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HomeMy WebLinkAboutCOPPERLEAF (FORMERLY 3425 SOUTH SHIELDS) - PDP - PDP160026 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommunity 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 September 16, 2016 Scott Ranweiler Brinkman Partners 3528 Precision Drive, Ste100 Fort Collins, CO 80528 RE: 3425 South Shields, PDP160026, Round Number 1 Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General 09/14/2016: It appears that the three buildings touch the edges of the building envelopes. I'm not sure if the building footprint accounts for foundation walls or roof overhangs, but these also need to remain within the building envelope. Please adjust the plat to include these areas. Comment Number: 1 Comment Originated: 09/14/2016 09/14/2016: A 6' Detached sidewalk will be needed along South Shields Street. If a sidewalk can't be put in within the public right of way to avoid trees, they can be routed behind the trees. Please adjust the plat to have these sidewalks within access easements. Comment Number: 2 Comment Originated: 09/14/2016 09/14/2016: Based on a site visit, it appears that the southern tree along the property frontage is half dead. Please work with Forestry to see if this tree can also be removed. This will help with providing a detached sidewalk along Shields Street. Comment Number: 3 Comment Originated: 09/14/2016 Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General 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. Page 1 of 13 09/09/2016: The City of Fort Collins Land Use Code requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques [3.2.1E(3)]. This includes use of low- water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators; songbirds) landscaping and maintenance are highly encouraged; plantings should include appropriate native vegetation, species diversity and variety in vertical structure. a. Suggest change from Ribes alpinum (Alpine currant) to: Ribes aureum (Golden currant) and/or Ribes cereum (Wax currant) that are more adapted to City of Fort Collins elevation(s). b. Suggest change from Euonymus alatus compactus (Dwarf burning bush) to a native shrub perhaps: Prunus americana (American plum), Threeleaf sumac (Rhus trilobata), Rosa woodsii (Woods rose) and/or Amelanchier alnifolia (Saskatoon serviceberry). Several resources are available to aid in native plant choices. For example, the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on appropriate native plants for our CO Foothills ecotype; the link is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Additionally the Colorado Native Plant Society suggestions for the Front Range of Colorado: https://conps.org/wp-content/uploads/2015/05/Suggested-Native-Plants_0408.pdf Comment Number: 1 Comment Originated: 09/09/2016 09/09/2016: On General Landscape Notes: remove notes 17, 19, 20, and 21 as there is no natural habitat buffer zone or enhancement area required for this site at this time. Let’s discuss further during Staff Review meeting on 9/14/16. Comment Number: 2 Comment Originated: 09/09/2016 09/09/2016: Thank you for providing a photometric plan with this PDP submittal and luminaire schedule. Environmental Planning Staff reiterate comment from Preliminary Design Review regarding site lighting and decreasing the amount of blue lighting. On current plans the only luminaire scheduled to have a corrected color temperate of 3000K or less are the FF luminaires, with the AA, BB, CC, DD and GG luminaires scheduled at 5000K. Staff highly suggest selecting 3000K or less luminaires for all light fixtures due to City resident complaints of both brightness and color of LED lighting in particular. Additionally, selecting 3000K or less luminaires aligns with recommendations from both The American Medical Association (AMA) and International Dark-Sky Association (IDA). Blue light brightens the night sky and creates more glare 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, in part through influence on circadian (biological) rhythms including sleep patterns. Therefore, use of warmer color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to fixtures with dimming capabilities. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Please see additional comments from Current Planning on site lighting. Comment Number: 3 Comment Originated: 09/09/2016 Page 2 of 13 09/09/2016: The site is not currently within a 10-minute walk of any parks or natural areas, which is a priority of the Nature in the City Strategic Plan. Also note LUC 3.8.30(C) requiring all development projects be within 1,320 ft (1/4 mile) of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development. Let’s discuss further during Staff Review meeting on 9/14/16. Comment Number: 4 Comment Originated: 09/09/2016 09/09/2016: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens now and into the future. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be the: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 2) ClimateWise program: fcgov.com/climatewise/ 3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 5) Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com Please consider City sustainability goals and ways this development can engage with these efforts. Let me know if I can help connect you to these programs. Comment Number: 5 Comment Originated: 09/09/2016 Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com Topic: Landscape Plans 09/16/2016: Add street trees in addition to the existing trees along Shields to meet the LUC street tree standard 3.2.1 D 2 b. This standard is to provide canopy shade trees at 30-40 feet. To meet this standard new tree should be placed in addition to the existing trees. Comment Number: 1 Comment Originated: 09/16/2016 Page 3 of 13 09/16/2016: There appears to be a few things in the tree inventory that needs to be changed or added. 1. Tree number 4 is a cottonwood. 2. Some of the trees listed in the table to retain or remove are different then what is stated in the text by existing trees. 3. Check for consistency in species identification. Tree number 5 is listed as a juniper in one place and a Douglas fir in another. Also this tree is shown for retention in one place and removal in another. 4. Place X on trees to be removed to make it easier to see those on the plan. 5. Add a column to the Tree inventory table that is titled reason for removal and provide a brief statement explaining the reason for removal for those trees. 6. There may be a few trees on the south side of the project which were the last ones to be inventoried that are not shown. Comment Number: 2 Comment Originated: 09/16/2016 09/16/2016: Check percentage of species used and make quantity adjustments if needed that meet the LUC 3.2.1 D 3 Minimum Species Diversity Standard. Limited species diversity is provided on this submittal and could be addressed on the next submittal. Comment Number: 3 Comment Originated: 09/16/2016 09/16/2016: The two existing coffeetrees along Shields to retain appear to be near a storm drain line. Is this line existing or proposed? These trees are a prominent element on the project and should be retained. If it is a proposed line it appears there will be significant impact to the root systems of these significant trees. If the line is proposed coordinated a utility location to accommodate these trees by protecting an adequate portion of their root zones. Comment Number: 4 Comment Originated: 09/16/2016 09/16/2016: Comments pertaining to additional trees and species selection: 1. Some parking lot peninsula areas should have canopy trees added wherever feasible. 2. On the south perimeter landscape area can some additional Spring Snow Crabapples be added? 3. It appears in a couple of the wider landscape areas near buildings a smaller ornamental tree might be added. 4. Understory trees might be able to be used along the north boundary where Siberian elms have been retained. 5. Explore use of some smaller and narrower conifer trees in appropriate landscape areas where space is somewhat limited. These could provide some valuable contrast to the dominate deciduous material. Arnolds Sentinel Austrian Pine Iseli Fastigiate Spruce Columnar Norway spruce 6. Evaluate increasing the number of species of trees used on the project and incorporate on final plan. 7. English Oak was damaged in recent freezes so the project might be able to provide a more durable tree with another species of oak. Comment Number: 5 Comment Originated: 09/16/2016 Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Page 4 of 13 Topic: Building Insp Plan Review Page 5 of 13 09/15/2016: Building Permit Pre-Submittal Meeting: Pre-Submittal meetings are required to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code (IPC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. 3425 s shields – project specific concerns: 1. Fire-sprinkler systems are required. A new code amendment effective in 2014 will require a full NFPA-13 sprinkler system and not allow a 13-R system. 2. Bedroom egress windows required below 4th floor for 1 exit buildings. 3. All windows above the 1st floor require minimum sill height of 24” 4. Building code and State statute CRS 9-5 requires project provide accessible units. 5. Upgraded insulation is required for buildings using electric heat or cooling. 6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within 1000ft to train tracks. 7. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required. 8. Special combustion safety requirements for natural draft gas appliances. 9. Low VOC interior finishes. City of Fort Collins Comment Number: 1 Comment Originated: 09/15/2016 Page 6 of 13 Building Services Plan Review 416-2341 Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General 09/13/2016: Light & Power has existing single phase electric facilities running along the South edge of the site and feeding an existing dwelling unit on the site. There are also 3phase electric facilities running adjacent to the site along Shields St. Power for this site will most likely come from Shields street. Comment Number: 1 Comment Originated: 09/13/2016 09/13/2016: Any relocation or modification to existing electric facilities will be at the expense of the owner/developer. If Light & Power’s existing electric facilities are to remain within the limits of the project they must be located within a utility easement. Comment Number: 2 Comment Originated: 09/13/2016 09/13/2016: 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. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Please show proposed transformer locations on the utility and site plans. Comment Number: 3 Comment Originated: 09/13/2016 09/13/2016: Light and Power will most likely need to extend primary lines into the site to feed transformers for the buildings. 10ft minimum separation is needed between all water, sewer, storm water, and gas main lines. Transformer locations are needed to determine the electric primary route. Utility easements may need to be adjusted to accommodate separation requirements. Comment Number: 4 Comment Originated: 09/13/2016 09/13/2016: A commercial service forms (C-1 form) and a one-line diagrams will need to be submitted to Light & Power Engineering for review. Below is a link for the C-1 Form. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms -guidelines-regulations Comment Number: 5 Comment Originated: 09/13/2016 09/13/2016: Secondary service feeds from the transformers to the buildings will be the responsibility of the owner to install and maintain. Comment Number: 6 Comment Originated: 09/13/2016 09/13/2016: 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-investment-de velopment-fees Comment Number: 7 Comment Originated: 09/13/2016 09/13/2016: 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 Comment Number: 8 Comment Originated: 09/13/2016 Page 7 of 13 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 08/30/2016: AERIAL FIRE APPARATUS ACCESS ROADS The Fire Marshal has approved reduction of the 30' wide required fire lane width adjacent to structures over 30' in height down to the proposed 26' wide EAE. Comment Number: 1 Comment Originated: 08/30/2016 08/30/2016: TURNING RADII Minimum turning radii are established at 25' inside radius for 20' wide fire lanes. As proposed fire lanes are wider than the 20' minimum and internal turning radii are shown at 10-15 feet on most corners, an Autoturn Exhibit will be needed to show that fire apparatus can effectively navigate the site. Code language provided below. > IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside Comment Number: 2 Comment Originated: 08/30/2016 08/30/2016: FIRE LANE SIGNS The limits of the fire lane shall be fully defined with signs or red curb. Fire lane signage or red curbing locations should be indicated on future plan sets as per redlines provided. Code language provided below. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Comment Number: 3 Comment Originated: 08/30/2016 09/06/2016: ADDRESSING & WAYFINDING A plan for addressing & wayfinding within the site shall be provided by time of FDP approval. Comment Number: 4 Comment Originated: 09/06/2016 Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General 09/13/2016: To improve pedestrian connectivity to the south, please consider adding a 4.5 foot wide attached walk to the west side of the 40-foot access easement. Sections 3.2.2(B)(C) place an emphasis on linking sites with walkways that are continuous and safe to create a pedestrian-friendly environment. Comment Number: 1 Comment Originated: 09/13/2016 09/13/2016: Further discussion is needed with regard to the response to PDR comment number nine from Planning regarding compliance with Section 3.8.30(C). Since the site is greater than one-quarter mile from both Rossborough Park and Rocky Mountain High School, a private park or an on-site central feature or gathering space is required. For sites that are greater than two acres, this private park must be no less than 10,000 square feet. Comment Number: 2 Comment Originated: 09/13/2016 Page 8 of 13 09/13/2016: The Planning Response Letter indicates approximately 6,000 square feet is available for an on-site central feature or gathering place but there is no detail as to the location or the specific amenities that would be provided. We need to see how close the project comes to meeting the underlying intent of the standard given the size of the site (2.9 acres) and its context within the surrounding area (infill redevelopment). Staff recommends that a combination of active and passive amenities be considered and placed where feasible. Active uses could include any combination of the following: tot lot, picnic facility (gazebo, pergola, picnic tables, grilling), dog walking station, etc. Passive amenities may include irrigated turf, perennial flower beds, living walls (trellis structures with climbing plants,) etc. Comment Number: 3 Comment Originated: 09/13/2016 09/13/2016: As mentioned in the Planning Response Letter, a Modification of Standard may be needed. Please note the criteria by which a Modification may be considered. Section 2.8.2(H)(1, 3,4) are the criteria for a Modification of Standard any one of which would act as a justification. For the next submittal, if the standard cannot be met, please submit a request for a Modification that specifically addresses one of these criteria. Comment Number: 4 Comment Originated: 09/13/2016 09/13/2016: Along the north property line: per 3.8.30(F), a 25 foot buffer yard is required along the north and south property lines. Staff recommends that buffering along the north consist of a six foot solid wood fence, with masonry columns (with capstones) at the property corners of all the abutting lots. Behind the two garages, low shrubs that will not exceed six feet at maturing will not contribute to buffering. Instead, please consider upright or columnar evergreens (i.e. Skyrocket or Woodward Junipers or others) in order to achieve a height over six feet to complement the solid fence. Comment Number: 5 Comment Originated: 09/13/2016 09/13/2016: On the south property line, perhaps a case could be made that the owner has indicated re-developing the site and the buffering may not have to be as comprehensive. In any event, a Modification of Standard needs to be requested. Comment Number: 6 Comment Originated: 09/13/2016 09/13/2016: On the Landscape Plan, there appears to be a gap in the street trees along Shields. Please fill in this gap with a street tree. Perhaps this tree can be up-sized as part of the tree mitigation plan. Comment Number: 7 Comment Originated: 09/13/2016 09/13/2016: On the north side of Building C, there are two landscape islands that do not have shade trees. Is there a compelling reason these islands do not have trees? Comment Number: 8 Comment Originated: 09/13/2016 09/13/2016: On the Tree Mitigation Plan, in the Existing Tree Schedule, the column heading states “Common Name” but only the Latin names are provided. While reading Latin names is only moderately interesting to those who are not horticulturists, the common names are bit more user-friendly to the average person. Comment Number: 9 Comment Originated: 09/13/2016 09/13/2016: On the Tree Mitigation Plan, tree number five is listed as not to be removed and yet there is 1.5 inch caliper mitigation required. Please explain or reconcile. Comment Number: 10 Comment Originated: 09/13/2016 09/13/2016: On both the Site and Landscape Plans, be sure to note the location of the electrical transformer. Please show how this is screened from view from Shields Street. Comment Number: 11 Comment Originated: 09/13/2016 Page 9 of 13 09/13/2016: On the Architectural Elevations, please create a distinct entry feature per building. As presently indicated, all three buildings include the identical entry design. Each building must have its own unique entry to avoid repetition and comply with Section 3.8.30(F)(2). Comment Number: 12 Comment Originated: 09/13/2016 09/13/2016: Please explore other opportunities to create distinctions among the three buildings to comply with the aforementioned standard. As presently indicated, distinctions are subtle and seem to consist of slight variations among repeated elements. Has the applicant considered a material change that distinguishes one building from another? Comment Number: 13 Comment Originated: 09/13/2016 09/13/2016: On the Architectural Elevations sheet A-1, it appears that for Building A, the elevations are mislabeled as the long side of the building faces east and west, not north and south as indicated. Comment Number: 14 Comment Originated: 09/13/2016 09/13/2016: On the architectural elevations, be sure to include the dimension to the top of the primary roof line. The top of the primary roofline scales at 41 feet. Comment Number: 15 Comment Originated: 09/13/2016 09/13/2016: Since the three story component of the buildings exceed 40 feet, the Shadow Analysis, per Section 3.5.1(G) is required. This analysis needs to address the December condition on the solstice (December 21st or 22nd), and the November condition 45 days prior (November 7th or 8th) and the February condition 45 days post (February 4th or 5th), and at the times of 9:00 a.m. and 3:00 p.m. We do not need to see any other months. Comment Number: 16 Comment Originated: 09/13/2016 09/13/2016: Even if the buildings do not exceed 40 feet in height, the analysis required in Section 3.2.3 must be demonstrated. This includes the analysis of the shadow cast by a hypothetical 25 foot high wall located on the property line on the winter solstice at 9:00 a.m. and 3:00 p.m. We do not need to see any other months. Comment Number: 17 Comment Originated: 09/13/2016 09/13/2016: On the Lighting Plan, five of the six fixtures are specified to feature 5,000 Kelvin temperature. This is far too harsh for a residential setting. All fixtures must not exceed 3,000 Kelvin to lower the glare. Comment Number: 18 Comment Originated: 09/13/2016 09/13/2016: Given the surrounding residential development, all perimeter pole fixtures must be equipped with the “House-Side Shields.” Comment Number: 19 Comment Originated: 09/13/2016 09/13/2016: All fixtures must be shown to comply with the Department of Energy – Lighting Facts for minimizing backlight, up-light and glare (B.U.G.). Please demonstrate how the proposed fixtures achieve a rating of B=1, U=0 and U=1. Comment Number: 20 Comment Originated: 09/13/2016 09/13/2016: There are several pole fixtures placed directly in front of the buildings. Has the lighting designer consider using building-mounted lighting instead? With these fixtures being so close to the front of the buildings, they may also need House-Side Shields to minimize light intrusion into the units. Comment Number: 21 Comment Originated: 09/13/2016 09/13/2016: Please consider selecting fixtures that are equipped with dimming capability. It seems that in a residential setting such as this, with interior parking lots, dimming the fixtures after a certain time at night would create a more pleasing nighttime environment for both residents and neighbors and save energy as well. Comment Number: 22 Comment Originated: 09/13/2016 Page 10 of 13 09/13/2016: On the Luminaire Schedule, please add a “quantity” column for the number of fixtures. Comment Number: 23 Comment Originated: 09/13/2016 Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General 09/14/2016: Please provide calculations for the 2-year historic runoff to determine release rate. Note that this site is actually in the Foothills Basin; same requirements apply to both Spring Creek and Foothills Basins. Comment Number: 2 Comment Originated: 09/14/2016 09/14/2016: 11 outfalls are seen into the proposed detention basin. Permanent stabilization is needed for these outfalls (can be provided at final). It may be worth considering reducing the number of proposed underdrain outfalls if the additional conveyance is not required. Comment Number: 3 Comment Originated: 09/14/2016 09/14/2016: Please provide additional detail on the proposed under paver detention and how it will function. .3 void ratio must be used in the volume calculation. Comment Number: 4 Comment Originated: 09/14/2016 09/14/2016: Please see redlines - report, utility and landscape plans. Comment Number: 5 Comment Originated: 09/14/2016 Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 09/12/2016: 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. Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Comment Number: 1 Comment Originated: 09/12/2016 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 09/15/2016: Please change the titles on all sheets to match the Subdivision Plat. Comment Number: 19 Comment Originated: 09/15/2016 09/15/2016: There are line over text issues. See redlines. Comment Number: 20 Comment Originated: 09/15/2016 Topic: Construction Drawings 09/15/2016: Please change the titles on all sheets to match the Subdivision Plat. Comment Number: 23 Comment Originated: 09/15/2016 Topic: Landscape Plans Page 11 of 13 09/15/2016: Please change the titles on all sheets to match the Subdivision Plat. Comment Number: 17 Comment Originated: 09/15/2016 09/15/2016: There are line over text issues. See redlines. Comment Number: 18 Comment Originated: 09/15/2016 Topic: Lighting Plan 09/15/2016: Please change the titles on all sheets to match the Subdivision Plat. Comment Number: 21 Comment Originated: 09/15/2016 09/15/2016: Please remove all Building Envelope references. Comment Number: 22 Comment Originated: 09/15/2016 Topic: Plat 09/15/2016: Please remove the address from the title. Addresses can change. Comment Number: 1 Comment Originated: 09/15/2016 09/15/2016: Please make changes to the Statement Of Ownership And Subdivision as marked. See redlines. Comment Number: 2 Comment Originated: 09/15/2016 09/15/2016: Please add new title commitment information as available. Comment Number: 3 Comment Originated: 09/15/2016 09/15/2016: The Zoning Note is not required. Comment Number: 4 Comment Originated: 09/15/2016 09/15/2016: Please explain why the found monuments were not accepted per Board Rule 6.5.4.1. See redlines. Comment Number: 5 Comment Originated: 09/15/2016 09/15/2016: Please remove all Building Envelope references. Comment Number: 6 Comment Originated: 09/15/2016 09/15/2016: Please change the labels for the blanket easement exclusions as marked. See redlines. Comment Number: 7 Comment Originated: 09/15/2016 09/15/2016: Please show the Access Easement benefiting the property from the south, with a notation of it's origin (Book/Page, Plat, etc.). See redlines. Comment Number: 8 Comment Originated: 09/15/2016 09/15/2016: All easements must be labeled & locatable. See redlines. Comment Number: 9 Comment Originated: 09/15/2016 09/15/2016: Please label the Point Of Beginning. Comment Number: 10 Comment Originated: 09/15/2016 09/15/2016: Please provide current acceptable monument records for the aliquot corners shown. These should be emailed directly to Jeff at jcounty@fcgov.com Comment Number: 11 Comment Originated: 09/15/2016 Topic: Site Plan 09/15/2016: Please change the title to match the Subdivision Plat. Comment Number: 13 Comment Originated: 09/15/2016 Page 12 of 13 09/15/2016: There are line over text issues. See redlines. Comment Number: 14 Comment Originated: 09/15/2016 09/15/2016: There are cut off text issues. See redlines. Comment Number: 15 Comment Originated: 09/15/2016 09/15/2016: Please revise the legal description to match the corrected Subdivision Plat title. Comment Number: 16 Comment Originated: 09/15/2016 Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General 09/13/2016: Work with engineering to determine frontage improvements. A 7' detached walk would be required along the Shields frontage from our perspective. Also, pedestrian connections through the shared access would help pedestrian connectivity and circulation. Comment Number: 1 Comment Originated: 09/13/2016 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General 09/09/2016: 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 Comment Number: 1 Comment Originated: 09/09/2016 Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General 09/14/2016: Please indicate if the existing sanitary service will be reused or abandoned at the main. The existing service ties into the main approximately 75' south of the manhole in front of this site and 231' north of the manhole at Shields and Richmond. Comment Number: 1 Comment Originated: 09/14/2016 09/14/2016: The new sanitary services (6" services into 8" mains) will require either a new manhole or tee to be cut in where connection to main is made. Comment Number: 2 Comment Originated: 09/14/2016 09/14/2016: Please review landscape plan to be sure that separation requirements are being met - notably on the fire hydrant line at Building C. Comment Number: 3 Comment Originated: 09/14/2016 Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General 09/13/2016: Trash/ recycling enclosures over 6 ft in height require separate building permits. Comment Number: 1 Comment Originated: 09/13/2016 Page 13 of 13