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Home My WebLink AboutCROWNE AT OLD TOWNE NORTH - PDP - PDP170007 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSAugust 16, 2017 Clay Frickey City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Crown at Old Town North response to comments Round Number 2 Dear Clay The following is the applicant’s response to the Crown at Old Town North PDP Review Comments dated May 8, 2017. Please ﬁnd attached copies of the the FDP application for your review. Comments: Department: Engineering Development Review Topic: General Comment Number: 1 Comment Originated: 05/08/2017 05/08/2017: The revised information from my perspective appears to be consistent with the subsequent discussions from the original submittal. I will look to info from Capital Projects on any concerns regarding the revised design information. Response: Acknowledged Comment Number: 3 Comment Originated: 05/08/2017 05/08/2017: The response acknowledged an error in the report information. Was a revised TIS made as a result? Response: Yes, this was submitted with the last PDP submittal on April 19, 2017 Comment Number: 6 Comment Originated: 05/08/2017 05/08/2017: The sidewalk appears to be redesigned, however the plans do not depict the existing JAX sidewalk and in general the existence of JAX. Response: This has been corrected. Comment Number: 9 Comment Originated: 05/08/2017 05/08/2017: The offsite design appears to only be shown in the profile view, not plan view. Response: Conceptual profile has been extended west as requested. Comment Number: 10 Comment Originated: 05/08/2017 05/08/2017: The complexities that have evolved in this approach combined with the situation of the im- provements stopping short of the property boundary for drainage, has the City and PFA jointly exploring the Page ! 1 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com project instead building the permanent street to as close to the property boundary as possible without a turnaround.This would require a modification to 3.6.2(E) as well as a variance to 7.6.4.C of LCUASS, but would both be supported given the circumstances here of the driveway off the roadway providing both emergency access and public access through the dedication of easements. Response: A modification of standards was submitted and approved by Planning and Zoning board on June 15, 2017. The variance request is included with this FDP submittal. Comment Number: 11 Comment Originated: 05/08/2017 05/08/2017: The submitted variance request does not meet requirements in 1.9.4 of LCUASS and would need to be prepared by a Colorado P.E. in conformance with the criteria in 1.9.4. Response:Completed Comment Number: 13 Comment Originated: 05/08/2017 05/08/2017: I'm needing to have feedback from City stormwater on this issue in terms of understanding how "fixed" the storm line location is based on the masterplans. I'm concerned that there isn't an existing condition, but a planned condition that appears to be forcing manholes to be placed partially in planned sidewalks. Can we consider other solutions, could sidewalks be further detached to avoid being placed in the same location as several manholes. Response: The proposed 8x8 concrete box base manhole provides for the 24” access opening (manhole lid/cover) being outside of the City ROW and sidewalk. Please see detail on storm plan and profile. Comment Number: 18 Comment Originated: 05/08/2017 05/08/2017: In looking at the grading plan, I'm wondering whether the civil design isn't utilizing the finished condition of the JAX property as the contours shown on the grading plan isn't appearing to match the grad- ing shown on the JAX plans. In general, why isn't the plans shown existing features on the JAX property, and could there be unforeseen design/construction concerns by not having the existing condition shown and designed off of? Could there be conflicts with grade? Response: Civil design is clearly and correctly depicting existing topographic survey along the western boundary of the Crowne site. Additional topo is being provided for Jax’s ponds to provide even more topo beyond the existing property line, per City’s request. This will be included and submitted to Engineering as soon as Aspen receives it. Department: Environmental Planning Topic: General Comment Number: 14 Comment Originated: 04/21/2017 04/21/2017: Under Seed Mix table on L2 include the total pounds of seed to be ordered and applied based upon the size of area to be seeded included on plans (3,859 sf) to ensure the appropriate amount is or- dered for either a drill seed or a broadcast seed method of application. Thank you. Page ! 2 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: This has been added Comment Number: 15 Comment Originated: 04/21/2017 04/21/2017: All Environmental Planning comments can be resolved during Final Plan review. Response: Acknowledged Comment Number: 16 Comment Originated: 04/27/2017 04/27/2017: Please call me directly with any questions, comments or concerns prior to submittal and to mitigate unnecessary multiple rounds of review during Final Plan stage. Response: Acknowledged Topic: Landscape Plans Comment Number: 7 Comment Originated: 04/21/2017 04/21/2017: Thank you for providing scientific names in addition to common names for seed mix specifica- tions. Current mix shown on L2 as "water quality native seed mix" is a dryland pasture mix suited for live- stock grazing and the mix currently listed on plans is dominated (6:1) by cool season grasses. A more bal- anced mixture of cool and warm season grasses is needed and highly recommended to offset the growing and dormant period for each type of grass and to increase overall site tolerance to heat and drought condi- tions. A balanced native dryland seed mix, in addition to proper installation and care especially during es- tablishment period, is in the best interest of the development project and the City. The intention behind this comment is to prevent unnecessary challenges in seed establishment post construction. Response: We have changed the seed mix, please reference the new mix. Comment Number: 8 Comment Originated: 04/21/2017 04/21/2017: The Landscape Plan Legend on L3, L4, L5, L6 still does not match consistently with what is listed on plans. It appears only a Dryland Seed Mix is to be incorporated into the site landscape design. If this is correct, only list the Dryland Seed Mix and associated symbology throughout all landscape plans (e.g. remove any reference to a wetland or riparian seed mix). Response: This has been corrected Comment Number: 11 Comment Originated: 04/21/2017 04/21/2017: Update Native Seed Note number 8... "do not mow lower than 6 to 8 inches in height." Not 68 inches ... Response: This has been corrected Comment Number: 12 Comment Originated: 04/21/2017 04/21/2017: Please also update the songbird nesting note on L1 Tree Protection Note #9 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 COM- Page ! 3 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com PLETE 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. Response: This has been completed Comment Number: 13 Comment Originated: 04/21/2017 04/21/2017: A minimum of three (3) native cool season and three native warm season grasses should be included in the Dryland Seed Mix. Choose from the following below. There are many seed companies in Colorado from which to easily order an appropriate prepackaged and/or custom seed mix. While native seed mix can be more expensive in the short term, avoiding the need to repeatedly reseed due to poor choice in a seed mix can save money in the longterm. A heads up that attention to this matter throughout this process can prevent many compliance issues post construction (e.g. erosion control, weeds, zoning) and subsequent delays in receiving return of securities. Native WARM SEASON grasses (Fort Collins): Little bluestem (S. scoparium), Indian grass (S. nutans), Sideoats grama (B. curtipendula), Buffalograss (B. dactyloides), Blue grama (B. gracilis), Switchgrass (P. virgatum), Sand dropseed (S. cryptandrus), Big bluestem (A. gerardii). Native COOL SEASON grasses (Fort Collins): Indian ricegrass (A. hymenoides), Bottlebrush squirreltail (E. elymoides), Prairie junegrass (K. macrantha), Green needlegrass (N. viridula), Western wheatgrass (P. smithii), Canada wildrye (E. canadensis), Thickspike wheatgrass (E. lanceolatus). Response: See revised seed mix Department: Forestry Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/09/2017 03/09/2017: If there are any existing trees on site contact the City Forester for an onsite meeting to obtain tree inventory and mitigation information for the plan. Response: The on site trees are the responsibility of the Suniga Expansion project being spear headed by the city. Comment Number: 2 Comment Originated: 03/09/2017 03/09/2017: Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines Page ! 4 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 4’ between trees and gas lines Response: These have been included Comment Number: 3 Comment Originated: 03/09/2017 03/09/2017: Show location of any stop signs and street lights. Identify these fixtures with a distinct symbol. Space trees if needed as follows. Stop Signs: 20 feet from sign Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees Response: This is included Comment Number: 5 Comment Originated: 03/09/2017 03/09/2017: On Lupine Street, west of Jerome Street on the north side, please show bluegrass in the parkway. Response: This has been done Comment Number: 7 Comment Originated: 05/05/2017 05/05/2017: There seems to be some discrepancies with the number of trees listed on the Plant List and the number of trees shown on the plans. Please correct the following species counts in order to remain consistent. QUMA 17 (Plant List); 18 (Landscape Plans); Discrepancy (+1) QUMU 8 (Plant List); 7 (Landscape Plans); Discrepancy (1) ULMD 6 (plant list); 5 (landscape plans); discrepancy (1) CRCI 7 (plant list); 6 (landscape plans); discrepancy (1) MASS 6 (plant list); 8 (landscape plans); discrepancy (+2) MATH 4 (plant list); 3 (landscape plans); discrepancy (1) PIPG 22 (plant list); 20 (landscape plans); discrepancy (2) PINI 16 (plant list); 18 (landscape plans); discrepancy (+2) Please change the abbreviation for Ulmus davidiana var. Japonica from “ULMD” to “ULDA” to reflect what is shown on the landscape plans. “PRAM” is shown on L3 and L4; however, it is not detailed in the Plant List. Please clarify what kind of tree or shrub this is symbolizing and include in the Plant List. Response: These have been corrected Comment Number: 8 Comment Originated: 05/05/2017 Page ! 5 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 05/05/2017: Please use the current City of Fort Collins General Landscape Notes, which are available through the City Forester. Response: These have been updated. Department: Internal Services Topic: General Comment Number: 6 Comment Originated: 03/09/2017 03/09/2017: Comment from Street Maintenace: Groundwater is 78 feet below the ground surface, accord- ing to the preliminary geotechnical report. With seasonal fluctuations or possible grade changes, the groundwater may be within 5 feet of the bottom of the subgrade. This would require a Subsurface Water Investigation per LCUASS 5.6. Response: : Please refer to updated Geotechnical report, by Terracon, for additional information. Comment Number: 7 Comment Originated: 03/09/2017 03/09/2017: Comment from Street Maintenace: As planning progresses, additional borings should be per- formed at all proposed public road alignments. Refer to LCUASS 10.2.2 for spacing requirements for bor- ings. Response: : Additional borings have been provided. Please refer to updated Geotechnical report, by Terracon. Comment Number: 8 Comment Originated: 03/09/2017 03/09/2017: Comment from Street Maintenace: Be advised that the geotechnical report for the Aspen Heights development immediately to the east of the Crowne project encountered dry and stiff lean clays with moderate to high swell potential near the surface. Groundwater levels were also closer to the surface. The additional borings mentioned above would help to shed more light on the conditions at Crowne. Response: Acknowledged. Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 03/08/2017 03/08/2017: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to middesign stage for this meeting to be effective. Applicants of new projects should email scarter@fcgov.com to schedule a presubmittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Response: Acknowledged Page ! 6 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 2 Comment Originated: 03/08/2017 03/08/2017: Adoption of the 2015 ICodes is anticipated for midApril, 2017. Be advised that permit ap- plications submitted after the code adoption date will be subject to the new codes and standards, as amended. Response: Acknowledged Comment Number: 3 Comment Originated: 03/08/2017 03/08/2017: Construction shall comply with adopted codes as amended. Current adopted codes are: 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/building web page to view them. Accessibility: State Law CRS 95 & ICC/ANSI A117.12009. 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 Multifamily and Condominiums 3 stories max: 2012 IECC residential chapter; Multifamily 4 stories and taller: 2012 IECC commercial chapter. Response: Acknowledged Comment Number: 4 Comment Originated: 03/08/2016 03/08/2017: City of Fort Collins IBC amendments require a full NFPA13 sprinkler system in multifamily units with an exception for buildings with up to 6 dwelling units that are not more than 2 stories nor more 5000 sqft per floor. Response: Acknowledged Comment Number: 5 Comment Originated: 03/08/2016 03/08/2017: Building code and State statute CRS 95 requires project provide accessible units. This project has 304 units and will need to achieve at least 92 points. Response: Acknowledged Page ! 7 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Light And Power Topic: General Comment Number: 1 Comment Originated: 05/05/2017 05/05/2017: Light and Power has electric facilities along Suniga Rd that can be utilized to provide power to the site. Response: Acknowledged Comment Number: 2 Comment Originated: 05/05/2017 05/05/2017: 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/buildersanddevelopers/plantinvestmentdevelopmentfees Response: Acknowledged Comment Number: 3 Comment Originated: 05/05/2017 05/05/2017: Transformer locations will need to be coordinated with Light & Power. Transformer must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Response: Acknowledged Comment Number: 4 CommentOriginated: 05/05/2017 05/05/2017: A commercial service information form (C1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review. A link to the C1 form is below: http://www.fcgov.com/utilities/business/buildersanddevelopers/development formsguidelinesregulations Response: Acknowledged Comment Number: 5 Comment Originated: 05/05/2017 05/05/2017: Once approved, Light & Power will need AutoCAD files of the site plan, utility plans, and land- scape drawings. Response: Acknowledged Page ! 8 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 6 Comment Originated: 05/05/2017 05/05/2017: Streetlight placement will need to be coordinated with Light & Power. Shaded trees are re- quired to maintain 40 feet of separation clearances and ornamental trees are required to maintain 15 feet of separation clearances from street lights. A link to the City of Fort Collins street lighting requirements can be found below: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Street lights are now shown, with appropriate street tree separations. Comment Number: 7 CommentOriginated: 05/05/2017 05/05/2017: Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Response: Acknowledged Comment Number: 8 CommentOriginated: 05/05/2017 05/05/2017: Multifamily buildings are treated as commercial services; therefore commercial service forms (C1 forms) and one line diagrams must be submitted to Light & Power for each building. All secondary electric service work is the responsibility of the developer to install and maintain from the transformer to the meter bank. Response: Acknowledged Department: PFA Topic: General Comment Number: 9 Comment Originated: 05/03/2017 05/03/2017: FIRE LANE SIGNS Please add directional arrows to the fire lane sign detail shown as R831 on the Horizontal Control & Sig- nage Plan. Add one additional fire lane sign per redline. Response: This has been corrected, and another sign added per the redline. Comment Number: 10 Comment Originated: 05/03/2017 05/03/2017: FIRE SERVICE LINE Buildings 1,7,8,& 9 may be equipped with NFPA 13R automatic fire sprinkler systems if preapproved by the Building Department. A fire service line into each building and FDC location should be added to the utility plan. Response: Please refer to utility and water plans. Page ! 9 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 11 Comment Originated: 05/03/2017 05/03/2017: BLDGS 3 & 6 FDC LOCATION Question Utility Plan currently meets code with regard to FDC location and hydrant placement. Can FDC's be relocated on Bldgs. 3 & 6 to be within approximately 100' of another nearby hydrant so that a 5" hose connection from hydranttoenginetoFDC does not close off a street to fire access during an emergency? Response: FDC’s were moved, per comment. Comment Number: 12 Comment Originated: 5/03/2017 05/03/2017: FURTHER DISCUSSION REQUIRED The following items will require ongoing discussion with PFA and the developer. With an aim to not obstruct the development, PFA will revisit these topics with future discussion with the developer. The comments which will require more discussion will be marked resolved and are listed below: 1. Wayfinding/address posting plan Refer to prior comments. 2. FDC locations as mentioned above. 3. Aerial apparatus access requirements for buildings exceeding 30' in height Ongoing (Alternative Means and Methods discussion required prior to Site Plan approval). Response: : Acknowledged. Department: Planning Services Topic: Building Elevations Comment Number: 5 Comment Originated: 05/03/2017 05/03/2017: Thank you for the color perspective renderings you supplied. These renderings do not address Planning's comments, however. Staff is looking for perspective render- ings looking SE from the corner of Lupine and Jerome that shows the sides of buildings 5 and 3, renderings that better capture the long sides of buildings 3 and 6, and a rendering that shows how buildings 3 and 4 address Suniga. Response: These were provided prior to the P&Z hearing Comment Number: 6 Comment Originated: 05/03/2017 05/03/2017: This comment was not addressed. Response: These were provided prior to the P&Z hearing Topic: Landscape Plans Comment Number: 2 Comment Originated: 05/03/2017 05/03/2017: Thanks for submitting a detailed landscape plan. The general concept looks good. Just note Page ! 10 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com there are numerous discrepancies between what is shown on the landscape plan and the plant list. Some of the plants on the landscape plan are not on the plant list (PRAM, JUSC, JUCO, ULDA, JUCM). Also, there are a couple of instances where the symbology is incorrect or the number of plants indicated is inaccurate. Please resolve these issues for Final Plan. Response: These have been fixed Comment Number: 3 Comment Originated: 03/01/2017 03/01/2017: None of the sheets show locations of street lights. Please add these details to the landscape plan and then space canopy shade trees at least 40' from these lights. Ornamental trees may be 15' away from street lights. Response: We finally received these from electrical utility and are now shown. Department: Stormwater Engineering Topic: Erosion Control Comment Number: 1 Comment Originated: 04/25/2017 04/25/2017: Please submit; an Erosion Control Plan (1 redline about needing a Rock Check Detail and make sure they are facing the correct direction that will need to be addressed), an Erosion Control Report (Sounds like it will be supplied at Final), and an Escrow / Security Calculation (Assume will be provided a final as well) Based upon meeting and received Letter of Corrective Action. There is confidence that the issues found at the prior site will be minimized if not eliminated. Will look for inspection records at time of construction starting. Response: Rock sock has been shown correctly. Escrow has been provided in the Final Drainage Report Appendices. SWMPP will be provided prior to mylars. Department: Technical Services Topic: Building Elevations Comment Number: 6 Comment Originated: 05/04/2017 05/04/2017: There are line over text issues. See redlines. Response: These have been corrected. Topic: Construction Drawings Comment Number: 7 Comment Originated: 03/08/2017 05/05/2017: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 Page 11 ! of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DE- VELOPMENTS 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: These have been corrected. Comment Number: 8 Comment Originated: 05/05/2017 05/05/2017: There are line over text issues. See redlines Response: Please see sheets C-001 & C-002. Comment Number: 9 Comment Originated: 05/05/2017 05/05/2017: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that this be done by adding property corner values to each sheet, or showing the property corner values on the horizontal control plans and adding a note to each sheet with coordinate values. Response: Please see revised plans Comment Number: 12 Comment Originated: 05/05/2017 05/05/2017: There are text over text issues. See redlines. Response: Coordinates have been added to horizontal control and overall utility plans. Topic: Landscape Plans Comment Number: 3 Comment Originated: 05/04/2017 05/04/2017: The sheet numbers in the sheet index do not match the noted sheets. Response: This has been corrected Comment Number: 4 CommentOriginated: 03/10/2017 05/04/2017: There are line over text issues. See redlines. Response: These have been corrected Page ! 12 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 10 CommentOriginated: 05/04/2017 05/04/2017: There are match line issues. See redlines. Response: These have been corrected Topic: Lighting Plan Comment Number: 11 Comment Originated: 05/05/2017 05/05/2017: There are text over text issues. See redlines. Response: These have been corrected. Topic: Plat Comment Number: 1 Comment Originated: 05/04/2017 05/04/2017: 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 red- lined sheets and/or in response letter. . Response: Please see revised plat. Topic: Site Plan Comment Number: 2 CommentOriginated: 05/04/2017 05/04/2017: There are line over text issues. See redlines. Response: These have been corrected. Department: Traffic Operation Topic: General Comment Number: 1 Comment Originated: 03/08/2017 03/08/2017: The traffic study has been received and reviewed. We will have to work with you on the timing and funding of the signal at Suniga. Response: Acknowledged Department: Water Conservation Topic: General Comment Number: 1 Comment Originated: 03/07/2017 03/07/2017: 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 con- Page ! 13 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com cerning irrigation requirements to Eric Olson, at 2216704 or eolson@fcgov.com Response: Acknowledged. Department: WaterWastewater Engineering Topic: General Comment Number: 1 Comment Originated: 05/05/2017 05/05/2017: The decision to route all the sanitary sewer flows to the north is being reviewed for sewer main capacity. The City will notify the Developer of it's findings when the analysis is finalized. Response: Per coordination with City FC Water/Sewer, Aspen was directed to not show any upsizing of the existing main in Conifer at this time. Current plans provide for a proposed sanitary sewer connection in the NE quadrant of the site. Please refer to utility plans and sanitary sewer plan and profiles. Comment Number: 6 Comment Originated: 05/05/2017 05/05/2017: Please see redlines for other water/wastewater comments that can be addressed during Final Compliance. Response: Please see revised plans Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Terence C. Hoaglund, RLA Principal, Vignette Studios Page ! 14 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com