12 May CURRENT PLANNING Senior Planner (Jay Ruchti) 1. Put the case number, PLDP , in the upper right hand corner of the document.

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1 12 May 2017 City of Thornton Attn: Jay Ruchti 9500 Civic Center Drive Thornton, CO Re: Initial Review Response to 04/19/17 Letter Dear Mr. Ruchti: This letter is in response to initial review comments received from your office in a letter dated 04/19/2017. The comments are identified in italics and Langan s responses are in bold. CURRENT PLANNING Senior Planner (Jay Ruchti) 1. Put the case number, PLDP , in the upper right hand corner of the document. Response: The case number has been added to all sheets in the set. 2. Remove the signage from the documents. All signs will be reviewed by separate permit Response: Signage has been removed from plan set. The note remains on the cover sheet to specify exclude approval of the signage as part of this application. 3. Provide a bicycle rack (barn) at the main entrance. Suggest you may want space for 25 bicycles. Response: A bicycle rack has been shown near the main entrance of the building. The specified bicycle rack model is Madrax HW IG, which has a capacity for 17 bicycles. This is bicycle rack model that is typically proposed at these facilities. 4. Improve the architecture on the west side of the facility to enhance visual appeal of this side of the building, see attached drawings. At a minimum, you need to add a larger band at the bottom of the elevation and more vertical accents.

2 Page 2 of Improve the architecture on the east side of the building to enhance the visual appeal of the building. It is suggested that you look at casting the panels on the pop outs to look like stone or an ornate design pattern to provide variety and visual appeal to the west side of the building. The casting form will need to be provided for our review. The project architect will work with the general contractor to provide a form liner sample for your review. 6. Provide a detail showing the depth of reveals and the type of texture that will be used on the building. 7. Provide several cross sections showing how the building will look from the adjacent roadways. A plan entitled Building Cross Section Views (CS201) has been added to the Conceptual Site Plan set. 8. Need to provide a commercial sign package for the overall commercial area as stated in the zoning, annexation communication that was reviewed by Council. Response: A commercial sign package will be provided under separate cover following approval of the Development Permit. 9. DP GI101: a. Sheet Index Move the building elevations to the beginning of the packet followed by the site plans and landscape drawings. Response: Architectural plans have been moved closer to the front of the plan set. b. Site Data Table remove the maximum setback that can be required from the table. Response: The maximum setback requirement has been removed from the table.

3 Page 3 of 17 c. Please provide justification for the proposed FAR consistent with the newly adopted resolution by DPAB. Also, you need to provide an elevation for granting an SUP pursuant to Section of the code for a warehouse within the Regional Commercial Zoning District. Response: Justification for the proposed FAR was previously submitted to the City in an April 26 th, 2017 letter. d. Once the plan set is approved, please provide a colored elevation of the building. 360 degree architecture is required. Also, you need to provide a material sample board for our review. Response: These materials will be provided to your office after the plan set has been approved. 10. DP CS100: a. Please provide typical layout drawing for standard and handicapped parking space. Response: A figure showing typical dimensions for standard and ADA compliant parking stalls has been added to sheet CS DP CS101: a. Chain link fence shall be black vinyl coated. A black vinyl coated fence detail has been added to the plan set on sheet G300 (Material Palette) of the Conceptual Site Plan set and will be included in the civil construction drawings. 12. DP CS102: a. Please correct spelling errors in FRICO canal callouts. Response: This callout has been corrected. 13. DP CS104: a. Is the 10-ft pedestrian walkway asphalt? Response: The 10-ft pedestrian walkway is asphalt b. Six (6) of the handicap spaces in front of the building need to be van accessible. Response: The required number of van accessible parking stalls has been provided. Van accessible stalls are indicated by the word VAN in the stall.

4 Page 4 of DP AE305: a. Please provide a color rendering of the front exterior of the front exterior so we can evaluate the architectural look of the building. Response: A color rendering of the front exterior has been provided with this submission. The sample board (from comment 9d) along with the revised rendering should allow the City to evaluate the architecture. b. Pop outs need to be articulated with design detailing to provide visual appeal to the front of the building. Response: The building elevations and rendering have been revised as discussed by Trammel Crow and the City of Thornton in the comment resolution meeting on April 11, c. Provide more of the dark brown colored accents to the right side of the loading dock side of the building to improve the visual appeal of this side of the building. Response: The building elevations and rendering have been revised as discussed by Trammel Crow and the City of Thornton in the comment resolution meeting on April 11, DP AE306: a. Improve the architecture on the west side of the facility to enhance visual appeal of this side of the building, see attached drawings. At a minimum, you need to add a larger band at the bottom of the elevation and more vertical accents. Response: The building elevations and rendering have been revised as discussed by Trammel Crow and the City of Thornton in the comment resolution meeting on April 11, b. Improve the architecture on the east side of the building to enhance the visual appeal of the building. It is suggested that you look at casting the panels on the pop outs to look like stone or an ornate design pattern to provide variety and visual appeal to the west side of the building. The casting form will need to be provided for our review. Response: The building elevations and rendering have been revised as discussed by Trammel Crow and the City of Thornton in the comment resolution meeting on April 11, 2017.

5 Page 5 of 17 POLICY PLANNING Senior Policy Analyst (Martin Postma) 1. Policy Planning has reviewed the above-mentioned referral and has the following comments regarding the 2012 Thornton Comprehensive Plan and other long-range planning documents, as they pertain to the application. a. Thornton Comprehensive Plan: i. Policy Planning does not oppose the proposed Development Permit and Specific Use Permit for the Rio development. The most appropriate Future Land Use designation of the subject parcels is Regional Commercial. Response: Acknowledged ii. Although the primary intended use of the proposed development at this location is Employment Center, that particular Future Land Use designation specifically excludes large distribution warehouse uses. Regional Commercial is therefore the best land use designation available currently. It is anticipated that Future Land Use designations will be revisited during the next Thornton Comprehensive Plan update. Response: Acknowledged DEVELOPMENT ENGINEERING (DE) Project Manager (Nate Hatleback) 1. The DP approves Landscaping and architecture only. This review was limited to Landscaping as it applies to the sight triangles and some other general comments. Comments not made on grading, utilities, drainage, ect. does not constitute approval. Detailed review will be done with the first CD submittal. On the landscaping, I didn t comment on the median landscaping due to my assumption that it will not be constructed. Response: Acknowledged 2. DP CS104: a. Show current version of the Grant Street cross section. Response: The plans have been update to reflect this comment. b. Use sight distance requirements detailed in FHWA-NCHRP Report 672. Specifically Chapter 6 for the traffic circle on Grant Street. Response: A clear site area has been developed in accordance with the above reference. This clear site area is a combination of the required stopping sight distance and intersection sight distance for each approach as discussed in the reference. This area is depicted on both the site and landscaping plans.

6 Page 6 of DP CS106: a. Along Grant Street sight triangles begin 10 behind the flowline of the curb and gutter. This one, when drawn, may conflict with the monument sign. Response: The sight triangle at this driveway has been updated. The monument sign has been relocated out of the sight triangle. b. At the intersection along East 144 th Avenue and driveway leaving the parking lot use directional ramp. Response: A directional ramp has been added to this driveway. c. The left turn movement will almost certainly be a protected Sight triangle won t apply in that case. Response: The sight triangle has been removed. d. Apply this sight triangle to the outside right turn lane. Response: The plan has been updated accordingly. 4. DP LP102: a. At the intersection of East 148 th Avenue and Grant Street (typ) apply sight triangles to landscape drawings. Response: Sight Triangles have been added to all of the partial landscaping plans. 5. DP LP108: a. Along Grant Street: i. Sidewalks will have to be built out around the traffic circle with this project. Response: Sidewalks have been added to the east side of the traffic circle. ii. If the median is to be removed, revise these sheets to reflect that. Response: The median has been removed from the plans. iii. 6 tree lawn minimum. Response: The sidewalk location has been revised to reflect this requirement.

7 Page 7 of DRAINAGE REPORT a. Peak runoff shall be calculated using CUHP (Colorado Urban Hydrograph Procedure) for sites larger than 90ac. b. Use override to match pond as shown on the plans. Your pond bottom looks to be much larger than what is shown here. c. Show calculations for composite imperviousness (SF-2, SF-3). d. Detention Basin Outlet Structure Design will be reviewed during civil construction plan review. e. Trickle channels not shown in off-site basins. f. Colorado law requires 97% of 5yr storm to be drained in 72hrs g. Inlet Management. Provide SF-2 and SF-3 for the sub-basins showing how the minor and major design flows were derived. h. Expand all inlet designs to show all info in the spreadsheets. i. Label outfall Q100 flows on sub-basin plan. j. Label Design points for each sub-basin. Response: The plans and report have been updated to reflect these comments. 7. UTILITY REPORT a. Include results and WaterCAD model for all four scenarios listed in Sec of the COT Standards and Specs. Response: This analysis will be included as Appendix E of the Final Utility report. Due to some technical difficulties, this appendix will be bound separate from the balance of the utility report. b. Revise water infrastructure text to reflect main in Grant St. based on recent revisions. Response: The report has been updated to reflect this comment. c. Indicated sanitary sewer size in section 4.2. Response: The report has been updated to reflect this comment. d. Sewer sizing sheets look like they're scanned in. Do you have an original electronic copy you could include for clarity? Response: Originals have been included in the revised report. e. Sewer sizing sheets: Title each page clarifying which scenario is being tested (avg. and hourly peak). Response: The sheets have been updated to reflect this comment.

8 Page 8 of 17 f. Sewer sizing sheets: Include Velocity for the expected flows in each scenario, not just the half and full velocities) Response: The sheets have been updated to reflect this comment. g. Each separate building must have it's own connection to the main and meter. This goes for water and sanitary sewer. Response: Per a May 4 th, 2017 conversation between Nate Hatleback (City of Thornton) and Taylor Nelson (Trammel Crow Companies), relief will be provided by the City for this requirement. Domestic water service to both guard houses will be served from the main building. Sanitary sewer service to both guardhouses will be served by the 8-inch private lateral which serves the main building. Per this conversation, the following modifications to the sewer line were incorporated into the plans: Extend gravity sewer as an 8-inch line to the eastern guardhouse. This line may be used accepted in the future as a public line to serve the development to the north. 400-ft maximum manhole spacing. Provide 0.2-ft drop in manholes in private lateral. City requires 0.3-ft drop in manholes in sewer main typically, but are willing to accept 0.2-ft drop for this application. h. Typ: Water easements are 20' wide centered on the main and are exclusive. Also, the easement must extend to 10' around all sides of the hydrant. In this case the fire loop conflicts with the hydrant easement. i. Relocate water main in eastern parking lot to provide required 10-ft clear easement. Response: Langan j. At the southwest building corner, the proposed electric line is within the City s water main easement. Response: Langan LANDSCAPE ARCHITECT (LA) Senior Landscape Architect (Heidi Feigal) 1. This submittal has not addressed the landscape comments from the CSP submittal and does NOT meet the submittal requirements of a Development Permit. Future submittals will not be accepted unless the plant material is labeled and there is a suitable LANDSCAPE REQUIREMENT TABLE. Expect further comments when the landscaping sheets are complete. Response: Acknowledged.

9 Page 9 of DP CS102: a. Description should read Existing Bull Run FRICO irrigation canal to be diverted into underground culvert, existing concrete channel to be removed and backfilled. Response: This note has been updated to reflect removal of the existing concrete channel. 3. DP CS106: a. Along East 144 th Avenue, at a meeting with the city, it was discussed that an access was needed here for FRICO maintenance. Has this gone away? Response: The revised plans reflect this FRICO access point. 4. DP CG100: a. Near stormwater management basin typical pipe slopes no steeper than 4:1 unless hardship can be proven. Response: A variance is requested to provide a 3:1 slope in the area of the proposed Shay Ditch headwall north of the truck driveway. The 3:1 slope in this area is to limit the extent of the retaining wall in this area. 5. DP CU100: a. Can the water line in the parking lot be relocated to the drive aisle so this north south length of island can have trees? There is already a tree restriction to the west for the ditch easement. Response: The water line has been shifted east into the parking lot to allow for trees to be planted in this island. 6. DP LP101: a. This submittal has not addressed the landscape comments from the CSP submittal and is NOT a Development Permit submittal in that the plant material is not labeled. Expect further comments when the landscaping sheets are completed. Response: Acknowledged. b. Only areas without trees and undisturbed can be non-irrigated. This will determined as construction drawings show exactly what is disturbed. c. CSP Comment trees must be in irrigated area. I do not support these trees being dripped. They do not grow to maturity.

10 Page 10 of 17 d. No trees in non-irrigated areas. e. Now that grading is shown, we do not support non-irrigated seeding on the steep slopes. Code calls for all areas to be irrigated. We need to have another discussion as my comment about irrigating the total area where trees are located was not translated apparently. 7. DP LP102: a. This document needs to have a tree mitigation schedule added to the Landscape Requirements Table. Response: Sheet LP502 Tree Mitigation Plan has been added to the plan set to address this comment. 8. DP LP103: a. Until lot develops basin can have non-irrigated dryland seed. At that time it will require irrigation and landscaping. Response: Acknowledged. 9. DP LP104: a. Bold dotted line to the left next to interstate I-25 is this a property line? If so move trees up to flatter areas of property so they will actually do some screening. Response: The trees have been relocated to the top of the slope as requested. b. Remove label for non-irrigated dryland seed, typ.

11 Page 11 of DP LP105: a. Are medians going away along Grant Street? Response: The medians have been removed from Grant Street. 11. DP LP106: a. Remove trees as discussed at meeting. Response: The trees near the Washington Street Culvert have been removed. 12. DP LP108: a. City will not maintain a fussy landscape. Points of sod not allowed in any scenario, no sod less than 6 wide. Maintenance of roundabout has not been determined yet. Response: Per meetings between Trammell Crow and City of Thornton, it was determined that the City was not willing to maintain landscaping in the traffic circle. The plans have been revised to reflect only hardscape within the traffic circle. b. Show easement for FRICO and remove trees. Response: The FRICO easement has been added to the landscape plans and trees have been removed. Root barrier has been proposed beneath shrubs within the FRICO easement. 13. DP LP109: a. Along East 146 th Avenue are there no sidewalks? Response: There are no proposed sidewalks on East 146 th Avenue. 14. DP LP110: a. Move trees at least 10 from underground pipes when you can. Response: These trees have been relocated away from the storm pipe to the maximum extent practical. 15. DP LP501: a. Use city details from website for tree planting Response: The tree planting details have been updated to reflect the City s requirements. b. For On-Site Landscape Quantities use landscape requirements format from DP handout.

12 Page 12 of 17 Response: This information is now presented in the requested format. c. Amend plant list per notes from meeting. Response: The notes have been updated per meeting. d. Add TE column to Plant Palette with total at bottom that matches Landscape Requirements Table. Response: The TE column has been added to the Plant Palette. INFRASTRUCTURE ENGINEERING City Surveyor (Steve Dynes) 1. Need to provide a legal description for the project on the drawings. Response: An additional sheet including a legal description has been added to the development permit set. XCEL ENERGY Right of Way Processor (Donna George) 1. Public Service Company of Colorado (PSCo) Right of Way & Permit Referral Desk has determined there is a potential conflict with the above captioned project. Public Service Company has existing electrical transmission lines and associated land rights as shown within this property. Any activity including grading, proposed landscaping, erosion control or similar activities involving out existing right-of-way will require Public Service Company approval and must continue working with Cody Horn, Siting and Land Rights Agent at for development plan review and execution of a License Agreement. Response: Applicant will complete required coordination with Excel Energy. 2. PSCo also has existing natural gas and electric distribution facilities within the proposed project area. The property owner/developer/contractor must contact the Builder's Call Line at or (register, application can then be tracked) and complete the application process for any new natural gas or electric service, or modification to existing facilities. It is then the responsibility of the developer to contact the Designer assigned to the project for approval of design details. Additional easements may need to be acquired by separate document for new facilities. Response: Applicant will complete required coordination with Excel Energy. THORNTON FIRE DEPARTMENT (TFD) Senior Fire Protection Engineer (Bob Sullivan) 1. Proper turning radii for fire apparatus shall be confirmed on all new roadways and driveways, including all roads and driveways that are intended to act as fire apparatus access roads. This shall be done by showing a B-40R truck template moving through all turns, in both directions, on a site plan of this project, including all entrances to the site

13 Page 13 of 17 from existing roads, the gated entrances into the building, and the proposed roundabout. If the B-40R template encounters any obstacles in the process of completing the turns, then the width of the roadways shall be adjusted accordingly. A copy of the B-40R template is enclosed with this letter. Fire truck circulation plans have been added to the Conceptual Site Plan set as sheets CP101 and CP In all locations where there are gates shown across driveways (whether for daily use or for emergency access only), please clarify if the gates will be manually operated or electrically operated. In all cases, the gates shall open for a full clear width opening of at least 20 feet wide when in the full-open position. Additional requirements may apply. The minimum width of 20-ft has been provided along the fire lane. Pavement width dimensions have been provided on sheets CP101 and CP102 of the Conceptual Site Plan set. 3. As established in previous meetings for this project, on the east of the building, the two driveway aisles closest to the building shall be arranged to meet the requirements for fire apparatus access roads, including a minimum width of 20 feet wide. These two driveway aisles have been highlighted on the attached site plan. Please adjust the width of these two driveways to a minimum of 20 feet wide, and show the B-40R truck template successfully navigating these driveways, including the turns at each end of the driveways. Fire truck circulation plans have been added to the Conceptual Site Plan set as sheets CP101 and CP102. a. Both of these driveways shall also meet all other fire apparatus access road requirements, including the requirement to hold a minimum weight of 80,000 pounds, which is the weight of our fire apparatus. 4. Please clarify where in the building there will be high-piled combustible storage (HPS) located, with the HPS as defined in the International Fire Code (IFC, 2015 Edition). The proposed location(s) of the HPS inside the building will determine the requirements for

14 Page 14 of 17 fire apparatus access roads and fire department access doors around the building, in accordance with IFC Section a. For example, if there will be HPS located in the south end of the building, then there shall be adequate fire apparatus access roads and fire department access doors on the south side of the building to meet IFC requirements. The proposed driveways on the south side of the building do not currently meet fire apparatus road width requirements (the driveways in that area appear to be feet wide, as opposed to the minimum required 20 feet wide). The driveways and turns in that area may need to be widened in order to meet IFC requirements and the B-40R truck template turning movement width requirements. In addition, some additional fire department access doors may be required in the exterior wall of the building. 5. Required fire apparatus access roads shall be permanently signed and/or marked NO PARKING FIRE LANE in accordance with municipal sign/traffic standards and the following specifications: a. There shall be no parking for a distance of 15 feet on either side of a fire hydrant. b. Roads less than 26 feet wide shall be marked as fire lanes on both sides of the road. c. Roads at least 26 feet wide but less than 32 feet wide shall have at least one side of the road marked as a fire lane. d. Roads at least 32 feet wide need not have fire lane markings. e. Fire lane signs shall be spaced a maximum of feet apart from each other. f. NOTE: The DP is not required to show Fire Lane signs, however, future plan sets such as the civil construction plans for the site shall show all Fire Lane sign locations, in accordance with the requirements described above. The requirements for the Fire Lane signs may not apply in all areas where there are designated parking spots; however, this will be determined during future plan submittals for this project. Response: Acknowledged. All required Fire Lane signs shall be shown on the Civil Construction Plans.

15 Page 15 of Prior to the issuance of the building permit for this project, the following requirements shall be met: a. Adequate fire apparatus access shall be provided to at least one long side of the building during construction. At a minimum, this access shall consist of an allweather hard paved surface (such as asphalt or recycled asphalt), at least 20 feet wide, and be kept free of obstructions such as parked vehicles and construction vehicles. The road shall be maintained in good condition at all times, including refreshing any areas that deteriorate, keeping it plowed after a snowfall, etc. Please contact the Fire Department at to discuss options for providing adequate access to the building during construction. Response: A grading permit set, dated 4/19/2017, has been submitted to the City for review and approval. This plan set depicts the limits of this proposed temporary access road. b. Regarding on-site water supply during construction, as discussed during the project meeting on 4/12/2017, the Fire Department is willing to accept a partial operational on-site water system in the earlier stages of construction, consisting of active water mains and fire hydrants along one long side of the building, which shall be installed and operational prior to the issuance of the building permit. This is in lieu of having all water mains and fire hydrants installed and operational prior to the issuance of the building permit. However, the applicant must be aware that prior to final approval of the fire sprinkler system plans for this project, and prior to the issuance of the Fire Department permit for the fire sprinkler system in the building, the full on-site water supply system, including all water mains and all fire hydrants, shall be installed, operational and approved, and an on-site hydrant flow test of the new water mains and fire hydrants shall be conducted to verify that the on-site water supply is adequate for the proposed fire sprinkler system design. Please adjust the various construction schedules accordingly to accommodate these arrangements, so that there are not any scheduling conflicts as the project proceeds. Response: A grading permit set, dated 4/19/2017, has been submitted to the City for review and approval. This plan set depicts the limits of this proposed water system installed prior to building permit. c. All fire protection system installations and alterations (fire sprinkler systems, fire pumps, fire alarm systems, etc.) require a permit application submitted by a licensed contractor, including shop drawings, necessary calculations, and manufacturers specifications for system components. Installation work on individual fire protection systems shall not precede until a permit for that system is issued by the Fire Department. Plans and permit applications for all fire protection system installations and alterations shall be submitted prior to the issuance of the building permit for this project. Response: Acknowledged.

16 Page 16 of The following comments are in regard to the Final Utility Report provided with this submittal: a. The flow test results listed in the report were from a hydrant flow test conducted in March These results are now out of date because they are more than one-year-old. A new flow test has already been scheduled to obtain updated water supply information, utilizing the same water mains and fire hydrants that were used for the March 2016 flow test. The updated test results will be forwarded to the applicant as soon as they are available, which is expected to be within the next 1-2 weeks. In addition, the updated results will include required minor reductions, which account for the lowest-case anticipated static pressure in that area of the City of Thornton, and a reduction required by the State of Colorado for the design of fire sprinkler systems. The attachments in Appendix B of the report will need to be updated accordingly. Response: These calculations have been updated accordingly based on the new hydrant flow test. b. The report referenced a pressure reducing valve (PRV) in the water supply zone in which the building will be built. However, in conducting further research on this water zone, it now appears that there is no PRV in this zone. Please contact Nate Hatleback in Development Engineering to confirm this information and discuss if this may affect the original water supply information in any manner. It appears that all references to the PRV in the report can be removed from the report, including the comparison of the hydrant flow test data that compared Closed PRV to Open PRV, etc. Response: Per a conversation between Bob Sullivan (City of Thornton Deputy Fire Marshall) and Ben Randle (Harrington Group), the referenced PRV has been removed from service. The report has been updated accordingly. GIS SERVICES GIS Analyst II (Valorie Plesha) 1. GIS Services has reviewed the above-mentioned referral and has the following preliminary comments regarding streets and addressing as they pertain to this application. a. Street Names: i. The proposed street names meet the city s guidelines and are assigned. Response: Acknowledged.

17 Page 17 of 17 b. Addressing: ii. This project is assigned the address GRANT STREET. Response: Acknowledged. If you have any questions, or should you require additional information, please do not hesitate to contact me at (609) Sincerely, Langan Engineering and Environmental Services, Inc. Michael Golias, PE Project Engineer Richard Burrow, PE Senior Principal MRG:rs cc: Taylor Nelson, Trammell Crow Companies Andrew Dell, Macgregor Associates Architects NJ Certificate of Authorization No. 24GA \\langan.com\data\par\data3\ \office Data\ Development Permit Response Letter.docx