HomeMy WebLinkAboutTHE UNION ON ELIZABETH (FORMERLY 1208 W. ELIZABETH STREET) - FDP - FDP170024 - CORRESPONDENCE -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
November 21, 2017
Stephanie Hansen
Ripley Design
419 Canyon Ave, Ste 200
Fort Collins, CO 80521
RE: The Union on Elizabeth (formerly 1208 W. Elizabeth Street), FDP170024, Round Number 2
Comment Summary:
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: Construction Drawings
11/21/2017: The Table 8-2 of LCUASS would require the use of 20' curb returns for
driveways onto Elizabeth. The proposal utilizes 25' and 15' curb returns instead of
the 20' and would need to be addressed.
Comment Number: 10 Comment Originated: 11/21/2017
11/21/2017: The construction of the two access driveways need truncated dome
detection and access ramps as part of the provided 707.1 detail. It is presumed that
the truncated dome detection would occur to promote the crossing as if this were a
detached sidewalk condition.
Comment Number: 11 Comment Originated: 11/21/2017
11/21/2017: My interpretation of the grading plan is that all of the work is being done
on-site, except for the work adjacent to the property to the east, which had
previously provided a letter of intent. Has there been communication with the
property owner to the west on the shared access drive change?
Comment Number: 13 Comment Originated: 11/21/2017
11/21/2017: Please include the standard construction note for the depiction of the
street cuts: "Limits of street cut are approximate. Final limits are to be determined
in the field by the City Engineering Inspector. All repairs to be in accordance with
City street repair standards."
Comment Number: 15 Comment Originated: 11/21/2017
Topic: General
Please see the following summary of comments from City staff and outside reviewing agencies for
your submittal of the above referenced project. If you have questions about any comments, you may
contact the individual commenter or direct your questions through the Project Planner, Jason Holland,
at 970-224-6126 or jholland@fcgov.com.
Page 1 of 13
11/21/2017: Further discussion on the implementation of the Elizabeth Enhanced
Travel Corridor with FCMoves has determined that the implementation of the plan to
widen Elizabeth Street is not likely to occur. Under this premise, the local street
portion that the project is required to provide the City will consist of the local street
portion of sidewalk, to address the sidewalk work the City constructed in the early
2000's.
09/12/2017: The obligation for the local street portion for Elizabeth Street under
24-95 (given that the road is slated to be widened and a new sidewalk system in
place) with the Elizabeth Enhanced Travel Corridor project is needed to be
determined.
Comment Number: 8 Comment Originated: 09/12/2017
11/21/2017: The driveway onto Elizabeth Street appears to meet warrants for a
right turn into the driveway in accordance with Figure 8-4 of LCUASS, with the
theoretical ability to do so given the turn lane would be along the property frontage. A
variance to Table 8-4 should be provided -- City staff has taken a general view that
this corridor isn't perhaps intended to implement these turn lanes and could find
support in not implementing the turn lane.
Comment Number: 9 Comment Originated: 11/21/2017
11/21/2017: Coordination with Transfort's concern on the future implementation of
the bus pad/pullout is needed prior to hearing to ensure that its future placement can
be done without impacting the site design and how costs associated with this future
implementation are agreed to.
Comment Number: 12 Comment Originated: 11/21/2017
11/21/2017: The site plan indicates that a mid block crossing is to be removed by
others. The civil plans don't reflect this information, and in general I'm unsure what is
occurring here other than street cuts for utility abandonment. If it is to go away, I'm
not recalling in general if this is required, and if so, by whom, and who is then to
remove it -- it would seem to be the development and not the City that would need to
remove it, presuming the City supports this.
Comment Number: 14 Comment Originated: 11/21/2017
11/21/2017: The placement of knockdown bollards at the emergency access/paseo
is needed to ensure that the emergency access/paseo is not utilized as a loading
area/general access/delivery area. This design should be provided in the civil plans.
Comment Number: 16 Comment Originated: 11/21/2017
11/21/2017: The Image_Paseo.pdf doc shows a fire pit, tables and chairs, along
with bench seating. Aren't these in conflict with the emergency access aspect of
this area?
Comment Number: 17 Comment Originated: 11/21/2017
Department: Forestry
Contact: Molly Roche, , mroche@fcgov.com
Topic: Landscape Plans
Page 2 of 13
11/15/2017:
Continued:
Thank you for including utility lines on the landscape plans. The east Catalpa in the
right of way along Elizabeth is 3 feet from the gas line. Please shift the tree so that it
meets the 4’ separation requirement.
09/15/2017:
Include locations of any water or sewer lines on the landscape plan. Please adjust
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
4¿ between trees and gas lines
Comment Number: 3 Comment Originated: 09/15/2017
11/15/2017:
Continued:
It is very unfortunate that these landmark Spruce trees cannot be retained on the
project. Please provide information for the record why trees cannot be retained to
the extent reasonably feasible while elaborating on the burden this would cause to
the project. In addition, please consider the use of extra large Fastigiate Norway
Spruce or another narrow crown conifer in order increase mitigation on the corner
where the prominent spruce are proposed to be removed.
09/15/2017:
The proposed building layout appears to be roughly 4 feet from existing spruce tree
#1 and 7 feet from spruce tree #2. Discuss the feasibility of adjusting the building
layout to provide additional separation between the spruce trees and the building to
avoid any unnecessary pruning on the north side.
Comment Number: 5 Comment Originated: 09/15/2017
11/15/2017:
Species selection
Although they are beautiful trees, Quaking Aspen experience early mortality at Fort
Collins’ elevation. Please consider another upright tree in the proposed locations,
such as Dawyck Purple Beech or Prairie Sentinel Hackberry.
The species and cultivar, Crimson Pointe Plum, are still under review for general
adaptability in Fort Collins and there is still some uncertainty as to how well they
survive. Please use a proven, adaptable species/cultivar such as Regal Prince Oak
where the plums are proposed.
There are a handful of Hoopsii Blue Spruce proposed approximately 4 feet from the
edge of the building. A narrower crowned evergreen species should be used in
place of the proposed Hoopsii’s, such as Iseli Fastigiate Norway Spruce.
Comment Number: 6 Comment Originated: 11/20/2017
11/17/2017:
Please include Minimum Species Diversity percentages in the plant schedule.
Comment Number: 7 Comment Originated: 11/20/2017
11/17/2017:
Please directly label all mitigation trees on the landscape plans with a bolded “M”.
Comment Number: 8 Comment Originated: 11/20/2017
Page 3 of 13
11/15/2017:
Please verify that the trees in the right of way tree grates as well as the (2)
Japanese Tree Lilacs near the front steps will receive irrigation and provide
documentation of this on the landscape plans. In addition, please clarify the media
that will be used as ‘ground cover’ where the (2) Japanese Tree Lilacs are
proposed.
Comment Number: 9 Comment Originated: 11/20/2017
11/15/2017:
There appears to be several internal and right of way tree grates proposed. Please
include a tree grate detail to the landscape plans. This detail is available from the
City Planning or Forestry departments.
Comment Number: 10 Comment Originated: 11/20/2017
11/15/2017:
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
Comment Number: 11 Comment Originated: 11/20/2017
11/15/2017:
Please use the two Catalpas in the right-of-way tree as upsized mitigation trees.
Comment Number: 12 Comment Originated: 11/20/2017
Department: Internal Services
Contact: Jonathon Nagel, , jnagel@fcgov.com
Topic: General
11/09/2017: Are chutes provided for both trash and recycling?
Comment Number: 3 Comment Originated: 11/09/2017
11/09/2017: Please provide drawings for the “Trash Staging” enclosure labeling the
service gate width, pedestrian entrance, overall dimensions, and diagram the
proposed bins (include capacity of each bin).
Comment Number: 4 Comment Originated: 11/09/2017
11/09/2017: Please provide drawings for the “Trash Room” enclosure labeling the
service gate width and diagram the proposed bins (include capacity of each bin). If
residential and leasing customers will be depositing their trash directly into this room
a pedestrian entrance is required, consider using a door-less entry which will
provide safer and more efficient access.
Comment Number: 5 Comment Originated: 11/09/2017
11/09/2017: The community recycling ordinance which was passed last year
requires all new 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)
please make sure proposed bin sizes are adequate to meet this requirement.
Comment Number: 6 Comment Originated: 11/09/2017
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
Topic: Building Insp Plan Review
Page 4 of 13
09/10/2017: Please schedule a pre-submittal meeting with Building Services for this
project. Pre-Submittal 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 mid-design 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.
Comment Number: 1 Comment Originated: 09/10/2017
09/10/2017: 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 - Commercial and Multi-family 4 stories and taller: 2015 IECC
commercial chapter.
Comment Number: 2 Comment Originated: 09/10/2017
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
11/17/2017: The proposed area for the 4 new transfomers, 2 spots intended to
replace the existing transformers in the alley, looks to be to small to fit all 4
transformers, depending on how big the transformers need to be. The total area
needed could be as much as 38' x 10' including the necessary clearances.
09/12/2017: The existing electric transformers that feed the current Pan Handlers
Pizza building, also serve a building to the West at 1240 W. Elizabeth. This
equipment and electric service will need to remain in it's current location or a
suitable transformer location, and any utility easements necessary, will need to be
provided by the developer.
Comment Number: 2 Comment Originated: 09/12/2017
11/17/2017: With the placement of all 4 transformers in one location it may be
possible to install 1 primary switch cabinet in the Northwest corner of the site.
11/17/2017:
09/12/2017: Light & Power will need to install at least 2 primary switch cabinets,
one in the Northwest corner and one in the Northeast corner, to feed the 2 proposed
transformers.
Comment Number: 4 Comment Originated: 09/12/2017
Page 5 of 13
11/17/2017:
09/12/2017: A commercial service information form (C-1 form) and a one line
diagram will need to be submitted to Light & Power Engineering for all proposed
commercial buildings and multi-family (commercial) buildings larger than a duplex or
greater than 200amps. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms
-guidelines-regulations
Comment Number: 8 Comment Originated: 09/12/2017
11/17/2017: Utility coordination for the existing transformers feeding the
PanHandlers building will be extremely important before the building can be
demolished. Power to the existing transformers will need to be maintained during
the demo and during construction. Light & Power will most likely have to set some
temporary transformers in the existing alley way to be able to remove the existing
transformers off the building so it can be demolished. Then the transformers will
need to remain until the new transformers can be installed and energized to
maintain power to the building to the North.
Comment Number: 11 Comment Originated: 11/17/2017
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
11/20/2017: FDC LOCATION
The location of the FDC shall be approved in conjunction with the sprinkler plan.
Comment Number: 13 Comment Originated: 11/20/2017
11/20/2017: SIGNAGE
A plan for posting fire lane signage is required for FDP approval.
Comment Number: 14 Comment Originated: 11/20/2017
11/20/2017: EXITING PLAN FROM POOL DECK
The exiting plan from the pool deck remains in question. An occupant load
exceeding 49 persons will require two exits, where only one is apparent at this time.
Comment Number: 15 Comment Originated: 11/20/2017
11/20/2017: GROUND LEVEL STAIRWELL DOORS
Ground level doors appear to be opening in the wrong direction.
Comment Number: 16 Comment Originated: 11/20/2017
11/20/2017: Alternative means of compliance proposal to be submitted to the fire
marshal for consideration.
Comment Number: 17 Comment Originated: 11/20/2017
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Page 6 of 13
11/20/2017: Is it possible to provide 200 covered bike parking locations that are on
the ground level or ground/second level so that there can be a strong argument that
in addition to the spaces in the units, ample covered parking is provided that is
convenient for the residents as they enter/exit the facility without using stairs or
elevators. This would be more in line with land use code changes that are pending
per the code change requested by Council based on a recent appeal, which would
require that enclosed bicycle parking spaces be located on the ground floor of a
development, or if a portion is on upper floors, they be located in bike rooms that are
adjacent to elevators or stairwells so that they are easily accessible to entrances
and walkways.
Comment Number: 25 Comment Originated: 11/20/2017
11/20/2017: Please add bike details/general specifications to the plans for each bike
rack style proposed.
Comment Number: 26 Comment Originated: 11/20/2017
11/20/2017: With the underpass portion of the promenade, staff is recommending
that this be a taller opening. Staff does agree that an overhead element can work
over the connection and is recommending a taller height so that the public
connection is more open/comfortable space and the building less obtrusive.
Comment Number: 27 Comment Originated: 11/20/2017
11/20/2017: Staff is recommending that the south entrance of the promenade be
defined with an architectural element or site feature that reinforces the southern
public entrance to the promenade. This could be similar to what was provided to the
north at the Lokal or another design approach.
Comment Number: 28 Comment Originated: 11/20/2017
11/20/2017: Level 6 parking and rooftop amenities. Please confirm that the extent of
these elements is shown on all elevations and that height changes are shown and
dimensioned. See redlines.
Comment Number: 29 Comment Originated: 11/20/2017
11/20/2017: Clarify/label on the plans the material and color specifications for
residential and commerical windows. Staff recommends a window color other than
white such as brown or black.
Comment Number: 30 Comment Originated: 11/20/2017
11/20/2017: A-408 east elevation, please label as west.
Comment Number: 31 Comment Originated: 11/20/2017
11/20/2017: Shadow analysis review for updated plan (pending)
Comment Number: 32 Comment Originated: 11/20/2017
Department: Stormwater Engineering
Contact: Basil Hamdan, 970-224-6035, bhamdan@fcgov.com
Topic: Erosion Control
Page 7 of 13
11/21/2017: Please provide an Erosion Control Escrow/Security calculation in ESC
Report. Please include a copy of the Landscape Plan in the Appendix to the ESC
Report.
Please provide a detail for how the paver system will be protected in the interim
period, and add a note specifying when the paver system will be built relative to
other construction activities on the site, please try to make that as late as possible
within the construction time frame or provide a temporary access surface in the
interim period.
Please address all detailed comments on the ESC Plan redlines.
09/05/2017: Please indicate flow arrows on the site in order to assess the need for
perimeter protection. How will paver field in the middle of the site be protected from
clogging up during construction, please delay in the construction phasing and
provide protection after installation. Please contact Basil Hamdan
@bhamdan@fcgov.com 970 224 6035 with any questions.
Comment Number: 1 Comment Originated: 09/05/2017
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
11/17/2017: Please see redlined report.
09/13/2017: Please provide evidence that the detention basin is in compliance with
drain times per Colorado Revised Statute 37-92-602(8). More information on this
statute is available at http://tinyurl.com/RevisedStatuteMemo, and a spreadsheet to
show compliance is available for download at
http://tinyurl.com/ComplianceSpreadsheet. Please contact Dan Mogen at
(970)224-6192 or dmogen@fcgov.com with any questions about this requirement or
for assistance with the spreadsheet.
Comment Number: 102 Comment Originated: 09/13/2017
11/17/2017: Comment is left active to ensure inclusion in the DA (no action or
response is necessary).
09/13/2017: Please note that a clause in the development agreement regarding
access to the detention and LID facilities located within the structure will be required
as there is not an easement for these facilities.
Comment Number: 103 Comment Originated: 09/13/2017
11/17/2017: Please see redlines on overflow paths.
09/13/2017: What are the proposed overflow paths for the proposed detention
areas?
Comment Number: 106 Comment Originated: 09/13/2017
11/17/2017: Please see redlines on overflow paths.
09/13/2017: Please provide modeling to show conditions if the paver system were
to be clogged and that runoff is still safely conveyed to Elizabeth Street.
Comment Number: 107 Comment Originated: 09/13/2017
11/17/2017: Please provide easement where paths/pipes are outside of building.
09/13/2017: Please provide an easement for the detention outfall paths including
pipes and spillway/emergency overflow.
Comment Number: 108 Comment Originated: 09/13/2017
11/17/2017: I understand that building plans are not yet finalized. Comment is left
active to ensure congruency between the plans can be verified once building plans
are available.
09/13/2017: Please provide details for the design of the proposed detention and LID
facilities within the structure including building plans so it can be verified that utility
and building plans are in alignment.
Comment Number: 110 Comment Originated: 09/13/2017
Page 8 of 13
11/17/2017: Please help me understand what is happening in the paseo. I see
pavers and StormTech proposed; however, I don't understand how they are working
together.
09/13/2017: It appears there is proposed landscaping over the proposed pavers.
Are there planter boxes here? Please help me understand what is proposed.
Comment Number: 111 Comment Originated: 09/13/2017
11/17/2017: Note was not seen. Repeat comment. Please add note in a prominent
location.
09/13/2017: Please add the following note to the proposed paver system 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.
Comment Number: 113 Comment Originated: 09/13/2017
11/17/2017: Please see updated redlines (pdf).
09/13/2017: Please see redlined drainage report and plans (provided via pdf).
Comment Number: 114 Comment Originated: 09/13/2017
11/17/2017: Repeat comment.
09/13/2017: Please note that additional comments may be forthcoming upon future
submittals as additional details are discovered.
Comment Number: 115 Comment Originated: 09/13/2017
11/17/2017: Please submit a variance request as water quality treatment is not
being provided for the entire site.
Comment Number: 116 Comment Originated: 11/17/2017
Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com
Topic: Drainage Report
11/20/2017: Include a copy of the FEMA Map Panel, with the site outlined in red.
Comment Number: 28 Comment Originated: 11/20/2017
11/20/2017: Include a table and drawing listing the BFE, RFPE, FFE, HVAC
Elevations, etc. for each building as is included in the Drainage Exhibit.
Comment Number: 29 Comment Originated: 11/20/2017
11/20/2017: Include a discussion that Critical Facilities are not allowed in the
floodplain and there will be no such facilities as part of this project.
Comment Number: 30 Comment Originated: 11/20/2017
Topic: Floodplain
11/20/2017: Change the labels on the Plat, Site Plan, and all sheets in the Utility
Drawings to read Existing Condition 100-year floodplain (and floodway) (Per CSU
CLOMR)
09/08/2017: Please show and label the Canal Importation 100-year Current
Effective floodplain and floodway boundaries on the Plat.
Comment Number: 2 Comment Originated: 09/08/2017
Page 9 of 13
11/20/2017: We are initiating a discussion with FEMA whether this should be
considered one building or three. If it is determined to be one building, than the BFE
and RFPE for the western building will govern the entire site.
09/08/2017: On Sheet C800 of the Utility Drawings; the BFE should be interpolated
at the upstream edge of the building, not the property line. It appears there are two
buildings. If that is the case, each building will have it's own BFE. If they are
connected, than the BFE of the upstream building will take precedence for the entire
structure.
Comment Number: 8 Comment Originated: 09/08/2017
11/20/2017: Note 25 on Sheet C300, is from the abandonment page, C200. Please
revise and include the appropriate floodplain and floodway notes for this sheet.
Comment Number: 18 Comment Originated: 11/20/2017
11/20/2017: Note 25 on Sheet C301 is from the abandonment page, C200, and not
one of the appropriate notes for this page. Please revise and include the appropriate
floodplain and floodway notes.
Comment Number: 19 Comment Originated: 11/20/2017
11/20/2017: Add a note to Sheet C400 regarding the need for a floodplain use
permit prior to working on the flood fringe. Note 5 on C800 is appropriate.
Comment Number: 20 Comment Originated: 11/20/2017
11/20/2017: On Sheet C400 and C800, the FFE for the Water Entry Room and the
southwest retail shop are both lower than the RFPE for this building.
Comment Number: 21 Comment Originated: 11/20/2017
11/20/2017: Add a note to Sheet C401 and C402 regarding the need for a floodplain
use permit prior to working on the flood fringe. Note 5 on C800 is appropriate.
Comment Number: 22 Comment Originated: 11/20/2017
11/20/2017: On Sheet C402, the FFE for the southwest retail shop is lower than the
RFPE for this building.
Comment Number: 23 Comment Originated: 11/20/2017
11/20/2017: Usually the shaded areas on Northern Engineering plans is equal to the
Floodway. The shaded area on C800 is not labeled and if it is the floodway for the
CSU CLOMR, it is incorrect.
Comment Number: 24 Comment Originated: 11/20/2017
11/20/2017: On Sheet C800, in the elevation summary, the RFPE and the FFE are
the same. That meets our requirements, but in our experience it may be wise to add
a few tenths to the FFE. If there are any errors in construction, it can be disastrous if
the FFE ends up being lower than the RFPE.
Comment Number: 25 Comment Originated: 11/20/2017
11/20/2017: Sheet C800 shows the Current Effective Floodplain and Floodway as
well as the Existing Condition CSU CLOMR Floodway and Floodplain. That is fine,
but please label them accordingly.
Comment Number: 26 Comment Originated: 11/20/2017
11/20/2017: On the Site Plan, the floodplain and floodway boundaries are illegible,
and incorrectly labeled. See Note 2 above.
Comment Number: 27 Comment Originated: 11/20/2017
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Page 10 of 13
11/17/2017: There are line over text issues. See redlines.
09/12/2017: There are line over text issues. See redlines.
Comment Number: 9 Comment Originated: 09/12/2017
11/17/2017: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
09/12/2017: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 10 Comment Originated: 09/12/2017
Topic: Construction Drawings
11/17/2017: 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.
09/12/2017: 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.
Comment Number: 15 Comment Originated: 09/12/2017
11/17/2017: There are line over text issues. See redlines.
09/12/2017: There are line over text issues. See redlines.
Comment Number: 16 Comment Originated: 09/12/2017
09/12/2017: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 18 Comment Originated: 09/12/2017
11/17/2017: All benchmark statements must match on all sheets.
Comment Number: 19 Comment Originated: 11/17/2017
11/17/2017: All Basis Of Bearings statements must match on all sheets.
Comment Number: 20 Comment Originated: 11/17/2017
11/17/2017: There are text over text issues. See redlines.
Comment Number: 21 Comment Originated: 11/17/2017
Topic: Landscape Plans
11/17/2017: There are line over text issues. See redlines.
09/12/2017: There are line over text issues. See redlines.
Comment Number: 7 Comment Originated: 09/12/2017
11/17/2017: There are text over text issues. See redlines.
09/12/2017: There are text over text issues. See redlines.
Comment Number: 8 Comment Originated: 09/12/2017
Topic: Plat
11/17/2017: Please make changes as marked. If changes are not made or you
disagree with comments, please provide written response of why corrections were
not made. Please provide any responses on redlined sheets and/or in response
letter.
09/12/2017: Please make changes as marked. If changes are not made or you
disagree with comments, please provide written response of why corrections were
not made. Please provide any responses on redlined sheets and/or in response
letter.
Comment Number: 1 Comment Originated: 09/12/2017
Topic: Site Plan
Page 11 of 13
11/17/2017: Please revise the legal description as marked. See redlines.
09/12/2017: Please revise the legal description to match the corrected legal
description on the Subdivision Plat.
Comment Number: 2 Comment Originated: 09/12/2017
11/17/2017: Some of the sheet numbers in the sheet index do not match the sheet
numbers on the noted sheets. There are also sheets shown that are not in the plan
set.
09/12/2017: Some of the sheet titles & numbers in the sheet index do not match the
sheet titles & numbers on the noted sheets.
Comment Number: 3 Comment Originated: 09/12/2017
11/17/2017: There are line over text issues. See redlines.
09/12/2017: There are line over text issues. See redlines.
Comment Number: 4 Comment Originated: 09/12/2017
11/17/2017: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
09/12/2017: There is text that needs to be masked. Mask all text in hatched areas.
See redlines.
Comment Number: 5 Comment Originated: 09/12/2017
11/17/2017: 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.
09/12/2017: 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.
Comment Number: 6 Comment Originated: 09/12/2017
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
11/21/2017: Variance letter for LOS received. Other than an exhibit for future bus
stop along W. Eliz, all traffic related issues resolved and ready for hearing.
Comment Number: 6 Comment Originated: 11/21/2017
Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com
Topic: General
09/12/2017: TRANSFORT
Consistent with the comment made from Emma Belmont during the PDR, a bus
stop is required per the West Elizabeth ETC Plan. Please see "Figure 20: Planning
for Redevelopment" (page 46-47) and "Figure 24: Parking Management Focus
Areas" (page 56-57) for identification of a bus stop at this location for phase 4 West
Elizabeth BRT. Also, please see Appendix E for the "Typical Bus Stop Island
Design" that should be installed at this location.
Comment Number: 1 Comment Originated: 09/12/2017
11/17/2017: TRANSFORT
Construction of the bus stop is not required at this time. However, payment of a
fee-in-lieu for construction of the bus stop is required. Please provide an exhibit that
shows the bus stop design included in the proposed development. The site plan
needs to include a note that the future bus stop will go here.
Comment Number: 2 Comment Originated: 11/17/2017
Department: Water Conservation
Page 12 of 13
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
09/05/2017: Irrigation plans are required no later than at the time of building permit.
The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of
the Land Use Code. Direct questions concerning irrigation requirements to Eric
Olson, at 221-6704 or eolson@fcgov.com
Comment Number: 1 Comment Originated: 09/05/2017
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-224-6192, dmogen@fcgov.com
Topic: General
11/17/2017: Noted that these calculations will be provided once available.
09/13/2017: Please provide calculations for maximum intermittent and maximum
continuous flows in accordance with AWWA M22 manual design procedure to
support proposed water service sizing.
Comment Number: 5 Comment Originated: 09/13/2017
11/17/2017: Please see updated redlines (pdf).
09/13/2017: Please see redlined plans (provided via pdf).
Comment Number: 6 Comment Originated: 09/13/2017
11/17/2017: Repeat comment.
09/13/2017: Please note that additional comments may be forthcoming upon future
submittals as additional details are discovered.
Comment Number: 7 Comment Originated: 09/13/2017
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