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HomeMy WebLinkAboutBLOOM - PHASE 1 - PDP210014 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com November 10, 2021 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom – Phase 1, PDP210014, Round Number 1 Dear Ms. Bethurem Harras Thank you for your Bloom – Phase 1 review comments which we received on September 17, 2021. Our development team has reviewed all the comments and have addressed them in the following pages. Please feel free to contact me directly should you have any other comments, questions and/or special requests for additional information. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Norris Design Ryan F. McBreen Principal 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Development Review Coordinator – Brandy Bethurem Harras Topic: General 1. INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Comment noted, thank you. 2. INFORMATION: As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Response: Comment noted. We believe we have adequately addressed all comments as requested. 3. INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Response: Comment noted. All submitted files have been named per City Standards. 4. INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/Drawing text appears as Comments in a PDF created by AutoCAD.html Response: Comment noted, we believe we followed these standards as part of this resubmittal. thank you. 5. INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. Response: Comment noted, thank you. 6. INFORMATION: Temporary Service Changes City of Fort Collins Development Review 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10, 2021 one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: Comment understood and noted, thank you. 7. INFORMATION: LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void. Response: Comment noted, thank you. 8. FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Board. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right of way and publicly owned open space). Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Our understanding that this review under current code would be Type 1, and with the newly proposed Mulberry and Greenfields PUD it would be reviewed/approved through the BDR process. Please confirm. 9. FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff would need to be in agreement the project is ready for Hearing approximately 3-5 weeks prior to the hearing. Response: Understood, we believe we have addressed all comments as part of this resubmittal. 10. FOR HEARING: The associated PUD Master Plan would need to be approved prior to this PDP being presented to the Planning and Zoning Commission. Response: Understood. The PUD Master Plan has been resubmitted ahead of this application and is under review. Planning Services – Pete Wray Topic: General 1. FOR HEARING: Coordination with Mulberry PUD Staff review comments on any proposed development standards for Bloom Filing 1 may be delayed until final agreement and approval of the PUD Master Plan. This may include proposed street alignments, design, development standards, types of review. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Understood, we believe we have worked through all these issues and this PDP application is consistent with the Mulberry PUD. 2. FOR HEARING: Site Plan Cover Page Summary Table. Minimum net density of 6.7 is consistent with standard, but we will need to see how gross density of 13 is in compliance (maximum 12 du/ac) and what is approved with PUD. I understand Filing 1 includes a larger portion of PUD area for calculations. Response: The gross density, calced per 3.8.18 of the Fort Collins Land Use Code, is within the required range The “.” was difficult to see on the PDF cover sheet, this has hopefully been made clearer on the revised submittal. See PUD staff comments on proposed parking calculations. For any on street parking in calculations, please identify on site plan parking numbers to show proximity of these on street spaces to dwelling units. Response: A diagram depicting how parking would work on the smaller alley loaded blocks would work and demonstrates plenty of parking being provided. Please include request for alternative compliance for 660' street pattern and connectivity standard if a street connection is not proposed and bike and pedestrian connection is used, or other site constraints are identified such as RR tracks, or natural habitat areas such as Cooper Slough. Response: We believe this PDP application is consistent with the PUD Master Plan which functions as the alternative compliance proposal, and language addressing this requirement and an alternative compliance request is not necessary. Site Plan shows regional trail crossing at Greenfields and RR tracks as part of Filing 1. Please clarify this development phase is constructing this facility and coordination with Park Planning for ultimate design. Response: The regional trail crossing at Greenfields and the RR tracks is not proposed as part of this first filing. The phasing plan has been updated to be more clear as to its boundaries. Alignment of Delozier Street off site needs to be finalized with PUD. Street A is part of Filing 1. Please clarify interim design and ultimate design of this street cross section. Response: The alignment of Delozier has been revised per discussions with Staff and the owner of the adjacent property. This revised alignment is shown within the revised PUD. Donella is a collector and designed as such with the PDP. Is the major pedestrian spine design included in future phase? Response: The major pedestrian spine is designed from Sykes to International as part of this first filing. As denoted within the Mulberry & Greenfields PUD, it will continue south of International and Donella into the commercial/mixed-use area of Bloom. It is not designed south of International at this time due to the unknown development timing of Tract KK and associated elements such as vehicular entrances off of Street One. This section of the pedestrian parkway will be designed during future filings. Greenfields street should be proposed to be called "Greenfields Drive", and remove reference to "Court". Once constructed and named Greenfields Court is located south of Mulberry only. Response: Understood, this has been updated. Detention ponds need to incorporate slope variation more. How will Frontage Road roundabout and Greenfields Drive design, construction and timing be coordinated with Peakview? Response: The applicant is working with Peakview. It is anticipated that this project will construct Greenfields. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 3. FOR HEARING: Landscape Plan Sheet LP002 please include full landscape legend with quantities, tree variety, % shade trees, etc. Response: As discussed with Forestry, a complete plant schedule is now included for trees. A typical concept has been included for detailed shrub be plantings in the cottage areas and a conceptual plant list for shrubs, ornamental grasses and perennials provided. Detailed shrub bed plantings and schedule for the complete project will be provided at FDP, as is typically provided. Sheet LP102 Label path connections to Mosaic street. Response: Path connections are now labelled. LP105 Pedestrian spine multi use path should be minimum of 10 feet in width to accommodate both bikes and pedestrians. this path near mail box kiosk needs to be more direct. Response: Pedestrian spine is not intended to accommodate bikes. Bikes will utilize Street One which is designed per LCUASS standards and includes a bike lane. The proposed walk width meets or exceeds pedestrian sidewalk standards. Leaf patterns break up the long visual character of the corridor and do not require any more difficult pedestrian movements than those found on a typical meandering sidewalk. Tree locations have been adjusted to be centered within landscape areas. LP107, 109 Same comment. Street trees appear to be located close to or in pavement. Sidewalk should be more direct and continuous with leaf design not obstructing this alignment. Response: See comment response noted for sheet LP105 above. LP108 will detached sidewalks be constructed as part of Filing 1 and if so the parkway landscaping should also be included. Response: Roads will only be constructed to include curb and gutter in this area in Filing 1. Sidewalks and landscape will be constructed as part of future filing(s) by others as they are designed, and walk, vehicular entrances, etc. are known. The applicant does not want to design/install landscape that will ultimately torn out during future development of adjacent tracts. LP111, LP113 Sheet shows full Greenfields streetscape design on both sides of street. how is this coordinated with Peakview project? Response: Owner is continuing to coordinate an agreement with Peakview that will allow construction of landscape within the tree lawn in this area. 4. FOR HEARING: Public Benefits Agreement Please identify and clarify which public benefits are linked to PUD, and which public benefits are associated with normal development such as street infrastructure, parks and open space, trails and innovative design. Staff understands the PUD proposed list of new development standards is not significant, but the public benefits should clearly demonstrate going above and beyond what typical development requires. Response: The second submittal of the PUD included documentation of public benefits associated with the PBA, as well as additional benefits provided by the project beyond those required by the PBA (e.g. development of the cottage home type, etc…) Wherever the design of Bloom is complying with code (e.g. bike lanes as required by LCUASS street cross-sections, these benefits would generally have occurred regardless of whether a PUD has been approved. Similarly, some of the wider spur trail connections requested by Parks Planning and the inclusion of the regional trail corridor would have been triggered by any development proposal. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Where the development proposal is consistent with the proposed PUD, however, the majority of the improvements exceed those of the underlying code. For instance, the Bloom Filing 1 PDP includes a significant number of ADU’s and cottage homes. Both of these would not have been included in the PDP but for the modifications to the code that are included in the PUD. As a part of the PUD applications, we included a significant narrative on how the PUD makes possible the commitments within the PBA. Please refer to that document for additional information in this regard. Where this proposal is consistent with the PBA’s requirements (e.g. development of a pedestrian spine, development of pollinator habitat, etc…) those items are also generally in excess of the underlying code. The first PDP application also included a letter documenting conformance with the PBA for this filing. That document has been highlighted and resubmitted to show which Filing PBA benefits exceed those of the underlying code. On and off site infrastructure Improvements. Add design and construction of Greenfields Drive between frontage Road and Intentional Blvd. (clarify extent of improvements and funding with Peakview project). Response: “Per discussions with the City, County and Peakview team the Bloom project is going to provide a 3 line profile at final from a designated point north of the roundabout (the point is noted within the PDP plan set). The roundabout design to the south will remain within the approved Peakview plan set. In addition the ultimate striping layout is being presented with the PDP to aid in the understanding of this, however this may adjust as the project proceeds into FDP. Hartford homes and the Peakview team are working on agreements to accommodate each project as a standalone.” 5. FOR HEARING: Filing One, Type of Review The Bloom Filing One is listed as a Type II review in summary. Staff is still in process of assessing what is the appropriate review for project phases in the PUD. Current LUC standards identify SF detached front and rear loaded uses as Type I review. Response: Our understanding that this review under current code would be Type 1, and with the newly proposed Mulberry and Greenfields PUD it would be reviewed/approved through the BDR process. Please confirm. Engineering Development Review – Marc Virata Topic: General 1. FOR HEARING: This PDP would require the approval of the PUD Master Plan before support for this PDP to go to a hearing. Response: Comment Noted. Thank you. 2. FOR HEARING: A letter of intent should be provided from the Peakview developer prior to hearing for the work that would need to be constructed on their property to construct Greenfields, the roundabout, and the frontage road improvements. Response: The applicant is working with Peakview on this issue and will provide such a letter prior PDP approval. Both developers are working on a separate document providing easements to each other so that such improvements can be built regardless of which developer starts first. The applicant can provide this document to the city once it is fully executed. 3. FOR HEARING: The status of how the frontage road, roundabout, and portions of Greenfield are somewhat unclear in the 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com PDP in their depiction and how they may be established/dedicated through the plat. The roundabout itself isn't fully included on the civil set along with most of the Frontage Road. Response: The full roundabout design is included in the Peakview set and not part of the Bloom PDP plans. A designated point north of the round about a 3 line profile will be provided with the FDP for Greenfields allowing the projects to remain independent. 4. FOR HEARING: The variance request for the Delozier/International curve in general does not meet the criteria of 1.9.4 of LCUASS. Please provide an analysis and justification as provided for in 1.9.4. The lone justification that it is a temporary condition isn't sufficient. Response: Variance request updated to add addition justification (specifically the traffic counts equal residential local would allow a knuckle configuration for which we have increased the radius.) 5. FOR HEARING: The plat should be dedicating defined utility easements along the public streets. There is an indication of 5' utility easements in instances which wouldn't be consistent with the street standards. Response: This is an item being dealt with within the PUD process. The 5’ easement are in the areas where the gas will not be installed and is being coordinated with the applicable utility providers. – typical 9’ easements provided in remaining locations and 15’ along Greenfields. 6. INFORMATION: Additional comments will be provided with subsequent submittals and a complete review couldn't be conducted. The reviewing of this PDP ahead of a PUD Master Plan approval has been inherently challenging. There appear to be several outstanding issues to work through on the PUD Master Plan that would inform how to review the PDP. (Delozier's extension status and location, the type of intersection control for International and Greenfields, the dual depiction of a pond and a park between the Master Plan and the civil plans for the master plan and the PDP.) My preference would be to focus our efforts on working through the PUD Master Plan before any additional review of PDP's within the Master Plan as the framework for how to review this PDP is ultimately guided by the PUD and with the PUD still fluid and not yet approved, this again is inherently challenging. Response: The Mulberry & Greenfields PUD Master Plan has been resubmitted ahead of this PDP resubmittal. We believe, through work with the City prior to this resubmittal, that these items have been worked through on the PUD and this PDP is consistent with those proposed standards. Traffic Operation – Steve Gilchrist Topic: General 1. FOR FINAL PLAN: A detailed Signing and Striping sheet will be needed, but will be finalized during FDP. Response: Comment noted. This information will be provided at the time of FDP as required. - FOR HEARING: Further coordination with regard to the Delozier and International Intersection (curve), along with the alignment to the south. This will need to occur along with our Engineering Department. Response: Variance request updated to provide additional backing for Delozier and International connection in the interim. Per coordination with the City Delozier was placed was placed on the western border with the understanding that the walk would be the only portion built. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 2. FOR HEARING: The Master TIS for shows a connection from this development to Coleman in the Mosaic, this may need further coordination to determine if the bike/pedestrian connection is sufficient. Response: Planning Staff has indicated, that with other connections being made to the north and south, that they are supportive of this connection being limited to bike/pedestrian only. Topic: Landscape Plans 3. FOR HEARING: Trees should not be planted within 50 feet of stop signs. Please show the placement of stop signs on the Landscape Plans. Response: Stop signs are now included on the landscape plans and trees placed to meet 50’ clearance requirement. Topic: Traffic Impact Study 4. INFORMATION: The Traffic Memo has been received and reviewed. Please see additional comments. While we are still working on the final approval of the Master TIS, these comments are not final, and may be updated in future rounds of review. Response: As discussed, the Master TIS has been updated per the City's comments to be inclusive of this PDP. Updated Master TIS provided. 5. FOR HEARING: Any intersections with connectivity to an Arterial or Collector street should be evaluated within the Traffic Memo. Local/Local intersections should be identified, but are anticipated to have nominal traffic. Further conversation will need to occur with regard to the traffic control of International and Greenfields. Response: As discussed, the Master TIS has been updated per the City's comments to be inclusive of this PDP. Updated Master TIS provided. 6. FOR HEARING: The Overall Intersection, and Approach Leg Level of Service should be included along with Individual Movement LOS that was provided. Response: As discussed, the Master TIS has been updated per the City's comments to be inclusive of this PDP. Updated Master TIS provided. 7. FOR HEARING: The signal warrant analysis pages within the TIS come in as black squares. These will need to be fixed so they can be reviewed. Response: As discussed, the Master TIS has been updated per the City's comments to be inclusive of this PDP. Updated Master TIS provided. Erosion Control – Basil Hamdan Topic: Erosion Control 1. INFORMATION ONLY: Based upon the supplied materials, the site development would disturb more than 10,000 sq. ft. and/or meets one of the other triggering criteria) that would require Erosion and Sediment Control Materials to be submitted. Response: Comment noted. The request information will be provided at the appropriate time. Thank 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com you. The City Manager’s development review fee schedule under City Code 7.5 2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. Response: Comment noted. Fees will be paid at the required time. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for this project. These fees will be determined at Final FDP as plans are further developed. Response: Comment noted. Fees will be paid at the required time. 2. FOR FINAL PLAN: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Response: Additional information will be provided with Final Plan Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) Response: Additional information will be provided with Final Plan Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) Response: Additional information will be provided with Final Plan Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5) Response: Additional information will be provided with Final Plan Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) Response: Additional information will be provided with Final Plan 3. FOR FINAL PLAN: Thank you for supplying preliminary Erosion and Sediment Control Plans these are acceptable for the PDP submittal, at Final, please provide an overall Erosion control Plan, phasing sequencing as well all appropriate specific notes for this project. Please make sure to include a note regarding the regular sweeping of City streets. The Erosion Control report should address the phasing and the sequencing of construction measures and the erosion escrow should be also phased if needed. Response: Additional information will be provided with Final Plan Stormwater Engineering – Wes Lamarque Topic: General 1. FOR HEARING: The southern outfall for this site just north of Mulberry Street has not been finalized yet with the development to the east, Peakview Planned Land Division". There is currently not enough space being provided for the "Master Planned Overflow Channel", the outfall for both properties, and Peakview's proposed detention/WQ pond. Coordination needs to take place to resolve the space limitations now being proposed. Response: Continuing to coordinate with the Peakview Planned Land Development with regard to 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com the connection elevation and grading to accommodate the overflow. – Current plan is to maintain channel and box between mulberry and the “Jug Handles” to the round about. 2. FOR HEARING: A more detailed breakdown of the sub basin areas being treated for LID is needed to verify the proposal is meeting the requirement of treating 50% of the site's impervious area with a LID technique. The City recommends a LID exhibit documenting each sub basins contribution to the total LID area. Also, LID 2 is located on proposed lots. Response: Exhibit has been updated showing the amount of added imperviousness of each basin and how much of the imperviousness is being treated. LID 2 shall not be on proposed lots and will be placed on the back of those lots. 3. FOR HEARING: It appears the two detention ponds within the Bloom PDP boundary have permanent irrigation water. If so, water rights are required per State of Colorado. Response: All appropriate water rights have been secured, as required. 4. FOR HEARING: The separation from storm sewers, inlet, manholes to any trees is 10 feet. It looks like there are several locations where trees are closer than this. Due to the proposal being early in the process and site plan features may shift some, a detailed review of this item was not conducted, but I wanted to bring this to help plan future design. Response: Understood. Thank you for pointing this out. We are still coordinating the placement of the storm sewer infrastructure and tree vegetation and will adhere to the 10’ separation from any trees prior to final design. As plan gets updated these conflicts are being revised. 5. INFORMATION ONLY: Due to potential changes to the Site Plan, a more detailed review will commence with the next round once more comments and issues are addressed with the Mulberry & Greenfields PUD. Response: Comment noted. Thank you. 6. FOR HEARING: Letter on Intents are required for any off site drainage improvements needed to outfall storm water flows to the ultimate outfall location, the Cooper Slough. This would include any locations within the Peakview development to the east, since this development has not been approved yet or drainage easements already dedicated. Response: Comment noted. A coordination agreement is being created with the Peakview development. Water-Wastewater Engineering – Wes Lamaque Topic: General 1. No Comments. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Comment Noted. Thank you. Light and Power – Tyler Siegmund Topic: General 1. INFORMATION: City of Fort Collins Lights and Power currently does not have any facilities within the area of the project and the project area is currently served by PVREA. Coordination and timing will be critical to be able to serve this site. It appears that there are only two facilities powered by PVREA, the Water Colorado buildings and the Front Range Veterinary Clinic. Response: Comment noted. Ongoing coordination is taking place with City of Fort Collins Light and Power agency. 2. INFORMATION: Light and Power has primary facilities extended to the west boundary of the project area that will need to be extended from Barnstomer Dr., Coleman Dr. and Sykes Dr. to serve phase I of the development. Response: Comment Noted. Thank you. 3. FOR HEARING: There are recurring conflicts with the proposed electrical service lines and sewer service lines on the lots. Typically electric services are on the opposite property line of the gas services with water and sewer services more internal to the lots. At a minimum, Light and Power will need 3ft separation from all other utility service lines. Wet utilities usually require more clearance than 3ft. See redlines Response: We have been coordinating with ELCO and Boxelder. – ELCO will require the 10 to electric however boxelder has indicated approval of 4’ separation. 4. FOR HEARING: Electric lines run down the middle of the parkway (between curb and sidewalk) with electric vaults placed and the back of curb and streetlights and vaults placed 1ft back of curb. See redlines of the electrical routing and facilities for the project and please incorporate this revised routing into the next submittal of the utility plan for review. Please note that communication infrastructure (vaults/pedestals) are typically installed in the utility easement behind the sidewalk on the same property line as the electric service. Response: Thank You. The electric has been set slightly back to go around the back of inlets. As we move into final a swope will be provided if requested to keep the electric central. 5. INFORMATION: Any proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right of way. Response: Easements and ROW are provided. As further coordination occurs, additional easements that are required, will be provided. 6. INFORMATION: Transformer locations will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft. of a drivable surface for installation and maintenance purposes. Transformers must also have a front clearance of 10 ft. and side/rear clearance of 3 ft. minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 ESS7 within the Electric Service Standards. Please show all proposed transformers locations on the Utility Plans. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Initial CAD files and placement is provided. As we approach approval, a final placement and clearances can be provided. 7. INFORMATION: During utility infrastructure design, please provide adequate space for all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft. separation is required between water, sewer and stormwater facilities, and a minimum of 3 ft. separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Initial CAD files and placement is provided. As we approach approval, a final placement and clearances can be provided. 8. INFORMATION: Streetlights will need to be installed along all public roads/rights of ways. 40 feet separation on both sides of the light is required between canopy trees and streetlights. 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate streetlight placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found at: https://www.larimer.org/sites/default/files/ch15_2007.pdf Response: Preliminary Street light placement is now included on plans and tree clearance requirements met. 9. INFORMATION: Electric services to multi family buildings will be considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and will be owned and maintained by the owner. Response: No multi-family buildings are proposed as part of this application. 10. INFORMATION: All single family attached electric service or single family detached electric service requests above 200 amps are considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and will own and maintain those services. Response: Comment noted. Thank you. 11. INFORMATION: PER LIGHT AND POWER’S ELECTRIC SERVICE STANDARDS: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. Response: Comment Noted. Preliminary layout provided to identify conflicts. 8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service. Response: Comment Noted. Preliminary layout provided to identify conflicts. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. Response: Comment Noted. Preliminary layout provided to identify conflicts. 12. INFORMATION: Per City Code, all residential units will need will need to be individually metered. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandandards Response: Comment Noted. Preliminary layout provided to identify conflicts. 13. INFORMATION: The City of Fort Collins now offers gig speed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at 970 224 6003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreements. Response: Comment noted. We will reach out as needed. Thank you. 14. INFORMATION: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com).https://www.fcgov.com/utilities/business/go renewable Response: Comment noted. Thank you, we will review this information and apply as applicable. 15. INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Response: Comment noted. Fees will be paid as required, at the appropriate time. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders and developers/plant investment/development fees 16. Light and Power will need to extend electric infrastructure along Greenfields Dr. from Mulberry to the project area. It is essential that City Light and Power electric infrastructure is installed during the construction of Greenfields Dr to be able to meet the electric capacity needs of your project. If a different project is to build Greenfields Dr, please alert Light and Power to ensure electric infrastructure is coordinated with a different project team. Response: Comment noted. A coordination agreement is being created with the Peakview development. Will keep light and power updated as this moves forward. PFA – Marcus Glasgow Topic: General 1. FOR HEARING: FIRE LANES Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. Most of the lots appear like they will meet perimeter access requirements. Some block 11/ block 8 lots appear to be out of access and will require either a 13D sprinkler system or access from the alleys. Once building envelopes are proposed on any single family attached dwellings, you will want verify that they meet this perimeter access requirement. If any alleys are to be used as access, they must meet the fire lane requirements and dedicated EAE. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Comment noted. Thank you. 2. FOR INFORMATION: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: - Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. - Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. - Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. - Be designed as a flat, hard, all weather driving surface capable of supporting 40 tons. - Dead end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. - Dead end roads shall not exceed 660 feet in length without providing for a second point of access. Dead end access roads in excess of 1320 feet in length require a third point of access. Dead end access roads in excess of 2640 feet in length require a fourth point of access. - The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. - Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. - Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. - Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Response: Comment noted. Thank you. 3. FOR HEARING: TURNING RADII The corners proposed on all the public streets are 20 foot inside radius. The required turning radii of all fire apparatus access roads shall be a minimum of 25 feet inside radius and 50 feet outside. Response: The inside turning radius follows LCUASS based on road widths with the assumption of parking and travel lanes which increase the inside radius on these. For the areas where neck downs have been proposed, the 25’ inside radius has been provided. 4. FOR HEARING ACCESS ROAD WIDTH - Fire apparatus access roads shall have an unobstructed width of not less than 20 feet, exclusive of shoulders. Where a hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet exclusive of shoulders. The proposed Street A appears to narrow to less than 20 feet in width at many points between Road E and International BLVD. Greenfields Dr. detail has both a 2 lane arterial width and residential local width. The residential local width would not meet our requirements, but I am unable to located where on the site this section is located. Response: These have been updated to 20’ flowline to flowline with the 25’ radius as noted above. Furthermore, the cross sections have been updated. There is no location where Greenfields necks down to a residential local. 5. FOR HEARING WATER SUPPLY The scale on the Utility Plan is incorrect so I am unable to verify hydrant spacing. I 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com would like to request an overall utility plan that includes hydrant locations. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. Response: Scales have been updated and a separate overall fire hydrant plan has been provided. 6. FOR INFORMATION ADDRESS POSTING LOCAL AMENDMENT IFC 505.1.8: Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings that are addressed on one street, but are accessible from other streets, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. Response: Comment noted. Thank you. Environmental Planning – Scott Benton Topic: General 1. FOR HEARING: The main issue regarding this PDP is its relationship with the PUD Master Plan currently under review. It is difficult to know what standard and objectives this project should be held to when the master plan is not finalized. Response: Understood, the Mulberry & Greenfields PUD has been resubmitted prior to this PDP resubmittal and we believe, that through work within Staff ahead of that resubmittal, we have nearly finalized the standards within the PUD and can be utilized to review against as this PDP progresses through the review process. Similar to other departments, further coordination is needed to determine what aspects of the infrastructure proposed across the entire Mulberry and Greenfields PUD area will need to be constructed in order to support this phase of development. The issue of stormwater flows as far north as possible is an issue that would ideally be settled in the PUD Master Plan prior to reviewing a PDP, but certainly needs to be resolved earlier than the FDP stage as you indicate in the response to the conceptual comments. Response: Drainage has been routed as far north as possible and is subject to final when the vertical design is completed. Pond A is designed with worse case in the output location with the opportunity to update if an easement can be obtained. 2. FOR HEARING: Please depict the American plum stand on the landscape and applicable plans (i.e., the grading plan, utility plan, landscape plan, etc.). Response: American Plum stand has been added to plans. 3. FOR FINAL PLAN: All seed mixes need to be detailed on the landscape plan (species including scientific names, percentages, and rates). 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: Noted. See mixes will be added to plans for each type of seed. 4. FOR HEARING: Please provide the required information and details to ensure that the updated lighting code (LUC 3.2.4) requirements are satisfied. Response: Drainage has been routed as far north as possible and is subject to final when the vertical design is completed. Pond A is designed with worse case in the output location with the opportunity to update if an easement can be obtained. 5. FOR FINAL PLAN: A significant portion of land is designated to be seeded in an upland mix. A solid revegetation plan that addresses appropriate soil handling practices, stockpiling, seedbed preparation, seeding, and watering practices should be settled upon as early as possible to avoid some of the major pitfalls associated with poor native seeding efforts. Response: All areas to be over lot graded only with Filing 1 are now noted to receive a City approved erosion control seed mix only. Timing of development of these areas is not known at this time and grades shown in Filing 1 will be modified during future development phases. Developed areas to receive final native seed will be installed per City requirements to meet establishment criteria. Final seed mixes for all areas based on use, location and slopes to be determined at FDP. 6. FOR FINAL PLAN: Any work within the NHBZs (Lake Canal or Cooper Slough) associated with this development will trigger the typical requirements restoration and weed management plans, security deposit, and specific Development Agreement language. Response: Understood. The Applicant is committed to working with Staff on this item during the Final Plan stage. Building Services – Katy Hand Topic: Building Inspection Plan Review 1. RECOMMENDATION: Many houses are shown 3ft from property lines. The International Residential Code requires all single family houses be located 5ft to property lines or public way from the furthest projecting element on the house or must constructed with fire rated walls/overhangs with no/limited openings such as doors and windows. Alternatively single family homes can be located 3ft from the property line if protected with a P2904 or 13D fire sprinkler system. Consider larger side yards or coordinate water pressure/service to accommodate residential sprinkler systems. Response: This is correct and all homes will be constructed to meet applicable code, as required. 2. RECOMMENDATION: ADU's are considered a single-family house and need to be located 10ft apart from each other to the furthest projecting element (i.e. 5ft fire separation each) or must constructed with fire rated walls/overhangs with no/limited openings such as doors and windows. Alternatively single-family homes can be located 6ft apart (3ft each) if protected with P2904 or 13D fire sprinkler system. Response: This is correct and all homes will be constructed to me applicable code, as required. 3. INFORMATIONAL: Duplex and attached townhomes require a P2904 min fire sprinkler system. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: No duplex or townhomes are proposed as part of this 1st Phase. 4. INFORMATIONAL: Provide site wide accessibility plan for building permit in accordance with CRS 9 5. This requires accessible units per that state standard. This requirement includes single family attached homes and accessible path must be provided into the dwelling entrance (no step). Accessible units should be dispersed across the development and types of townhomes. *****Plan site grading accordingly Response: The project will meet all applicable standards. 5. FOR BUILDING PERMIT: New homes must provide EV/PV ready conduit in place Response: Comment noted. This will be designed at the appropriate time. 6. FOR BUILDING PERMIT: For townhomes (2) 1hr walls (i.e.) 2hr fire barriers constructed between townhomes should be continuous to the roof deck and furthest projecting element per current IRC and local amendments (this includes covered patios and decks) Response: No townhomes are proposed as part of this 1st Phase. 7. FOR BUILDING PERMIT: Please visit our website for current adopted codes, local amendments and submittal requirements. https://www.fcgov.com/building/application.php https://www.fcgov.com/building/codes.php https://www.fcgov.com/building/energycode Response: That you for this information, we will review, and implement as applicable. GIS – Lauren Wade Topic: General 1. GIS does not have any comments at this time. We will wait for street names to be added. Response: Thank you. We are working on street names and will provide at the time of Final Plan. Technical Services – Jeff County Topic: General 1. FOR HEARING: Please make sure the titles match on all plans sets. Response: Comment noted. Thank you. 2. FOR HEARING: A legal description or subtitle will be needed reflecting the area of the Bloom Subdivision that Phase 1 is covering. Response: Comment noted. Documents have been provided. 3. INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Comment noted. Thank you. Topic: Plat 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 4. FOR HEARING: Please make changes as marked. If changes are not made or you disagree with comments, please provide written responses of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Response: Comments are provided with this comment letter.