The URL can be used to link to this page

Home My WebLink AboutWATERS' EDGE - PDP - PDP160006 - CORRESPONDENCE - REVISIONS (3)October 19, 2016 Jason Holland City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Waters' Edge, PDP160006, Round Number 1 Dear Jason The following is the applicant’s response to the Waters Edge PDP Review Comments dated July 22, 2016. Please ﬁnd attached copies of the the PDP application for your review. Comments: Department: Engineering Development Review Topic: General Comment Number: 1 Comment Originated: 03/01/2016 07/19/2016: Engineering will need to receive, review, and address these variance requests prior to hear- ing. 03/01/2016: Variance request letters will need to be submitted for each variance including variances that had been previously approved. They will be reviewed and evaluated once received. Response: A variance request letter has been prepared and submitted to Katie Andrews. Comment Number: 2 Comment Originated: 03/01/2016 07/19/2016: Engineering will need to receive, review, and address this variance request letter prior to hearing. 03/01/2016: The current site layout does not comply with the Land Use Code street spacing minimums in 3.6.3 D. A variance request letter has been prepared and submitted to Katie Andrews under separate cover Comment Number: 3 Comment Originated: 03/01/2016 07/19/2016: Engineering will need to see this exhibit prior to hearing. 03/01/2016: Please submit turning templates for left turns along Morningstar Way east of the roundabout. Response: Turning templates have been provided and emailed to Katie Andrews. Comment Number: 4 Comment Originated: 03/01/2016 07/19/2016: Engineering will need to receive, review, and address this variance request letter prior to hearing. 03/01/2016: Please submit a roundabout design report. The roundabout design criteria have changed and we will need more information before the roundabout can be approved to determine if de- sign meets standards. I have an example of a recent report for your use. Response: Roundabout Design report has been submitted by Eric Bracke. Page ! 1 of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 6 Comment Originated: 03/01/2016 07/19/2016: A variance request will need to be made for the proposed design of Longboat Way. This will need to be received by engineering, reviewed, and addressed prior to hearing. 03/01/2016: LCUASS require that streets adjacent to multi‑family development are widened to a local collector cross‑section. Fleet Drive, Cruiser Lane, and Longboat Way shall be widened to the 36¿ roadway (local collector) in or- der to meet this standard. Response: A variance for Longboat Way to remain at 30’ wide has been prepared and submitted to Katie Andrews. Comment Number: 11 Comment Originated: 03/01/2016 07/19/2016: Five units take access off of Plank Lane, so 5 spaces should be provided according to 7‑23. 03/01/2016: Please demonstrate how the parking requirement of Figure 7‑23 is being satisﬁed for the Plank Lane eyebrow. Current lane width in the Plank Lane eyebrow does not allow for any on‑street park- ing. If the width remains as is, no parking signs/striping will need to be shown on the signing/striping plan. Response: Four stalls are provided in the center island. The fifth lot is on the corner and will have room for street parking. Comment Number: 13 Comment Originated: 03/01/2016 07/19/2016: Engineering will be looking to see this prior to plan approval. 03/01/2016: For the round- about splitter islands: ADA requires that detectable warnings are installed on the surface of the cut through on each side, located 6¿‑8¿ back from the street. If the cut through is <6¿ in length, the de- tectable warnings cover the entire area. Response: Crossings have detectible warnings on splitter island and set back updated. Comment Number: 22 Comment Originated: 03/01/2016 07/19/2016: Please update 1601, 1606, and 1607 to the most recent revisions. Please remove the older and duplicate 1606(a). 03/01/2016: The following drawings need to be updated: 803, 1601, 1602, 1606, 1607, 1606(a), 1605, 710, 708. Response: All details are current PDF’s from the Larimer County website. Revision dates on details match revision dates on the County website details. Comment Number: 23 Comment Originated: 03/03/2016 07/19/2016: Engineering will need to see these letters prior to hearing. 03/02/2016: Letters of intent shall be submitted to the City for any offsite easements prior to hearing. Response: No offsite easements appear to be needed, as previous recordations provided for the construction easement and grading easement for east side of Turnberry Road. It’s also important to note that the Waters’ Edge developer also owns the land east of Waters Edge (east of Turnberry Road) and has private agreement(s) with the Ditch Company and Water Supply and Storage for drainage related discharge to offsite facilities. Comment Number: 26 Comment Originated: 07/20/2016 07/20/2016: Please review intersection details, there are some very short transitions, some low points, some inverted streets that don't seem correct. Why is the cross slope being designed so close to the 3% maximum for new streets? Page ! 2 of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Intersection details were updated and reviewed and accepted by Engineering with no further comments. Contact: Sheri Langenberger, 970‑221‑6573, slangenberger@fcgov.com Topic: General Comment Number: 24 Comment Originated: 03/04/2016 03/04/2016: The TDRF paperwork that was submitted identiﬁes that there are 249 detached single family homes proposed on this site. Per the site plan 222 are proposed. If the site plan is correct then then the project is due a refund for additional fees paid. We just need to clarify the number of units. There are 249 total single family homes in both the LMN and the UE zones. If you look at the total summary of the land use table, there are 379 units total, of which 130 are multi-family or single family attached, leaving 249 single family units. Department: Environmental Planning Topic: Construction Drawings Comment Number: 13 Comment Originated: 03/01/2016 07/14/2016: Please provide photo or material samples for the retaining wall. As currently, this material does not appear to be compatible with the ecological character of the Natural Habitat Buffer Zone along Richard's Lake. Please use a more natural stone material for the retaining wall. We are working with the developer on coming up with one or two options for the walls that are feasible to build, and meet as closely as possible the desires of environmental planning. Due to the height of the walls, a dry stack stone wall is not possible, but we are looking at materials that would have a similar look. We have terraced some of the walls, where possible, to reduce the height of each wall. We are hoping to have information by the time that staff review is held. 03/01/2016: Landscape Plan Sheet L33. Please label and provide additional detail for the retaining wall shown in the Natural Habitat Buf- fer Zone. What material(s) will be used? To ensure that the retaining wall is compatible with the natural character of the buffer zone, a naturalized retaining wall consisting of boulders , stacked rock, or other natural materials would be more appropriate than cement or something similar. See comment 13 Topic: General Comment Number: 1 Comment Originated: 03/01/2016 07/14/2016: There are still some sheets of the utility plans that need labels and notes related to the Natural Habitat Buffer Zone. See redlines. Response: The labels for the natural habitat buffer zone are added on all sheets that show the line. Comment Number: 2 Comment Originated: 03/01/2016 Page ! 3 of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 07/14/2016: This still needs to be added to some sheets of the utility plans. See redlines. Response: The signature block includes the Environmental Planner on sheets that show the buffer zone. Comment Number: 3 Comment Originated: 03/01/2016 07/14/2016: This is still missing from some sheets. See redlines. The two notes can be com- bined into one note, if needed: "Please see Section 3.4.1 of the Land Use Code for allowable uses within the buffer zone. The Natural Habitat Buffer Zone is intended to be maintained in a native landscape." Response: The labels for the natural habitat buffer zone are added on all sheets that show the line. Comment Number: 4 Comment Originated: 03/01/2016 07/14/2016: See comment 3 above. Response: The labels for the natural habitat buffer zone are added on all sheets that show the line. Topic: Landscape Plans Comment Number: 11 Comment Originated: 03/01/2016 07/14/2016: See redlines for clariﬁcation. The path is shown in the same symbology as "turf" in the legend, and should be shown with a different type of stipling or hatching. This is finally corrected, with the path being different from the turf grass Comment Number: 12 Comment Originated: 03/01/2016 07/14/2016: Please update labels to read "Natural Habitat Buffer Zone." See redlines. These have been corrected with an additional label added Comment Number: 14 Comment Originated: 03/01/2016 07/14/2016: See redlines for clariﬁcation. The path is shown in the same symbology as "turf" in the legend, and should be shown with a different type of stipling or hatching. This is finally corrected, with the path being different from the turf grass Topic: Lighting Plan Comment Number: 17 Comment Originated: 07/14/2016 07/14/2016: In regard to LED light ﬁxtures, The American Medical Association (AMA) and In- ternational Dark‑Sky Association (IDA) both recommend using lighting that has a corrected color temperature (CCT) of no more than 3000 degrees Kelvin in order to limit the amount of blue light in the night environment. Blue light brightens the night sky and creates more glare than any other color of light. Both LED and metal halide ﬁxtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife. Page ! 4 of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Staff encourages the applicant to use the 3000K or 580nm versions of the LED light ﬁxtures that have been selected. We concur with this and have added a note to the lighting sheet to this effect. Topic: Site Plan Comment Number: 6 Comment Originated: 03/01/2016 07/14/2016: Thank you for clearly delineating the edge of the wetlands and labeling the width of the buffer zone in multiple locations. I was not able to ﬁnd a table comparing the area required by a 100‑ft buffer compared to the area provided within the buffer zone. Please include this on the ﬁrst sheet of the site plan. This table has been added Department: Forestry Topic: Landscape Plans Comment Number: 3 Comment Originated: 03/09/2016 07/21/2016: Continued:Thank you for adding the words stop sign in the legend. Although there does not appear to be a symbol by the words stop sign in the legend? Please add a symbol that is distinct in the legend and also add it on the landscape sheets at locations of stop signs. Make the symbol large enough to be clearly identiﬁed. Adjust position of any street trees at least 20 feet from stop sign locations. This has been corrected, a layer with the stop sign symbol on it had not plotted. We had previously adjusted tree locations to be 20’ clear. Comment Number: 6 Comment Originated: 03/09/2016 07/21/2016: Continued: Some requested street tree species changes have been made from the previous comment. Items 1‑3 listed below still need to be addressed. Street tree selection comments: 1. Use Chanticleer Pear in place of Spring Snow Crab in the few locations where Spring Snow is used as a street tree. This is on sheet L28 and maybe a few others. I only found one instance where this occurred, and it has been corrected. 2. Skymaster English Oak has been taken out of production. Substitute it with another canopy street tree species. Evaluate using Boulevard American Linden, American Sentry American Linden or other suitable canopy shade tree in place of Skymaster. Some use of both of these lindens could be beneﬁcial. In addition to Skymaster not being available English Oak was dam- aged in the fall 2014 freeze. Page ! 5 of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com We have removed the Skymaster cultivar, but still have a few Columnar English Oak. All occur on private open space. 3. Brandywine Crabapple produces a large and has horizontal growth. It is used in two places in the medians located in Morning Star Way on sheets L3 and L14. Please change the Brandywine crabapples to Red Baron crabapple or another ornamental with upright growth. These have all been changed to Red Baron Crabapple Comment Number: 8 Comment Originated: 03/09/2016 07/21/2016: Continued: Thank you for contacting the City Forester for the on‑site tree inspection. Please now set the meeting with the City Forester to get tree inventory and mitigation information before the next submittal. Included in the evaluation with be a determination if any of the existing street trees along Brightwater Way are dying or dead and will need to be replaced. This still needs to occur Comment Number: 9 Comment Originated: 03/09/2016 07/21/2016: Continue: Thank you for providing the information about the possible undergrounding of the Xcel lines. Communicate ﬁnal determination for undergrounding in next response and also directly to the City Forester before ﬁnal plan. I still don’t know if these lines are going away or not. For now, I have changed the street trees to ornamental trees along the detention pond where the line is located. If it is determined the line is going away, we will change the trees back to shade trees. Department: Internal Services Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 02/26/2016 02/26/2016: Please schedule a pre‑submittal meeting 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. A pre-submittal meeting will be held prior to construction of the single family attached and multi- family units. Since both of these are in future phases, it could be some time before they are built and codes will likely have changed. Comment Number: 2 Comment Originated: 02/26/2016 02/26/2016: Construction shall comply with the following adopted codes as amended: Page ! 6 of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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 9‑5 & ICC/ANSI A117.1‑2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100‑ MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi‑family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi‑family 4 stories and taller: 2012 IECC commercial chapter. Acknowledged Comment Number: 3 Comment Originated: 02/26/2016 02/26/2016: City of Fort Collins IBC amendments require a full NFPA‑13 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. Acknowledged Comment Number: 4 Comment Originated: 02/26/2016 Building code and State statute CRS 9‑5 requires project provide accessible units. This project has 130 units (single family attached and multifamily combined) and will need to achieve at least 60 points. A Acknowledged Department: Light And Power Topic: General Comment Number: 4 Comment Originated: 03/03/2016 03/03/2016: Please contact Luke Unruh at Utility ‑ Light & Power Engineering if you have any questions at 970‑416‑2724. Page ! 7 of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Acknowledged Comment Number: 5 Comment Originated: 07/19/2016 Please be aware that any dwelling greater than a duplex is considered commercial. This means the de- veloper is responsible for the installation of the electrical service from L&P’s transformer to the meter. Response: Acknowledged Acknowledged Comment Number: 6 Comment Originated: 07/19/2016 Contact Luke Unruh at Light and Power Engineering to coordinate the transformer locations, please show the locations on the utility plans. Transformer must be within 10’ of an asphalt/concrete surface. Response: At this time the transformer locations and sizes are not determined for the buildings. As discussed with Luke, we are including a general note on the Overall Utility Plans that explains the final transformer size and location shall be determined with Fort Collins Light and Power. Comment Number: 7 Comment Originated: 07/19/2016 Please make sure the gas service is on the opposite side as the electric Service Response: At this time we expect the gas will be placed behind the walk and electric between the walk and street curb and gutter. The gas service is shown for each lot terminating at the back of walk and the electric service terminates near back of curb. Design for electric and gas supply lines is not complete yet. Comment Number: 8 Comment Originated: 07/19/2016 07/19/2016: If three phase electric facilities will be needed please specify the locations and show them on the utility plans. Response: Location of the three phase is not available to be shown yet. Department: PFA Topic: General Comment Number: 7 Comment Originated: 07/13/2016 07/13/2016: FIRE LANE SIGNS Please adjust posting of ﬁre lane signage as per redlines. Response: Signage is adjusted per redlines. Comment Number: 8 Comment Originated: 07/13/2016 07/13/2016: EMERGENCY ACCESSFire access easements should be adjusted as follows: > Portions of Tracts D & X will need to be included in the EAE to serve as ﬁre lanes for Lots 1‑7 and Lots 263‑279. > Tracts L‑1 & K‑1 are not required to be dedicates as an EAE. Response: Emergency Access Easements have been added to the plat. Page ! 8 of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 9 Comment Originated: 07/13/2016 07/13/2016: LABELING (Pg. 32 of Water Plan) Two hydrants have been relocated. The hydrant icons are correct but hydrant text and arrow still point to old locations. Response: The stray text is removed and new hydrant locations are labeled on Pg 32 (C-192) Comment Number: 10 Comment Originated: 07/13/2016 07/13/2016: TURNING RADII Fire apparatus turning movements appear to be at risk in some portions of the site where private drives intersect with public streets. A minimum inside turning radius of 25' is re- quired at all times. The applicant is asked to re‑evaluate turning radii for all private drives serving as a ﬁre lane (EAE). Code language provided below. > IFC 503.2.4 and Local Amendments: The required turning radii of a ﬁre apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Response: Turning templates have been provided for all private drive entrances, with PDF’s submitted to PFA for review. Due to alignment of handicaps/cross-walks and geometry for lots, 25’ and 50’ radii for private “streetlets” does not appears feasible. However, turning templates demonstrate that even though some private drive radii is less than 25’ and 50’ for interior and exterior radii, respectively, the widths of the public streets coupled with the private drive entrances being wider than required, allow for adequate turning movements within the private drives and “streetlets”. Comment Number: 11 Comment Originated: 07/13/2016 07/13/2016: LAKE & WATERFRONT ACCESS Details of the emergency access plan for the waterfront are still being worked out with the project team and are under consideration by the ﬁre marshal. Response: Aspen and PFA have addressed the access plan approval. Signage and details for the signage is ongoing. Department: Planning Services Topic: General Comment Number: 8 Comment Originated: 02/29/2016 02/29/2016: Will need additional details at ﬁnal plan including landscape details, mail kiosk locations (if large), trash enclosures, fencing, etc. Also note information or details for the retaining walls. To be done at final Comment Number: 9 Comment Originated: 02/29/2016 02/29/2016: At Final, consider adding an architectural panel detail for meter screening to have a more ﬁnished look than painting to match the façade. To be done at final Comment Number: 15 Comment Originated: 07/20/2016 07/20/2016: Plans for any necessary off‑site improvements and supporting trafﬁc study update must be reviewed and accepted by the City prior to scheduling of the hearing. Page ! 9 of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Acknowledged Comment Number: 16 Comment Originated: 07/20/2016 07/20/2016: Please review and add the following notes to the site plan: Maintenance of Common Elements: A Homeowners Association other approved City entity shall be established for the development and shall be responsible for the continued maintenance of all common elements. All open space tracts, medians and round‑a‑bouts within Morningstar Way, Plank Lane, and Midship Way, all private drives, community facilities, natural habitat buffers, and oil well setback buffers shall be maintained by the homeowners as- sociation. Oil and Gas Buffer Requirements: All existing oil and gas well head locations shall remain permanently plugged and abandoned in accor- dance with the Colorado Oil and Gas Conservation Commission standards. Prior to City authorization of any residential building permit in conjunction with these Final Plans, all oil and gas well heads within the project limits shall be permanently plugged and abandoned in accordance with COGCC regulations. Upon completion of well plugging and reclamation and prior to City authoriza- tion of any residential building permit, the Owner shall conduct a soil gas survey of all oil and gas well head locations on the property and provide the City and the COGCC with the results of the survey. Should the results of the survey indicate that any well head is not properly plugged and abandoned in accor- dance with COGCC standards, the Owner shall re‑plug the well heads and provide further documentation to the City and COGCC that the wells are properly plugged in accordance with all COGCC regulations. Upon completion and COGCC initial acceptance of on‑site well plugging and reclamation, any continued maintenance, repairs, alterations and/or well head monitoring shall be the responsibility of the Homeown- ers Association or other approved City entity. These notes have been added and/or modified on the site plan Department: Stormwater Engineering Topic: Erosion Control Comment Number: 1 Comment Originated: 02/22/2016 07/19/2016: Repeat, no erosion control plan redlines from 2/22/2016 were addressed along with still needing an erosion control report and escrow calculation. Response: A SWMP has been prepared which includes the escrow calculation and exhibit. This report is submitted electronically to Jesse Schlam for review. Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com Topic: General Page ! 10 of ! 15 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 2 Comment Originated: 03/02/2016 07/20/2016: Repeat Comment. 03/02/2016: Please provide an update to the SWMM with the new conﬁguration of quantity de- tention. This will size the conveyance required to transfer the lost volume in detention pond 110 to the property to the east. Response: The new SWMM model output is provided in the Drainage Memorandum and the Pond overflow storm sewer conveyance has been removed. Please see revised drainage memorandum and plans. Comment Number: 3 Comment Originated: 03/02/2016 07/20/2016: Further documentation is needed to show the rest of the single family piece of the development is meeting the LID requirements. Response: A meeting was held with Wes Lamarque and Shane Boyle to discuss LID requirements. The single family portions of the site will drain to detention ponds. Where possible, an LID basin has been added to ponds which provides bioswale media and 4” perforated underdrains. Solid 4” underdrains will connect the perforated pipe to proposed storm sewer. Due to site grading constraints, an underdrain could not be added to ponds 300 and 110. Additionally, a significant portion of the residential lots and open space will drain to grass swales which will function as grass buffers. An updated LID table is included on the Drainage Exhibit. Comment Number: 4 Comment Originated: 03/02/2016 07/20/2016: Repeat Comment. 03/02/2016: The LID techniques will need to be constructed per City criteria and per the City's standard details. Response: A meeting was held with Wes Lamarque and Shane Boyle to discuss LID requirements. Details for the pavers used in the Multi-family area are included on the plans. LID measures for the residential will utilize a bioretention sand media and perforated pipe. The Bioretention sand media specifications are included in the plan details. Comment Number: 5 Comment Originated: 03/02/2016 07/20/2016: Reminder for Final Compliance. 03/02/2016: An off‑site drainage easement is required for the conveyance and quantity deten- tion of ﬂows on the property to the east of the site. Response: This conveyance has been removed. Please see revised drainage memorandum and plans. Comment Number: 6 Comment Originated: 03/02/2016 07/20/2016: The standards state that the walls should be 30‑inches or less for safety reasons. Response: Per the meeting with Wes Lamarque and Shane Boyle, it was agreed that Pond 110 can utilize 2-6’ walls on the north and 2-5’ walls on the west. However, lush landscaping shall be utilized along with large boulders at the tiered sections to break up the wall massing and provide aesthetics, as required. Page 11 ! of 15 ! PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 7 Comment Originated: 03/04/2016 07/20/2016: Per the Detention Pond Landscape Standards, the walls should be 30‑inches or less due to safety concerns. Response: Please see response to Comment 6 and the revised plans and drainage memorandum, which contains updated SWMM model. Comment Number: 8 Comment Originated: 03/04/2016 07/20/2016: A letter from the ditch company needs to be provided documenting that the release can be longer than the statute. Response: The owner/developer is working on a revised, private agreement with the Ditch Company to allow for the higher release rate out of Pond 110. The letter will be provided to the city, once finalized and executed. Department: Technical Services Topic: Building Elevations Comment Number: 43 Comment Originated: 07/20/2016 07/20/2016: There are line over text issues. See redlines. Completed Comment Number: 44 Comment Originated: 07/20/2016 07/20/2016: There are text over text issues. See redlines. Completed Topic: Construction Drawings Comment Number: 33 Comment Originated: 03/07/2016 07/20/2016: There are line over text issues. See redlines. Response: Redlines have been addressed. Comment Number: 36 Comment Originated: 03/08/2016 07/20/2016: There are text over text issues. See redlines. Response: Redlines have been addressed. Topic: Landscape Plans Comment Number: 42 Comment Originated: 07/20/2016 07/20/2016: There are line over text issues. See redlines. These have been corrected. Please note that I had a file corruption issue just before resubmitting the plans. I will be fixing additional line over text issues for a bit. Page ! 12 of ! 15 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Topic: Lighting Plan Comment Number: 45 Comment Originated: 07/20/2016 07/20/2016: Please correct the sheet numbering. This has been corrected Topic: Plat Comment Number: 6 Comment Originated: 03/04/2016 07/20/2016: There are line over text issues. See redlines. Response: Redlines have been addressed. Comment Number: 9 Comment Originated: 03/04/2016 07/20/2016: This has not been completely corrected. See redlines. Response: Redlines have been addressed. Comment Number: 16 Comment Originated: 03/04/2016 07/20/2016: There are text over text issues. See redlines. Response: Redlines have been addressed. Comment Number: 39 Comment Originated: 07/20/2016 07/20/2016: There is a missing statement on sheet 1. "There shall be no private....of the City Code." Response: Added Statement. Comment Number: 40 Comment Originated: 07/20/2016 07/20/2016: Please change the dimensions along Midship Way. See redlines. Response: Redlines have been addressed. Comment Number: 41 Comment Originated: 07/20/2016 07/20/2016: Please label all right of way dedicated by the plat on all sheets. See redlines. Response: Added right of way labels. Topic: Site Plan Comment Number: 19 Comment Originated: 03/07/2016 07/20/2016: This is still incorrect. Sheet 5 has an incorrect title. This has been corrected Page ! 13 of ! 15 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Comment Number: 20 Comment Originated: 03/07/2016 07/20/2016: There are line over text issues. See redlines. This has been corrected Comment Number: 22 Comment Originated: 03/07/2016 07/20/2016: There are text over text issues. See redlines. This has been corrected Comment Number: 24 Comment Originated: 03/07/2016 07/20/2016: There are match line issues. See redlines. This has been corrected Department: Trafﬁc Operation Topic: General Comment Number: 2 Comment Originated: 03/02/2016 07/20/2016: This issue has not yet been resolved. There is a City Council worksession planned for Au- gust 9th to discuss in general terms whether reﬁnement to the APF should be considered. This is an ongoing discussion between Bill Swalling, Martina, and others Comment Number: 3 Comment Originated: 03/02/2016 07/20/2016: A memo has been received that further reviews options at some of these intersections, but much additional work is needed, no clear identiﬁcation of improvements has been made, and no design submitted. This is an ongoing discussion between Bill Swalling, Martina, and others Topic: General Comment Number: 5 Comment Originated: 07/19/2016 07/19/2016: Please see redlines for signing and striping comments. Response: Redlines have been addressed. Department: Zoning Topic: General Comment Number: 2 Comment Originated: 03/02/2016 07/19/2016: The Plat still needs to be corrected. Completed Comment Number: 6 Comment Originated: 03/02/2016 07/19/2016: This still needs to be included Page ! 14 of ! 15 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com This has been added Comment Number: 7 Comment Originated: 03/02/2016 03/02/2016: At the time of DCP we will need the Landscape Bond in place. Acknowledged 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. Yours Truly Terence C. Hoaglund RLA, ASLA, LEED AP Page ! 15 of ! 15 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com