on the Landscape Plan. Please provide a detailed response as to the status and proposed disposition of these trees. Hopefully, a significant number of these trees can be preserved. RESPONSE: A tree inventory/mitigation plan has been provided with this submittal. Comment Number: 9 Comment Originated: 01/18/2017 01/18/2017: The existing trees that are totally on private property and are slated to be removed will need to be identified and mitigated per Section 3.2.1(F) in conjunction with a site inspection by the City Forester. Then, the Landscape Plan needs to indicate the extent of the tree removal, reason for removal and tree mitigation both in table form and on the Plan. As we have required on other projects, a separate Tree Mitigation Plan sheet may be needed. RESPONSE: A tree inventory/mitigation plan has been provided with this submittal. Comment Number: 10 Comment Originated: 01/18/2017 01/18/2017: Staff is concerned about the 12 single family attached dwellings facing on the southwest side of Bluegrass Drive and the extent of the garages facing north to Bluegrass Drive. Although there is an open space area between Bluegrass Drive and the private alley (Tract H), this area looks sparsely landscaped as it appears to be a drainage conveyance channel. The exposure of 12 garages to a public street needs to be mitigated with landscaping despite the challenges of the drainage channel. RESPONSE: Additional planting has been provided. Comment Number: 11 Comment Originated: 01/18/2017 01/18/2017: In the private alleys, with the garages arranged as proposed, staff recommends a landscape strip between driveways. Such landscaping should be sufficiently dense and vertical 13 to prevent informal parallel parking from spilling over onto the neighboring driveway. This landscaping will also improve the overall aesthetics of the private alleys. RESPONSE: Landscape strips have been added. Comment Number: 12 Comment Originated: 01/18/2017 01/18/2017: On the Lighting Plan, there is no need to provide light fixtures along the two public streets. Building permit fees paid to Light and Power will pay for public street lights. RESPONSE: Acknowledged. The lighting plan has been revised. Comment Number: 13 Comment Originated: 01/18/2017 01/18/2017: On the S-1 fixture, be sure to specify that the maximum Kelvin temperature is 3,000 degrees. Higher values are not residential in character and are more suited for commercial environments. RESPONSE: The fixture schedule indicates a requirement for 3000 degree K rating. Comment Number: 14 Comment Originated: 01/18/2017 01/18/2017:Regarding the S-2 fixture, the plans are confusing. While sheet E3 describes these as wall-mounted fixtures, sheet E1 shows them to be free-standing at 10 feet in height. These fixtures must be wall-mounted and shown to be located at the garage setback, eight feet behind the flowline of the alley. RESPONSE: A detail has been added to sheet E3 which shows the installation of the S1 fixture on a 15-foot pole. All S2 fixtures are building mounted at the designated height, mounted on the garages. Comment Number: 15 Comment Originated: 01/18/2017 01/18/2017: If Hillock Drive is public south of the Bluegrass, then public street-lighting will be provided. RESPONSE: Acknowledged. Comment Number: 16 Comment Originated: 01/18/2017 01/18/2017: Regarding the architectural elevations, staff would like to discuss with the design team on how best to introduce a higher level of variety among buildings so the project does not seem overly monotonous. RESPONSE: Articulation of the front of the buildings, along with front porches of the existing designs were discussed with the staff on 2-3-17. Comment Number: 17 Comment Originated: 01/18/2017 01/18/2017: On the architectural elevations, it would be helpful to know the dimensions of the front porches. RESPONSE: Elevations are labeled with porch dimensions Comment Number: 18 Comment Originated: 01/18/2017 01/18/2017: On the Site and Landscape Plans, please identify the Tracts using the same designation as on the Plat. RESPONSE: The plat tracts have been added to the Site/Landscape plans. Comment Number: 19 Comment Originated: 01/18/2017 01/18/2017: Please enlarge the Site Plan to no less than 1¿ = 50¿. Please remove the information that lists each building and bedroom count and move to another sheet. On the Site Plan, please provide a cross-section for the private alley and Lot Typicals that describe compliance with building setbacks, garage setbacks along the private alleys and garage standards for the single family detached dwellings. Please increase the font size where noted (see redlines). Please add information as to the surrounding land uses and subdivision names and filings. RESPONSE: The plans have been enlarged to 40 scale. The font has been changed to match the 40 scale drawing. 14 Comment Number: 20 Comment Originated: 01/18/2017 01/18/2017: The site plans calls out the public street parkways to be 5.5 feet wide but they must be 6.0 feet wide. RESPONSE: The label has been corrected. Comment Number: 21 Comment Originated: 01/18/2017 01/18/2017: Please describe the side slopes of the central green / detention pond (Tract C). In order to be effective as a central green, these slopes should be as shallow as possible. RESPONSE: Detention Ponds 1 and 2 were regraded with side slopes varying between 4:1 and 10:1. A retaining wall was added to Detention Pond 1 to provide additional aesthetic and meet the detention landscaping requirements. Comment Number: 22 Comment Originated: 01/18/2017 01/18/2017: On all plan sheets, please call out the width of the sidewalk that frames the central green / detention pond (Tract C). RESPONSE: Revised. Comment Number: 23 Comment Originated: 01/18/2017 01/18/2017: Please substitute “single family attached” for “townhomes.” RESPONSE: Revised. Comment Number: 24 Comment Originated: 01/18/2017 01/18/2017: Three of the private alleys will need to be named in order to provide addresses. RESPONSE: Temporary street names have been provided. Comment Number: 25 Comment Originated: 01/18/2017 01/18/2017: There will need to be a person-door to each unit along the private alleys that are named, not just a garage door. RESPONSE: Per a meeting with Staff on 2.3.17, man doors will not be provided. Additional walks and signage will be provided to satisfy PFA requirements. Comment Number: 26 Comment Originated: 01/18/2017 01/18/2017: The name ¿Hillock¿ is a phonetic sound-alike to Hickok. The City keeps a list of proper names that are eligible for street-naming that are pre-approved and already checked for sound-alikes. Any of these names could be selected. RESPONSE: This name has been removed. Temporary street names have been provided. Comment Number: 27 Comment Originated: 01/18/2017 01/18/2017: Why does Hillock transition to a private alley south of Bluegrass Drive? RESPONSE: Due to site constraints, a 50’ radius turnaround was not feasible without significant encroachment into the natural area. No permanent dead-ends are allowed on public roadways. Unless a variance would be granted by the City, this roadway would need to be private. Comment Number: 28 Comment Originated: 01/18/2017 01/18/2017: If not a public street to the southern terminus, then a public access easement needs to be provided for public access to the open space. RESPONSE: Access to the open space is being provided on the west side of the site rather than the east side. Comment Number: 29 Comment Originated: 01/18/2017 01/18/2017: Is a hammerhead turn-around needed at this terminus? RESPONSE: No. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General 15 Comment Number: 2 Comment Originated: 01/17/2017 01/17/2017: An easement is required for the NE outfall. Please provide off-site easement and show that conveyance exists in the proposed outfall. RESPONSE: An proposed off-site easement is shown on the plans. Developer will be working with adjacent owner to obtain the easement. Comment Number: 3 Comment Originated: 01/17/2017 01/17/2017: Stormwater Criteria requires storm drainage facilities that serve more than 3 properties be located within tracts dedicated as drainage easements so that undue burden is not placed on single-family-lot owners. Please reconfigure drainage along the eastern edge of this development per this information. Keep in mind that developed flows are to be routed for treatment and detention and are not to be released to adjacent properties. RESPONSE: A drainage tract is now shown behind single-family lots. Comment Number: 4 Comment Originated: 01/17/2017 01/17/2017: Please review acceptable Low Impact Development (LID) methods and show that LID requirements are being met. Grass buffers do not meet the requirement as they are not volumetric, quantifiable treatment. RESPONSE: All grass buffers have been deleted as an LID measure. Grass Swales with Infiltration section have been added to provide LID treatment. Comment Number: 5 Comment Originated: 01/17/2017 01/17/2017: It is typical for a development to treat and detain runoff from half of the adjacent streets. It is seen that some of Overland Trail is proposed to be treated and detained. Please include discussion of remaining street frontage and provide treatment and detention where possible. RESPONSE: The remaining street frontage will require a large detention pond within the planned open space. This is possible, but would require significant disturbance to the existing vegetation. Comment Number: 6 Comment Originated: 01/17/2017 01/17/2017: Please quantify the off-site flows coming under Overland Trail that are proposed to pass through the site. RESPONSE: Off-site flows have been quantified and are shown on the drainage plan and in the r report as Off-site basins. Comment Number: 7 Comment Originated: 01/17/2017 01/17/2017: Please review the Landscape Design Standards and Guidelines for Stormwater and Detention Facilities and adjust proposed landform and slopes to help improve aesthetic qualities. RESPONSE: Pond 1 and Pond 2 have been regrading and redesigned to better meet the standards. Comment Number: 8 Comment Originated: 01/17/2017 01/17/2017: Please see redlined plans and drainage report. RESPONSE: Addressed Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/17/2017 01/17/2017: 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; an Erosion Control Plan, an Erosion Control Report, and an Escrow / Security Calculation. If you need clarification 16 concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com RESPONSE: Erosion control plans and reports will be provided at FDP Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 7 Comment Originated: 01/20/2017 01/20/2017: Please change the title to match the other plan sets. RESPONSE: Revised. Topic: Construction Drawings Comment Number: 8 Comment Originated: 01/20/2017 01/20/2017: 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: Updated Comment Number: 9 Comment Originated: 01/20/2017 01/20/2017: Please change the Basis Of Bearings statement to match the revised Subdivision Plat. RESPONSE: Updated Comment Number: 10 Comment Originated: 01/20/2017 01/20/2017: All benchmark statements must match on all sheets. RESPONSE: Updated Comment Number: 11 Comment Originated: 01/20/2017 01/20/2017: Some of the right of way descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. RESPONSE: Updated Comment Number: 12 Comment Originated: 01/20/2017 01/20/2017: There are text over text issues. See redlines. RESPONSE: Updated Comment Number: 13 Comment Originated: 01/20/2017 01/20/2017: There is text that needs to be rotated 180°. See redlines. RESPONSE: Updated Comment Number: 14 Comment Originated: 01/20/2017 01/20/2017: There are line over text issues. See redlines. RESPONSE: Updated 17 Topic: Landscape Plans Comment Number: 5 Comment Originated: 01/20/2017 01/20/2017: There are line over text issues. See redlines. RESPONSE: Revised. Comment Number: 6 Comment Originated: 01/20/2017 01/20/2017: There is text that needs to be rotated 180°. See redlines. RESPONSE: Revised. Topic: Plat Comment Number: 1 Comment Originated: 01/20/2017 01/20/2017: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. RESPONSE: Updated Topic: Site Plan Comment Number: 2 Comment Originated: 01/20/2017 01/20/2017: Please revise the legal description as marked. See redlines. RESPONSE: Revised. Comment Number: 3 Comment Originated: 01/20/2017 01/20/2017: There are line over text issues. See redlines. RESPONSE: Revised. Comment Number: 4 Comment Originated: 01/20/2017 01/20/2017: Some of the easements shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. RESPONSE: Revised. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/20/2017 01/20/2017: As indicated in the traffic study safety improvements are needed at Drake and Overland trail road. After further review of the recommendations in the study, and previous operational modifications to improve safety the traffic operations it has been determined that an acceleration lane on Overland Trail Rd. from the WB right turn lane should be installed. RESPONSE: A continuous right turn lane has been provided at the intersection. The pork chop, due to an existing power pole, has been adjusted from the standard to provide clearance from the power pole. A 50’ radius is provided at the outer flowline. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/17/2017 01/17/2017: TRANSFORT The Transfort Strategic Operating Plan calls for bus service to this area. Please install a Type II bus stop pad along Overland Trail in front of Building K (see Figure 10 in Transfort Bus Stop Design Standards and Guidelines: http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standards.pdf). A fee-in-lieu 18 can be paid for the amenities (bike rack, bench, and trash can) until service is started to the area. RESPONSE: : Transfort will be contacted regarding the proposed location for the bus stop. Transfort is currently working to find a solution. Comment Number: 2 Comment Originated: 01/17/2017 01/17/2017: TRANSFORT If Overland Trail will have on-street parking then a bulb-out will be required for the bus stop pad. RESPONSE: No parking will be allowed on Overland Trail. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/10/2017 01/10/2017: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com RESPONSE: Acknowledged. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/17/2017 01/17/2017: Please extend the main and dead end hydrant location to the property line at the north end of Hillock Street. RESPONSE: Updated Comment Number: 2 Comment Originated: 01/17/2017 01/17/2017: Please connect the proposed water main in Private Drive E to the existing main in Overland Trail for redundancy. RESPONSE: Updated Comment Number: 3 Comment Originated: 01/17/2017 01/17/2017: There are existing Fort Collins Loveland Water District mains in both Overland and Drake. Please coordinate and show these mains on the Utility Plans. RESPONSE: Updated Comment Number: 4 Comment Originated: 01/17/2017 01/17/2017: Please see plan redlines. RESPONSE: Updated Department: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/12/2017 01/12/2017: The 41 on-street parallel parking spaces do not meet the internal street requirements as per 3.2.2(K)1(b). Where is the parallel parking intended to be located ? Bluegrass drive and the single family dwelling side of hillock cannot be designated for on-street parking. RESPONSE: Revised. Parallel parking along the west side of Street F have been included in our calculations but no other parallel parking has been included. Comment Number: 2 Comment Originated: 01/12/2017 01/12/2017: The site photometrics do not show the foot candle measurements @ 20' beyond the property line. 19 RESPONSE: Revised. Comment Number: 3 Comment Originated: 01/12/2017 01/12/2017: The overall building height of 32.6 ft. exceeds the maximum allowable building height in the LMN of 32.0 ft. as per 4.5(E)(3). RESPONSE: LMN 4.5(E)(3) states that a building can not exceed 2.5 stories. These are only two-story buildings. The soffits/ eaves are at 18’/19’ (depending on the location) Comment Originated: 01/12/2017 01/12/2017: The LMN setbacks apply for both the single family detached and single family attached. The setbacks are 15' front - 5' side - 8' rear. Please include a typical setback detail on the drawings. RESPONSE: Acknowledged. Provided. 20 FORT COLLINS–LOVELAND WATER DISTRICT / SOUTH FORT COLLINS SANITATION DISTRICT January 10, 2011 Mr. Ted Shepard City of Fort Collins P.O. Box 580 Fort Collins, CO 80525 RE:PDP160045 Mountain's Edge-Type I First Submitt Dear Mr. Shepard, The Fort Collins - Loveland Water District and the South Fort Collins Sanitation District have reviewed the above mentioned project and submit the following comments. The District has an existing 18 inch steel water line in Overland Trail and Drake Road that need to be identified. RESPONSE: The 18” FCLWD waterline is now shown on the Utility Plans. There is an existing 1 inch water tap stubbed into the property that will need to be abandoned at the main in accordance with District requirements. A letter from the owner requesting abandonment is to be submitted to the District. RESPONSE: A letter requesting abandonment of the water service stub will be provided during the FDP process. It is acknowledged that this stub will be abandoned at the main. Please do not hesitate to contact me at 226-3104, ext. 104, if you have any questions or require additional information. Respecfully, Mr. Terry W. Farrill, PE. District Engineer