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HomeMy WebLinkAboutBRICK STONE APARTMENTS ON HARMONY - FDP - FDP170006 - CORRESPONDENCE - REVISIONSPage 1 of 12 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 March 03, 2017 Sam Coutts RIPLEY DESIGN, INC. 419 CANYON AVE, STE 200 Fort Collins, CO 80521 RE: Brick Stone Apartments on Harmony, FDP170006, 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, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Comment Summary: Comment Responses: Northern Engineering, Ripley Design, SEEC Enterprises, Blackbox Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/27/2017 02/27/2017: Please refer to redlines for various minor clean on the Utility Plans. Response: Redlines have been viewed and various corrections have been made through out the plan set. Comment Number: 2 Comment Originated: 02/27/2017 02/27/2017: Various sheets in the Utility Plan call for the construction of the new culvert box on Harmony Road. Please make sure the demolition plan reflects this as well. Response: The demolition plan now accurately reflects the complete removal of the existing culvert underneath Harmony Road. Comment Number: 3 Comment Originated: 02/27/2017 02/27/2017: The sidewalk to the west of the property will need to be shown in the demolition plan as well. I'm not sure why rollover curb and gutter is being proposed in this location. A new driveway will need to be installed with this development. Please show lane widths and dimensions in this area as well. Response: A Type III driveway has been designed for this location and the associated detail has been added to the plan set. The existing sidewalk in this area has also been called out to be removed on the Demo. Sheet. Page 2 of 12 Comment Number: 4 Comment Originated: 02/27/2017 02/27/2017: The structure wall and box culvert details will need to be included in the Utility Plans. Response: The structure wall details can be found within the Landscaping Plans. As for the box culvert details these are still being worked on right now and will not be a part of the Civil Utility Plans but instead be a separate submittal. Comment Number: 5 Comment Originated: 02/27/2017 02/27/2017: A portion of emergency access easement is needed on the east of the property. Currently the limits stop at the 15' Utility Easement. Response: The emergency access easement has been extended east through the 15’ Utility Easement. Comment Number: 6 Comment Originated: 02/27/2017 02/27/2017: Please show offsite easements to the east. Show the shared access easements and any utility easements in the area that this project is utilizing. Response: These easements can now be found within the Utility Plans. Comment Number: 7 Comment Originated: 02/27/2017 02/27/2017: What type of treatment is being used on the parkway area where the emergency access easements are being proposed? Response: There is a small portion of runoff that will not make it into Brick Stone Apartments property but instead will stay in the private drive aisle and flow south towards the Fort Collins Supportive Housing Subdivision detention pond as it has been historically. Comment Number: 8 Comment Originated: 02/27/2017 02/27/2017: Plans show the coordination of the relocation of the utility vaults. Please show the final locations with this plan. Response: These vaults have been called out to be relocated on the demolition plan. Comment Number: 9 Comment Originated: 02/27/2017 02/27/2017: There are two existing RCP on the north of the property in Harmony Road. Are there any reasons why they can't be removed? Response: The only reason we were not originally calling them to be removed is because we had no idea if they were still in use or even what their original purpose was. However, these pipes are now being called out to be removed on the demolition plan. Comment Number: 10 Comment Originated: 02/27/2017 02/27/2017: Please add the top of foundation note to the grading plan: "The top of foundation elevations shown are the minimum elevations required for protection from the 100-year storm." Response: This note has been added to the grading plan. Comment Number: 11 Comment Originated: 02/27/2017 02/27/2017: The maximum grades in the ROW is 4:1. Please adjust the parkway grades along Harmony Road. Response: The parkway along Harmony Road has been adjusted so that there is no longer any 4:1 slopes in the parkway. Page 3 of 12 Comment Number: 12 Comment Originated: 02/27/2017 02/27/2017: It appears that the flowline is not changing immediately to the west. I'm not sure if this was intentional, but there is enough right of way to accommodate the driveway and sidewalk to move further south. A 12' lane and a 6' bike lane will nee to be maintained in this area. Response: More detail and callouts have been added to this area to make it more clear what is actually going on as well as the addition of a Type III driveway. Comment Number: 13 Comment Originated: 02/27/2017 02/27/2017: Everything after STA 14+00 should be moved to Sheet C5.01 to be consistent with the flowline limits. Response: Everything after STA 14+00 has been moved to Sheet C5.01 and C5.03 in order to be consistent with the flowline limits. Comment Number: 14 Comment Originated: 02/27/2017 02/27/2017: Show the existing flowline slope to the east of the driveway. Response: The existing flowline slope is now shown on the east of the driveway. Comment Number: 15 Comment Originated: 02/27/2017 02/27/2017: Please show sidewalks in cross sections of Harmony Road. Response: Sidewalks are now shown in the cross sections of Harmony Road. Comment Number: 16 Comment Originated: 02/27/2017 02/27/2017: Please show cross section for STA 10+00 and 18+00. Response: Cross Sections for STA 10+00 and 18+00 are now shown but those are the areas we are tying into existing so nothing proposed will be seen in these cross sections. Comment Number: 17 Comment Originated: 02/27/2017 02/27/2017: Concrete limits need to be shown at the driveway. Plans show for a saw cut into a portion of the driveway. Where is the asphalt to concrete transition? Response: Concrete limits are now shown in the Horizontal Plan. Comment Number: 18 Comment Originated: 02/27/2017 02/27/2017: Where is detail 702 (Modified Curb/Gutter/Sidewalk) being proposed? Is this detail for on site only? Response: This detail was intended for the roll over curbs along Harmony and adjacent to the Emergency Access drives. Comment Number: 19 Comment Originated: 02/27/2017 02/27/2017: Driveway with attached sidewalk detail is needed for the property to the west. Response: This detail has been added as well as an additional typical cross section on the roadway sheets. Comment Number: 20 Comment Originated: 03/01/2017 03/01/2017: Per the culvert meeting on 2/28, the following items were determined: -The wing walls, including the foundations, need to be included in ROW -An access easement is needed behind walls for maintenance of structure -Do not fully connect a fence to the wing walks to allow access to the structure -An attenuator is needed on the west end, not on the east end -Design will need to be discussed at Engineering's Transportation Coordination meeting when a design is complete. This can be done prior to a submittal. Response: These are all still under works and currently being discussed. Comment Number: 21 Comment Originated: 03/01/2017 Page 4 of 12 03/01/2017: More discussion is needed about Council's condition of having a construction access off of Harmony Road. Maybe this is shown on the demolition plan? Maybe on the erosion control sheet? It would need to be clearly noted somewhere. We will also provide language in the Development Agreement and discuss this further during the project's DCP Meeting. Response: A phasing plan has not been included. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 4 Comment Originated: 02/27/2017 02/27/2017: Prior to issuance of Development Construction Permit (DCP) the following will need to be approved and accepted by Environmental Planning: A. Natural Habitat Buffer Zone (NHBZ) Monitoring Plan and Weed Management Plan as prepared by a qualified ecological and/or natural resource management professional. B. Natural Habitat Buffer Zone (NHBZ) itemized estimate of costs of material and labor for the NHBZ for Brick Stone Apartments project. C. Security in the form of an escrow, letter of credit, or bond covering 125% of the total cost of material and labor for installing and establishing the Natural Habitat Buffer Zone (NHBZ). Response: NHBZ Monitoring Plan and Weed Management Plan has been provided to Environmental Planning for use in the DA. Security and cost estimate will be provided prior to DCP meeting. Comment Number: 5 Comment Originated: 02/27/2017 02/27/2017: The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, and landscape plan. Response: The Natural Habitat Buffer Zone is on all of our sheets and called out on all of the ones that show the area. Response: Plans updated. Comment Number: 6 Comment Originated: 02/27/2017 02/27/2017: Add an Environmental Planner signature to all utility plans that show the buffer zone. Response: The Environmental Planner signature is the last line in the City of Fort Collins Utility Plan Approval box found near the bottom right of each page. Comment Number: 7 Comment Originated: 02/27/2017 02/27/2017: 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 note has been included. Response: Note added Page 5 of 12 Comment Number: 8 Comment Originated: 02/27/2017 02/27/2017: 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: Clarification notes added to water budget chart Topic: Landscape Plans Comment Number: 2 Comment Originated: 02/27/2017 02/27/2017: Update the songbird nesting note on landscape plans to: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.” Reminder: no tree removal or tree work (beyond healthy pruning) is to occur until a Development Construction Permit (DCP) is issued for the approved project. Response: Note updated Comment Number: 3 Comment Originated: 02/27/2017 02/27/2017: Add Native Seed Mix notes to landscape plans. a. NATIVE SEED SHALL BE ORDERED ACCORDING TO APPROVED PLANS. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. b. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBICIDE TO HELP CONTROL HERBACEOUS WEED SPECIES. ONLY AFTER APPROPRIATE TIME PERIOD THEN APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS. c. PRIOR TO SEEDING SOIL WILL BE AERATED AND SOIL AMENDMENTS ADDED AS NECESSARY. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF OR AGRICULTURE SEEDING EQUIPMENT SHALL NOT BE USED). d. THE GROUND SHALL BE CULTIVATED LIGHTLY THEN SEEDED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENTLY OVER ENTIRE AREA. e. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN 1/2 INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD - DOUBLE SPECIFICIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. f. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. g. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL-LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6-8 INCHES IN Page 6 of 12 HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. h. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY-PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN 6-INCH SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY ENVIRONMENTAL PLANNER. Response: Per conversations with Environmental Planner, notes have been updated and added. Topic: Lighting Plan Comment Number: 1 Comment Originated: 02/27/2017 02/27/2017: Regarding site lighting and light fixtures, clarify exactly which color temperature is to be ordered and installed. All options are listed for the DSXB LES. If 3000K or less are to be ordered and installed this needs to be explicit. This significantly aids if/when enforcement issues arise post-construction. Several departments within the City of Fort Collins have been working together to address lighting issues; they are referred to as the City¿s Night Sky team. Results of the team¿s work can currently be viewed on the City¿s Public Records website in Resolution 2016-074, a summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: All exterior light fixtures will be 3000K. This will be explicitly noted on the light fixture schedule on sheet E002. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/03/2017 03/03/2017: 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- investment-de velopment-fees Response: Noted. Comment Number: 2 Comment Originated: 03/03/2017 03/03/2017: A commercial service information form (C-1 form) and a one line diagram 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 has been provided. We will update based on comment #3. Comment Number: 3 Comment Originated: 03/03/2017 03/03/2017: After reviewing the preliminary C-1 form, the secondary feeders Page 7 of 12 proposed exceed Light and Power standards for secondary feeder size. Maximum feeder size is 500 kcmil. Please look to reduce feeder size, if possible, and update and resubmit the C-1 form. A link to our Electric Service Standards is below for reference. http://www.fcgov.com/utilities/business/builders-and-developers. Response: We will reduce our secondary feeders to be 500 kCM maximum. Comment Number: 4 Comment Originated: 03/03/2017 03/03/2017:Preliminary C-1 form indicates (1) 2000 amp service and (1) 2500 amp service for the building. Light and Power can feed this building with a single transformer, if desired. The plans currently show 2 proposed transformer locations on each end of the building. Light and Power can also place 2 transformers if desired. Further discussion is needed prior to final design of the primary electrical system. Response: It would be preferred to have two transformers as the banks of meters are separated in two sections. The cost for us to feed them from one location would be quite costly. Comment Number: 5 Comment Originated: 03/03/2017 03/03/2017: Light & Power will need AutoCAD files of the approved site plan, utility plans, and landscape drawings once approved. Response: CAD files will be provided once drawings are approved Comment Number: 6 Comment Originated: 03/03/2017 03/03/2017: 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 Department: Outside Agencies Contact: Terry Ferrill, , Topic: General Comment Number: Comment Originated: 02/28/2017 02/28/2017: FCLW/SFCSD: 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 requires meter pits in non-pedestrian, non-traffic areas. Response: The meter pit is currently located in a landscaping island. The profiles for the culvert and storm lines need to be submitted for all water line crossings. Response: There are four water line crossings associated with Brick Stone Apartments. Two of these crossings are beneath the roof drain connections which sit roughly 2’ below the proposed grade. However, based on the assumption that the existing 12” waterline is 4.5’ below existing ground the new services should be roughly 4’ below the roof drain connections because we are filling that area. The roof drains have been designed but no profile has been included with these Utility Plans. The existing 12” water line will also be crossing near Inlet E13 and that crossing is shown in the storm Profile for Storm Line E. The 12” water line will be crossing the new Page 8 of 12 culvert and the crossings will be designed by others. The District requires reduced principle Back-Flow-Prevention-Devices on the fire line and domestic service line. Response: Noted Note A.13 on sheet C0.01 is in conflict with District requirements. The need for the easterly proposed fire hydrant is not clear. Response: Note A13 now reflects the District requirements. Brick Stone Apartments is only proposing one fire hydrant near the north west corner of the building. The western most hydrant was removed during this round of design. The District requires the signature block on the face page only. Will there be two separate structures? Response: Signature block is on face page and utility page. The District does not allow any trees or extensive landscaping within I 0 feet of District facilities. Further, the District may remove any tree canopies within I 0 feet of District facilities during maintenance or repair operations. Response: City of Fort Collins requires street trees per the Land Use Code. There are a number of trees located in the tree lawn on Harmony that conflict with the 10’ separation. Fort Collins Forestry department has offered the following negotiation for the street trees. “Change the canopy shade trees to an ornamental tree species. Adjust numbers if needed. City Forestry would agree to remove and replace any of the street trees for future utility work that would impact the trees at City Forestry expense.” Per this comment, we now show ornamental trees in the ROW no closer than 3 feet from the FCLWD water line. Sheet LP4 references Note 16 on Sheet Sl - sheet SI needs to be submitted for review. Response: Site plan sheets have been routed with this review The District will require another review due to the nature of the above comments. Please do not hesitate t7o contact me at 226-3104, ext. 104, if you have any questions or require additional information. Terry Ferrill Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 02/28/2017 02/28/2017: FDC The fire department connection will be required on the NW corner of the building, visible from the street. Response: We have added the fire bell to the NW corner of the building on the building permit drawings. > 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 Page 9 of 12 fire department vehicle access. The location of the FDC shall be approved by the fire department. Comment Number: 2 Comment Originated: 02/28/2017 02/28/2017: FIRE LANE SIGNS Refer to PFA redlines. The limits of the fire lane shall be fully defined with signage. Currently, three no parking signs are existing along the drive to the east. One additional sign is shown at the entrance to the fire lane on the west side of the building (on the Horizontal Control Plan). The fire lane signage plan shall be amended as follows: > A sign is required at the entry to the central plaza on the north side of the building. > The central plaza sign and the sign on the west entry shall be revised to read: "FIRE LANE - EMERGENCY ACCESS ONLY." > Four additional signs are required to identify the fire lane on the south east side of the building. > These four signs shall read: "FIRE LANE - NO PARKING", as typical. See minimum sign requirements below. Response: All of these have been addressed and can be found on the Horizontal Control Plan > 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: 02/28/2017 02/28/2017: ALTERNATIVE MEANS & METHODS Where project size and scope and/or site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, upon approval of the fire marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach when perimeter access and aerial apparatus access requirements cannot be met on the site plan. A written plan to meet the intent of the code via alternative means and methods will need to be submitted to Fire Marshal, Bob Poncelow for review and approval prior to final plans approval. Response: A letter has been sent to the Fire Marshal. Comment Number: 4 Comment Originated: 03/02/2017 03/03/2017: ROUTINE FIRE ACCESS & STAGING The project team will provide a floor plan to help determine the best location for general fire apparatus response & staging to medical calls and all other service calls. Response: Staging and access locations are outlined on the letter to the Fire Marshal. Any additional plans or diagrams that the Fire Department requests will be supplied by the Architect. Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: Building Elevations Comment Number: 8 Comment Originated: 02/28/2017 02/28/2017: Update sheets to FDP level of detail from Hearing Plan set. Update Page 10 of 12 project title, provide clear elevations and sketches on remaining pages. Response: Completed. See revised sheets. Topic: General Comment Number: 1 Comment Originated: 02/28/2017 02/28/2017: Council Appeal Conditions: On December 6, 2016, City Council considered the record on appeal and testimony from the applicant and parties-in-interest in light of the applicable Land Use Code standards. City Council upheld the Planning and Zoning Board’s approval of the PDP, and to add the following conditions to the Council’s approval of the Planning & Zoning Board's decision approving the Brick Stone Apartments on Harmony, PDP #160019: 1. Addition of a raised crosswalk on the shared access drive to improve safety of pedestrians using the shared access drive; 2. Revised of the location of the stormwater discharge into Mail Creek so that it is located on the Development parcel; 3. Use of temporary construction access during construction to prevent impacts on the shared access drive; and 4. Addition of signing and lighting improvements taking into account the impacts on the adjacent apartment project. Response: Raised cross walk detail has been included. The stormwater discharge into Mail Creek has also been relocated to be on the Development parcel. A signage and striping plan has been included. Response: 1. Raised crosswalk is being provided to line up with existing ADA accessible loading zone, which connects to ADA path to the neighboring apartments. 2. Stormwater discharge relocated. 3. Temporary construction access plan shall be provided prior to DCP. See note 18 on sheet SI1. 4. Additional signage and lighting has been provided near shared access, see site and lighting plans. Comment Number: 9 Comment Originated: 03/03/2017 03/03/2017: Transfort bus shelter needs to be finalized with staff for agreed option. Option one is to have applicant construct shelter, and Option 2 is pay fee in lieu of. Response: The applicant prefers option 2. Topic: Landscape Plans Comment Number: 3 Comment Originated: 02/28/2017 02/28/2017: Cover sheet and all other sheets - add City Forester Required Street Tree Notes box. Response: Street tree note has been added to all sheets. Comment Number: 4 Comment Originated: 02/28 /2017 02/28/2017: LP-6, LP-7: Complete planting call-outs as shown. See redline. Response: Planting call outs updated. Topic: Lighting Plan Comment Number: 5 Comment Originated: 02/28/2017 02/28/2017: The PDP lighting plan sheet needs to be updated to FDP Page 11 of 12 level of detail. Need to show light levels along building frontage to Harmony. Show bold property line, street name and other context. Enlarge lighting details, notes, ordering table information to include what is being ordered, quantity, and performance info for each fixture. Need parking pole lighting fixture detail. what about building wall mounted fixtures? Response: The photometric plan has been updated and the parking lot pole base has been updated. Comment Number: 7 Comment Originated: 02/28/2017 02/28/2017: Council condition to add lighting along entrance drive for increased safety. These can be building wall mounted fixtures that provide enough illumination to enhance drive area. Response: Wall mounted light fixtures have been added along the entry. Topic: Site Plan Comment Number: 2 Comment Originated: 02/28/2017 02/28/2017: S2: The Council condition for a raised crosswalk on entrance drive needs to be located away from car parking area, unless it can be aligned with HC access in between parked cars on center island area. Your proposed location ends where parked cars are. See redlines for potential preferred location. This will affect other plan sheets. Response: Raised crosswalk is being provided to line up with existing ADA accessible loading zone, which connects to ADA path to the neighboring apartments. See site plan. Department: Stormwater Engineering Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/03/2017 03/03/2017: Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utility-development. Response: Noted. All modified details have had their association with Fort Collins or whomever removed. Comment Number: 3 Comment Originated: 03/03/2017 03/03/2017: Please add the following note on the StormTech chambers on the grading and utility plans: Please refer to the erosion control plan sheets and report for temporary control measures and construction sequencing that shall be used to prevent loading of this drainage facility with sediment during construction. Response: This note has been added to the appropriate sheets. Comment Number: 4 Comment Originated: 03/03/2017 03/03/2017: Please include Stormwater Detail 56 for Quad Curb Inlet (should replace Triple Inlet Detail for Inlet E13 per the Inlet Schedule). Page 12 of 12 Response: Detail 56 has replaced the Triple Inlet. Comment Number: 5 Comment Originated: 03/03/2017 03/03/2017: Please include detail for the proposed 5' Type R Inlets and 8 & 12" drain basins. Response: CDOT type R inlet along with the 8”, 12”, and 24” Drain Basins have been included. Comment Number: 03/03/2017: 6 Comment Originated: 03/03/2017 Comment Number: 03/03/2017: 7 Comment Originated: 03/03/2017 Comment Number: 03/03/2017: 8 Comment Originated: 03/03/2017 Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 02/07/2017 02/07/2017: Current Erosion Control Materials Submitted do not meet requirements. Please submit; an Erosion Control Plan (Based upon redlines), an Erosion Control Report (Based upon comments from Returned Disk), and an Escrow / Security Calculation (Recalculated based upon redlines and comments returned on the Disk), this too like the report were never provided during this round of comments). 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 Response: The redlines for the Report have been addressed to include the Fort Collins Dust Prevention and Control Manual. The redlines for the Erosion Control Plan have also been addressed and therefore the escrow has also been updated. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 9 Comment Originated: 03/02/2017 03/02/2017: The sheet numbers does not match the sheet index on sheet S1. See redlines. Response: Completed. See revised sheets. Comment Number: 10 Comment Originated: 03/02/2017 03/02/2017: Please change the titles as marked. See redlines. Response: Completed. See revised sheets. Topic: Construction Drawings Comment Number: 11 Comment Originated: 03/03/2017 03/03/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Page 13 of 12 Response: Noted. The index should now match the sheet titles Comment Number: 12 Comment Originated: 03/03/2017 03/03/2017: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Response: Easement Descriptions have been updated to match Plat Comment Number: 13 Comment Originated: 03/03/2017 03/03/2017: There are line over text issues. See redlines. Response: Noted Comment Number: 14 Comment Originated: 03/03/2017 03/03/2017: There are text over text issues. See redlines. Response: Noted Comment Number: 15 Comment Originated: 03/03/2017 03/03/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Noted Comment Number: 16 Comment Originated: 03/03/2017 03/03/2017: All benchmark statements must match on all sheets. Response: Benchmark Statements now match on all sheets Topic: Landscape Plans Comment Number: 6 Comment Originated: 03/02/2017 03/02/2017: There are text over text issues. See redlines. Response: Plans updated Comment Number: 7 Comment Originated: 03/02/2017 03/02/2017: There are cut off text issues. See redlines. Response: Plans updated Topic: Lighting Plan Comment Number: 8 Comment Originated: 03/02/2017 03/02/2017: The titles & sheet number does not match the sheet index on sheet S1. See redlines. Response: Electrical has updated their sheet names to match the landscape sheet index. A new sheet LI12 – LIGHT FIXTURE SPECIFICATIONS has been added to list. Topic: Plat Comment Number: 1 Comment Originated: 03/02/2017 03/02/2017: Please add "Easement Acceptance" to the Irrigation Company signature block as marked. See redlines. Response: This has been added. Comment Number: 2 Comment Originated: 03/02/2017 03/02/2017: Please add new title commitment information if available. You could be potentially liable for any documents recorded since this date. Comment Number: 3 Comment Originated: 03/02/2017 03/02/2017: Please remove Note #6, unless it is needed. If needed, please add the following Benchmark Statement in the EXACT format shown below. Page 14 of 12 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: Noted Comment Number: 4 Comment Originated: 03/02/2017 03/02/2017: Please make changes on sheet 2 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: Noted Topic: Site Plan Comment Number: 5 Comment Originated: 03/02/2017 03/02/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: Plans updated Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/01/2017 03/01/2017: Please see redlines for signing and striping. Response: I never saw any redlines for the signage and striping but I have included a new Striping and Signage Plan that should help alleviate any confusion had with the construction of East Harmony Road. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/01/2017 03/01/2017: 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 Page 15 of 12 requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Response: Noted. Irrigation plans will be submitted with the Building department submittal. Department: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/27/2017 02/27/2017: If trash/recycling chutes are to be used, the chutes shall need to be designed to have a large enough capacity to accommodate cardboard recycling. Cardboard cannot be disposed of as trash and is illegal within the city of Fort Collins. If assistance with appropriate sizing and design of trash enclosures is needed please contact Caroline Mitchell #970-221-6288. Response: Noted. There are dedicated recycling chutes adjacent to the Trash chutes. Tenants will be able to take large format cardboard down to the parking garage and access the recycling dumpster directly. Comment Number: 2 Comment Originated: 02/27/2017 02/27/2017: Parking along the walls of the parking garage have little room to make a complete turn out of the parking space. Response: All parking will be assigned to residents to ensure only required traffic down each isle. Owner acknowledges the tight turning movement, but will ensure residents with larger vehicles do not get the end spots.