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HomeMy WebLinkAboutOLD TOWN NORTH, 3RD FILING - FDP - FDP170003 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCommunity 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 February 17, 2017 Sam Coutts RIPLEY DESIGN, INC 419 Canyon Ave Fort Collins, CO 80524 RE: Old Town North 3rd Filing, FDP170003, Round Number 1 Comment Summary: Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General 02/14/2017: 1. The site has shallow water – Please know that sump pumps can only be tied into an approved drainage facility and cannot be drained out across sidewalks or into the curb and gutter or into the streets/ alleys. A paragraph will be added into the development agreement giving builders and property owners notice of this. This needs to accounted for in your design and plans. Comment Number: 1 Comment Originated: 02/14/2017 02/14/2017: 2. Site Plan/ Plat – You will need to show an area on the plat void of the blanket easement to accommodate the shade structure shown on the plans. Comment Number: 2 Comment Originated: 02/14/2017 02/14/2017: 3. Site Plan – Sheet 3 – single family setback note: Add – No fencing may extend into the 8 foot rear yard setback. Comment Number: 3 Comment Originated: 02/14/2017 02/14/2017: 4. Plat – Need to identify who the parking easement is being dedicated to. This is not an easement that would typically be dedicated to the City. The City does not want to be the party that determines what a parking easement is and allows for and when it can be vacated. Comment Number: 4 Comment Originated: 02/14/2017 02/14/2017: 5. Plat – sheet 2 – You have two C1 curves identified and labeled on this sheet with differing curve data information. Comment Number: 5 Comment Originated: 02/14/2017 02/14/2017: 6. Plat - The alley needs to be identified as being dedicated as ROW. Comment Number: 6 Comment Originated: 02/14/2017 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Pete Wray, at 970-221-6754 or pwray@fcgov.com. Page 1 of 12 02/14/2017: 7. Plat - sheet 3 – you have curve data for two different curves labeled as C3 on this page. Comment Number: 7 Comment Originated: 02/14/2017 02/14/2017: 8. Plat – Sheet 4 – you have curve date for two different curves labeled as C2 on this page. Comment Number: 8 Comment Originated: 02/14/2017 02/14/2017: 9. Utility Plans – Note # 13 on the cover sheet is incorrect. The city does not use bricks in the ADA ramps. Comment Number: 9 Comment Originated: 02/14/2017 02/14/2017: 10. Utility Plans – A copy of the plat does not need to be included in the utility plan set. That was important when we didn’t have electronic copies. But is something that is outdated and not needed. Comment Number: 10 Comment Originated: 02/14/2017 02/14/2017: 11. Utility Plans – Sheets 1 and 2 – if these are to be a part of this set they need to be numbered as a part of this set. I guess I understand why you want to include these – but they are confusing because they reference incorrect legals - That is not the legal description for this project. Comment Number: 11 Comment Originated: 02/14/2017 02/14/2017: 12. Utility Plans – Sheet 2 – note 47. Need to indicate an answer to this note and identify what it applies to. If there are no private streets than NONE needs to be noted. Comment Number: 12 Comment Originated: 02/14/2017 02/14/2017: 13. Utility Plans – Sheet 2 – Note 48 references an exhibit A. You either need to change the note so it makes sense without that reference or provide Exhibit A here. And that approval as written doesn’t make sense and is not correct since you changed the design and have additional and different pipes that doesn’t meet coverage requirements than when it was first submitted. So that verbiage can’t be used. The street will need to be concrete to the western most edge of the western most inlet. Comment Number: 13 Comment Originated: 02/14/2017 02/14/2017: 14. Utility Plans – Sheet 2 – Traffic signage notes. Traffic Engineer needs to replace City of Fort Collins Engineer as noted on the plans. Comment Number: 14 Comment Originated: 02/14/2017 02/14/2017: 15. Utility Plans – Is the fire hydrant located next to the emergency access existing or new? It is show in dark solid lines as if it is new, but there are no notes to indicate that is a new fire hydrant to be installed. Comment Number: 15 Comment Originated: 02/14/2017 02/14/2017: 16. Utility Plans – Sheet 6 – do not label the street slopes on this sheet. They do not match any that are shown on the actual plan and profile designs. Shwo the profile alignment, but don’t provide the specific slopes. By doing so it just means if there is a revision to them in the future that you will also need to revise this sheet. Comment Number: 16 Comment Originated: 02/14/2017 02/14/2017: 17. Utility Plans – Sheet 7 - The minimum cover over the pipes within the street are not labeled on the plans as required by the conditions of the variance request. Comment Number: 17 Comment Originated: 02/14/2017 Page 2 of 12 02/14/2017: 18. Utility Plans – Based on the variance that was approved Osiander shall be concrete from Redwood to the western edge of the inlets. Additional inlets have been added since the original variance was requested and the pipe connecting these inlets is not meeting minimum cover requirements. The concrete section needs to extend to the western edge of the inlets. Comment Number: 18 Comment Originated: 02/14/2017 02/14/2017: 19. Utility Plans – The plans are now showing a rain garden along Suniga that extends into the 15 foot utility easement along Suniga, including a retaining wall in this easement that appears to be located only a few feet away from the Water Main. I have concerns regarding this design. If this is allowed to stay – The developer will be responsible for any repairs/ replacement of the rain garden or wall when disturbed by utility work. It will not be the utilities responsibility to repair and reinstate this rain garden – and we will need to look at the depth of everything as it may not be allowed because of the depth and how this private improvement will interfere with the use of the easement. I did not see any place in the plans where information on this wall is provided to understand the height and the proposed design. A structural wall requiring a building permit cannot be done in an easement. Comment Number: 19 Comment Originated: 02/14/2017 02/14/2017: 20. Utility Plans – Master Improvement Plans – if you are going to spell out everything that is to be built you need to identify that the sidewalk along the North side of Osiander from Blondel to Redwood is to be constructed. Comment Number: 20 Comment Originated: 02/14/2017 02/14/2017: 21. Utility Plans – the Emergency access will not be a driveway cut as indicated on the plans. It can be roll curb, but would not be a driveway cut. It also looks like on the plans that you are showing ADA ramps on each side of the emergency access drive in the sidewalk. We don’t want those either. This is not a driveway and yes emergency services will use this occasionally, but not with enough frequency that we need to have peds view it as a high frequency driveway. Comment Number: 21 Comment Originated: 02/14/2017 02/14/2017: 22. Utility Plans – Master improvement Plans – need to indicate that Osiander is to have concrete pavement and the limits. The south alley driveway needs to be built to the property line. Comment Number: 22 Comment Originated: 02/14/2017 02/14/2017: 23. Utility Plans – Osiander Plan and Profile – The vertical curves shown are too short. As per 7-17 the minimum crest curve vertical curve for a local street is 70 feet. Comment Number: 23 Comment Originated: 02/14/2017 02/14/2017: 24. Utility Plans – Osiander Plan and Profile – Need to identify the station where the horizontal curve ends. This is needed so I can understand where the centerline stationing is true and what part of the design needs to have the true slope and distances labeled. Comment Number: 24 Comment Originated: 02/14/2017 02/14/2017: 25. Utility Plans – Osiander Plan and Profile – Slopes only go to the start/ end of a vertical curve. They do not extend into the vertical curve and the slope used to determine the A.D. is the slopes going into and out of the vertical curve. There is no magical change of slope within a vertical curve that can be used. Comment Number: 25 Comment Originated: 02/14/2017 02/14/2017: 26. Utility Plans – Osiander Plan and Profile – You have the alleys identified on the plans, but do these stations align with the centerline of the alley or one side? Comment Number: 26 Comment Originated: 02/14/2017 Page 3 of 12 02/14/2017: 27. Utility Plans – Osiander Plan and Profile - Have a great break on the right flowline that exceeds grade break standards. Comment Number: 27 Comment Originated: 02/14/2017 02/14/2017: 28. Utility Plans – Sheet 12 – need to indicate on the sheet the limits of the concrete paving. STA? Comment Number: 28 Comment Originated: 02/14/2017 02/14/2017: 29. Utility Plans – alley profile – The stationing is not shown on the plan view. The General Notes indicate that CL station is used unless otherwise noted. So is this center line stationed or flowline stationing. I don’t know how to review this and if centerline stationing was used and then true slopes and grades need to be provided or what you are showing is the true flowline slopes. I can check it once this is known. Comment Number: 29 Comment Originated: 02/14/2017 02/14/2017: 30. Utility Plans – alley profile – The A.D. numbers for your crest vertical curves are wrong – at least based on the slopes you are showing going into and out of the curves. Those are the numbers used as that is the grade entering and exiting the VC.. Comment Number: 30 Comment Originated: 02/14/2017 02/14/2017: 31. Utility Plans – alley profile – No vertical curve shall be used at the low point. As per comment #29 and #43 on the plans before final submittal: 29. Reminder minimum flowline grade is .5% and that is what is required going into a low point in the street or alley. 43. Alley Design – at the flowline the low point in any street is required to have .5% going in and out of the low point. Since the alley slopes to one side – I would use the VC along the south edge to reduce the dip effect, but the flowline needs to meet the minimums. Need s sidewalk culvert or inlet at the low point in order to get the flows into the parking lot. Comment Number: 31 Comment Originated: 02/14/2017 02/14/2017: 32. Utility Plans – alley profile – To the east of the low point you will need grade breaks meeting standards to take you from the .5% going into the low point to the 1.75% you show. Comment Number: 32 Comment Originated: 02/14/2017 02/14/2017: 33. Utility Plans – Transition lengths need to be labeled on the intersection details. Why is the transition at Redwood and Osiander so long? Comment Number: 33 Comment Originated: 02/14/2017 02/14/2017: 34. Utility Plans – Detail 701 needs to be added to the plans. This is needed for the vertical curb installation for Osiander. Comment Number: 34 Comment Originated: 02/14/2017 02/14/2017: 35. Utility Plans – Details 706.1, 1605 need to be removed from the plans. There are no driveways that are being taken off of Osiander, only alleys and emergency access roll curb and 1605 was not approved for use. Comment Number: 35 Comment Originated: 02/14/2017 02/14/2017: 36. Utility Plans – The emergency access will need to be a roll curb - not a driveway. Our standard roll curb can be used or the modified lower curb that is to be used at the pull-out can be used if there are delineators behind the sidewalk to clarify it is not an access. A detail is needed for the drive-over curb if that is what is to be used at the emergency access that shows the drive-over curb with a 2 foot pan. Comment Number: 36 Comment Originated: 02/14/2017 Page 4 of 12 02/14/2017: 37. Utility Plans – A variance needs to be written to allow for the 3 foot pavement section behind the drop curb. The minimum sidewalk width or width of concrete to be placed within the ROW is 4 feet. This is because we have had problems with lesser widths not being of enough bulk and mass to stay in place. Identify the proposed depth of these panels in the request. Comment Number: 37 Comment Originated: 02/14/2017 02/14/2017: 38. Utility Plans – the concrete behind the drop curbs. We need to look at this design. The small concrete points are normally not allowed because they will break almost immediately. Since these are intended to be driven on I think we need to look at how to square these ends off. I will talk with our inspector and draw a preferred pattern on the plans. Comment Number: 38 Comment Originated: 02/14/2017 02/14/2017: See additional comments on plans. Comment Number: 39 Comment Originated: 02/14/2017 02/15/2017: 39. If a gate is not installed to control general access across the emergency access easement then flexible bollards shall be shown to be installed and maintained along the alley and Osiander behind the sidewalk. Comment Number: 40 Comment Originated: 02/15/2017 Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General 02/14/2017: Regarding black-tailed prairie dogs and the proposed project site: a. The Ecological Characterization Study (ECS) documented black-tailed prairie dogs living within the boundaries of this proposed project area. b. Provide the acreage of the black-tailed prairie dog colony located on the proposed project site. c. City Code and Land Use Code require that for any prairie dogs inhabiting a project site, prior to any site construction work, the animals must be removed either through relocation or humane eradication. d. Provide a prairie dog removal plan as soon as possible and by next round of FDP review. e. Should this project achieve approval and proceed to construction, a burrowing owl survey, in accordance with Colorado Parks and Wildlife standards shall be provided prior to any prairie dog removal and prior to issuance of Development Construction Permit (DCP). The survey must be completed by a qualified wildlife biologist. f. Should this project achieve approval and proceed to construction, documentation needs to be provided prior to issuance of DCP (at least one week prior to DCP meeting is ideal) regarding the burrowing owl survey and the relocation of black-tailed prairie dogs. Documentation should be in the form of a signed letter or memo from the wildlife biologist for the survey, and from the contractor(s) for the relocation (date, time, methods). It is important to provide this documentation as soon as possible. Comment Number: 1 Comment Originated: 02/14/2017 Topic: Landscape Plans Page 5 of 12 02/14/2017: Report seeding rate in pounds per acre in addition to pounds per square foot. Both the Water Quality and the Dryland Native Seed Mix pounds/acre drill seed application rate should be at least 15 lbs/acre. If broadcast seed method is to be used double the drill seed rate. Currently the drill seed rate in the seed mixes looks good. In both the Water Quality and the Dryland Native Seed Mix tables include a column calling out the broadcast seed application rate as well. Comment Number: 2 Comment Originated: 02/14/2017 02/14/2017: Add Native Seed Mix notes to landscape plans. a. NATIVE SEED SHALL BE PROVIDED BY (INSERT SEED MIX NAME AND COMPANY FROM WHICH IT WILL COME FROM and COMPANY CONTACT INFORMATION) AND THE GROUND SHALL BE CULTIVATED LIGHTLY THEN SEEDED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENTLY OVER ENTIRE AREA. b. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. c. PRIOR TO SEEDING SOIL WILL BE AERATED AND SOIL AMENDMENTS ADDED AS NECESSARY. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING OR AGRICULTURE SEEDING EQUIPMENT ARE NOT BE USED). d. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN 1 INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD - DOUBLE SPECIFICIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. e. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH APPROPRIATE HERBICIDE TO HELP CONTROL HERBACEOUS WEED SPECIES. ONLY AFTER APPROPRIATE TIME PERIOD THEN APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS. f. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS ESTABLISHED. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. g. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL-LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6-8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. h. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY-PERCENT TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES. Comment Number: 3 Comment Originated: 02/14/2017 02/14/2017: Overall landscape plans and plant selections look good. Thank you for selecting many plants native to this area and appropriate for the Fort Collins ecotype and elevations. Comment Number: 4 Comment Originated: 02/14/2017 Topic: Lighting Plan Page 6 of 12 02/14/2017: Clarify that 3000K or less luminaires shall be called out clearly on lighting plan and construction plans. Cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Several departments within the City of Fort Collins have been working together to address this issue; they are referred to as the City¿s Night Sky team. Results of the team¿s work can currently be viewed on the City¿s Public Records website in Resolution 2016-074, a summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Comment Number: 5 Comment Originated: 02/14/2017 Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Continued: 2/17/2017: 06/20/2016: The first street tree on Suniga east of Blondel is a flowering pear. Please change to a canopy shade tree for better visibility under the canopy at this intersection. Comment Number: 6 Comment Originated: 02/17/2017 02/17/2017: Tree Species Selection Please reduce the number of Catalpa by incorporating Hackberry or another acceptable street tree species. Please do not use Mountainash in the right of way. This species is not on the street tree list, nor is it readily adaptable to harsh environments. Comment Number: 8 Comment Originated: 02/17/2017 02/17/2017: Please use the City of Fort Collins Tree Protection notes, which are available through the project planner or the City Forester. Comment Number: 9 Comment Originated: 02/17/2017 Department: Light And Power Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com Topic: General 02/14/2017: Light & Power has existing electric facilities in the area that can be extended to the proposed development. Comment Number: 1 Comment Originated: 02/14/2017 02/14/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Comment Number: 2 Comment Originated: 02/14/2017 02/14/2017: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Comment Number: 3 Comment Originated: 02/14/2017 Page 7 of 12 02/14/2017: Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Comment Number: 4 Comment Originated: 02/14/2017 You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_F INAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. 02/15/2017: Comment Number: 5 Comment Originated: 02/15/2017 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General 02/08/2017: FIRE LANE MARKING The updated fire lane sign placement shows four signs. This plan is acknowledged by PFA with the following minor adjustments: > Fire lane signs at the cross over on Tract B, should be revised to be positioned parallel with the Osiander and Emmaus, and not at a 45 degree angle as shown. > The two signs on the north side (at Emmaus) should be moved approximately 6'-10' south so as to be off the edge of the public alley. The two signs on the south side (at Osiander) are appropriately placed. > These four signs are indicated on the Site Plan but not properly called out. Only one is labeled as fire lane signage. The other three are not indicated with any labeling. Arrows should be added to indicate all four. > The fire lane sign detail currently indicated on sheet 24 should be update to observe the current Larimer County Urban Area Street Standards, Drawing #1418. Comment Number: 1 Comment Originated: 02/08/2017 Page 8 of 12 02/12/2017: GATE The emergency access crossover at Track B is shown with a gate. Gating is NOT being required by PFA and this lane may be left open to be shared with pedestrians and bikes. PFA only requires this area to be maintained unobstructed at all times (to include snow removal). Should city planning or local HOA require this access lane to be gated, the gating plan shall be submitted to PFA for review and approval. Code language provided below. > IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. > IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with an unapproved Knox padlock, or chain and Knox padlock, unless they are capable of being opened by means of forcible entry tools or when a key box containing the key(s) to the lock is installed at the gate location. 7. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. Comment Number: 2 Comment Originated: 02/12/2017 02/12/2017: WAYFINDING PFA is questioning if all units accessible from the public alley can be addressed off the public alley now that it is named? That may forego the need to provide monument signs to enable wayfinding. Comment Number: 3 Comment Originated: 02/12/2017 02/12/2017: PUBLIC ALLEY PFA is questioning if the public alley shouldn't be labeled as a public ROW on the plat? Comment Number: 4 Comment Originated: 02/12/2017 02/12/2017: LANDSCAPE PLANS Scale labeled as 1"=30' but plans are printed at 1"=20'. Comment Number: 5 Comment Originated: 02/12/2017 Department: Planning Services Contact: Pete Wray, 970-221-6754, pwray@fcgov.com Topic: General 02/17/2017: Based on the number of comments, another round of review is needed. Coordinate with me for routing. Comment Number: 1 Comment Originated: 02/17/2017 Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Page 9 of 12 Topic: Erosion Control 02/09/2017: The Erosion Control Report (Stormwater Management Control) submitted is incomplete and not current neither for City Erosion Control Requirements nor for State SWMP requirements please review requirements located on the City's website: http://www.fcgov.com/utilities/img/site_specific/uploads/Accomp_Doc.pdf The current erosion control measures as shown on the submitted plans are still lacking some protection along inlets to culverts as well as pond outlets, additionally there is no protection shown for the grading being performed north of Suniga Drive. Please refer to redlines for further detail. The erosion control escrow calculations will need to be revised based on modifications made to the plans with any future submittals. Comment Number: 1 Comment Originated: 02/10/2017 Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Drainage Report 02/10/2017: Please highlight the development location on the FEMA Map Panel included toward the rear of the drainage report. Comment Number: 2 Comment Originated: 02/10/2017 Topic: Floodplain 02/10/2017: Thank you for adding the note concerning the need for floodplain use permits for work in the floodplain. Please add another note to all the pages which include the floodplain note. "A No-Rise Certification is required prior to beginning any work within the floodway." Comment Number: 3 Comment Originated: 02/10/2017 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings 02/17/2017: Please make changes to the Benchmark Statement as marked. See redlines. Comment Number: 13 Comment Originated: 02/17/2017 02/17/2017: All benchmark statements must match on all sheets. Comment Number: 14 Comment Originated: 02/17/2017 02/17/2017: There are line over text issues. See redlines. Comment Number: 15 Comment Originated: 02/17/2017 Topic: Landscape Plans 02/16/2017: There are line over text issues. See redlines. Comment Number: 10 Comment Originated: 02/16/2017 Topic: Lighting Plan 02/16/2017: There are line over text issues. See redlines. Comment Number: 11 Comment Originated: 02/16/2017 02/16/2017: There are cut off text issues. See redlines. Comment Number: 12 Comment Originated: 02/16/2017 Topic: Plat Page 10 of 12 02/16/2017: Please arrange the statements on sheet 1 as marked. See redlines. Comment Number: 1 Comment Originated: 02/16/2017 02/16/2017: Please add title commitment information as available. Comment Number: 2 Comment Originated: 02/16/2017 02/16/2017: Please revise the square feet in Note #6 as marked. See redlines. Comment Number: 3 Comment Originated: 02/16/2017 02/16/2017: Please add notes to the Tracts as marked. See redlines. Comment Number: 4 Comment Originated: 02/16/2017 02/16/2017: Please make changes to the symbols & legend as marked. See redlines. Comment Number: 5 Comment Originated: 02/16/2017 02/16/2017: Please change the Lot & Tract areas to the nearest square foot. Comment Number: 6 Comment Originated: 02/16/2017 02/16/2017: Please remove the "20' Alley" note from Osiander Street on sheet 3. See redlines. Comment Number: 7 Comment Originated: 02/16/2017 02/16/2017: Please replace the Tract designations as marked on sheet 4. See redlines. Comment Number: 8 Comment Originated: 02/16/2017 Topic: Site Plan 02/16/2017: 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. Sheet 2 also shows Tract B as "Emergency, Pedestrian And Bicycle Access Only". The Plat shows no restriction. See redlines. Comment Number: 9 Comment Originated: 02/16/2017 Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General 02/15/2017: We need final signing and striping plans. Comment Number: 1 Comment Originated: 02/15/2017 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General 02/16/2017: 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: 02/16/2017 Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Page 11 of 12 02/17/2017: Please add verbiage a thrust block is required for Note 2 on sheet 4. Comment Number: 1 Comment Originated: 02/17/2017 02/17/2017: For the water line deflection on sheet 4, please add a note stating the radius of the curve and the deflection proposed per joint. The note needs to also state the deflection shall be less than City and manufacturer maximum deflections. Comment Number: 2 Comment Originated: 02/17/2017 02/17/2017: Please remove text of 11 1/2 degree bend in note 6 on sheet 5. Comment Number: 3 Comment Originated: 02/17/2017 Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General 02/14/2017: Bicycle parking at clubhouse should have 4 spaces. Site plan only shows 3 spaces. Comment Number: 1 Comment Originated: 02/14/2017 02/14/2017: Add front setback on two family attached typical. Comment Number: 2 Comment Originated: 02/14/2017 Page 12 of 12