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Home My WebLink AboutCROWNE AT OLD TOWNE NORTH - FDP - FDP170025 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSNovember 29, 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 FDP comments Round Number 1 Dear Clay The following is the applicant’s response to the Crown at Old Town North FDP Review Comments dated September 25, 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: 09/20/2017 09/20/2017: The storm lines along Suniga appear to be under sidewalk. The manholes need to be brought up out- side of the sidewalk and offset a minimum of a foot from the sidewalk, with the indication provided on the plans. Response: Storm inlets will be constructed to place rims outside sidewalk limits. See storm plans. Comment Number: 2 Comment Originated: 09/20/2017 09/20/2017: The development should also install the receiving access ramp on the north side of Conifer Street for the access ramp that directs pedestrians north across Conifer. Response: The ramp has been added on Conifer. Comment Number: 3 Comment Originated: 09/20/2017 09/20/2017: The access ramp leading north across Conifer Street seems to be further east from the Jerome Street intersection than needed and redirects pedestrians more than needed. Can this shift further west to be a more direct route for the pedestrian? Response: Access ramp is adjusted and aligns with north ramp. Comment Number: 4 Comment Originated: 09/20/2017 09/20/2017: Similar to the previous comment, the access ramps crossing Suniga Road would appear to be further removed from Jerome Street than necessary. This may be appropriate should the ped refuge/medi- an islands be implemented, however their uses has not been verified as part of the Suniga Road capital improvement project. In checking with Tracy Dyer, the approach we'd prefer to take at this time is to specify that the access ramp locations crossing Suniga are subject to further refinement with the capital project and prior to construction commencing, the developer coordinate final locations of the access ramp with the capi- Page ! 1 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com tal project. Response: Acknowledged Comment Number: 5 Comment Originated: 09/20/2017 09/20/2017: Storm sewer A5-A specifies HDPE as the pipe material which isn't an approved pipe material in city (Lupine Drive) right-of-way. Additionally, this pipe is a private line in right-of-way which would not typically be allowed. Alternative designs should be pursued to address these concerns. Response: The final ramp locations will be coordinated with Tracy as the Suniga plans are finalized and the refuge in the median is established. Comment Number: 6 Comment Originated: 09/20/2017 09/20/2017: Please have the property boundary be the most prominent feature on the civil plans, it is diffi- cult to discern between property lines and water and/or sanitary lines. Also, please have the plans reflect the dedication of rights-of-way that are occurring on the plat, such as the dedication of additional right-of-way along Conifer Street. Response:. A5-A will be RCP, please see storm plan and profile. Comment Number: 7 Comment Originated: 09/20/2017 09/20/2017: The drive approaches in public right-of-way should be built in accordance with LCUASS detail 707.1. I did not find this detail in the detail sheet, though I did see a modified alley intersection detail 803 which indicates for private drive intersections. This modified detail should be used for drive approaches in public right-of-way. Response: The detail has been replaced with 707.1. see detail sheet. Comment Number: 8 Comment Originated: 09/20/2017 09/20/2017: Jerome Street and Lupine Drive west of Jerome Street are lacking the depiction of bike lanes as part of the signing and striping plan. Also, the street typical sections sheet C-006 should be updated to reflect buffered bike lanes for these two streets. Response: Striping is depicted on the horizontal control plan. Per discussion with Engineering and Traffic Operations the street section was acceptable as shown without the bike buffer zone. Addition of the buffer would have significant impact on the ROW and site layout. Comment Number: 9 Comment Originated: 09/20/2017 09/20/2017: Jerome Street needs roadway cross sections at 50 foot intervals for review. Response: Cross sections have been provided for Jerome Street. Comment Number: 10 Comment Originated: 09/20/2017 09/20/2017: The north grading plan calls out the use of concrete in right-of-way for all driveways in right-of-way with the exception of the drive approach for JAX. Please have this drive approach similarly labelled. Page ! 2 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Concrete is now labeled on the JAX driveway and the drive approach. Comment Number: 11 Comment Originated: 09/20/2017 09/20/2017: The civil plans show waterline construction occurring in Suniga to be done by the City of Fort Collins. Just for more clarity, and historical reference, I believe this note should be modified to indicate the work is to be done by City of Fort Collins Water Utilities in advance of the Suniga Road Capital Improvement Project. Response: This modified note is added to the Water Plan South. Comment Number: 12 Comment Originated: 09/20/2017 09/20/2017: Please provide further clarity on Note #11 on the civil plans. Response: Note 11 discussing the Suniga Road construction is current. A detail for drainage was also added for potential interim condition if needed. Comment Number: 13 Comment Originated: 09/20/2017 09/22/2017: This comment is updated to reference an email sent to the consultant team, it appears that the land- scaping on Jerome abutting JAX should be installed with the project as well as the removal of the eastern driveway for JAX out to Conifer. 09/20/2017: The Landscape Plan does not appear to specify any landscaping for the parkway on the west side of Jerome Street north of Lupine Drive, will this at least be native seeding for the time being? Response: Work for the JAX site is reflected in the Civil Plan Set. Crowne will be working with JAX to include improvements in the DA for JAX. Comment Number: 14 Comment Originated: 09/20/2017 09/20/2017: I'll track the right-of-way dedication needed from JAX for the Jerome Street construction. What are the envisioned temporary construction easement that may be needed from abutting properties? Response: No easements are expected. Work on JAX will be by agreement / permission from JAX. An email from JAX owner was provide to Engineering. Comment Number: 15 Comment Originated: 09/20/2017 09/20/2017: It should perhaps be verified that the attorney providing the certification on the plat has researched whether additional entities such as North Weld and/or City of Greeley would need to sign the plat. These entities and additional entities were signatories to the Aspen Heights plat and I suspect the situation would be similar here with Suniga right-of-way. Response: Crowne Attorneys to explore necessary Signatures. Comment Number: 16 Comment Originated: 09/20/2017 09/20/2017: I'm just curious to understand how some of the building units are being platted via lots while other build- ing units are within larger tracts. Shouldn't also this legal designation of these lots and tracts be depicted on the site plan in some manner, which only indicates building numbers that do not correspond? Page ! 3 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Crowne has the preference to use lot numbers for the Townhome lots and the Apartments in exclusion areas. Comment Number: 17 Comment Originated: 09/20/2017 09/20/2017: The Maintenance of Common Elements note appears to need to be updated based on references that are not within the development plan. Response: This has been updated. Comment Number: 18 Comment Originated: 09/20/2017 09/20/2017: Related to comment #16, it seems with the legal designation and boundaries of lots, tracts, and ease- ments from the plat not being translated onto the site/landscape and civil documents that there is general lack of plat information and coordination on the site/landscape and civil documents. Shouldn't there be information on the site plan for example to show that Building 7 is within Lot 1 and show Lot 1's boundaries in relation to the physical char- acteristics in and around the lot (such that in the unlikely scenario that Lot 1 were to be redeveloped/sold off, that the boundary of ownership and/or maintenance within that lot is more clearly defined and understood?) Note also that the plat shows a utility, drainage, access and emergency access easement for defined corridors that are only depicted on the site and civil drawings as emergency access easement. Please look to have the site/landscape and civils coordi- nated with the plat regarding legal establishment of lot lines, lots, tracts, and easements. Response: Lot numbers and Tracts are added to the Civil plan and the boundaries. Department: Environmental Planning Topic: Landscape Plans Comment Number: 1 Comment Originated: 09/12/2017 09/12/2017: Overall landscape plan looks good and much improved. Thank you. Response: Thank you Comment Number: 2 Comment Originated: 09/12/2017 09/12/2017: New Prairie Seed Mix and seeding rate looks good. Some clarification requested on areas where seed mix will be applied (e.g. edge effects, irrigation, visibility) let's discuss in person during staff review 9/20/17. Response: This has been completed Topic: Lighting Plan Comment Number: 3 Comment Originated: 09/12/2017 09/12/2017: Thank you for including lighting fixture information and selecting 3000K or less CCT thus supporting City Night Sky Objectives Response: Thank you Department: Forestry Topic: Landscape Plans Comment Number: 1 Comment Originated: 09/22/2017 09/22/2017: Continued: Page ! 4 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 5/4/2017: City Forestry coordinated a site visit with Tracy Dyer (City Engineering) to obtain tree inventory and mitigation infor- mation for the Suniga connection. Once detailed plans are received, Forestry will forward to the applicant and ask that the information be included on the landscape plans. Response: No information provided to consultant Comment Number: 2 Comment Originated: 09/22/2017 09/22/2017: Continued: 5/4/2017: Continued. Thank you for showing the lines. Can you please label the lines with the respective utilities? Also, on the west side of Jerome, the first tree south of Lupine, please adjust the tree location from the storm water line (sheet L-6). Please also check locations of trees to storm drain and coordinate with Utilities. Response: Tree locations have been adjusted for utilities. Due to the overall amount of information on these plans, I prefer not to label all the utility lines as well. Comment Number: 8 Comment Originated: 05/05/2017 09/22/2017: Continued: Please use the most current version of the General Landscape Notes (Nov 2015), which are available from Molly Roche (mroche@fcgov.com). Response: These have been updated. I cannot find any difference between what is on the plans and what has been provided. Comment Number: 9 Comment Originated: 09/22/2017 09/22/2017: Please show street names on all landscape sheets. Response: This has been added Comment Number: 10 Comment Originated: 09/22/2017 09/22/2017: Tree Spacing On sheet L-6, there is an ULMO 30 feet off of the street light ¿ please either adjust the spacing to meet the 40 foot requirement, or change this tree to an ornamental species. Response: This has been adjusted. Comment Number: 11 Comment Originated: 09/22/2017 09/22/2017: Species selection English Oak suffered some freeze damage during the 2014 freeze. Forestry would prefer not to use them on this project. In their place, please use another upright shade tree, such as Crimson Spire Oak. Page ! 5 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com American Plum is typically a wild thicket, large shrub or tree. Is it the project’s intent to provide a plant of this form in these locations or to meet other constraints on the site? Typically a more standard ornamental might be considered in these locations. Response: The English Oak have been changed. The American Plum are in detention areas within the parking lot islands Comment Number: 12 Comment Originated: 09/22/2017 09/22/2017: Please show the turf in the parkways as irrigated turf. Response: Completed Department: Internal Services Topic: General Comment Number: 1 Comment Originated: 08/25/2017 08/25/2017: Comment from Neighborhood Services - Are residents responsible for taking their own trash AND recy- cling to the proposed carts/dumpsters/compactor or is this service provided for them? Response: : We have modified our plans to include additional trash dumpsters and recycling facilities. Comment Number: 2 Comment Originated: 08/25/2017 08/25/2017: Comment from Neighborhood Services - The recycling enclosure located on the east side of the com- plex should be paired with a trash receptacle or compactor. Any single recycle dumpster will be used as trash if a trash container is not provided. Additionally the centralized system does not provided adequate distribution for trash throughout the complex. Response: : We have modified our plans to include additional trash dumpsters and recycling facilities. Comment Number: 3 Comment Originated: 08/25/2017 08/25/2017: Comment from Neighborhood Services - The community recycling ordinance which was passed last year requires all businesses and multi-family complexes have recycling service that is equal to at least 1/3 of their service volume (bin capacity x service frequency) by 2020. Using a trash compactor (usually much larger in capacity then a dumpster) will require larger dumpsters and space for recycling be provided then what is currently provided in the plans. Consider switching to decentralized system with many trash/recycling enclosures throughout. Response: We have calculated the volume of trash, and provided for the appropriate recycling facilities to meet the new ordinance. Comment Number: 4 Comment Originated: 08/25/2017 08/25/2017: Comment from Neighborhood Services - The trash enclosure (with the unscreened north wall) on the NE corner of the complex does not meet the requirements of Land Use Code 3.2.5 or the City’s nuisance code in chapter 20 which both require bins be screened from public view. Response: The design has been modified to extend the screen wall. Page ! 6 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Topic: Building Insp Plan Review Comment Number: 5 Comment Originated: 09/19/2017 09/19/2017: Construction shall comply with adopted codes as amended. Current adopted codes are: 2015 International Building Code (IBC) 2015 International Residential Code (IRC) 2015 International Energy Conservation Code (IECC) 2015 International Mechanical Code (IMC) 2015 International Fuel Gas Code (IFGC) 2015 International Plumbing Code (IPC) as amended by the State of Colorado 2017 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com/building web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 129vult or 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Multi-family and Condominiums 3 stories max: 2015 IECC residential chapter; Multi-family 4 stories and taller: 2015 IECC commercial chapter. Response: Acknowledged Comment Number: 6 Comment Originated: 09/19/2017 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 pre- submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Response: Acknowledged Department: Light And Power Topic: General Comment Number: 1 Comment Originated: 09/19/2017 09/19/2017: Please contact Luke Unruh at 970-416-2724 to coordinate transformer and streetlight locations. Please show the transformer locations on the utility plans. Response: This has been completed Page ! 7 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: PFA Topic: General Comment Number: 1 Comment Originated: 09/20/2017 09/20/2017: FDC LOCATIONS > Fire Department Connections will be needed on Buildings 1, 7, 8, & 9. FDC locations on these 2-story structures are not required to be within 100' of a fire hydrant. > FDC location not identified on Building 3 in the latest Utility Plans. Response: The FDC is added and all FDC locations labeled on Civil Plans Comment Number: 2 Comment Originated: 09/20/2017 09/20/2017: FIRE LANE SIGNAGE > Add seven additional fire lane signs per PFA redlines. Response: The additional signs are added to the plans. Comment Number: 3 Comment Originated: 09/203/2017 09/20/2017: ADDRESS POSTING & WAYFINDING > Building address numerals will be required to be prominently posted on all sides of every building. > Depending upon the ultimate address plan, a system of wayfinding signage may be required. This is especially important as all buildings appear to have first floor units with direct accessibility to the outside via a front door and wayfinding could be problematic for the rest of the building. > In addition to street addressing, the full street name is required to be posted on all sides of any building that is flanked by another street of fire lane other than the building's addressed side. Code language provided below: IFC 505.1.7: Buildings, either individually or part of a multi-building complex, that have fire lanes on sides other than the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Response: Acknowledged Comment Number: 4 Comment Originated: 09/20/2017 09/20/2017: AUTOTURN EXHIBIT > As fire lane turning radii are less then 25' inside diameter in several areas. The project team is to verify the ability of fire apparatus to negotiate all areas of the site via an AutoTurn exhibit. The project team stated at the city staff meeting that an AutoTurn had been submitted but our project file does not show a record of that. Please resend. Thank you. Response: Auto Turn templates are provided to PFA for Confirmation. Page ! 8 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 5 Comment Originated: 09/20/2017 09/20/2017: ALTERNATIVE MEANS & METHODS As indicated in previous rounds of review, aerial ladder truck access is required for buildings greater than 30' in height. Buildings 2-6 are required to meet this criteria. Based upon the Site Plan, Buildings 2, 4, & 5 comply with the letter of the code (IFC Appendix D 105), assuming parapet heights are no greater than 4' in height. As for Buildings 5 & 6; the eastern half of Building 6 meets the code however no portions of Building 3 meet the code. To date, no discussion has been initiated by the applicant to dis- cuss the need to meet code requirements via alternative means of compliance. Code language provided below. > 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, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach when perimeter access and/or 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 sub- mitted to Fire Marshal, Bob Poncelow for review and approval prior to final plans approval. Response: Crowne Partners worked with PFA to make adjustments to the building position to provide access as requested. See site layout for new building postions. Comment Number: 6 Comment Originated: 09/20/2017 09/20/2017: TRASH STORAGE Concierge trash service involving trash bags and combustible material placed in the exit corridors will not be permit- ted by the fire marshal. The FM may approve a system that involves trash being temporarily placed in a fire separat- ed closet(s) throughout the complex. Response: We are no longer pursuing the concierge trash service and have added trash and recycling facilities throughout. Department: Planning Services Topic: Building Elevations Comment Number: 6 Comment Originated: 09/18/2017 09/18/2017: The north elevation of building 4 is mirrored when compared to the site plan. Please fix this elevation to be consistent with the site plan. Response: This has been corrected Topic: Landscape Plans Comment Number: 2 Comment Originated: 09/18/2017 09/18/2017: There are numerous inconsistencies between the plant list and the landscape plan. Some of these is- sues are due to the labels on the leader lines being inconsistent with what the plan shows. Please resolve all of these discrepancies: CACL - Plant list indicates 31, landscape plan shows 30. Page ! 9 of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com DABC - Plant list indicates 33, landscape plan shows 32. ROCS - Plant list indicates 54, landscape plan shows 39. ROJF - Plant list indicates 54, landscape plan shows 53. ROWO - Plant list indicates 32, landscape plan shows 30. SPJF - Plant list indicates 25, landscape plan shows 18. SYAL - Plant list indicates 46, landscape plan shows 45. SYMK - Plant list indicates 73, landscape plan shows 41. VITR - Plant list indicates 23, landscape plan shows 24. JUCA - Plant list indicates 40, landscape plan shows 25. JUCH - Plant list indicates 113, landscape plan shows 108. JUHH - Plant list indicates 109, landscape plan shows 100. JUSG - Plant list indicates 35, landscape plan shows 36. CAAK - Plant list indicates 174, landscape plan shows 162. HESE - Plant list indicates 170, landscape plan shows 183. MISG - Plant list indicates 129, landscape plan shows 130. PAVD - Plant list indicates 65, landscape plan shows 60. PAVP - Plant list indicates 91, landscape plan shows 88. PAVS - Plant list indicates 55, landscape plan shows 51. HEME - Plant list indicates 45, landscape plan shows 39. Response: These have been corrected Topic: Site Plan Comment Number: 1 Comment Originated: 09/18/2017 09/18/2017: Please add details of the bike racks to be used so staff can ensure compliance with the enclosed bicy- cle parking standards in 3.2.2(C)(4)(b). Response: This has been completed Comment Number: 3 Comment Originated: 09/18/2017 09/18/2017: The parking table indicates there are 260 standard parking stalls. I counted 261 stalls. Please double-check the parking counts and update so the table is consistent with the site plan. Response: This has been corrected Comment Number: 4 Comment Originated: 09/18/2017 09/18/2017: There appears to only be 40 garages on the multi-family buildings. This would mean you are one garage short in terms of meeting the enclosed bicycle parking requirements. Please also label which garages are for the 2- and 3-bedroom units so staff can ensure compliance. Response: We were also counting the lone detached garage Comment Number: 5 Comment Originated: 09/18/2017 09/18/2017: How will the trash and recycling enclosure be screened? Please provide elevations of the trash and recycling enclosure. Response: This has been completed Page ! 10 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 7 Comment Originated: 09/18/2017 09/18/2017: One of the covered parking labels points to the garages attached to building 6. This would be inconsis- tent with the way the parking is broken out on the parking table. Please change this label to indicate those garages are internal garages. Response: This has been corrected. Department: Stormwater Engineering Topic: Erosion Control Comment Number: 1 Comment Originated: 09/18/2017 09/18/2017: Current Erosion Control Materials Submitted do not meet requirements. The erosion control require- ments are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison. The Erosion Control Materials will need to be submitted at time of the first round of FDP. Please resubmit an Erosion Control Escrow / Security Calculation as the recently received materials has comments and redlines, that needed to be addressed to meet City Criteria and as a result have changed the Erosion Control Plans and would require a re calculation of the Escrow. Please submit an Erosion Control Report as none was included in the recently received materials and is required to be submitted to meet City Criteria. Please resubmit an Erosion Control Plans as the recently received materials have comments and redlines that needed to be addressed to meet City Criteria. The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Erosion Control Materials will need to be produced, reviewed, and accepted to meet City Erosion Control Criteria before Development Agreement Language can be drafted. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com Response: A Stormwater Management Plan has been provided for review. Exhibits and Escrow calculations are provided as attachments. Topic: General Comment Number: 2 Comment Originated: 09/20/2017 09/20/2017: It appears the run-on area for the porous paver systems is exceeding the 3 to 1 ratio. A LID basin exhibit is normally required to look at all the "LID basins" to determine if each porous pavement area is meeting the run-on ration requirement. A project this dynamic would be one that would require this LID exhibit. Response: The LID measures have been revised and updated on the drainage exhibit and drainage report. A color LID exhibits will also be transmitted via email Comment Number: 3 Comment Originated: 09/20/2017 09/20/2017: Please revise the porous pavement detail per redlines. Response: The detail is updated and shown on the detail sheet. In addition the LID detail has been updated to reflect changes. Page 11 ! of 14 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 4 Comment Originated: 09/20/2017 09/20/2017: There is still a conflict with the future 48-inch storm sewer and the bio-retention basin along the west property line. Due to the site plan layout, this bio-retention basin may not be able to be in this location. Response: The LID basin on the SW corner is removed. LID basin is on the upstream end the swale. Department: Technical Services Topic: Building Elevations Comment Number: 4 Comment Originated: 09/22/2017 09/22/2017: There are line over text issues. See redlines. Response: Redlines have been addressed. Comment Number: 5 Comment Originated: 09/22/2017 09/22/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Redlines have been addressed. Topic: Construction Drawings Comment Number: 6 Comment Originated: 09/222017 09/22/2017: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOP- MENTS 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: The BM information is updated. Comment Number: 7 Comment Originated: 09/22/2017 09/22/2017: There are line over text issues. See redlines. Response: These have been corrected. Topic: Landscape Plans Page ! 12 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 3 Comment Originated: 09/22/2017 09/22/2017: There are match line issues. See redlines. Response: This has been corrected Topic: Plat Comment Number: 1 Comment Originated: 09/22/2017 09/22/2017: Please make changes as marked. If changes are not made or you disagree with comments, please pro- vide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Response: Plat changes are addressed. Topic: Site Plan Comment Number: 2 CommentOriginated: 09/22/2017 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-Wastewater Engineering Topic: General Comment Number: 1 Comment Originated: 09/20/2017 09/20/2017: Please include a typical combo water service detail for the combination water services showing the con- figuration and all of the required fittings. Response: The service detail is provided on water detail sheet. Comment Number: 2 Comment Originated: 09/20/2017 09/20/2017: Please revise the sanitary sewer layout per the meeting held on 9/18/2017. Response: Sanitary Sewer has been revised. Comment Number: 3 Comment Originated: 09/20/2017 09/20/2017: A .1 foot drop in the sanitary sewer manholes will be allowed where needed to increase the depth of the sewer main. Page ! 13 of ! 14 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Noted and implemented. Comment Number: 4 Comment Originated: 09/20/2017 09/20/2017: The southeast building will need to have a private main/service from Lupine Drive due to minimal cover issues. Response: Service will be from main extended south from Lupine. Comment Number: 5 Comment Originated: 09/20/2017 09/20/2017: All 8-inch sewer main in Conifer Street will need to be replaced with 10-inch sewer main west until Jerome Street. A drop manhole can be placed in this location for the existing 8-inch main to the west per City stan- dards. Response: A 10 inch sewer will replace the existing sewer at minimum slope as discussed. Department: Zoning Topic: General Comment Number: 1 Comment Originated: 09/20/2017 09/20/2017: Please provide elevation of trash enclosures. Response: Grading for the trash enclosures are provide on grading 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